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HomeMy WebLinkAboutPermit L02-040 - FOSTER GOLF CLUBHOUSE - DESIGN REVIEWL02 040 FOSTER GOLF CLUBHOUSE DESIGN REVIEW 13500 INTERURBAN AVE Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I , J,y - 7it7 7 #4i'1 HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non- Significance Board of Adjustment Agenda Pkt Project Name: Fb 6196, (- Determination of Significance & Scoping Notice O---- Mailer's Signature: i ,, Board of Appeals Agenda Pkt ________. ,1 Notice of Action Person requesting mailing: Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __ __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other D / N ,Q / E -- FF /cc (: (.¢ 41.• dos - 0 Was mailed to each of the addresses listed on this 4P day of J CC . i n the ga.v.lti year 20 Gig `''`c` J 1a2 sraftS 6.611t . P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM p nn =114Ze. Project Name: Fb 6196, (- Project Number: Z.-0 , P ` Q f. tee O---- Mailer's Signature: i ,, 0 ________. ,1 , Person requesting mailing: 6 1.ee'en,-/---- (: (.¢ 41.• dos - 0 Was mailed to each of the addresses listed on this 4P day of J CC . i n the ga.v.lti year 20 Gig `''`c` J 1a2 sraftS 6.611t . P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM p nn =114Ze. Mi. Diane Buck 1.3048 57 'Avenue South Tukwila, WA 98188 Cascade Bicycle Club P.O. Box 15165 Seattle, WA 98115 Chris Mitchell & Michelle Roedell i3425 43 Avenue South I Tukwila, WA 98168 • Chris Mitchell & Michelle Roedell 13425 43 Avenue South Tukwila, WA 98168 AVERY® Address Labels John Nellor —**) Boeing Employees Bicycle Club MS 41-23 P.O. Box 3707 Seattle, WA 98124 Bicycle Alliance of Washington P.O. Box 2904 Seattle, WA 98111 Ms. Karen Walters, Fisheries Dept. Muckleshoot Indian Tribe 39015 172" Avenue SE Auburn, WA 98092-9763 Ms. Karen Walters, Fisheries Dept., Muckleshoot Indian Tribe 39015 172" Avenue SE Auburn, WA 98092-9763 — David A. Clark 'David A. Clark Architects 11737 SE 256 Pl. Kent, WA 98031-7897 „John Neller 1300 S. Eagle Ridge #1069 Renton, WA 98055 Laser 5160® HEARING DATE: NOTIFICATION: FILE NUMBER: ASSOCIATED FILES: APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: City of Tukwila Department of Community Development Steve Lancaster, Director RECOMMENDATION: STAFF REPORT TO THE PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW Prepared December 6, 2002 December 12, 2002 Notice of Application posted and mailed to surrounding properties October 9, 2002 Notice of Public Hearing published, mailed to surrounding properties and posted on site November 27, 2002 L02 -040 E02 -020 Environmental Review File L02 -044 Shoreline Substantial Development Permit L02 -045 Special Permission Parking MIO2 -154 Tree Cutting Permit Tukwila Parks and Recreation Department, represented by David A. Clark, Architect To approve the design of a 14,600 square foot clubhouse at the Foster Golf Links golf course. 13500 Interurban Avenue South Commercial/Light Industrial and Low Density Residential Commercial /Light Industrial and Low Density Residential Determination of Nonsignificance, Mitigated, issued 11/20/02 Approval with Conditions Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -431 -3670 • Fax: 206 - 431 -3665 z = :t ... z w • 2 0 O 0 o) 0 cnw W z J F— N LL w Y' a = W = z � w o 2 in U 0 — : 0 H ww V Z Luc = 0 z Staff Report to the BAR L02 -040 Foster Golf Links Clubhouse STAFF CONTACT: Carol Lumb, Senior Planner ATTACHMENTS: Vicinity /Site Information A. Project Description: The Applicant has applied to develop a 14,600 square foot, clubhouse that will house a 200 seat restaurant and lounge, 2,000 square foot meeting room and pro -shop with an expanded parking area for 286 cars on a portion of a 60.6 -acre site developed as a golf course. c:\my docsToster Golf Course Clubhouse \DRstaffrpt.doc A. Building Drawings: 1. Preliminary Grading 2. Preliminary Utility Plan 3. Site Plan with Zoning Overlay 4. Building Elevations 5. Floor and Roofing Plans 6. Landscaping Plan 7. Tree Cutting Plan 8. Irrigation Plan 9. Survey B. Lighting Plan and Lighting Details C. Applicant's Design Review Criteria Response D. Applicant's Response to Technical Comments Letter E. SEPA Determination; Staff Report; Comments Received on SEPA Determination; Analysis by Adolfson & Associates; and 12/6/02 SEPA Responsible Official Memo to File F. Evaluation & Tree Protection Plan to Preserve Foster Memorial Tree; Evaluation of Large Port Orford Cedar Tree; Evaluation of Blue Spruce & Coast Redwood Trees at Foster Golf Links, prepared by Gilles Consulting, November 20, 2002 G. Color Perspectives H. Color and Materials Board (to be provided at hearing) FINDINGS 2 Staff Report to the BAR . L02 -040 Foster Golf Links Clubhouse B. Existing Development: z z The site is zoned Commercial /Light Industrial (C /LI) and Low Density Residential re 2 (LDR). The land currently is developed with an 18 -hole golf course, existing clubhouse constructed in 1946, several outbuildings and parking for 198 vehicles. v p o cn w C. Surrounding Land Use: al X CO !L The site is bordered on three sides by the Green River, on the west by Interurban Avenue w o South and multifamily housing across the road along with a METRO park and ride g facility. A residential neighborhood, Foster Point, lies to the northeast across the river. A rendering plant lies across the river to the east. = a w z = I— D. Topography: 1— 0 z w The site is developed as a golf course, which has slight variations in topography. The steepest slope on the site is 37% on an adjacent course. Approximately 8,000 cubic yards 0 co of fill and 1,600 cubic yards of cut are planned as part of the construction activity. The ca'— building pad and surrounding area will be filled to raise the elevation to 20 feet in order w w to be above the 100 -year flood plain. u. O ui co 0- F- '. The site is developed as a golf course, with manicured greens and varied vegetation. z There is a windrow of cedar trees, some of which fall within the shoreline environment that are proposed for removal. The historic Foster Maple Tree is located in the northwest portion of the site, adjacent to the river. Joseph Foster, an early settler in Tukwila, is reported to have planted the maple tree on July 4, 1873. As required by the City's SEPA determination, a certified arborist has made recommendations on protecting the historic maple tree both during demolition of the existing structure nearby and construction on the revised parking area near the tree (see Attachment E). The arborist will be on -site to place the protective fence, observe and work with heavy equipment operators, supervise any excavation or tunneling under the tree roots etc. One of the cedar trees (the Port Orford Cedar) that is closest to the historic maple tree will be retained. E. Vegetation: F. Sensitive Areas: Portions of the site lie within 200 feet of the Green River, a shoreline of the State and are regulated through the City's Shoreline Master Program. A shoreline substantial development permit will be issued prior to the public hearing with three conditions. The first condition requires screening of the parking just east of the historic tree from the c: \my docs \Foster Golf Course Clubhouse \DRstaffrpt.doc 3 Staff Report to the BAR L02 -040 Foster Golf Links Clubhouse river; the second condition requires enhancement of the shoreline adjacent to the historic maple tree and the enlarged retention/bioswale by removing invasive vegetation and plantings of native species; and the third requires that the cedar closest to the maple tree be retained. = +- z ce 6 J 00 G. Access: w w= J The site is accessed via Interurban Avenue South. Interstate 5 and State Highway 599 lie w w 0 just to the north of the site. 2 J BACKGROUND N d =w The new building will replace the existing clubhouse, which was constructed in 1946. z '- The frontage of the site was improved with the pedestrian/bicycle trail and landscaping z O when the METRO trunk line was installed. An agreement between the City and METRO w w was to be executed at that time to identify the property line and grant full usage to the v o City of the easement over the trunk line for parking and circulation. Execution of this 0 N : agreement is still outstanding and must be signed prior to issuance of the building permit. w w w U A Special Permission Parking application was submitted along with the other �i applications for this project, as the parking code does not include parking standards for w z golf courses, or meeting rooms. The Special Permission Parking is a Type 2 decision by U the Director of the Department of Community Development. 0 F— A shoreline substantial development permit and tree cutting permit are also required for this project. Several trees in the shoreline environment are proposed for removal. An arborist was hired by the Parks and Recreation Department to evaluate the condition of the historic Foster maple tree, a windrow of trees planted in the 1930's and a Port Orford cedar tree adjacent to the historic maple tree. A decision on these permits is a Type 2, administrative decision by the Director of the Department of Community Development. The director has determined, based on the information provided by the arborist, that the Port Orford cedar tree closest to the historic tree will be retained, but that the other trees regulated by the Tree Ordinance may be removed based on the arborist's assessment of their condition and the need for additional parking on the site. The requirement to retain the cedar tree nearest the historic tree will require that the parking immediately to the west be reconfigured. BOARD OF ARCHITECTURAL REVIEW CRITERIA c: \my docs \Foster Golf Course Clubhouse \DRstaffrpt.doc 4 z Staff Report to the BAR L02 -040 Foster Golf Links Clubhouse Design review is required for all projects that are within 300 feet of residential districts or larger than 10,000 square feet. In the following discussion, the BAR criteria are shown in bold, followed by staff's comments. The applicant's responses to the BAR criteria are found in Attachment C. 1. Relationship of Structure to Site. A. The site should be planned to accomplish a desirable transition with the streetscape. B. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; C. The height and scale of each building should be considered in relation to the site. Response: The proposed development, a clubhouse, will be located on a small portion of a 60 -acre site developed as a golf course. The new clubhouse will be located approximately 140 feet back from the street frontage. The intervening area is currently developed as a parking lot and will continue to be used for parking, although the site will be reconfigured by regrading the knoll area where the historic maple tree is located. One large cedar tree that is adjacent to the historic tree will be retained. As a result, the proposed parking in that area will need to be reconfigured. The current streetscape will not measurably change from the existing streetscape. Parking is currently provided in between the existing clubhouse and the street. The clubhouse has two fronts — one toward the street, the other toward the golf greens. As a result, the service area for the restaurant will be located on the south side of the building next to the kitchen, screened by a row of Wax Myrtle shrubs. Deliveries to the pro -shop will take place in the golf cart staging area, which is screened from the street by the intervening parking lot and landscaping. The new clubhouse will be one story, with one section 40 feet in height. This part of the building falls within the C/LI zoned portion of the site. The remainder of the building complies with the 30 -foot maximum height limitation of the LDR district. 2. Relationship of structure and site to adjoining area. A. Harmony of texture, lines and masses is encouraged; B. Appropriate landscape transition to adjoining properties should be provided; C. Public buildings and structures should be consistent with established neighborhood character; D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. c: \my does \Foster Golf Course Clubhouse \DRstaffrpt.doc 5 „At- Vie;. Staff Report to the BAR L02 -040 Foster Golf Links Clubhouse Response: The new clubhouse is smaller in mass than adjacent multi - family structures. As a public building, the proposed clubhouse is consistent with the established character of the neighborhood. The Green River provides a natural barrier between the golf course use and the residential area on the north. A rendering plant lies across the river on the east, and odors from the plant carry over to the golf course site depending on the direction the wind is blowing. The golf course is located along a major transportation route in Tukwila, Interurban Avenue South. Three -story multifamily housing is located on the west, across Interurban as well as a METRO park and ride facility. The golf course provides major green open space in this area. The main entrance to the site is being relocated approximately 100 feet to the south and a second entrance is being added at the south end of the parking lot. Pedestrian circulation will continue to be located along the street. This will improve sight lines to the project and access for patrons and emergency vehicles. A service area for delivery trucks is provided on the south side of the building near the kitchen. The delivery area for the pro -shop will be the golf cart staging area. Both delivery areas are separated from pedestrian travel. 3. Landscaping and Site Treatment. A. Where existing topographic patterns contribute to the beauty and utility of a development, they should be recognized, preserved and enhanced; B. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; F. Screening of service yards, and other places which tend to be unsightly should be accomplished by use of walls, fencing, planting or combination; G. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used; H. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Response: The landscaping plan, found in Attachment A, illustrates the proposed landscaping for the site. The Commercial /Light Industrial zone requires c: \my docs \Foster Golf Course Clubhouse \DRstaffrpt.doc 6 Staff Report to the BAR L02 -040 Foster Golf Links Clubhouse 12.5 -feet of landscaping at the front of the site. The site plan indicates there is 10 feet of existing landscaping between the inside edge of the sidewalk and the parking area. An additional 2 %2 feet is required by the Zoning Code in the area zoned C /LI. The front landscaping will remain 10 feet in the LDR zoned portion of the site. The landscape plan also does not reflect the type of existing landscaping that is found in the front, which is required by the code. No other landscaping is required except for fifteen square feet of landscaping for each parking stall. Additional landscaping is provided around the new clubhouse to enhance the overall appearance. A landscaping feature is the focus of the entrance to the site, a circular island that will be planted with seasonal color. The clubhouse is sited at the edge of the golf course that consists of manicured greens and existing vegetation of shrubs and trees. The clubhouse will be integrated into these existing vegetative features. The kitchen service delivery area is adjacent to a covered patio area that serves the conference room. The service delivery area will be screened from the covered patio by an evergreen hedge of Wax Myrtles. The golf cart area on the north side of the building will be screened by landscaping as well. Deliveries for the pro -shop will take place in the golf cart staging area. The landscaping in the reconfigured parking lot has been brought into compliance with the City's landscaping requirements (15 square feet of landscaping per parking stall). Where possible, the Parks and Recreation Department will re -use the existing trees that will be removed from the parking lot in other park sites. The lighting in the parking area and circulation areas is designed to remain on- site. Lighting is mounted on twelve -foot poles that have been placed around four sides of the building for pedestrian circulation in the pathways. These poles are also located on the pedestrian path between the building and the parking lot. The main entry proposes to use ground- mounted lighting to highlight site access. There is perimeter "up and down" lighting on the Interurban side of the building. See Attachment B for the site's lighting plan. An arborist evaluated the condition of the historic Foster maple tree and provided tree protection measures to be observed during construction. These measures are folded into the conditions applied through the shoreline substantial development permit and the tree cutting permit. The applicant will be required to retain the Port Orford cedar tree. This will require reconfiguring the parking in that area. c: \my docs \Foster Golf Course Clubhouse \DRstaffrpt.doc 7 1 Staff Report to the BAR L02 -040 Foster Golf Links Clubhouse 4. Building Design. A. Architectural style is not restricted, evaluation of a project should be based on ii-- Z quality of its design and relationship to its surroundings; Et 2 B. Buildings should be to appropriate scale and in harmony with permanent n -.I C.) neighboring developments; - U 0 0 C. Building components such as windows, doors, eaves, and parapets should have good co w proportion and relationship to one another. Building components and ancillary parts U.1 _ shall be consistent with anticipated life of the structure; co LL D. Colors should be harmonious with bright or brilliant colors used only for accent; w 0 E. Mechanical equipment or other utility hardware on roof, ground or (- buildings should be screened from view; u. Q F. Exterior lighting should be part of the architectural concept. Fixtures, cn d standards, and all exposed accessories should be harmonious with building design; = w G. Monotony of design in single or multiple buildings projects should be avoided. F- Z _ H V ariety of detail, form and siting should be used to provide visual interest. F- p Z I- w in Response: The building design is typical of a farmhouse, a structure common to v o the South King County area and representative of an economic activity that was p co common in the Tukwila area for many years. The treatment of the roof lines and o in w windows is meant to convey a structure that was "added -on" to, like many farm 1 v houses that were enlarged over the years to accommodate expanding families. LI 0 The low slope of the roof is broken up with the use of dormers. The scale of the w Z one -story building fits with the surrounding golf course and the multifamily �? development across Interurban Avenue South. z F- The materials to be used include vinyl siding for the upper portion of the walls, with fieldstones used on the lower portion of the walls to lend farm house character to the structure. The color palate is a blend of harmonious earth tones: a buttery-beige color for the vinyl siding, with light red and tan sandstone color for the fieldstone. The roofing materials will be composite shingles of brown/gold. Vinyl awnings will be used over the windows to draw attention to the commercial components of this project — the restaurant, lounge, and meeting room. The color used for the awning is terra cotta. The roof mounted mechanical equipment is on the east side of the building, away from the street and will be designed to be consistent with the chimney design (see west building elevation for illustration). The majority of the mechanical equipment is located on the ground to avoid appearance issues and screened by landscaping. The lighting features of the project are discussed under #3 above. c: \my docsToster Golf Course Clubhouse \DRstaffrpt.doc 8 Staff Report to the BAR L02 -040 Foster Golf Links Clubhouse S. Miscellaneous structures and Street Furniture. A. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape; B. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Response: There will be an outdoor barbeque on the east side of the structure on the patio and will be designed with similar materials as the main building. A bicycle rack is provided to the left of the building entrance, adjacent to the handicapped parking. The location and design of signage has not been determined as yet. Approval of the signage can either be an administrative decision or can be brought back to the Board of Architectural Review when its design and location is determined. 1. Relationship of Structure to Site: The new clubhouse is located on a major arterial in Tukwila. It will be approximately 140 -feet back from the street, with that area used for on -site parking. This provides an appropriate transition from the busy thoroughfare to the recreational facility. The parking area will be landscaped as required by the City's landscape code. The streetscape will not change measurably from what currently exists. The service areas for the kitchen and the pro -shop are screened from the street by the intervening parking lot and landscaping. The height and scale of the clubhouse, with a building height that ranges from 30 -40 feet, fits with the surrounding golf course open space and the multi - family housing across the street. 2. Relationship of Structure and Site to Adjoining Area: The one - story, farm house style building is consistent with the character of the surrounding, neighborhood, which consists of three -story multifamily housing and a METRO park and ride across Interurban Avenue South on the west and the Green River on the remaining three sides. Compatibility with vehicle and pedestrian circulation is maintained by this project as the main entrance is being moved approximately 100 feet south and a second access added at the south end of the site to improve both emergency access as well as vehicle access. Delivery areas are separated from pedestrian travel ways. The sidewalk/trail along Interurban will remain for pedestrian and bicycle use. c: \my docs \Foster Golf Course Clubhouse \DRstaffrpt.doc CONCLUSIONS 9 Staff Report to the BAR L02 -040 Foster Golf Links Clubhouse 3. Landscape and Site Treatment: Landscaping is provided around the new clubhouse to enhance its overall appearance and integrate it into the surrounding green space of the golf course. A circular island, which will be planted with seasonal color will form a landscaping focal point at the entrance to the new clubhouse. The C /LI zone requires 12.5 feet of Type 1 landscaping along the front of the site; only 10 feet is provided along the entire frontage. For the C /LI portion of the site, the applicant will be required to provide 12.5 feet of landscaping. The landscaping along the entire frontage will be enhanced to comply with Type 1 requirements. The service area on the south side of the building is screened by an evergreen hedge of Wax Myrtles from the adjacent patio and from view of the street by additional landscaping. The pro - shop delivery area is also screened by landscaping. Twelve -foot pole lighting will be provided in the parking lot and for outdoor circulation along the pedestrian path. Ground mounted lighting will be used to highlight the entrance to the building. 4. Building Design: The building design is typical of farmhouses found throughout South King County in the 19 and early 20 Century. The building is designed to have the appearance of being "added on to" over the years. The materials being used are vinyl siding and fieldstone on the outer walls. The proposed colors are harmonious earth tone with terra cotta colored awnings used to accent the commercial components of the project. The roofing materials will be composite shingles of brown/gold tones, which blends with the other building materials. The roof mounted mechanical equipment is on the east side of the roof to screen it as much as possible from view. The mechanical equipment has been designed to resemble the chimney features by using fieldstone as part of the construction materials. 5. Miscellaneous Structures and Street Furniture: A bicycle rack is provided at the northern end the building near the golf cart area. An outdoor barbeque will be located on the east side of the structure. Building and site signage has not been determined as yet. c: \my docs \Foster Golf Course Clubhouse \DRstaffrpt.doc 1 0 Staff Report to the BAR L02 -040 Foster Golf Links Clubhouse c:\my docs\Foster Golf Course Clubhouse\DRstaffrpt.doc RECOMMENDATION The staff recommends approval of the design of the Foster Golf Links clubhouse and landscaping plan with the following conditions. Staff suggests that the revisions required below be reviewed and approved by the Director. 1. The landscaping plan must be revised to comply with the requirements of the Commercial /Light Industrial district, the landscaping code and the conditions of the shoreline permit. 2. The design and location of proposed signage must be reviewed and approved prior to installation. 3. The parking area adjacent to the Port Orford cedar tree at the north end of the site must be revised to allow the retention of the cedar tree. 11 = Z ,. o 0 cn w . J H LL. uj O gQ , = a . 1 w z 1 Z �— o o D . o E— LU 2 U . O .. z. W z • December 6, 2002 Rick Still Assistant Director Parks and Recreation. Department 12424 42 Avenue South Tukwila, Washington 98168 RE: Foster Golf Links Clubhouse Project, Tukwila, Washington Dear Mr. Still: A D O L F S O N Enrirolunentat Sofa ons Adolfson Associates, Inc. ( Adolfson) is pleased to provide a review and response to seven comments from two sources received regarding the Mitigated Determination of Non Significance (MDNS) issued by the City for Foster Golf Links Clubhouse Project. Our investigation included a site visit on December 5, 2002 and a review of literature regarding potential fish and wildlife use in the vicinity of the Foster Golf Links. The results of the literature review are provided in the comment responses below and in the attached technical memoranda. A site visit was conducted on December 4, 2002 to observe habitat and evaluate the site - specific conditions. The proposed parking lot expansion occurs partly within the 200 - foot shoreline zone of the Green River. It is our understanding that fifteen trees are proposed for removal in order to facilitate the expansion of the parking area for the Foster Golf Links clubhouse. This includes the removal of a row of coastal redwoods. The proposed parking area is located on a piece of land between the Green River and Interurban Avenue, in Tukwila, Washington. The land is cu.rrently.developed, with a house, parking garage, and paved driveway. The paved driveway extends to the top of bank of the Green River, east of the house. The Green River shoreline in this area is vegetated with big leaf maple, black cottonwood, Pacific willow, Douglas fir, western red cedar, Himalayan blackberry, and reed canarygrass. A small, unpaved area remains immediately adjacent to the house, and is planted with a big leaf maple bearing a plaque stating that it was planted in 1873, as well as two blue spruce trees. In addition, eleven coastal redwoods were planted in a row behind the house, The row of redwoods is located between approximately 90 and 300 feet from the Green River shoreline. The redwoods range in diameter at breast height (dbh) from 28 inches to one individual of 40 inches dbh. These trees are bordered on both sides by developed areas. Immediately to the east, within the drip -line of the trees, is an existing paved parking area and beyond that a sidewalk which abuts Interurban Avenue, a busy, four -lane arterial. Interurban Avenue is developed with residences, housing developments, and commercial businesses. Project Understanding It is our understanding that the City of Tukwila Parks and Recreation Department is proposing to upgrade the existing club house and parking area at the Foster Golf Links. ADOLFSON ASSOCIATES, INC. 5309 Shilahole Avenue NW, Suite 200 ScafJ', WA 99107 a 206 789 9659 ya 206 789 9684 aclogo aaoyron(am z aI- = w a: Jo UO cn o • LLI J � w w 0 S/2a � z � w 0 O - O I- w W z Lu o � . z 1Ll WO/ LUUL 11 , L l LU0 / 077004 Foster Golf Links Clubho, Project December 6, 2002 Page 2 of 6 The proposed upgrades include, in part, the removal of approximately 15 trees to facilitate the expansion of the parking area. Some of this work occurs within 200 feet of the top of bank of the Oreen/Duwamish River. Included in these trees are a row of 10 coastal redwoods (Sequoia sempervirons) (Photo 1), a single redwood surrounded by parking lot and maintained lawn (Photo 2), two paper birch (Betula papyrifera), and two ' Colorado blue spruce. Coastal redwoods are a tree species native to the coast range of California and the extreme southwest corner of Oregon (Preston, 1978). Colorado blue spruce are native to the southern Rocky Mountain states. Neither Colorado blue spruce nor redwood are identified as native to the Puget Sound Trough ecoregion (Pojar and MacKinnon, 1994). Paper birch is native to Washington. All of the trees proposed to be removed were planted as landscaping; none are naturally occurring. Comment Responses. The following responses are numbered to correspond to numbers assigned to the comments provided to us by the City (attached). 1. The commenter's assertion that these trees provide a pleasant and individualized character that is worth preserving reflects their personal opinion. Although certainly valid in that context, the commenter also implies that these trees represent a unique or unusual habitat type and that impacts to this unique and unusual habitat type were not adequately addressed within the context of the MDNS. It is my opinion that individual trees, or even small groups of trees planted as landscape amenities, do not compose a "habitat type" as generally described in the literature. The habitat type "Redwood Forest" is described by Franklin and Dyrness (1988) and includes forest dominated by redwoods in climax or late succession stages of growth that occur in limited coastal areas of California and southwestern Oregon. In this context, redwood forests include stands or groups of redwood trees within a wider assemblage of other tree and understory species native to that region and that supports a unique assemblage of plants and animals. In the context of the Foster Golf Links site, th.e "habitat type" would be characterized as "urban" as described by Ferguson et al. (2001) in Johnson and O'Neil (2001). The urban habitat type is not unique in Tukwila and this habitat type is of relatively low importance to fish or wildlife compared to any native assemblage including old growth or mature second growth forest with native understory. It is my opinion that the removal of these trees would not result in the unmitigated loss of unique habitat types or diversity within the City. 2. Marbled murrelet is a species of bird listed as threatened under the Federal Endangered Species Act. As described in the attached technical memoranda, marbled murrelets occur in the Puget Sound region and are known to utilize habitat types within 50 miles (or more) of marine areas where they forage. The commenter is correct that native stands of redwood trees are important habitat types for marbled murrelet. These birds do rely heavily on native redwood stand where both trees and birds occur naturally. Redwood trees grow to a size and have a branch. configuration that reflects the habitat preference of nesting marbled murrelet (see enclosed technical memoranda). That point established, it is my opinion that the commenter has - ..Jan •:fi.)R:. 1IL auiv rmum nL /ly 1 L/ UO/ LUUL 11 . L ! 4U0/070 Foster Golf Links Clubhous roject December 6, 2002 Page 3of6 HLUUr j ury misinterpreted their source of information and has inferred that marbled murrelets would be somehow drawn to the individual redwood trees at the Foster, Golf Links. Marbled murrelets are fish eaters that forage in marine waters. Aside from providing nesting habitat, redwoods do not provide a food source or other unique attribute that would draw them to these individual trees. Marbled murrelet that occur in Washington State readily utilize other native species of trees that also grow in such a way that they provide similarly preferred nesting habitat. As described in the attached technical memoranda, marbled murrelet in Washington State nest in stands of native old growth or mature second growth forest typically removed from urban areas. Based in information presented in the scientific literature it is my opinion that it is not reasonable to assume, as the commenter states, that marbled murrelets would utilize these trees, or any other tree, at the golf course as nesting habitat. 3. The commenter is correct in their, statement that murrelets are know to fly inland for substantial distances to utilize suitable nesting habitat as described above. They are also correct that location of these trees in relation to the marine habitat in Puget Sound has no bearing on the conclusion that the proposed action will not adversely affect marbled' murrelets. What does have significant bearing, however, is that these trees do not meet the habitat preferences of nesting marbled murrelets, as described in the response to Comment 1 4. Overhanging riparian vegetation has been shown in the literature to provide a significant source of food to fish in some riverine systems as a result of insect drop. A growing body of literature also supports the presumption that insects can be important forage items in lower river systems, estuaries, and even marine environments. However, it is unlikely that the loss of these trees would result in a measurable decrease in forage for juvenile salmonids in the lower Green/Duwamish River, as these trees do not overhang the river. Insects dropping from these trees would fall on ground, far removed from the river. Insects could be blown from these trees into the river during periods of excessively high winds, but under these circumstances insects would also be blown into the river from many other trees in the vicinity, including those planted as replacements. It is my opinion .that the removal of these trees would not result in a unmitigated loss of forage opportunities for juvenile salmonids in the lower Green/ Duwamish River. 5. Only five of the 15 trees to be removed occur within 200 feet of the river (see attached photos). None of the trees occur directly adjacent to the top of bank of the river. None of the trees to be removed are currently tall enough to fall and land directly in the river. I do not know if the commenter was aware of the condition of the health of the trees when writing these comments on the MDNS. It is my understanding that, based on review of the trees by a qualified arborist, it is unlikely any of the 15 trees would be healthy enough to grow to a height where they would be tall enough to fall into the river. It is likely that they would be removed as hazards to pubic safety before they could obtain their full potential. height (which could take several hundred years for the redwoods). In the event that any of these trees were to r'M 03/19 1 L/ tJO L CIt7L 11:L/ ZUO /07004 Foster Golf Links Clubhou._ roject December 6, 2002 Page 4 of 6 Limitations r -+uuur our fall naturally, in the near future they would likely fall onto paved surfaces of the house. The likely scenario then, is that they would be cut up and removed for public safety long before they would ever have the chance to be washed into the river. Although the replacement trees are not the equal in size to those removed, they are to be planted along the river. It is my opinion that they would have a higher chance of providing large woody debris to the stream in the long term by simple nature of their proximity to the river, compared to the trees to be removed around the parking area. 6. Native riparian forest containing western red cedar, even as immature trees, that is located along the lower Green /Duwamish River are relatively. These forests do provide important ecological function as identified by the commentor. The site plan misidentified the trees to be removed as cedar (implying western redcedar [Thuja plicata]), a tree native to most lowland forests in the Puget Sound Region. The trees to be removed are coastal redwoods and Colorado blue spruce that were planted as landscape amenities, and are not part of any native riparian forest complex (see photo). The reviewer is apparently unfamiliar with the actual site and the description within the MDNS appears to have been somewhat misleading as to imply that these trees might occur as part of a natural riparian forest assemblage. As a point of clarification, riparian forest is not being coverted to parking lot as part of the proposed action. Existing parking area is being expanded into an area that is currently developed as road, lawn, landscape area, and building site as shown in the attached photographs. The proposed action will not result in a permanent loss of riparian forest and will not result in the loss of trees that "one could expect to grow and recruit into the Green River" as described in the response to Comment 5. 7. Comment noted. If the proposed action involved siting of a totally new facility in an area currently dominated by riparian forest and not simply the expansion of an existing facility into areas already disturbed by development, I would agree that there would be more appropriate places to have a locate a parking lot. However, the existing land uses (home, road, lawn, parking lot) were established prior to our current understanding of ecological principles and the importance of shoreline areas related to salmon. production. In addition, the mitigation proposed.to compensate for the loss of this disturbed habitat provides for planting trees with more actual recruitment potential than the trees proposed for removal. The commenter's opinion is completely understandable in that context, but given that the MDNS reflects the potential impacts to the environment as it exists today (the environmental baseline), and not as it could exist at some unknown future time under differing circumstances, it is my opinion that, the proposed action will not result in unmitigated adverse impacts to listed fish species in the lower Green/Duwamish River, as described by SEPA. Within the limitations of schedule, budget, and scope- of.work, we warrant that this evaluation was conducted in accordance with generally accepted environmental science FO-VG U4/12 1L/ GO/ LUCJL 11.L/ 4WD /07700Y Foster Golf Links Clubhouse.. roject December 6, 2002 Page5of6 Sincerely, ADOLFSON ASSOCIATES, INC. Benn Burke Senior Scientist HUUL.r 0U11 practices, including the technical guidelines and criteria in effect at the time this study was performed. The results and conclusions of this report represent the authors' best professional judgment, based upon information provided by the project proponent in addition to that obtained during the course of this study. No other warranty, expressed or. implied, is made. Thank you for the opportunity to prepare this material for you. If you have any questions, please call me at (206) '789-9658. r rrtvG G)O/ 1 7 i�F.:xvvr'.:�e:.R::R•'s:Y%3��n ::: v: �.:+ r,,:, a+ s-.:.,.' ndwww...,.. �.-...,.. .,.,.. �tlx ,�araiv[.t.4YS� +:v.>Y✓s:.Sh'>�: IL/CM/ZULU 11:Z/ Ybb /I:i r^, Foster Golf ,links Clubhop..,ee Project December 6, 2002 Page 6of References (.WULFbUN PAGE 05/19 Ferguson, H.L., K. Robinette, and K. Stenburg. Chapter 12 Wildlife of Urban Habitats. In Johnson, D.H. and T.A. O'Neil. 2001. Wildlife - Habitat Relationships in Oregon and Washington. Oregon State University Press. Corvallis, Oregon. Johnson, D.H. and T.A. O'Neil. 2001. 'Wildlife- Habitat Relationships in Oregon and Washington. Oregon State University Press. Corvallis, Oregon. Preston, Richard. 1978. North American Trees. The Mit Press. Cambridge, Massachusetts, z i z ' ce mow. UO 0 cn UJ - w • O u.. j. �' a. I- W Z t— Z o , LU • 0 O • N 0 = U ; . I- - I:: EL Z w O t--; 1""f a r r i gr ANS. CtrZ '3nd Ndaan631N1 . 1;:',...410:4: 1 . • �i 4 0) 'c •i'• .1. i'i L �4;4� 0,o .. • • +.;4 • •* , I• a• :!1_ ,4 ;::: * : ‘ ::• ;1 9•:: : : ; . 4:#4..."°4 i•IIii i i e: •a1 y� �i'1 • ° a ° o�� f e ti j Csi {i{duV ♦ +* d�i ; G'1QQq 1 �I io.�•;a .......Z/N'%.." CC Qt] 4. / 1 . 1 1 f • i }!� I fbr.� 7..,ia f 7 •a •,f�� -_� w_ •4:��1'f•s..f +r►♦ i•••• • •f• 'i� f f••7r.•. ► �i1 ► • • •• - •f•t? •••f•to••••I •• • •i • 1 •y i 4 . ..-1 .0.• ' / ,,,,ki::::::' NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. 1- c a c tts c3 cLLL • C121AO1.0 a J L -xg Sa..LV0(CM Pftwoortrci 2:13LR'I. 21O 315 VOL nilOOC y dO tf 1 C r 0 C . • r G R a a 1- 1L/ VU/ LUUL 11.41 4U0 / 07JU04 °.. �,...:� a. . n. ., ...ivsf'-� n.- M:i #ti3 "., `.+ war. ru !rYUe�a�., ..�.. -+.. -.., - ........,..,�...;....., Foster Golf Links Clubhouse Project Photo 1. Existing parking area, facing north towards proposed expansion and row of redwoods (adjacent to Interurban Avenue in this picture). Photo 2. Proposed parking area expansion, .row of redwoods to the right of the picture, top of bank of Green River to the left just beyond the edge of pavement. rr-4% . U7/17 Page 1 14/ till/ LUUL 11 . 1 LUU f 077004 HLULf 5 UN Foster Golf Links Clubhouse Project Photo 3. Location of proposed parking area expansion, facing south; blue spruce to the left to be removed, big leaf maple in the fore -ground to be preserved, and row of redwoods to the right to be removed. Photo 4. Location of proposed parking area expansion, facing north; showing same blue spruce, big leaf maple, and row of redwoods as above photograph. rulat 1U/19 Page 2 1'1/ bb /'lbb4 11:1 I lib /UYJI3114 AUULt 5UN Foster Golf Links Clubhouse Project Photo 5. East edge of proposed parking expansion, facing Green River shoreline. Lower parking • area not part of expansion plans. rAut 11/19 Page 3 AdoItson Memorandum Page 2 In Tukwila, chinook are present within the mainstem of the Duwarnish /Green River during their outmig ration as juveniles and during their return migration as adults. Chinook salmon stocks in the Duwarnish /Green River have been identified as "healthy" based on escapement levels (SASSI 1994). The 1992 SASSI report stated that there has been an increasing trend in natural spawning escapement levels as indicated by redd counts; however, the report concludes that some of these increases may be attributed to naturally spawned fish of hatchery origin. This includes fish of hatchery origin that do not return to the hatchery as adults, instead spawning naturally in streams. Bull Trout Coastal bull trout was listed by the USFWS as threatened in November 1, 1999. The historical distribution of bull trout (Salvelinus confluentus) extended from northern 'California to Alaska. In Washington, bull trout are found throughout coastal and inland streams and lakes (WDFW 1991). Bull trout and Dolly Varden (Salvelinus malma) are not,'in fact, "trout," but are char. Both Bull trout and Dolly Varden are similar species, and have been considered to interbreed or be the same species. Separate inventories for each species have not been performed due to two major factors: considerable biological similarities exist between the species and methodologies to reliably separate them where they coexist have only recently been developed and have not been widely applied; and strong similarities exist with respect to life history, habitat, and hatchery and fisheries management (WDFW 1998). Bull trout have a very complex life history. There are two life history forms in bull trout: a resident form and a migratory form. Individuals of the migratory form may be stream dwelling (fluvial), lake- dwelling. (adfluvial), or ocean - or esturine - dwelling (anadromous) (USFWS 1998). Individuals of each form may be represented in a single population; however, migratory populations may dominate where migration corridors and subadult rearing habitats are in good condition (USFWS 1998). Most coastal bull trout are anadromous. Anadromous fish migrate to the ocean in the spring and return in the late summer and early fall (Wydoski and Whitney 1979). Bull trout are opportunistic feeders, consuming fish in the water column and insects on the bottom (WDW 1991). Stream temperatures and substrate conditions are important for bull trout. Bull trout are most commonly associated with pristine or only slightly disturbed basins ( USFWS 1998). Bull trout spawn from August through November in streams with clean gravel substrates and cold (less than 9 degrees C) water temperatures. Redds are dug by females in water eight to 24 inches deep, in substrate gravels 0.2 to two inches in diameter (Wydoski and Whitney 1979). Bull trout are not known to occur as residents in the Duwamish /Green River system. There have been reports of native char in the basin; however, extensive surveys in the upper watershed above Howard Hanson Dam have not identified a resident population in this relatively undisturbed watershed (WDFW 1998). Warner and Fritz (1995) reported the capture of one bull trout adult in the lower estuary downstream of the City during their seine surveys in the Duwamish /Green River estuary and confirmed the identification of the fish by genetic testing. It is not known whether this individual fish was an anadromous or fluvial fish from the Duwamish /Green system or an opportunist from another basin feeding on outmigrating fish in the lower river (Warner and Fritz 1995). Given that other contemporary fish surveys throughout the Duwamish /Green River system have not produced a single confirmed bull trout (WDFW 1998), it appears that bull trout use, or potential use, in the Duwamish/Green River within the City of Tukwila is not significant, although the occasional fish may stray into the lower estuary. r- . r• vvv•. ....... ."IL VLI JLl1 rAut 14/1 „..wwc470RaQ' PAVAI "". �"$i't;4 "1r1'F.�Yn�R`rx9A7�.Y3ffibsf �.. z /- =z .- w 2 J U 00 (/) w J = F- M u_ w < a = W F-- _ z � � z ►- U • � 0- O I- wW I � o to o ..z w 0 z 1 £LI VVI LVVZ. J. .1 L i 4V0 f 077004 Adolfson Memorandum Page 3 t C w: <i4 ^.•LW.,pi_..�.xtY A,W: :f;. : `,�ti HuuLr J uN No bull trout have been identified in any of the tributary streams within the City of Tukwila and, given habitat conditions, future bull trout use is not likely Available Fisheries Habitat in the lower Duwamish /Green River The Foster Golf Links golf course is located within 200 feet of the Duwamish/Green River, a large river system draining a major watershed, often referred to as Water Resources Inventory Area 9 (WRIA 9). The Duwamish /Green River flows generally north through the City of Tukwila from approximately River Mile (RM) 5 to RM 17. Prior to the 1920's, the Duwamish River drained a much larger watershed including all flows from the present Green River watershed (WRIA 9), the Lake Washington drainage basin (WRIA 8), and the White River (now part of WRIA 10). Both natural and man -made modifications during the early 1900's reduced the drainage basin to its present configuration. Flows from the White River were diverted to the Puyallup River by a flood in 1906 and flows from Lake Washington were diverted west to Lake Union and Salmon Bay after the construction of the Ballard Locks and Lake Washington Ship Canal in 1916. Currently the Duwamish/Green River drains about one quarter of its original extent (Warner and Fritz, 1995). Historically, the lower Duwamish /Green River including the entire reach within the City, consisted of rapidly shifting meanders (Warner and Fritz, 1995). Presently, the Duwamish/Green River within the City is completely constrained by dikes. Diking during the early part of the 1900's and the construction of Howard Hanson Dam in 1961 on the Green River near Palmer, Washington have reduced flooding and erosion and limit the river to its present channel. Extensive water regime and channel modifications have resulted in current habitat conditions that were not historically present in the Duwamish /Green River system. A large estuarine wetland that included the lower reach of the river is no longer present. The northern -most portion of the Duwamish/Green River is maintained as a navigation channel, which is dredged to allow access upstream to the Turning Basin. Most of the oxbows, side channels, sloughs, and associated wetlands historically present in reaches flowing through the City have been filled or otherwise isolated from the Duwamish /Green River channel. The Duwamish/Green River adjacent to the Foster Golf Links golf course serves as a salmonid transportation and rearing area (Williams etal., 1975). Williams et a1. (1975) state that the lower Duwamish /Green River is "vital to salmon as a transition area for adaptation of migrants to salinity changes." The northernmost portion of the present -day Duwamish/Green River system is still generally a brackish estuarine environment, although dredging has created deepwater habitats where none previously existed (Warner and Fritz, 1995). Tidal influences are observed upstream to about the mouth of the Black River. The mouth of the Black River marks the upstream extent of the Duwamish River portion of the Duwamish/Green River system. The channelization of the river has resulted in a modification of the natural mixing action of the estuary, resulting in a distinct salt wedge and simplified mixing zone (Dawson and Tilley 1972 in Warner and Fritz, 1995). Substrates within the lower Duwamish/Green River are dominated by consolidated and unconsolidated mud and sand (Warner and Fritz, 1995). Compacted gravel is the dominant substrate above the tidal influence (Williams at al., 1975). Most of the area within the shoreline zone of the Duwamish /Green River within the City is either developed or brown field being matt. 14/19 1L� UU/ LUCIA 11441 LUOl077004 . Adolfson Memorandum Page 4 HuULI UN PAGE 15/19 redeveloped: Water dependent uses generally occur below RM 8 (Williams et al. 1975). Small areas of sparse tree and shrub cover line the bank, but shading potential is limited. Vegetation growing along the dikes provides some overhanging cover, but habitat complexity is low and habitat elements such as large woody debris and off channel areas are generally absent. Summary Although the occasional fish may stray into the lower estuary, bull trout use, or potential use, in the Duwamish/Green River within the City is not likely to be significant. Chinook use within the vicinity and site is well documented. The Duwamish/Green River adjacent to the Foster Golf Links golf course serves as a transportation and rearing area for chinook salmon during their outmigration as juveniles and during their return migration as adults. References Myers, J.M., R.G. Kope, G.J. Bryant, D. Teel, L.J. Lierheimer, T.C. Wainwright, W.S. Grand, F.W. Waknitz, K. Neely, S.T. Lindley, and R.S. Waples. 1998. Status Review of Chinook Salmon from Washington, Idaho, Oregon, and California. U.S. Dept. Commerce, NOAA Tech. Memo. NMFS - NWFSC -35. Washington Department of Fisheries (WDF), Washington Department of Wildlife (WDW), and Western Washington Treaty Indian Tribes. 1994. 1992 Washington State Salmon and Steelhead Stock Inventory. Olympia, Washington. Williams, R.W., R.M. Laramie, and J.J. James. 1975. A Catalog of Washington Streams and Salmon Utilization: Volume 1, Puget Sound Region. Washington State Department of Fisheries. Olympia, Washington. 4.4/ uui cuu< 11: c I cup /tf F.WUL•UN PAGE 16/19 MEMORANDUM DATE: December 6, 2002 TO: Rick Still FROM: Benn Burke CC: ADO Faoa En vlmntnenz4 SO(.(t!.lor RE: Foster Golf Links Clubhouse Project - Marbled Murrelet Technical Memo A review of current scientific literature was conducted to summarize information on the expected level of use and habitat requirements of marbled murrelets in the project vicinity. A listing of pertinent references and personal communications is provided at the end of this report. Marbled Murrelet Occurrence in the Project Vicinity Marbled murrelets are currently federally - listed as threatened in Washington State. Marbled murrelets occur from the Aleutian Islands of Alaska to central California (Federal Register Volume 61, Number 102; May 24, 1996). In Washington, marbled murrelets are year -round residents on coastal waters,' and have been observed foraging in Puget Sound waters (Wahl and Speich, 1984; Speich et al., 1995). Marbled murrelets typically forage for small fish and crustaceans in marine waters within 1.2 miles of the shore (Ehrlich et al., 1988; WDW, 1991; USFWS, 1996). Nesting habitat is not present in the project area (see below). Marbled murrelet potential use of the Foster Golf Links golf course area is expected to be limited only to occasional transient use when they may fly over the area between their foraging grounds in marine waters and their inland nests. Nesting Habitat Requirements In nesting requirements, marbled murrelets are dependant upon old- growth forests, or forests with an older tree component (USACOE, 2002). Sites occupied by murrelets tend to have a higher proportion of mature forest classes than do unoccupied sites (Raphael et al., 1995). These forests are characterized by multi - layered canopies and a high composition of low - elevation conifer trees, and typically occur on the lower two thirds of forested slopes, up to 52 miles from marine environments (Hamer and Nelson, 1995). Preferred Nest Trees Marbled murrelets nest and roost in mature and old growth forest areas of western Washington (WDW, 1991), and they tend to nest in the same forest stand in successive years ( USFWS, 1997). Critical Habitat for marbled murrelets was designated by the United States Fish and Wildlife Service (USFWS) in 1996. For nesting habitat to be accessible to marbled murrelets, it must occur close enough to the marine environment ADOLFSON ASSOCIATES, )INC. 5309 Shi)shole Avenue NW, Suite 200 Seattle, WA 98107 Tel 206 789 9658 www.4olfson.com Fax 206 789 9684 Adolfson Memorandum Page 2 for murrelets to fly back and forth. In the Puget Sound area there is little nesting habitat available near marine environments, with stands meeting the habitat preferred by murrelets occurring between 10 and 40 miles inland (Hamer, 1995). The farthest inland distance for a known occupied site is 84 kilometers (52 miles) in Washington. The available literature considers the following attributes to be common traits of nest trees preferred by marbled murrelets: Tree Structure. Individual tree attributes that provide conditions suitable for nesting include large branches (average of 32 centimeters (13 inches), range of 10 to 81 centimeters (4 to 32 inches) in Washington, Oregon, and California) or forked branches, deformities (e.g., broken tops), dwarf mistletoe infections, witches' brooms, or other structures large enough to provide a platform for a nesting adult murrelet (Hamer and Nelson, 1995). These structures are typically found in old- growth and mature forests, but may be found in a variety of forest types including younger forests containing remnant large trees. Because marbled murrelets do not build nests, moss or detritus may be important to cushion or hold the egg. Platforms should have overhead cover for protection from predators and weather, which may be provided by overhanging branches, limbs above the nest area, or branches from neighboring trees. Canopy cover directly over the nests was typically found to be high (average 84 percent; range 5 to 100 percent) (Hamer and Nelson, 1995). Such canopy cover may be provided by trees adjacent to the nest tree, and/or by the nest tree itself. Northwestern forests and trees typically require 200 to 250 years to attain the attributes necessary to support marbled murrelet nesting, although characteristics of nesting habitat sometimes develop in younger coastal redwood (Sequoia sempervirens) and western hemlock (Tsuga heterophylla) forests. Tree Species. The marbled murrelet population in Washington, Oregon, and California nests in most of the major types of coniferous forests in the western portions of these states, wherever older forests remain inland of the coast. Based on current information from Washington, Oregon, and California, nests have been found in Douglas -fir (Pseudotsuga menziesii), coastal redwood, western hemlock, western redcedar (Thuja plicate), or Sitka spruce (Picea sitchensis) (Hamer and Nelson, 1995). No records were found of marbled murrelet using coastal redwoods for nesting in Washington. Stand Size In addition to studies of edge effects, some research has been initiated to look at the importance of stand size. Among all Pacific Northwest birds, the marbled murrelet is considered to be one of the most sensitive to forest fragmentation (Hansen and Urban 1992). Murrelet nest stand size in Washington, Oregon, and California varied between 3 and 1,100 hectares (7 and 2,717 acres) and averaged 206 hectares (509 acres) (Hamer and Nelson, 1995). Nelson and Hamer, (1995) found that successful murrelets tended to nest in larger stands than did unsuccessful murrelets, and Schieck et al. (1995) found that murrelet presence and abundance was positively correlated with old- growth stand size in British Columbia; however, neither sets of data were statistically significant. 1 1'146 1f / rr ✓un. O. ai A. L. v 1. U./ 1J {d`1 Adolfson Memorandum Page 3 General Landscape Condition In addition to stand size, general landscape condition may influence the degree to which marbled murrelets nest in an area. In Washington, marbled murrelet detections increased when old- growth/ mature forests comprised more than 30 percent of the landscape (Hamer and Cummins, 1990). Hamer and Cummins (1990) found that detections of marbled murrelets decreased in Washington when the percentage of clear - cut/meadow in the landscape increased above 25 percent. Additionally, Raphael et al. (1995) found that the percentage of old -growth forest and large sawtimber was significantly greater within 0.8- kilometer (0.5 -mile) of sites (203- hectare (501 -acre) circles) that were occupied by murrelets than at sites where they were not detected. Raphael et al. (1995) suggested tentative guidelines based on this analysis indicate that sites with 35 percent old - growth and large sawtimber in the landscape are more likely to be occupied. In California, Miller and Ralph (1995) found that the density of old- growth cover and the presence of coastal redwood were the strongest predictors of murrelet presence. Summary The nearest potential occurrence of marbled murrelets is in the marine waters of Elliott Bay or Puget Sound, more than 5 miles from the project. Marbled murrelets may fly over the project between nest and marine foraging areas. Coastal redwoods are utilized as nesting trees for marbled murrelet, however, this is only in California or southern Oregon where these trees are native. Although several of the on -site redwoods have a dbh of 32 inches, with one tree exhibiting a dbh measured at 40 inches (per drawings provided by the City), however, they did not exhibit suitable branch structure, and do not provide shelter from adjacent disturbance. Instead, they are located in a row immediately adjacent to a busy four -lane arterial (Interurban Way) and overlook a residential home. Moss, mistletoe, and lichen was not observed on the trees; however, this is unconfirmed as observations were only made from the ground. Murrelets tend to avoid areas of continual disturbance and commonly nest and roost in mature and old growth forest areas averaging 509 acres in size. References r.uu�r ov�Y 3t^i:: .4 2 4 4%4tfl * .. ok 'eAl %'wox Federal Register: May 24, 1996 (Volume 61, Number 102) rout lJ /1 z =z J 00 ❑ U CO ELI J w co = H = z � �- z i- W uj U O- CI I— U O ' w Z U = . z Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I' L /_ HEREBY DECLARE THAT: Notice of Public Hearing Project Number: L t, Z, - OI/O Determination of Non - Significance Person requesting mailing: FARO L. Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 X Other Nio'r LE 0� DEciSioN REviSED Was mailed to each of the addresses listed on this /9/"day of ZUF in the year 20,0Z P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Project Name: $,QUC Fi-E T'h/ -/I 7 /ccu/ I ` , Project Number: L t, Z, - OI/O Mailer's Signature: L . 4. Person requesting mailing: FARO L. Was mailed to each of the addresses listed on this /9/"day of ZUF in the year 20,0Z P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM TO: Project File Number: Applicant: City of Tukwila Department of Community Development NOTICE OF DECISION REVISED Bruce Fletcher, Director, Dept. of Parks and Recreation, Applicant King County Assessor, Accounting Division Washington State Department of Ecology Agencies with Jurisdiction All Parties of Record Type of Permit Applied for: Design Review I. PROJECT INFORMATION L02 -040, Design Review Bruce Fletcher, Director, Tukwila Parks and Recreation Dept. Steven M. Mullet, Mayor Steve Lancaster, Director December - 1418, 2002 This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Project Description: Construction of 14,600 sq. ft. clubhouse for the Foster Golf Links golf course. Clubhouse includes a 200 seat restaurant and lounge, 2,000 sq. ft. meeting room and golf pro -shop. Location: 13500 Interurban Avenue South Associated Files: E02 -020, SEPA; L02 -044, Shoreline; L02 -045 Special Permission Parking; MIO2- 154 Tree Cutting Permit. Comprehensive Plan Commercial/Light Industrial and Low Density Residential Designation/Zoning District: Commercial/Light Industrial and Low Density Residential II. DECISION SEPA Determination: The City SEPA Responsible Official has: determined that this application does not require a SEPA threshold determination because it is categorically exempt. determined that the project, as proposed, does not require a threshold determination under SEPA because it qualifies as a planned action pursuant to WAC 197 -11 -172, that the probable significant adverse environmental impacts of the project were adequately analyzed in the EIS previously prepared for the planned action and will implement the conditions and mitigation measures imposed by the planned action approval. determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS), or 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -431 -3670 • Fax: 206 - 431.3665 :r:.n . ... Notice of Decision L02 -040, Foster Golf Links Clubhouse 1. The name of the appealing party. c: \mydocs \Foster Golf Course \NOD- DR.doc III. YOUR APPEAL RIGHTS X determined that the project does not create a probable significant environmental impact if specific mitigation conditions are imposed on the project and issued a Mitigated Determination of Non - Significance (MDNS) requiring compliance with those mitigation conditions, or determined that the project creates a probable significant environmental impact and required preparation of an Environmental Impact Statement (EIS) on the project. Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for approval of the design of a golf course clubhouse does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to any conditions which are set forth below: 1. The landscaping plan must be revised to comply with the requirements of the Commercial /Light Industrial district, the landscaping code and the conditions of the shoreline permit. 2. The design and location of proposed signage must be reviewed and approved prior to installation. 3. The parking area adjacent to the Port Orford cedar tree at the north end of the site must be revised to allow the retention of the cedar tree. The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. If an MDNS was issued, any person wishing to challenge either the conditions that were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within -14 21 days of the issuance of this Decision, that is by 5:00 p.m., Friday, December 27, 2002 January 3, 2003. The requirements for such appeals are set forth in Tukwila Municipal Code18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 2 Notice of Decision L02 -040, Foster Golf Links Clubhouse 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. V. APPEAL HEARINGS PROCESS The City Council hearing regarding the appeal shall be conducted as a closed record hearing before the based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. c: \mydocs \Foster Golf Course \NOD - DR.doc VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Carol Lumb, who may be contacted at 206 -431 -3661 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Department of Community Development City 3 •• • 'WW1 02 CarrIIIII. • 42••••73 • • •OW • lia.•107, NNW 1.11.1.1.4 IMe Mion■ 1.1 Y.. Omar. Pa Mini • Mal a &loin. I. INslalmfal •••••••••• Wawa. • OD./ a, •4 almln• • Wm. ra• — ••• L 071.11/201Z• ,Vair• ••• „ L-rrnarr •:1•31ACEJIMIGN7 VYG 0141)121Ycl WICICIGI 01 //1104 116•10.1.00 qwqewS4 r.4.A W. loo••••4 WO 01 I siu ori- r •••••1 `C:E1 ...aw, •••••••• • dri 0.4 •••■•• •C:Z1 .1.00•40e 6.11/ • • , :1=1- • MOYIVORM 1•■•■••• Sit ••••• 611•1111.•■• 91 Teri e Pal./ Awn sad In So aa.n• •• 1.6d Taw ci C171 cratimi Owl+ 1.1.64124.1 an'a ••••1 Mall •433434 6•41.1 00••••• 01)•••• Ism& ".•4111111•• •VPAInIZ •••■•••••••• ••1•00 3NOZ NO1 1 1.11.4 1.0.• • tor, Ys. ,e4.••• Mae l 1 - I I . . . 1 I I rA 'Alla .•• 1 f... .,..„.... 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Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION ere 7/I' Y DECLARE THAT: Notice of Public Hearing /.. v�D Determination of Non - Significance , t 2 /Ze.Ge Notice of Public Meeting 'j4. / Mitigated Determination of Non - Significance Project Number: Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice � �/��j� Z Board of Appeals Agenda Pkt Person requesting mailing: Notice of Action .- u,;�1----- Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 x Other t ep ee , v 6?) A Was mailed to each of the addresses listed on this /3 day of min the year 20 612. P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM �v2 _ p 2 l X 0 2 — D 9 f LD.2 -©f , 41,1 —/y /.. v�D / ■' , t 2 /Ze.Ge Project Name: 'j4. / . Project Number: Mailer's Signature: � �/��j� Z ____ Person requesting mailing: &,_, .- u,;�1----- A Was mailed to each of the addresses listed on this /3 day of min the year 20 612. P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Project File Number: Applicant: City of Tukwila Department of Community Development TO: Bruce Fletcher, Director, Dept. of Parks and Recreation, Applicant King County Assessor, Accounting Division Washington State Department of Ecology Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Type of Permit Applied for: Design Review NOTICE OF DECISION I. PROJECT INFORMATION L02 -040, Design Review Bruce Fletcher, Director, Tukwila Parks and Recreation Dept. Steven M. Mullet, Mayor Steve Lancaster, Director December 13, 2002 Project Description: Construction of 14,600 sq. ft. clubhouse for the Foster Golf Links golf course. Clubhouse includes a 200 seat restaurant and lounge, 2,000 sq. ft. meeting room and golf pro -shop. Location: 13500 Interurban Avenue South Associated Files: E02 -020, SEPA; L02 -044, Shoreline; L02 -045 Special Permission Parking; MIO2- 154 Tree Cutting Permit. Comprehensive Plan Commercial/Light Industrial and Low Density Residential Designation/Zoning District: Commercial/Light Industrial and Low Density Residential H. DECISION SEPA Determination: The City SEPA Responsible Official has: determined that this application does not require a SEPA threshold determination because it is categorically exempt. determined that the project, as proposed, does not require a threshold determination under SEPA because it qualifies as a planned action pursuant to WAC 197 -11 -172, that the probable significant adverse environmental impacts of the project were adequately analyzed in the EIS previously prepared for the planned action and will implement the conditions and mitigation measures imposed by the planned action approval. determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS), or 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Notice of Decision L02 -040, Foster Golf Links Clubhouse X determined that the project does not create a probable significant environmental impact if specific mitigation conditions are imposed on the project and issued a Mitigated Determination of Non - Significance (MDNS) requiring compliance with those mitigation conditions, or determined that the project creates a probable significant environmental impact and required preparation of an Environmental Impact Statement (EIS) on the project. Decision on Substantive Permit: The City Board of Architectural Review has determined that the application for approval of the design of a golf course clubhouse does comply with applicable City and state code requirements and has approved that application based on the findings and conclusions contained in the staff report, subject to any conditions which are set forth below: 1. The landscaping plan must be revised to comply with the requirements of the Commercial /Light Industrial district, the landscaping code and the conditions of the shoreline permit. 2. The design and location of proposed signage must be reviewed and approved prior to installation. 3. The parking area adjacent to the Port Orford cedar tree at the north end of the site must be revised to allow the retention of the cedar tree. HI. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 4 decision pursuant to Tukwila Municipal Code 18.104.010. Other land use applications related to this project may still be pending. One administrative appeal to the City Council of the Board of Architectural Review Decision is permitted. No administrative appeal of a DNS or an EIS is permitted. If an MDNS was issued, any person wishing to challenge either the conditions that were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Board of Architectural Review decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, that is by 5:00 p.m., Friday, December 27, 2002. The requirements for such appeals are set forth in Tukwila Municipal Code18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 2 c: \mydocs \Foster Golf Course \NOD - DR.doc Notice of Decision L02 -040, Foster Golf Links Clubhouse 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. The City Council hearing regarding the appeal shall be conducted as a closed record hearing before the based on the testimony and documentary evidence presented at the open record hearing conducted by the Board of Architectural Review. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Carol Lumb, who may be contacted at 206 -431 -3661 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Department of Community Development City c: \mydocs \Foster Golf Course \NO D- DR.doc V. APPEAL HEARINGS PROCESS 3 tmw NY3d 411 c1RYYIId •11. Intl C7Z • •• b1 W 4097 61•/1 A '{la 91,•■w>N «4. W C.Y(i... a. u•). u.lrrlT.d614K•611.1.)1 •64 21LOOIG Ol ILLON ; • \� 4 1974118 V \. — 1=231 — {>•<.4•.1•1 %IMMO M•••wMl•• 1.•••••11314 a 1 ane)1I1• LTA= a11930nY Y4I Mara! KM VIVC:1 VNXRIVd %M1.TM. ......M. W V ail O..4. .n /, 11,1.. )1,0•111 :; . o: %1A• U..*At 911.9.0.. •••a 1,.9...1)2. 101,no104 a Q suoN �+i+ )2./149914 M144V1,...44114 01..1 11...1•.11.1. a iiirf rw11 , INCH PJ^'1 )YJ aA •11)21904111•6.1 e){ b31n111Rgc1V 2n0 ..1i1.u1110 4 0010, fLie =WILT" 3NOZ elC11 0 se, ATM 6111. a.4 .0-.01 • Wane• / COON In ,111,..,% 1af{00 A RAO 1 t 1 1 8119 11L•lzl8d a 4 4 ■11sa•10P. 01 311,11ellf TIN r I wilim4autz :=1 ■ 311 1511• 0001 TI• V3.1 ti / i � �_` - - - -- J 1 I ` NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. yaw 411Q•97 W 4 111334 419 OW 24•9710 49901 NOI10121Od41 vtMIC1IflG VFW Iteil V•SS OWN «J.a 10 .3tni>.1c1. ®01 0 91941 nrsl.ai an N .1./ O1 ]L1 .O1L.)a1. aa110.1. 0111.1 11737 SE 256TH PLACE, KENT, WASHINGTON 98031 -7897 • TEL 253.813.8877 • FAX 2 53. 8 54.7 8 9 8 • WWW.CLARKARCHITECTS.COM NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. 0.1177 wsotzfte arda.1.14$ TO: Bruce Fletcher, Director, Dept. of Parks & Recreation, Applicant King County Assessor, Accounting Division Washington State Department of Ecology Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Project File Number: L02 -045 1 City of Tukwila Department of Community Development NOTICE OF DECISION . PROJECT INFORMATION Applicant: City of Tukwila, Department of Parks and Recreation Type of Permit Applied for: Special Permission Parking Project Description: Construction of 14,600 square foot clubhouse for the Foster Golf Links golf course. Clubhouse includes a 200 seat restaurant and lounge, 2,000 sq. ft. meeting room, and golf pro -shop. Special Permission Parking application is to establish the number of required parking stalls for the clubhouse. Location: 13500 Interurban Avenue South Associated Files: Cutting Permit. E02 -020, SEPA; L02 -040, Design Review; L02 -044, Shoreline, MIO2 -154 Tree Comprehensive Plan Commercial/Light Industrial and Low Density Residential Designation/Zoning District: Commercial/Light Industrial and Low Density Residential II. DECISION Steven M. Mullet, Mayor Steve Lancaster, Director SEPA Determination: The City SEPA Responsible Official has previously: determined that this application does not require a SEPA threshold determination because it is categorically exempt. determined that the project, as proposed, does not require a threshold determination under SEPA because it qualifies as a planned action pursuant to WAC 197 -11 -172, that the probable significant adverse environmental impacts of the project were adequately analyzed in the EIS previously prepared for the planned action and will implement the conditions and mitigation measures imposed by the planned action approval. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 - 3670 • Fax: 206 - 431 - 3665 December 13, 2002 re 2 QQ � Jo O 0 co o CO J = I- � w 0 2 J 11. ? cn =w I— _ z1._ I- O Z I— w • 0 O N I- u.IW I F- H LL' O w z 0) O Z Notice of Decision L02 -045, Special Permission Parking determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS), or X determined that the project does not create a probable significant environmental impact if specific mitigation conditions are imposed on the project and issued a Mitigated Determination of Non - Significance (MDNS) requiring compliance with those mitigation conditions, or determined that the project creates a probable significant environmental impact and required preparation of an Environmental Impact Statement (EIS) on the project. Decision on Substantive Permit: The Community Development Director has determined that the application for a Special Permission Parking does comply with applicable City and state code requirements and has approved that application, based on the findings and conclusions contained in the staff report. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the City Council of the Decision on the Permit itself is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal to the City Council. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the Ciry Council decision. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within 14 days of the issuance of this Decision, that is by Friday, December 27, 2002. The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 1. The name of the appealing party. 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. c: \mydocs \Foster Golf Course \NOD- special permission pkg.doc 2 2 Notice of Decision L02 -045, Special Permission Parking 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. ~ • �w QQ � J U 00 Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the N o City Council based on the testimony and documentary evidence presented at the open record hearing. w = The City Council decision on the appeal is the City's final decision. - H . w 0 g = • 0 Z F— O Z Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is Carol Lumb, who may be contacted at 206 -431 -3661 for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. VI. INSPECTION OF INFORMATION ON THE APPLICATION Department of Communi Development City of Tukwila c: \mydocs \Foster Golf Course \NOD - special permission pkg.doc V. APPEAL HEARINGS PROCESS 3 3 101•V NY1d a1 1K10d ta••■•••• 0121•7100 • " TV C17 .•••••■ M.......... •• w.d TWAIN aa f • u...r • •�.v u Owl.•1. draC •1•N167• tar MIN =I WA 417NP Iauol,Va vivo CNN: Ma 2010010 Ol uOV WM.. Wt... le• WW. W.I. I M V .1 OWL MONO 13110. 13%..1 `r ...0.•0 R•1111.1 7Nb11711. 111•gvb in...•11•1 W.,-1 3NOZ all 0 MOWN mr1.1 MY. TLI 1.Y f « a• :3113S I�l7 3119 .LIW 13d x11v a• • ).15014 0001. rl.a •.• Mr, CICOI• . ,x; MLOaoV M a ' LY901s• .Gra.I " )jr � i t 'Is r iiii " ffff s. I 1 I I `0000-- ---- -- -- i / 3NOZ; 11/9 >a NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. IVOIIV{.LIONI 'Elvcrlina •l•w Mart. WW1 M . %>..a .• �}a1 r7 0041 Ora 00.00 wear a1 10.4 . 0•101601 0150L •15•4 December 12, 2002 BACKGROUND Department of Community Development Steve Lancaster, Director City of Tukwila DECISION CRITERIA MEMORANDUM TO: Steve Lancaster, Director, Department of Community Development FM: Carol Lumb( nior Planner RE: L02 -045, Special Permission Parking for Foster Golf Links Clubhouse A Special Permission Parking application has been received from the Department of Parks and Recreation for a determination on the number of required parking stalls for the proposed Foster Links Golf Course clubhouse. The Tukwila Municipal Code 18.54 does not include parking standards for a golf course and establishes a minimum standard for meeting room facilities but requires a final determination by the Director of the appropriate number of stalls needed for this use. The clubhouse, proposed to be 14,600 square feet, will house a 200 seat restaurant and lounge, 2,000 square foot meeting room and pro -shop. The site currently has 187 parking stalls for the existing clubhouse and golf course, located on a 60 acre parcel. The purpose of the Off - street Parking and Loading regulations in TMC 18.56 is "to provide for adequate, convenient and safe off - street parking and loading areas." TMC 18.56.100 states that the Director shall determine the off - street parking requirements for uses not specifically mentioned in the parking chapter. The determination is to be based on the requirements for the most compatible use specified by the parking chapter. As there is no use that is similar to a golf course for which a parking standard has been established, a parking study or analysis is needed. The applicant has provided an analysis from the project architect, who has experience designing several golf course clubhouses in this region. This analysis is attached as Attachment A. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 - 3665 Steven M. Mullet, Mayor z ~ w cc 2 6 -J C-) 0 0 co o cn w J w 0 g Q I a w z = I-0 z i— w 2 00 O co O — O F— w F- 0 O ..z w U= 0 z L02 -045, Special Permission Pa .ng December 12, 2002 DISCUSSION The project is a mix of uses, some that have parking requirement standards established in TMC 18.56 (restaurant, lounge, retail shop), and others that don't. The applicant provided an analysis prepared by the project architect that recommends 286 parking stalls for the site, based on his experience with other golf course clubhouse projects. Since the original submittal, the number of required parking stalls has been reduced somewhat due to the reduction in the seating capacity of the meeting room, which reduces the number of parking stalls by 6 (see Attachment B). The project architect now recommends providing 280 parking stalls. The parking analysis is based on "demand loads," a scenario of situations that are likely to occur on a site developed with a golf course, and a structure housing a restaurant/lounge, pro -shop and meeting room facility. The analysis examined three likely scenarios. The scenario that generated the greatest demand for parking was one that had a Friday afternoon shotgun golf tournament starting at 3:00 p.m., a 7:00 p.m. wedding reception and a full restaurant and lounge. Based on these uses, the analysis states that the following number of parking stalls should be provided: Golf course 101 Pro Shop 3 Restaurant 50 Lounge 50 Meeting Rooms 49 Staff 27 Total 280 Of the 280 parking stalls, 84 can be sized for compact cars. The parking layout has been revised somewhat in order to retain a large cedar tree that is next to the historic Foster maple tree. The retention of the cedar tree eliminates 13 parking stalls from the northwest portion of the site. These stalls have been relocated by converting some regular sized stalls to compact stalls, adding several parallel parking stalls on the road that loops around the historic tree (these stalls are outside the River Environment of the shoreline, as required by TMC 18.44130) and extending the parking area further south. The number of compact stalls does not exceed the maximum number that can be located on this site. The number of stalls provided for the restaurant and lounge exceed the number required by TMC 18.56. The parking code would require 36 parking stalls for the restaurant and 15 for the lounge, based on usable floor area. The number provided by the applicant is based on the experience of parking needs generated by similar clubhouse projects he has designed in the region. RECOMMENDATION Staff recommends approval of the Parks Department request that 280 parking stalls be provided on the site. c: \mydocs \Foster Golf Course \Special Permission Parking staff rpt.doc 2 Dec L1 02 05:13p Brian Gilles �i Mlbldl 4KAaP .. km',at b n . w . t ... December 11, 2002 Rick Still, Assistant Director Tukwila Parks and Recreation 12424 42' Avenue South Tukwila, WA 98168 SUBJECT: REVISED EVALUATION OF BLUE SPRUCE AND COAST REDWOOD TREES AT FOSTER GOLF LINKS Dear Mr. Still: It was pointed out to me today that I made an error in my report of the Blue Spruce and Coast Redwood trees dated November 20, 2002. The error was in the Executive Summary on Page One of the report, and the Summary/Conclusions section at the bottom of Page Two. These two sections should have the same trees noted as good, fair, and poor as on Attachment 1, Tree Inventory/Condition Spreadsheet, Page Four of Nine of the November 20, 2002 report. The Executive Summary should read as follows: EXECUTIVE SUMMARY: Trees #3 and 4 are Blue Spruce and trees #5 through 12 are Redwood. Trees #3, 4, 5 and 6 are in poor condition and will not survive long -term. Trees 9, 10, 11, and 12 are in poor to fair condition. Trees 7 and 8 are in good condition. However, all of the Redwood trees have suffered significant root loss during the construction of the parking lots and retaining wall. The resultant damage often causes significant root rot that can take decades to manifest itself. Given the genetics of these trees that grow to such immense size, I recommend that all ten of these trees be removed. The Summary /Conclusions should read as follows: SUMMARY /CONCLUSIONS: Trees 3, 4, 5, 6, 9, 10, 11, and 12 are in poor or fair condition. Trees 7 and 8 are in good condition. It is obvious, however, that large roots were cut and damaged at some time in the past to install the parking lot and retaining wall. Coast Redwood trees are the largest trees in North America and can grow for thousands of years in their native habitats where they have extensive root systems. Leaving these giant trees in such a small planter may be inviting catastrophic failure in the future due to lack of adequate root space and the • 425- 822 -6314 Gilles Consulting Brian K. Gilles 4 2 5- 8 2 2 - 4 9 9 4 I n� ,11) q t Q- p.2 Fax: 425-822-6314 E -mail: bkgilles @aol.com 12823 NE 107th Place Kirkland, WA 98033 Der ..1 05: 13p Brian Gilles 425 - 822 -6314 root rot caused from previous construction damage. Therefore, I recommend removal of all ten trees. SITE PLAN: Also attached is copy of the site plan with the trees numbered. WAIVER OF LIABILITY: There are many conditions affecting a tree's health and stability which may be present and cannot be ascertained, such as, root rot, previous or unexposed construction damage, internal cracks, stem rot and more which may be hidden. Changes in circumstances and conditions can also cause a rapid deterioration of a tree's health and stability. While I have used every reasonable means to examine these trees, this evaluation represents my opinion of the tree health at this point in time. These findings do not guarantee future safety nor are they predictions of future events. As conditions change is the responsibility of the property owners to schedule additional site visits by the necessary professionals to ensure that the long -term success of the project is ensured. It is the responsibility of the property owner to obtain all required permits from the city, county, stated, or federal agencies. It is the responsibility of the property owner to comply with all applicable laws, regulations, and permit conditions. Thank you for calling Gilles Consulting for your arboricultural needs. I hope this report answers your questions. Please call me if I can provide more information or be of further service. Sincerely, ... Brian K. Gilles, Consulting Arborist ISA Certified Arborist — PN -0260 Attachments: 1. Site Plan with Trees numbered and located Foster Golf Links Evaluation of Spruce and Redwood Trees November 20, 2002 Page 2 of. 2 P ..3 C Dec 02 10:48a Brian Gilles .• • \ ATTACHMENT 1: FOSTER LINKS SITE PLAN Page of ' : • f • • H • • ' • <6) - - - 7; A ■••••■■ -•-• .s. ; • • I MMMIZMAZatt=4WSZW="camm......mx.*newt=== . 1:0T ., =.'W=Mtrjr. 425-822-6314 p.2 I • •• • ''t ''' n ' :(*)" 44..e: ,...., .., .) 7 . 'C.• . ■ . `ft . s : .0 e NIL ,.. : • • Zi .;:: ...-• ..._•• . 7 , 3,46. ■••"...'"•.; Cs., •••.'.. .f A.„.1-^c• af. •••••;., .. ..... I:3 I{ 4 . . .... •• ' e.j.'..... • - j ‘' ' • "'" -- .... • . tei :'• .. . .., • . 0 • ........ • ."...- - . . • ...6%.:••••• % 'Ilt ...Zs. ' f47 ..; - 7 - : 74" I nfts•■■••■•••■•••■., DAVID : \. t;l.. \RK ; \1Rt;11I I I CTS, PI.LC December 11, 2002 Mr. Bruce Fletcher, Parks and Recreation Director City of Tukwila Parks and Recreation Department 12424 — 42 " Avenue South Tukwila, WA 98168 Re: Clubhouse Feasibility Study, Foster Golf Links Dear Bruce, At your request, I have reviewed the parking analysis prepared during the Phase One portion of the work for the Foster Golf Course project. As you know, the seating capacity of the facility has been reduced slightly as the design development work has progressed. The new analysis has indicated that the parking demand will require 280 stalls for the facility, a decrease of 6 total stalls. At your direction, I will revise the site plan to reflect the total count of 280 parking stalls. Sincerely, Please contact me if you have any questions. David A. Clark AIA Principal A Washington Professional Limited Liability Company Licensed and Registered Architects in Arizona, California, Colorado, Hawaii, Texas and Washington 0 6 U U INTER - OFFICE MEMO TO: John McFarland FROM: Steve Lancaster _ -- t�✓li SUBJECT: Proposed tree removal at Foster Golf Course DATE: December 9, 2002 CITY OF TUKWILA The Tukwila Parks Department has proposed that ten coastal redwood, two blue spruce and two paper birch trees be removed in conjunction with construction of a new clubhouse and associated redevelopment at Foster Golf Course. The original proposal also involved removal of a large Port Orford cedar tree located adjacent to the Foster Memorial Tree (big leaf maple). It is my understanding that Parks now proposes to modify its plans in order to preserve the Port Orford cedar. The Foster Memorial Tree will be retained and Parks has obtained the recommendations of a certified arborist concerning its protection and maintenance. Approximately thirty trees will be planted as mitigation for the trees removed. The proposal will be reviewed by Tukwila's Board of Architectural Review (BAR) on Thursday, December 12, 2002. The BAR is responsible for deciding whether the proposal is consistent with Tukwila's design review regulations, and to approve, reject or modify the proposed development on this basis. The BAR's design review decisions may be appealed to the City Council. The Parks Department's stated reasons for proposing removal of the redwood, spruce and birch trees can be summarized as follows: 1. Parks has obtained an assessment from an ISA Certified Arborist, who has recommended that the spruce and redwood trees be removed for safety reasons. Copies of this assessment are available either from Parks or DCD. 2. Parks has obtained a parking study that recommends a minimum of 287 parking spaces be provided to support the facility. The project architect has strongly advised Parks that failure to provide adequate parking can be a serious impediment to the project's success. 3. Retention of the trees would result in the loss of approximately 47 parking spaces, according to Parks. Replacement of these spaces would encroach upon the golf course, which is already considerably under -sized at 67 acres and 4804 yards (18 -hole golf courses are typically 120 -plus acres and 6200 -6400 yards long). \ \TUK2 \VOL3\ HOME \STEVE\ STEVE \DEVEL \FosterGCW indrow021209.doc Page \ \TUK2 \VOL3\ HOME\ STEVE\ STEVE \DEVEL \FosterGCW indrow021209.doc Based upon concerns raised during the project review period, the Department of Community Development requested that a qualified scientist be retained to evaluate the impact of the proposal on habitat values, especially those associated with federally listed species (specifically listed salmonids and the marbeled murrelet). Adolfson Associates of Seattle was retained to z perform an assessment. After reviewing the concerns raised and the scientific information = i available to me, I concluded that removal of the trees as proposed would not result in a `� w significant habitat impact. My evaluation of the habitat issue is attached to this memo. 6 = Adolfson's full report is available either from Parks or DCD. • v p w 0 cow The Department of Community Development is recommending that the BAR approve the project _ including the proposed tree removal and replacement plan. Our reasoning is as follows: 0 u - . w 1. Only four of the trees proposed for removal enjoy regulatory protection under Tukwila's tree g ordinance (two redwoods and both spruces). The tree ordinance allows tree removal if I < adequately mitigated. The proposal includes tree replanting in excess of the mitigation y 0 requirements of the Tukwila Municipal Code. Z 1 E- o 2. Removal of the trees as proposed will not significantly affect wildlife habitat, including the w i— habitat of federally listed species. Proposed tree replacement will likely provide improved 2 D habitat values over the long term. o N 0 I--- 3. Removal of the trees will have a noticeable aesthetic impact on the site and surroundings. In = v our opinion this impact does not outweigh the safety concerns raised by the arborist's report. 1 " r L i - O Over time, the aesthetic impacts will be lessened as newly planted trees mature. Z iu rn It is p ossible that the BAR will disagree with this last point concerning aesthetics, and could �= decide that some or all of the trees should be retained to achieve consistency with Tukwlia's z adopted design criteria. Page : rot.•sh!!etkt :Wi�X.�.^a: a�• �sx�Y.:. ila' +dtirir'„Y.ai�.Hi+Liiw.a;� 1. 11 -21 -02 E -mail from Ryan Partee, Tukwila Department of Public Works 2. 11 -25 -02 E -mail from Ryan Partee, Tukwila Department of Public Works 3. 11 -27 -02 E -mail from Tom Pulford, Tukwila Department of Public Works 4. 12 -03 -02 E -mail from Ryan Partee, Tukwila Department of Public Works 5. 12 -04 -02 E -mail from Emelie McNett 6. 12 -04 -02 E -mail from Don Scanlon 7. 12 -04 -02 E -mail from Chris Mitchell and Michele Roedell 8. 12 -04 -02 Letter from Karen Walter, Muckelshoot Indian Tribe Fisheries Dept. CITY OF TUKWILA INTER - OFFICE MEMO TO: Case File E02 -020 FROM: Steve Lancaster SUBJECT: SEPA Threshold Determination for Foster Golf Clubhouse DATE: December 6, 2002 BACKGROUND On November 20, 2002 I issued a Mitigated Determination of Non - Significance for the referenced project. This MDNS was circulated for information and comment pursuant to WAC 197- 11- 340(2)(b). The comment period for the MDNS expired on December 4, 2002. WAC 197- 11- 340(2)(f) requires reconsideration of this MDNS based on timely comments. COMMENTS RECEIVED During the comment period I have received and reviewed the following communications (copies attached): Each of these communications provide information and/or opinions related to the proposed removal of trees in the vicinity of the George Eddy house in the northeastern portion of the project site. E -mails number 1, 2 and 4 express concern about the potential impact of tree removal on wildlife habitat, including that of federally listed salmonids and the marbled murrelet, also federally listed as "threatened." Communications number 5 through 7 express similar concerns. Communication number 8 expresses concern that the project proposal has "the potential to cause adverse impacts to salmonid habitat with inadequate mitigation." It suggests that the existing trees are "more likely to recruit into the Green River sooner than the [proposed] replacement \ \TUK2 \V OL3\HOME \STEVE\ STEVE \DEV EL \FosterGCW indrow021205.doc Page z = • a w 6 J U O 0 CO CI CO W J � w WO 2 u- • d = • W z �. zI- w U • o O N O I-- W I- LL 0 tor P: 0 Z trees" and recommends that the project be modified to require wood to be placed in the Green River as mitigation. EVALUATION Based upon these comments I requested that the applicant retain a qualified independent consultant to review habitat concerns, particularly as they relate to federally listed species, and report their findings. The applicant retained Adolfson Associates of Seattle, Washington. This office received their report on December 6, 2002 (copy attached). The report consists of a letter from Adolfson Senior Scientist Benn Burke to Tukwila Assistant Parks and Recreation Director Rick Still, dated December 6, 2002, with attachments. Attachments include a Salmonid Technical Memo and a Marbled Murrelet Technical Memo, both dated December 6, 2002. In summary of his analysis and findings, Mr. Burke offers the following opinions (paraphrased): • Removal of the subject trees would not result in the unmitigated loss of unique habitat types or diversity within the City. • It is not reasonable to assume that marbled murrelets would utilize the subject trees, or any other tree, at the golf course as nesting habitat. These trees do not meet the habitat preferences of nesting marbled murrelets. • Removal of the subject trees would not result in an unmitigated loss of forage opportunities for juvenile salmonids. • The subject trees are not tall enough nor near enough the river to contribute woody debris naturally. It is unlikely the subject trees are healthy enough to grow to a height where they might eventually contribute woody debris. Proposed replacement trees have a higher chance of providing large woody debris in the long term due to their closer proximity to the river. • The proposed action will not result in a permanent loss of riparian forest and will not result in the loss of trees that one could expect to grow and recruit into the river. • The proposed action will not result in unmitigated adverse impacts to federally listed fish species. CONCLUSION Upon reconsideration of MDNS E02 -020 based upon comments received and the Adolfson Associates analysis, I have concluded that the MDNS shall be retained. Steve Lancaster, SEPA Responsible Official \ \TUK2 \VOL3\HOME\ STEVE \ STEVE \ DEVEL \FosterGCWindrow021205.doc E ; : .,.t,+ . .,y,.a �u,.w. -..:✓. 4- M,.�g.' -: w.w.... ran ,S Page Carol Lumb - Trees and Vegetation at 7te' r G'ol7 From: Ryan Partee To: Steves @bergerpartnership.com Date: 11/21/02 3:27PM Subject: Trees and Vegetation at Foster Golf Steve, Here is the list of plant species suitable for the areas needing replanting at the Foster Golf Course. Mock Orange Philadelphus lewisii Red ozier dogwood corpus stolinifera Kinnikinnik Arctostaphylos uva -ursi Nootka rose Rosa nutkana Red flowering currant Ribes sanuineum Oregon grape Mahonia aquaifolium Oceanspray Holodiscus discolor Pacific ninebark Physocarpus capitatus Black hawthorn Crataegus douglasii Red alder Alnus rubra Douglas fir Pseudotsuga menziesii Black twinberry Lonicera involucrata Indian plum Oem/aria cerasiformas Thimbleberry Rubus parviforus Snowberry Symphoricarpus albus Western hemlock Tsuga heterophyla Bigleaf maple Acer macrophylum Sitka spruce Picea sitchensis Sala! Gaultheria shallon Cascara Rhamnus purshiana Coast strawberry Fragaria chiloensis Oregon ash Fraxinus latifolia Serviceberry Amelanchier alnifolia Sitka mountain ash Sorbus sitchensis In another matter... I have a strong objection to the removal of the redwoods located in the northern area where the new parking is proposed. That stand of trees is unique with in the lower Duwamish Estuary and provides a diversity in large species that is not found anywhere else in this area. The redwoods provide a specific habitat type and their proximity to the river makes them rather important to local and migratory species, including Federally listed salmonids. I would like to see an alternative parking plan developed that preserves these trees as well as some of the other mature on site trees. In addition, I believe that these trees are an asset to the site and provide a pleasant, individualized character that is worth preserving. I imagine that the matter of these trees will need further discussion at a formal meeting. Thanks, Ryan CC: Bruce Fletcher; Carol Lumb; Gary Schulz; Jill Mosqueda; Jim Morrow; Rick Still; Steve Lancaster; Tom Pulford Page 1 Carol Lumb Foster Gol Redwoods From: To: Pulford Date: Subject: Ryan Partee Bruce Fletcher; Carol Lumb; Jill Mosqueda; Jim Morrow; Steve Lancaster; Tom 11/25/02 10:48AM Foster Golf Redwoods Hi, In doing some research to follow up on a few questions asked by Steve, I have some additional infomation concerning the golf course redwood trees. I would like to point out that marbled murrelets Brachyramphus marmoratus another Federally listed species (Threatened, Federal ESA in 1992) uses redwood trees for nesting. Since they have a presence within greater Puget Sound, one would be able to reasonable presume that the potential for nesting behavior by this bird could occur at the golf course. Certainly, since they are drawn to this habitat type, I would expect at least an occasional seasonal presence much in the same way that there is an occasional bull trout occurance in the lower Duwamish. The issue of the distance of the trees from the river where this threatened species concerned is moot. The proximity of these redwoods to the river has little bearing on murrelets use as they will fly over 40 miles (sometimes much more) from their feeding areas to utilize trees like these. In addition to this, the trees provide insect food source for juvenile salmonids as well as habitat for other local species as I mentioned previously. I've attached a photo below as well as a few web pages for your review. Please let me know if you have any questions. Thanks, Ryan http: / /www.nps.gov /mora /ncrd /murrelet.htm http://www.spruceroots.orq/Murrelet.html http:// www. cws- scf. ec.gc.ca /hww- fap /hww- fap.cfm ?ID species= 27 &lanq =e Page 1 werP I Carol Lumb - Foster Tree From: Tom Pulford To: Lumb, Carol Date: 11/27/02 2:23PM Subject: Foster Tree Thanks for info on the tree assessment. Very thorough and in keeping with a good arborist. Page 1 sorry to see the redwoods to go. most will out last the new clubhouse given its forty year life. would be good to have replacement for character and wildlife cover but difficult to maintain in golf setting(maintenance) and parking lot due to room for large trees. Perhaps it maybe more appropriate to plant a mitigating grove close to the river to act as habitat for animal vs a habitat for cars. I still am a little concerned that the tree removal issues, site layout and the amount of grading are not shown together. You may have better documentation than I have had the opportunity to review. The arborist may not be aware of the amount of grading and drainage changes through that Foster Tree area. The arborist may not visualize that the new double lane road appears to be within the drip line of the Foster Tree. He may need to address if and if so how this additional paving and root compaction can be mitigated as well as to address the long term maintenance to encourage viability. An accurate depiction of the drip line on the grading and site layout plan would a good start. I am delighted to read that the Foster Tree is in a good condition as he indicates, this is spite of having a previous tree topping and years of a gravel road at its base. I believe he is a little conservative on the replacement value and perhaps he is not aware of the "cloud on the land title" that if were are to cause the untimely death of this tree, the .93 acre knoll reverts to the heirs. Carol Lumb - Foster Golf Trees From: Ryan Partee To: Jim Morrow Date: 12/3/02 3:48PM Subject: Foster Golf Trees z '~ w re 2 00 w= J F- U) w w 0 u _ cn w In the reports produced by Mr. Gilles, he states that each of these trees is in good health. Given the size z t— and age of each, I would expect each of these trees to outlive the design life of the new clubhouse (50+ z 0 years). w w I would like to point out that both the Foster Memorial Tree (Big Leaf Maple, Acer macrophyllum) and the 0 port orford cedar Chamaecyparis lawsoniana, are well established, mature trees. While I would agree that p H th ere is some root competition between these trees, this is a long- standing competition, which does not w appear to be fundamentally detrimental to either tree. Root competition is natural and expected, but is not 0 immediately life threatening to either tree in my opinion. What is of greater concern for the welfare of both L!- ~O these trees is the surrounding asphalt and compacted soils. Part of this root competition between these w z trees is caused simply by their proximity to each other. However, the main reason for this is that the cedar 0 does not have suitable soils to the west, and therefore concentrates its rooting efforts to the east where it ~O inevitably must compete with the maple. z If the asphalt to the west of the cedar tree was removed and the soils re- worked as in the case of the gravel driveway removal, both trees would benefit. This would allow both trees to continue to coexist since each would be afforded the opportunity for a greater root zone area from which to draw resources. Jim, I have read through Brian Gilles reports concerning the Trees at Foster Golf. Here are my comments on his documents as well as some editorial comments. While Mr. Gilles reports are well done, I would be curious in hearing his suggestions as to what could be done to conserve and rehabilitate these trees (i.e. asphalt removal, soils rehabilitation, mychorrhizal fungal and tree based fertilizer soil injection). The reports center on defining the trees current status and recommending them for removal. I am of the opinion that we have a unique chance to preserve and help these trees recover. The port orford cedar and the Foster Memorial Tree This of course would also apply to the other parking lot trees slated for removal.- I disagree with his recommendation to remove the port orford cedar. Parking lot access road around the Foster Memorial Tree... The layout for the new paved access road around the foster memorial tree does not conform to City of Tukwila Code.18.44.130. B.1: "B. River environment uses shall conform to the following standards: 1. Access roads, parking or storage areas, the closest edge of which shall be a minimum of 40 feet from the mean high water mark ;" The new access road encroaches into this 40 -foot management zone as well as the dripline of the Foster Memorial Tree (attachement). Reconstruction of the existing road would further serve to compact the soil surrounding the tree and most likely have a detrimental impact on what roots have penetrated under this Page 1 Carol Lumb - Foster Gol Trees area. This certainly could effect its longevity. Tree removal in general... What appears to be the limiting factor on all of the trees discussed in Mr. Gilles reports is the previously allowed parking lot construction (pavement), site development and former tree maintenance practices. I am truly amazed that the mature trees within the existing parking area are doing as well as they are given these growing conditions and their previous treatment. As a Biologist I have a strong objection to the removal of the redwoods and cedar located in the north end of the existing parking lot. That stand of trees is unique within the lower Duwamish Estuary and provides a distinct diversity in coniferous species that is not found anywhere else along the river corridor within Tukwila. The redwoods and the port orford cedar, provide a specific habitat type and their proximity to the river makes them rather important to local and migratory species, including Federally listed salmonids (chinook salmon and bull trout). These trees may also benefit another Federally listed species, the marbled murrelet Brachyramphus marmoratus. Marbled murrelets are known to use redwood trees (and other mature coniferous trees) for nesting. Since they have a presence within greater Puget Sound, one would be able to reasonably presume that the potential for nesting behavior by this bird could occur at the golf course. Certainly, since they are drawn to this habitat type, I would suspect that there might be at least an occasional presence much in the same way that there is an occasional bull trout occurrence in the lower Duwamish. The issue of the distance of the trees from the river where this threatened species concerned is moot. The proximity of these redwoods to the river has little bearing for murrelets as they will fly over 40 miles (sometimes much more) from their feeding areas to utilize trees like these. Although the likely hood that murrelets would utilize these trees in any fasion is slim, the potential does exist. In addition to this, the trees provide insect food source for juvenile salmonids as well as habitat for other local species despite the fact that most of the trees are over 200 ft from the OHWM. Perhaps what is most puzzling about this project is that for whatever the reason, (political, economical, sight line from Interurban) I have seen no attempt to design the site improvements to accommodate the parking lot trees proposed for removal. It is true that most all of the trees are outside the 200 -foot shoreline management area and as such, have little in the way of regulations to protect them. It is also true that there is no City regulation that would stop the trees from being cut down. The tree cutting is left to the discretion of the developer, which in this case is us. From what I understand, Tukwila was the 4th City in the United States to obtain an accredited Backyard Wildlife Habitat Certification. This certification was received in May of 2002 and was acknowledged by U.S. Senator Maria Cantwell who sent along her congratulations saying. "By receiving this distinctive honor, the City of Tukwila has become a leader in our region by creating a model for protecting wildlife right in our own backyards. Tukwila has shown that developing a community habitat is something all local residents can work toward with a sense of accomplishment and pride. Protecting the environment has always been one my top priorities. I applaud the Tukwila Wildlife Habitat Project and residents of Tukwila for partnering with the National Wildlife Federation to make environmental protection one of your priorities." Pam Linder is also a member of the Backyard Wildlife Habitat Program and has been a supporter of that project from its start in 1999. Taking down these trees without examining the options for their preservation is simply negligent and irresponsible. We owe it to our citizens to do whatever is necessary to conserve these trees. From a Page 2 Carol Lumb - Foster Golf reeds . Page 3 Public and Community Relations stand point, it is not proper that a City project on City land not work to preserve and protect trees that not only have important habitat value, but also important historical value on the boundary line of the Foster Homestead. I would like to see an alternative parking plan developed that preserves these trees as well as some of the other mature on site trees. In addition, I believe that these trees are an asset to the site and provide a pleasant, individualized historical character that is worth preserving. Please let me know if there is anything else I can do regarding this matter. Thanks, Ryan Senator Cantwell quote from: http:// www. nwf. org/ backyardwildlifehabitat /tukwilaCertified.cfm CC: Carol Lumb; Steve Lancaster 4i67ax'.i�t1=11..�a - �- J • Carol Lumb - Redwood trees at Foster G Links From: Emelie McNett <EmelieMontgomery©netscape.net> To: <tukplan @ci.tukwila.wa.us> Date: 12/4/02 7:31 AM Subject: Redwood trees at Foster Golf Links Page 1 =I I understand the City of Tukwila is planning to cut some very large trees at the Foster Golf Links. While I Z am not a resident of Tukwila (I live in Burien), I was an active member in Tukwila's Backyard Wildlife ? z Habitat Committee and learned a great deal about the importance of large trees to the urban environment. ILI They absorb pollutants, mitigate storm water runoff, cool an area when its hot, keep an area warm when D it's cold, provide possible nesting sites for threatened /endangered high- nesting birds (eagles, marbled U O murrelets, osprey, heron), and take decades if not centuries to replace. u) 0' cn w J I urge you to reconsider your decision about this action. A reply would be appreciated. I- C0 w w 0 Sincerely, 2 Emelie McNett 206 - 478 -9598 Burien Backyard Wildlife Habitat Project = 0 F..w Z I The NEW Netscape 7.0 browser is now available. Upgrade now! Z 0 http:// channels. netscape .com /ns /browsers /download.jsp w w; 2 Cf Get your own FREE, personal Netscape Mail account today at http: / /webmail.netscape.com/ U N_ • 0 I- . wW CC: <slancaster @ci.tukwila.wa.us> 2 u F-: -- O LI. z I . O ~' Z Lurnb:FJoste golf course , Page 1 From: Don Scanlon <donscan @donscan.org> To: <tukplan @ci.tukwila.wa.us> Date: 12/4/02 12:17PM Subject: Foster Golf course Redwood Trees Hi, I would like to make known my objection to removing the large Redwood tree's as part of the Foster Golf Course renovation. Large trees such as these are an invaluable resource for wildlife. Of all the things we can do for wildlife preserving large trees is the most important because it takes so long to replace them. As a member of the Tukwila Wildlife Habitat committee I thought Tukwila was going to become a leader in preserving wildlife habitat when we became certified as a wildlife community. I would hate to see Tukwila go back to a policy of removing habitat when it gets in the way. Habitat has to be a top priority. I would gladly help in developing an alternative plan that would preserve this habitat. CC: <slancaster @ci.tukwila.wa.us> Carol Lumb - Foster Trees y From: "Chris Mitchell" <pelfolios @worldnet.att.net> To: <tukplan @ci.tukwila.wa.us> Date: 12/4/02 1:37PM Subject: Foster Trees December 4, 2002 Tukwila Planning TO THOSE CONCERNED We would like provide input on the issue of cutting down large, old trees on the Foster Golf Course. We trust that the city will scrutinize this issue closely; we hope that you will decide not to cut down the trees. Tukwila is fast loosing large portions of it's wooded areas and other wildlife habitat to development and factors such as the Citrus Longhorned Beetle. Tukwila was recently recognized as the first National Wildlife Habitat Community in Washington state. We would hate to see the city make such a short- sighted decision as to cut down these trees which provide significant habitat. Old, large trees such as these cannot be easily replaced. Simply planting other trees does not replace the habitat that is lost when an old tree is destroyed. Sincerely, Chris Mitchell and Michelle Roedell 13425 43rd Avenue South Tukwila, WA 98168 206 - 244 -00376 pelfolios @worldnet.att.net CC: <slancaster @ci.tukwila.wa.us> Page 1 12/04/02 WED 18:08 FAX 253 931 0752 Steve Lancaster Responsible Official City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 RE: Foster Golf Course MDNS E02 -020 Dear Mr. Lancaster: MUCKLESHOOT FISH MUCKLESHOOT INDIAN TRIBE Fisheries Department 39015 - 172 Avenue SE • Auburn, Washington 98092 -9763 Phone: (253) 939 -3311 • Fax: (253) 931 -0752 December 4, 2002 The Muckleshoot Indian Tribe Fisheries Department has reviewed the Mitigated Determination of Non - Significance (MDNS) for the proposed modifications to the Foster Golf Course, located along the Green River.. This project is within the Tribe's Usual and Accustomed Fishing Area. We are sending these comments in the interest of protecting and restoring the Tribe's treaty- protected resources. The proposed modifications to the existing golf course include, but are not limited to, expansion of the parking lot, increasing the current stormwater system, and removing trees along the Green River. As proposed in the MDNS, these three activities have the potential to cause adverse impacts to salmonid habitat with inadequate mitigation. For example, the SEPA review notes that 32 replacement trees will be required for the removal of cedar trees that are 50+ years in age along the Green River. While the size of replacement trees are not specified in the MDNS, it is unlikely that they will be equivalent in height and/or diameter to 50+ year -old trees. The trees to be removed are older; therefore, they are more likely to recruit into the Green River sooner than the replacement trees. Therefore, the project should be modified by requiring wood to be place into the Green River of sufficient size and number to mitigate for the loss of large cedar tree removal. The amount of wood needed depends on the temporal extent of the project impacts. These impacts depend in part on how many trees are removed for what aspects of the project to discern shorter and long term impacts. For example, some trees may be removed due to a reconfiguration of a golf green and could be revegetated, whereas the parking lot will cause a permanent loss of riparian vegetation and is in an area that one could expect trees to grow and recruit into the Green River. The parking lot, as noted above, is within the riparian zone of the Green River where trees could recruit to the River. The portion of the parking lot that is in this zone should be relocated and revegetated to allow for trees to grow and recruit into the River in the future. We appreciate the opportunity to comment on this proposal. If you have any questions, please contact me at (253) 939 -3311, extension 116. 1Z 002 12/04/02. WED 18:09 FAX 253 931 0752 Muckleshoot Indian Tribe Fisheries Department Comments to Foster Golf Course MDNS E02 .020 Sincerely, Karen Walter Senior Watershed Coordinator Cc:. Carol Lumb, Senior Planner, City of 'Tukwila Larry Fisher, WDFW, Region 4 XUCHLESHOOT FISH December 4, 2002 Page 2 Ib 003 z • -z .6D •J U: 00 : •.W J H` U-' w o: Q t-- • _. I- 0 ; ID U • � w w . H U — O Z• • W 0 • 2 Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I. ,JO f - �,�yf /7/ HEREBY DECLARE THAT: X . Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt /T 526' ' A-e--, &i,L-batee-e..e G7-t-6.G.i; v 2 ! Notice of Action Planning Commission Agenda Pkt Official Notice Mailer's Signature: GL' Short Subdivision Agenda i/te Notice of Application Shoreline Mgmt Permit L Notice of Application for Shoreline Mgmt Permit _ __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other Was mailed to each of the addresses listed on this o ' day of , O //, in the year 20 07-- P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM • Project Name: /a,yj e /T 526' ' A-e--, &i,L-batee-e..e G7-t-6.G.i; v 2 ! Project Number: Mailer's Signature: GL' i/te Person requesting mailing: L . 4/7 6 --- Was mailed to each of the addresses listed on this o ' day of , O //, in the year 20 07-- P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM • City of Tukwila Department of Community Development Steve Lancaster, Director November 27, 2002 Application filed: Notice of Completeness Issued: Notice of Application Issued: c: \mydocs \Foster Golf Course \pubheamot.doc CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION The City of Tukwila Parks and Recreation Department has filed a design review application to construct a 14,600 square foot clubhouse with associated parking for 286 vehicles. The proposed clubhouse includes a 200 seat restaurant and lounge, a pro shop and 2,000 square foot meeting room. The project is located on a portion of a 60 -acre site developed as an 18 -hole golf course at 13500 Interurban Avenue South. The existing golf course clubhouse, constructed in 1946, along with some outbuildings will be demolished. You are invited to comment on the project at the public hearing scheduled for Thursday, December 12, 2002 at 7:00 p.m. before the Tukwila Planning Commission. The hearing will take place at Tukwila City Hall in the City Council Chambers, 6200 Southcenter Boulevard. To confirm the time and date of the hearing, please call the Department of Community Development at 431 -3670. For further information on this proposal, contact Carol Lumb at 431 -3661 or visit our offices at 6300 Southcenter Boulevard, Suite 100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Other known required permits include: • Land Altering and Grading • Special Permission Parking • Shoreline Substantial Development Permit FILES AVAILABLE FOR PUBLIC REVIEW The project files are available for review at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development, located at 6300 Southcenter Boulevard, Suite 100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Please call 431 -3670 to make sure the files will be available. August 16, 2002 September 23, 2002 October 9, 2002 Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206-431-3670 • Fax: 206-431-3665 MR- 13500 Interurban Ave S Tukwila, WA 58168 -3332, US s r � • ti. adarn 5 136th . /..Foster S 137th St All rights restryett,..pse Subject to icense /Comriciht -3 4 s l'290 6 E • - $ 126th PI mr S 127th uh f P rivacy Policy & Leg l_�loucas © 2002 MapQuest.com, Inc. All rights reserved. 0) i ,zoom S 125th St 600ft ph • x . *• .. to$ rr Foster Golf` • ••:Link: Back i � N Duvraini .RIVer, r N S i�l2nd StL �,� .�S 143rd St • Tukwila`�•;'g u . . , S ' it ' , 4th: St I b - I > 4; '= Ha':elnut Pa.rl; ` s0 S 146th St v w , 1� z_ m . S 14Tth St eb 02002 MapQuestcom, Inc.; 02002 Navklatbn Technobcies This map is informational only. No representation is made or warranty given as to Its content. User assumes all risk of use. MapQuest and its suppliers assume no responsibility for any loss or delay resulting from such use. RECEIVED AUG 1 6 2002 COMMUNITY DEVELOPMENT http: / /www.mapquest.com/ maps / print. adp? mapdata= xU4YXdELrnBF7ub %2f4bLfx 1 Mrj L... 8 /16/2002 - BUILDING INFORMATION SITE PLAN Scue. rw.w.0 SCALE • 1 - PARKING DATA 10 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. Csy o(ScaTac 17900 InIcsnational L174 &a.. SoTac, WA 98188 206241.9100 Ncw ScaTac Gq 11a • Valk( 11.61h Rem.lan 4800 So. In& ScaTK WA 9 0102 SS DAC 68/08/02 9Th PLLN & GENERAL INFORANTION AS SHOWN RE V 7,767- AUG 1 , n, DE E D� 4�f NORTH ELEVATION I LJ •.•.r • 7 • • ran EAST ELEVATION f•'t11J ea• • ra•1 •7• • •a•7 WEST ELEVATION 6 Vilert SOUTH ELEVATION •7 . • r an Iff TO &LAO NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. City u(Tutwla 13900 Lucau.6an Ave S. Tuly l . WA 9910 206 - 1730179 Nor Fbaua C annn.nac 135001nrn Tulwila WA 96.00 1701 ss DAC 07/20/02 bU11DING ELEVATION, 1/•'= 1 Ms. Diane Buck 13048 57 South Tukwila. WA 98188 Cascade Bicycle Club P.O. Box 15165 Seattle, WA 98115 'John Neller Boeing Employees Bicycle Club MS 41 -23 P.O. Box 3707 Seattle, WA 98124 Bicycle Alliance of Washington P.O. Box 2904 Seattle, WA 98111 David A. Clark David A. Clark Architects 11737 SE 256 Pl. Kent, WA 98031 -7897 John Neller 1300 S. Eagle Ridge #1069 Renton, WA 98055 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT ;000300- 0094 -04 QUY ROBERT J +JILL K 13712 56TH AVE S TUKWILA WA 1000300- 0095 -03 REYES EMILIANO 5320 S 137TH ST' SEATTLE WA ;000300- 0098 -00 MALONE CAROL 13720 56TH AVE S TUKWILA WA 000300 - 0091 -07 VOMENICI RAY +PATRICIA 7804 S 135TH ST SEATTLE WA 000300 - 0100 -06 SAARI NORRIS 13535 53RD AVE S SEATTLE WA 000300- 0115 -09 HIC I LLC PO 80X 700 MERCER ISLAND WA 98040 199999 98178 399999 98168 1N9999 98168 462930 98168 98168 249999 142304 - 9041 -05 BURLINGTON NORTHRN SANTA FE090764 ATTN PROP TAX PO BOX 96189 FORT WORTH TX 76161 1.42304-903-03 RAILWAY CO579800 916 SMITW4OWER SEATTLE WA 98104 • 000300 - 0068 -06 MCGUIRE ROBERT C 216 E BOSTON ST SEATTLE WA 000300 - 0070 -02 HANLON RICHARD C JR 13611 54TH AV S TUKWILA WA 000300- 0077 -05 PALMER WILLIAM 15714 SE 26TH ST BELLEVUE WA 000300- 0078 -04 KING ROBERT #15237 C/0 EXECUTIVE HOUSE INC 7517 GREENWOOD AVE N SEATTLE WA 000300- 0083 -07 CRAIG KRYSTAL K 13600 53RD AVE S TUKWILA WA 000300- 0086 -04 DUNNING CRAIG 5330 S 136TH TUKWILA WA 000300 - 0089 -01 MCGUIRE ROBERT C 216 E BOSTON ST SEATTLE WA 000300 - 0090708 VOMENICi RAY 7804 S'135TH SEATTLE WA 760483 98102 219999 98168 100268 98008 681124 98103 899999 98168 449999 98168 760483 98102 R0578 98178 Cizy of Tukwila Application filed: Notice of Completeness Issued: Notice of Application Issued: c: \mydocs \Foster Golf Course \pubheamot.doc Department of Community Development Steve Lancaster, Director November 27, 2002 CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION The City of Tukwila Parks and Recreation Department has filed a design review application to construct a 14,600 square foot clubhouse with associated parking for 286 vehicles. The proposed clubhouse includes a 200 seat restaurant and lounge, a pro shop and 2,000 square foot meeting room. The project is located on a portion of a 60 -acre site developed as an 18 -hole golf course at 13500 Interurban Avenue South. The existing golf course clubhouse, constructed in 1946, along with some outbuildings will be demolished. You are invited to comment on the project at the public hearing scheduled for Thursday, December 12, 2002 at 7:00 p.m. before the Tukwila Planning Commission. The hearing will take place at Tukwila City Hall in the City Council Chambers, 6200 Southcenter Boulevard. To confirm the time and date of the hearing, please call the Department of Community Development at 431 -3670. For further information on this proposal, contact Carol Lumb at 431 -3661 or visit our offices at 6300 Southcenter Boulevard, Suite 100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Other known required permits include: • Land Altering and Grading • Special Permission Parking • Shoreline Substantial Development Permit FILES AVAILABLE FOR PUBLIC REVIEW The project files are available for review at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development, located at 6300 Southcenter Boulevard, Suite 100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Please call 431-3670 to make sure the files will be available. August 16, 2002 September 23, 2002 October 9, 2002 Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 - 3665 State of Washington County of King City of Tukwila CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E - mail: tukplan a.ci.tukwila.wa.us ,- ' Z • W JU 00 <n � w W. J 1 _, w W Q = �.. W Z = i+e. ' h �l I�ra1 t•41ttc w O W U� 0— W w • w Z Applicant -or -Pre' H gnature O AFFIDAVIT OF INSTALLATION AND POSTING OF P^�#�\J BM&IN - IAN - SIGN(S) � c. UfCf'1/lvle. fOohc:_e_ I C 'Pt'/0 t. Lv lr k (PRINT NAME) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on 1 — 21 -02_ tj Public Notice Board(s) in accordance with Section 18.104.110 and the other applicable guidelines were posted on the property located at 13 SOO S Aire 5 so as to be clearly seen from each right -of -way primary vehicular access to the property for application file number I herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or within fourteen (14) days of a Notice letter. On this day personally appeared before me to me known to be the individual who executed the foregoing instrument and acknowledged that he /she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN to before me this day of NOTARY PUBLIC in and for the State of Washington residing at My commission expires on City of Tukwila Department of Community Development / 6300 Southcenter BL, Suite 100 / Tukwila, WA 98188 / (206) 431 -3670 MITIGATED DETERMINATION OF NON - SIGNIFICANCE (MDNS) Z Q File Number: E02 -020 w Applied: 08/16/2002 6 ce D Issue Date: 11/20/2002 U O Status: ISSUED u) 0 u) w w i I-- Proponent: TUKWILA DEPT. OF PARKS AND RECREATION Lead Agency: City of Tukwila 0 w Description of Proposal: u- Q SEPA FOR NEW 14,600 SQ. FT. CLUBHOUSE FOR FOSTER GOLF COURSE, A 200 SEAT RESTAURANT, 286-CAR D G PARKING LOT, 2,000 SQ. FT. MEETING ROOM, ALTERATION OF GOLF COURSE TEES & GREENS NEAR ALTERED t w STRUCTURES AND DEMOLITION OF EXISTING CLUB HOUSE AND ASSOCIATED BUILDINGS. Z I = - F- O Location of Proposal: w Address: 13500 INTERURBAN AV S TUKW n o Parcel Number: 0003000049 U Section/Township /Range: 04 -14 -23 0 F- ww The City has determined that the proposal does not have a probable significant adverse impact on the environment. An environmental i 0 impact statement (EIS) is not required under RCW 43.21c.030(2)(c). This decision was made after review of a completed 0 environmental checklist and other information on file with the lead agency. This information is available to the public on request. The w Z conditions for this SEPA Determination are amended at the end of this document. U 0 "— This DNS is issued under WAC 197 -11- 340(2). The conditions are attached. Comments must be submitted by ( — 2 i— 0 Z. . z The lead agency will not act on this proposal for 14 days from the date below. For a copy of the appeal procedures, contact the City of Tukwila Department of Community Development. Steve Lancaster, Responsible Official City of Tukwila 6300 Southcenter Blvd Tukwila, WA 98188 (206)431 -3670 doc: Miscperm E02 -020 Date Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of action unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time period to appeal the governmental action that is subject to environmental review. (RCW 43.21C.075) SEPA Determination Conditions: 1:, Excavations into historically native soil, when in an area of archaeological potential, shall have a professional archaeologist on site to ensure that all State statutes regarding archaeological conservation /preservation are implemented. The applicant shall provide a written commitment to stop work immediately upon discovery of archaeological Printed: 11 -20 -2002 City of'iukwila Department of Community Development / 6300 Southcenter BL, Suite 100 / Tukwila, WA 98188 / (206) 431 -3670 remains and to consult with the State Office of Archaeology and Historic Preservation to assess the remains and develop appropriate treatment measures, which mayh include refilling the excavation. 2: A certified arborist must identify measures to protect the Foster Maple Tree, both during construction as well as after completion of the project. 3: The historic characteristics of the George Eddy house, Windrow and existing clubhouse must be documented by a professional historian prior to demolition of the structures and removal of the trees. 4: Green River Trail users must be notified when construction activities will disrupt Trail usage along Interurban Avenue South. Notification shall include posting the Trail at least one week prior to any closure or rerouting of the trail and notifying user groups buy mail at least one week in advance. Printed: 11 -20 -2002 November 19, 2002 To: Steve Lancaster, Director Fm: Carol Lumb, Senio Tanner Re: Project File No. E02 -020: Foster Golf Links Clubhouse Project Description: MEMORANDUM Construct a 14,600 square foot clubhouse, demolish an existing three -story clubhouse and associated buildings, alteration of golf course tees and greens near the new structure and new 286 car parking lot. The proposed clubhouse includes a 200 seat restaurant and lounge and two one thousand square foot meetings rooms. Proponent: City of Tukwila Department of Parks and Recreation Location: 13500 Interurban Avenue South Date prepared: November 19, 2002 Lead Agency: City of Tukwila, Department of Community Development Comments on Document: Two comments were received. One person commented on the impact of construction on use of the Green River Trail that runs along Interurban Avenue South. A response to these comments is found under "Recreation." A second person objected to the removal of the Windrow trees. A response to this comment is found under "Plants." Other Agencies of Jurisdiction: Department of Ecology z � W ug -J U O 0 cn o . cn W J = 1- U) L L W g Q . d = W Z I ... I— 0 Z I— U � O - ▪ I- I- /-1-" o Z W 0 z SEPA Review — E02 -020 Foster Golf Course Clubhouse November 19, 2002 Recommendation: Determination of Non - Significance, Mitigated (MDNS) '~ w Existing Environmental Information: QQ J U tn J = I-- (./) 0 �Q a Z = Summary of Primary Impacts: z w U D N The soils at the proposed clubhouse site are silty sands. The site is developed as o l— a golf course, which has slight variations in topography. The steepest slope on the site is 37 % on an adjacent course. Approximately 8,000 cubic feet of fill 0 and 1,600 of cut are planned as part of the construction activity. The building w z pad and surrounding area will be filled to raise the elevation to 20 feet in order o to be above the 100 -year flood plain. 0 I • Technical Information Report, prepared by Bush, Roed & Hitchings, Inc. (July 25, 2002) • Clubhouse Feasibility Study, prepared by David A. Clark Architects, (June 25, 2001) • Proposed Foster Golf Course Clubhouse Archaeological Resources and Traditional Cultural Places Assessment, prepared by Larson Anthropological Archaeological Services Limited (July 19, 2002) Earth The entire golf course site is 60.6 acres; the clubhouse and parking lot comprise a small portion of the overall site and will cover approximately 6% with impervious surface. Standard erosion control measures will be used during construction: silt fencing will be located along the downhill perimeter of the disturbed areas; silt protection will be placed on all existing and poposed catch basins; rock construction entrance will be installed; and a sediment pond to retain runoff will be created. Air Normal emissions and dust associated with use of construction equipment will occur during construction of the project. After construction, odors from the restaurant cooking exhaust and normal exhaust associated with vehicular traffic will occur. Water trucks will be used as needed during construction to keep the dust down. All equipment will meet local, state, and federal emission standards. This site is affected at times by odors from the rendering plant to the east. c:\mydocs \Foster Golf Course\sepa -rpt 2 z SEPA Review — E02 -020 Foster Golf Course Clubhouse November 19, 2002 Water The Green River abuts the site on three sides of the overall project site, although z the construction of the clubhouse is not within the shoreline environment. The 1 z project is subject to the State Shoreline Management Act since landscaping, cc w portions of the driveway and parking areas, and the enlargement of the 6 v retention/bioswale will be within 200 feet of the shoreline. U o to 0 tn w No fill or dredge material will be placed in or removed from surface water, nor w i will there be any surface water or ground water withdrawals or diversions. The N w project site lies within the 100 -year floodplain. No discharges of waste 2 materials to surface waters will occur. The existing storm water collection g system will be revised to handle the new clubhouse and parking areas. An "- a existing retention bioswale that is within the Low Impact Environment of the 5.12 a shoreline will be enlarged to handle the runoff from the enlarged parking lot and Z clubhouse and off -site city shops. The retention bioswale has a flapgate that F- p prevents pond waters from going back into the storm drain system and a second w w flapgate between the pond's outlet and the river to prevent backwater flows from 2 o the river into the pond. o co 0H The applicant has noted that the only added impact to water related to this = w project will come from the larger size of the parking lot and the larger building o footprint size. The runoff from the city shops is an existing connection that is z to not being altered by this project. The detention pond is being enlarged to handle v the larger on -site footprint. At the request of the Public Works department, the o I pond is being enlarged to handle the off site water from the shops that was z previously not addressed when the original connection was made. No fuel storage area is included in the golf course project, and the applicant is not altering any method of storing, handling or use of fertilizers. The entire list of fertilizers used at the site has been approved by the City Public Works Department's Biologist for use on all areas of the course, including the areas adjacent to the river. However, this project will not house any fertilizers under any circumstances, even temporarily. The clubhouse will be connected to the City of Tukwila's sewage system. Plants The site is developed as a golf course, with manicured greens and varied vegetation. There is a windrow of cedar trees, some of which fall within the shoreline environment, that are proposed for removal. These trees are thought to have been planted in 1932 by George Eddy, at the time he constructed the house c:\mydocs \Foster Golf Course \sepa -rpt 3 SEPA Review — E02 -020 Foster Golf Course Clubhouse November 19, 2002 that lies just to the east of the historic Foster Maple Tree. Those trees removed within the Low Impact shoreline environment must be replaced based on the City's Tree Ordinance (TMC 18.54). Based on the size of the trees to be removed, approximately 32 replacement trees will be required. Some of the replacement trees must be used to screen the revised parking area to the east of the historic tree, other of the replacement trees may be used to enhance the riverbank in the area adjacent to where the cedar trees are being removed. Landscaping will be provided at the front of the site, in the parking areas and around portions of the building as required by the City's Landscape Code, TMC 18.52. One comment was received by an adjacent resident in the single family neighborhood across the River objecting to the removal of the Cedar trees due to their aesthetic value and the danger of clearing and dirt movement near waterways. The City's Tree Ordinance, while encouraging retention of trees, does not prohibit their removal. As noted above, at least 32 replacement trees will be required. The historic Foster Maple Tree is located in the northwest portion of the site, adjacent to the river. This maple tree was planted by Joseph Foster, one of the original settlers in Tukwila, probably around 1873. A certified arborist has been hired to provide guidance on the protection of the tree, both during the construction activities as well as in the future after completion of the new clubhouse and supporting infrastructure. Information is not available yet as to the arborist's recommendations. A number of existing trees in the current parking lot will be removed to permit the regrading of the parking lot and relocation of the main entrance to the facility. The Technical Information Report notes that the existing paving of the driving and parking surfaces is in poor repair in part due to tree roots. There are no listed plant species in Tukwila that are threatened or endangered. The applicant notes that the trees were not considered to be retained so as to provide the most usable and accessible parking spaces close to the clubhouse. Removing these trees will reduce the amount of existing golf and open space that must be converted to new parking space. Where reasonable tree digging is possible, the applicant states that trees located in the existing parking lot and those in the south parking lot expansion area will be dug and transplanted by Parks Department for use on other park sites. The demolition/construction period is outside the usual tree digging season so it is not feasible to transplant the trees for this project. Animals The SEPA Checklist notes that hawks and songbirds, have been observed on or near the site. The site is located along the Pacific Flyway migration route. The only mammals observed on the site are deer and rabbits. While the Checklist c:\mydocs \Foster Golf Courselsepa -rpt 4 nuie . ,ice SEPA Review — E02 -020 Foster Golf Course Clubhouse November 19, 2002 states that no fish have been observed, the National Marine Fisheries Service has recently listed the Puget Sound Chinook salmon as a threatened species. This species is known to inhabit the Green River. The applicant provided the following information related to animals on the site: c:\mydocs \Foster Golf Course\sepa -rpt "The cedar trees currently may provide some nesting opportunities for wildlife, but are not close enough to the River to provide shade. While no eagles have been observed in the vicinity during field visits, the large cedars could potentially be used for perching. After removal of the trees it is unknown whether eagles would seek alternate perch locations in other tall trees located on the golf course. As the golf course is always planting and removing trees during its six year master plan alteration, it is unlikely, but unknown, that the removal of the planned trees on the fully treed 60 acre site will cause disruption to the flyway patterns. Replacement trees are being installed on the golf course and in the parking lot. "While coastal bull trout are listed as threatened under the Endangered Species Act, no data on file at the City of Tukwila was available that listed or identified confirming the presence of spawning or rearing bull trout within the Duwamish River. "Previous Environmental Impact statement on file at the City indicate the Puget Sound Evolutionary Significant Unit (ESU) Chinook salmon are federally - listed as threatened under the Endangered Species Act. Reproducing populations of Puget Sound ESU Chinook salmon exist in the Duwamish River, however, the development of the clubhouse and removal of the cedar trees is not expected to have an impact on the salmon population." Energy/Natural Resources Electricity and natural gas will be used in the building for heating, lighting and cooking facilities. Diesel fuel will be used in construction equipment during construction. The project will not affect the potential use of solar energy by adjacent properties. The building will be designed to meet the Washington State Energy Code to save energy in heating and cooling the structure. Environmental Health No special emergency services will be required as a result of the proposed project. Noise is generated by traffic along the street in front of the golf course. There are train tracks on the northeast property line. Construction noise will 5 SEPA Review — E02 -020 Foster Golf Course Clubhouse November 19, 2002 occur during regular hours of 7:00 a.m. to 10:00 p.m. Noise from music from the restaurant and outdoor patio and the public address system for golfers, similar to existing levels, will occur once the clubhouse construction is completed and the building is open for business. Land/Shoreline Uses The area is the site of one of the original homesteads in Tukwila, settled by Joseph Foster. The site was developed as a golf course in 1925. Residential uses lie to the northeast and across Interurban Avenue South on the west. A Metro park and ride facility is also located across Interurban. City shops border the golf course on the south along with a Metro pump station. A small portion of the overall golf course site is zoned Commercial/Light Industrial (C/LI) with the remainder zoned Low Density Residential (LDR). The Comprehensive Plan Land Use Map designates the site Commercial/Light Industrial and Low Density Residential. Half of the proposed clubhouse is located in the C/LI area with the remainder located in LDR. The Shoreline Master Program designation is Urban and the proposal must obtain a Shoreline Substantial Development permit. The project is subject to review by the Tukwila Board of Architectural Review, which will review the design of the project, proposed landscaping etc. The front property line is unclear at this point; when the property line has been identified, front landscaping will be reflected on the landscaping plan. The existing clubhouse, maintenance office (former George Eddy house) and maintenance shed will be demolished. Approximately 19 -40 people will work on the site when the project is constructed. Housing No housing exists on the site. The former George Eddy house was used until recently as the maintenance office for the golf course. Aesthetics Wood siding and stone "type" veneer is proposed for the clubhouse building. The tallest portion of the structure is 40 feet, which falls within the C/LI zoned portion of the site. Golf course netting along the 18 fairway is visible from the multifamily housing on the west -side of Interurban Avenue South. The netting reaches 40 feet in height. The project is subject to design review and will be considered by the Tukwila Board of Architectural Review. c:\mydocs \Foster Golf Course\sepa -rpt 6 SEPA Review — E02 -020 Foster Golf Course Clubhouse November 19, 2002 Light/Glare The parking lot will be lit at night. The lighting in the parking lot will be z directed so as to minimize any spillage off -site. There may be minimal glare z z from the glazing on building at certain times of the day. w _t O 00 Recreation u) W J = The site itself is developed as a golf course, with a clubhouse that includes a u) u restaurant and lounge and a small pro -shop. The Green River Trail runs along w o 1 Interurban Avenue South, the western property line of the site. Use of the trail n may be disrupted during reconstruction of the parking lot. The trail will be u. u) posted prior to any construction that will disrupt or require relocation of the trail. _ Bicycle user groups will also be notified about any revisions to the trail. In Z = addition, the applicant has noted the following: "The Drawings have the 0 following note on the architectural site plans "Provide existing asphalt bike path w uj w & concrete sidewalk as required at new entrance. Contractor shall sign closure 2 o with warning signs approved by the City and shall restore smooth paved o c temporary paths within 48 hours of closure or as allowed by the City. Construct o I- new entrance in strict accordance with City Standards. See civil drawings for = w U F more information. ,,,, L ~ O u Z i I 0 F- Historic /Cultural Preservation An Archaeological Resources and Traditional Cultural Places Assessment was prepared for this site. The study determined that there may be a possible hunter - fisher- gatherer or ethnographic period campsite located on the site and that there are two historic buildings that may be significant, the current Foster Golf Links Clubhouse and George Eddy house as well as a cultural feature that may be significant, the Windrow, located on the property as well. The study recommends that the possible hunter - fisher- gatherer or ethnographic period campsite be avoided and that a professional historian inventory and if necessary evaluate the existing clubhouse, George Eddy House and Windrow for significance prior to demolition. The site also contains the Foster Maple Tree, which was planted July 4, 1873. The project will be required to have a professional archeologist on -site during any ground disturbing activities both in the area of the hunter - fisher- gatherer or ethnographic period campsite as well as any other areas where construction might intersect with undisturbed native soils. In addition, a professional historian must inventory and if necessary, evaluate the existing clubhouse, George Eddy House and Windrow for significance prior to their demolition. c: \mydocs \Foster Golf Course\sepa -rpt 7 3 'ea "rtz z SEPA Review — E02 -020 Foster Golf Course Clubhouse November 19, 2002 Transportation The site is served by Interurban Avenue South, which borders the property on the west. Interstate 5 and Interstate 405 are within one -half and one mile respectively of the site. The project proposes to relocate the current entrance to the site approximately 120 feet to the south and add a second entrance at the far south end of the site. The project will provide 286 parking stalls, an increase of 99 stalls over the existing 187 stalls. The site is served by transit and there is a park and ride lot across the street from the project. Public Services Utilities Recommendation Determination of Nonsignificance, Mitigated The following conditions apply to this project: 1. Excavations into historically native soil, when in an area of archaeological potential, shall have a professional archaeologist on site to ensure that all State statutes regarding archaeological conservation/preservation are implemented. The applicant shall provide a written commitment to stop work immediately upon discovery of archaeological remains and to consult with the State Office of Archaeology and Historic Preservation to assess the remains and develop appropriate treatment measures, which may include refilling the excavation. 2. A certified arborist must identify measures to protect the Foster Maple Tree, both during construction as well as after completion of the project. c:\mydocs\Foster Golf Courselsepa -rpt 8 A J.::,�'G�a+K iii. at +..ai z ;=z ct w 6 00 to o CD MI III = The construction of a larger clubhouse, with meeting space as well as enlarged restaurant and lounge will likely generate a slight increase in the need for public w services such as police and fire. A fire lane will be constructed around the new ? o clubhouse. 0 to 0— OH w L Utilities currently available at the site include electric, natural gas, water, refuse v service, telephone, storm water and sanitary sewer. No additional utilities are 1 anticipated to be needed as a result of the building construction. z , SEPA Review — E02 -020 Foster Golf Course Clubhouse November 19, 2002 3. The historic characteristics of the George Eddy house, Windrow and existing clubhouse must be documented by a professional historian prior to demolition of the structures and removal of the trees. 4. Green River Trail users must be notified when construction activities will disrupt Trail usage along Interurban Avenue South. Notification shall include posting the Trail at least one week prior to any closure or rerouting of the trail, and notifying user groups by mail at least one week in advance. c:\mydocs \Foster Golf Course\sepa -rpt 9 Gilles CLisulting Brian K. Gilles 4 2 5- 8 2 2 - 4 9 9 4 November 20, 2002 Z 1- z Rick Still, Assistant Director p Tukwila Parks and Recreation co w 12424 42n Avenue South Tukwila, WA 98168 co o. w SUBJECT: EVALUATION OF LARGE PORT ORFORD CEDAR TREE AT u. FOSTER GOLF LINKS = d w Z ro Z W w As you requested, while at the Foster Golf Links site on November 1, 2002, I also v N evaluated the large Port Orford Cedar tree that is just to the southwest of the Foster o E- Memorial Tree. Specifically you asked me to evaluate the tree for health and structure i u and to inform you if its condition warranted retention during your upcoming r_ u. expansion/development project. ui I- EXECUTIVE SUMMARY: z The tree is in good health and vigor. There is included bark between the trunks from the ground up four feet. This potentially weak structure can cause failure during severe adverse weather events. If left alone, the tree could survive for several more decades. The tree has a 60 to 65% chance of long term survival of the construction is limited to the current boundaries of the existing parking lot and access road. Dear Mr. Still: An additional factor to consider, however, is that, while the Port Orford cedar is healthy, it is competing with the Foster Memorial tree for resources such as water, nutrients, sunlight, and canopy space. Removal of the cedar will improve the long -term health of the Foster Memorial tree, as long as the tree protection measures that are delineated in my previous report, dated November 14, 2002, are followed to protect the Foster Memorial Tree from damage. METHODOLOGY: To evaluate the tree and to prepare the report, I drew upon my 20+ years of experience in the field and my formal education in Natural Resources Management, Dendrology, Forest Ecology, Plant Identification, and Plant Physiology. I also followed the protocol of the Fax: 425-822-6314 E -mail: bkgilles @aol.com 12823 NE 107th Place Kirkland; WA 98033 International Society of Arboriculture (ISA) for Hazard Tree Assessment while looking at the overall health of the tree and the site conditions. This is a scientifically based process to look at the entire site, the surrounding land and the soil, as well as a complete look at the trees themselves. In examining the tree, I looked at such factors as: size, vigor, crown ratio and class, density of needles, injury, insect activity, root damage and root collar health, crown health, evidence of disease causing bacteria, fungi or virus, dead wood and hanging limbs. While no one can predict with absolute certainty which trees will or will not fail, we can, by using this scientific process, assess which trees are most likely to fail and take appropriate action to minimize injury and damage. The tree was tagged and numbered tree #2. The tag is made of shiny aluminum, approximately 1 inch by 3 inches in size, and is attached to the tree with a short galvanized nail. The use of galvanized nails was to minimize rusting and streaking. Short nails were used so that they would not penetrate through the bark into the vascular cambium and potentially introduce pathogens. The tag was placed as high as possible to minimize its removal. The tag was placed on the backside of the tree as inconspicuously as possible so as to not draw attention. GENERAL SITE NOTES: The tree is located between Interurban Avenue South and the Green River in the Foster Golf Linksin a small patch of lawn with two other trees and some shrubs. The lawn area is just north of the existing house, which is scheduled for demolition. The lawn area is bordered on the west by an existing parking lot that is slightly higher in elevation than the lawn itself. There is an access road the curves around the lawn area to the north and east. The Foster Memorial Tree is located just 38 feet away. There is a small shrub hedge between the Cedar tree and the parking lot that is four feet to the west. OBSERVATIONS: • The tree is a Port Orford Cedar, Chamaecyparis lawsoniana that is forked at four feet above the ground. The trunk diameters, measured the standard 4.5 feet above the ground are 10.5, 25.7, and 22.3 inches in diameter. • The canopy: o The shape of the canopy is generally symmetrical in shape and weight distribution around the trunks. o The foliage is dense for the species indicating a high level of vigor. o The live canopy is approximately 95% of the entire tree height indicating good health and vigor. o The crown, the top 10 to 15% of the canopy, is healthy and strong. This also indicates a high level of health and vigor. Evaluation of Port Orford Cedar Foster Golf Links November 14, 2002 Page 2 of 5 es ..,c • The trunks are typical for the species: o As noted above, the trunk forks at four feet above the ground. • There is some included bark between two of the trunks that could indicate an internal structural weakness. o The trunks are straight above the fork. o There is a wound on the 25.7 -inch trunk with a rot pocket. ▪ The rot appears to be well compartmentalized and does not appear 4- w to extend into the rest of the tree. 6 • With the use of binoculars, I observed the main trunks and major v o branches. No insect infestations or woodpecker activity was co o observed. w • The tree appears to have adequate solid wood to support itself at this time and has the potential to survive one or more decades into w 0 the future. o The root collar has no apparent defects, no apparent fungal or bacterial infections, and no observable insect infestations. d o The parking lot was installed within five feet of the base of the tree. _ However, the tree appears to have adjusted to the loss of root zone and has Z F. recovered well. 1-• g GENERAL HEALTH CONCLUSIONS: n The tree is in ood health and structure considering its age and the installation of : g g� g oi- the parking lot and access road. The tree has potentially many decades of life left w w and is worthy of extra effort to maintain during expansion of the parking lots and 1 other improvements planned for the golf course. "- z w However, as noted earlier, while the Port Orford cedar is healthy, it is competing o with the Foster Memorial tree for resources such as water, nutrients, sunlight, and canopy space. Removal of the cedar will improve the long -term health of the Foster Memorial tree, as long as the tree protection measures that are delineated in my previous report, dated November 14, 2002, are followed to protect the Foster Memorial Tree from damage. WAIVER OF LIABILITY: There are many conditions affecting a tree's health and stability which may be present and cannot be ascertained, such as, root rot, previous or unexposed construction damage, internal cracks, stem rot and more which may be hidden. Changes in circumstances and conditions can also cause a rapid deterioration of a tree's health and stability. While I have used every reasonable means to examine these trees, this evaluation represents my opinion of the tree health at this point in time. These findings do not guarantee future safety nor are they predictions of future events. As conditions change is the responsibility of the property owners to schedule additional site visits by the necessary professionals to ensure that the long -term success of the project is ensured. It is the responsibility of the property owner to obtain all required Evaluation of Port Orford Cedar Foster Golf Links November 14, 2002 Page 3 of 5 v 3C7AT7:9"A • permits from the city, county, stated, or federal agencies. It is the responsibility of the property owner to comply with all applicable laws, regulations, and permit conditions. Thank you for calling Gilles Consulting for your arboricultural needs. I hope this report answers your questions. Please call me WI can provide more information or be of further service. Sincerely, Brian K. Gilles, Consulting Arborist ISA Certified Arborist — PN -0260 Evaluation of Port Orford Cedar Foster Golf Links November 14, 2002 Page 4 of 5 REFERENCES CONSULTED: Evaluation of Port Orford Cedar Foster Golf Links November 14, 2002 Page 5 of 5 1. Harris, Richard W. et al, Arboriculture, Integrated Management of Landscape Trees, Shrubs, and Vines, Third Edition, Prentice Hall, Upper Saddle River, New Jersey. 1999. 2. Mattheck, Claus Prof. and Ass. Jur Mrs. Helge Breloer, The Body Language of Trees, A Handbook for Failure Analysis, HMSO, London, England. 1994. 3. Matheney, Nelda P. & Clark James R., Evaluation of Hazard Trees, Second Edition, The International Society of Arboriculture Press, Savoy, Illinois. 1994 4. Matheney, Nelda P. & Clark James R., Trees & Development, A Technical Guide to Preservation of Trees During Land Development, The International Society of Arboriculture Press, Savoy, Illinois. 1998. 5. Scharpf, Robert F. Diseases of Pacific Coast Conifers, USDA Forest Service, Agriculture Handbook 521, revised June 1993 6. Shigo, Alex L. Ph.D., A New Tree Biology, Facts, Photos, and Philosophies on Trees and Their Problems and Proper Care. Shigo and Trees, Associates, Durham, New Hampshire. 1993. 7. Shigo, Alex L. Ph.D., Modern Arboriculture, A Systems Approach to the Care of Trees and Their Associates, Shigo and Trees, Associates, Durham, NH. 1991. 8. Watson, Dr. Gary W., & Dr. Dan Neely Editors, Trees & Building Sites, The International Society of Arboriculture Press, Savoy, IL. 1995. November 20, 2002 Rick Still, Assistant Director Tukwila Parks and Recreation 12424 42 " Avenue South Tukwila, WA 98168 Dear Mr. Still: Gilles CCasuiting Brian K. Gilles 4 2 5- 8 2 2 - 4 9 9 4 SUBJECT: EVALUATION OF BLUE SPRUCE AND COAST REDWOOD TREES AT FOSTER GOLF LINKS As you requested, I returned to the Foster Golf Links site yesterday to evaluate the condition of the row of Redwood trees and the two Blue Spruce trees. Specifically you asked me to evaluate the trees and to inform you if their condition warranted their retention during your upcoming expansion/development project. EXECUTIVE SUMMARY: Trees #3 and 4 are Blue Spruce and trees #5 through 12 are Redwood. Trees #3, 4, and 6 are in poor condition and will not survive long -term. Trees 7, 8, 9, 10, and 11 are in poor to fair condition. Trees 5 and 12 are in good condition. However, all of the Redwood trees have suffered significant root loss during the construction of the parking lots and retaining wall. The resultant damage often causes significant root rot that can take decades to manifest itself. Given the genetics of these trees that grow to such immense size, I do recommend that all ten of these trees be removed. METHODOLOGY: To evaluate the trees and to prepare the report, I drew upon my 20+ years of experience in the field and my formal education in Natural Resources Management, Dendrology, Forest Ecology, Plant Identification, and Plant Physiology. I also followed the protocol of the International Society of Arboriculture (ISA) for Hazard Tree Assessment while looking at the overall health of the trees and the site conditions. This is a scientifically based process to look at the entire site, the surrounding land and the soil, as well as a complete look at the trees themselves. Fax: 425 - 822 -6314 E -mail: bkgilles @aol.com 12823 NE 107th Place Kirkland, WA 98033 In examining each tree, I looked at such factors as: size, vigor, crown ratio and class, density of needles, injury, insect activity, root damage and root collar health, crown health, evidence of disease causing bacteria, fungi or virus, dead wood and hanging limbs. While no one can predict with absolute certainty which trees will or will not fall, we can, by using this scientific process, assess which trees are most likely to fail and take appropriate action to minimize injury and damage. The trees were tagged and numbered 3 through 12. The tags are made of shiny aluminum and are approximately' 1 inch by 3 inches in size and are attached to the tree with short galvanized nails. The use of galvanized nails was to minimize rusting and streaking. Short nails were used so that they would not penetrate through the bark into the vascular cambium and potentially introduce pathogens. The tags were placed as high as possible to minimize their removal. The tags were generally placed on the backsides of the trees as inconspicuously as possible so as not to draw attention. GENERAL SITE NOTES: The Spruce trees are located northeast of the existing structure and east of the Foster Memorial Tree in a grass/lawn area that is flat. The access road is within two feet of the bases of the trees. There is gravel parking east of the trees. The row of Coast Redwood trees is located in a small planter strip between parking lots east of the existing house structure. The planter slopes to the south and is held in place by a small retaining wall. It is apparent that large buttress roots were cut from the trees at some point to construct the retaining wall in the past. OBSERVATIONS: I have detailed my observations about each tree in a spreadsheet format in order to present the information and my conclusions in a way that is clear and easy to understand. Please refer to Attachment 1 Tree Inventory /Condition Spreadsheet, for the details of the evaluation of each tree. There is a brief legend at the top of page one explaining the headings and contents of the spreadsheet. The descriptions were left brief on the spreadsheet in an effort to include as much pertinent information as possible, to make the report manageable, and to not bore the reader with infinite levels of detail. A more complete description of the headings and terms used within the report is included in Attachment 2 Glossary /Terms Used in This Report and Their. A brief review of these terms and descriptions will allow the reader to rapidly move through the spreadsheet and understand the information. SUMMARY /CONCLUSIONS: Trees 3, 4, 6, 7, 10, and 11 are in poor or fair condition. Trees 5 and 12 are in good condition. It is obvious, however, that large roots were cut and damaged at some time in Foster Golf Links Evaluation of Spruce and Redwood Trees November 20, 2002 Page 2 of 9 the past to install the parking lot and retaining wall. Coast Redwood trees are the largest trees in North America and can grow for thousands of years in their native habitats. Leaving these giant trees in such a small planter may be inviting catastrophic failure in the future due to lack of adequate root space and the root rot caused from previous construction damage. Therefore, I recommend removal of all ten trees. WAIVER OF LIABILITY: There are many conditions affecting a tree's health and stability which may be present and cannot be ascertained, such as, root rot, previous or unexposed construction damage, internal cracks, stem rot and more which may be hidden. Changes in circumstances and conditions can also cause a rapid deterioration of a tree's health and stability. While I have used every reasonable means to examine these trees, this evaluation represents my opinion of the tree health at this point in time. These findings do not guarantee future safety nor are they predictions of future events. As conditions change is the responsibility of the property owners to schedule additional site visits by the necessary professionals to ensure that the long -term success of the project is ensured. It is the responsibility of the property owner to obtain all required permits from the city, county, stated, or federal agencies. It is the responsibility of the property owner to comply with all applicable laws, regulations, and permit conditions. Thank you for calling Gilles Consulting for your arboricultural needs. I hope this report answers your questions. Please call me if I can provide more information or be of further service. Sincerely, Brian K. Gilles, Consulting Arborist ISA Certified Arborist — PN -0260 Attachments: 1. Tree Inventory/Condition Spreadsheet 2. Glossary/Terms Used in This Report and the Spreadsheet 3. References Consulted Foster Golf Links Evaluation of Spruce and Redwood Trees November 20, 2002 Page 3 of 9 #1 Tree#: Individual tree number. I I I '#2 Species: I I I #6 Foliage: general description of foliage density that indicates tree health and vigor. CBSs/Pp = Colorado Blue Spruce, Picea pungens #7 Crown Condition: the most important external indication of tree health and vigor. CRw /Ss = Coast Redwood, Sequoia sempervirens #8 Trunk: description of trunk condition or abnormalities if any. #3 DBH: Trunk diameter @ 4.5' above average ground #9 Root Collar: the area at the base of the tree where the trunk flares into the roots. Any deformities or problems are noted here. #4 LCR: live Crown Ratio, the amount of live canopy #10 Roots: Root problems are noted here. expressed as a % of entire remaining tree height. #11 Comments: #6 Symmetry: general shape of canop and weight #12 Current Health Assessment: general indication of tree health, vigor, and structure. distnbution of the tree. 1 2 3 4 5 6 7 CROWN 8 9 ROOT I 11 12 CURRENT TREE # 3 SPECIES DBH LCR 85% SYMMETRY Min. Asym. FOLIAGE CONDITION TRUNK COLLAR COMMENTS HEALTH ASSESS. CBSs/Pp 13.5" thin/heavily infested with spider mites weak straight NAD roots are restricted by road 2' away, surface roots, Necrosis, rot in surface roots from decades of lawn mowing damage, bark popping © base, bacterial infection and sap oozing from wounds on west side of trunk Poor 4 CBSs/Pp 13.5" 80% Min. Asym. thin/heavily infested with spider mites weak bowed/twisted NAD Necrosis, 2' from existing access road, internal structural weakness in trunk where kinked Poor 5 CRw /Ss 32.5" 90% Gen. Sym. dense average straight sucker growth skirt of sucker growth all around base 4' tall, Parking Lot is 5' away, 50% of Critical Root Zone cut and paved Poor 6 CRw /Ss 35.4" 90% Gen. Sym. dense healthy fork © 12' NAD roots restricted by retaining wall 2' away, core sample on east side © 36 " -1.5" solid wood then soft wet rot into the center, old trunk removed © 10' with rot column to base, tree is a potential HAZARD Poor 7 CRw /Ss 11.3 & 14.2" 60% Min. Asym. thin/chlorotic weak Center Rot, fork (d) 1' Included Bark to base 3' from retaining wall, concrete on 65% of Critical Root Zone Good 8 CRw /Ss 15.2" 75% Gen. Sym. thin average bowed 4' from retaining wall, 50% of Critical Root Zone paved or has building over roots, pavement extends right up to tree collar _ Good 9 CRw /Ss 30.5, 32.2, & 25.7" 85% Gen. Sym. average healthy fork © base Parking Lot logs against vascular cambium 4' from retaining wall, 50% of Critical Root Zone paved or has building over roots, pavement extt Fair 10 CRw /Ss 31.3" 60% Gen. Sym. average average straight restricted 4' from retaining wall, 50% of Critical Root Zone paved or has building over roots, pavement extends right up to tree collar, Fair 11 CRw /Ss 13.3" 70% Min. Asym. thin/chiorotic weak bow @ base, PT © 14', two trunks UBS 4' from retaining wall, 50% of Critical Root Zone paved or has building over roots, pavement extends right up to tree collar, internal structural weakness where two trunks fork Fair 12 CRw /Ss 20.4 & 38.6" © 5' 90% Min. Asym. average average fork © 4.5' Included Bark to base 4' from retaining wall, 50% of Critical Root Zone paved or has building over roots, pavement extends right up to tree collar, additional fork on main trunk @ 30' w /two trunks above Fair ATTACHMENT 1: Y /CONDITION SPREADSHEET 1N3Wf1;0 SS31 SI 3Wb?!d SIHI O iN WflOOa 3H1 Al :30110N Site: Foster Golf Links Spruce and Redwood Trees Page 4 of 9 Inspector. Brian K. Gilles Date: November 19, 2002 ATTACHMENT 2: GLOSSARY/TERMS USED IN THIS REPORT, ON THE SPREAD SHEET AND THEIR SIGNIFICANCE: In an effort to clearly present the information for each tree in a manner that facilitates the reader's ability to understand the conclusions I have drawn for each tree, I have collected the information onto a spreadsheet format. These descriptions were left brief on the spreadsheet in an effort to include as much pertinent information as possible, to make the report manageable, and, to not bore the reader with infinite levels of detail. This is an evaluation of tree health, vigor, and the proposed land use at the site where the tree is grown. A brief review of these terms and descriptions will allow the reader to rapidly move through the spreadsheet and understand the information. 1) TREE # - -the individual number of each tree. 2) SPECIES —This describes the species of each tree with both most readily accepted common name and the officially accepted scientific name. 3) DBH— Diameter Breast Height. This is the standard measurement of trees taken at 4.5 feet above the average ground level of the tree trunk. Occasionally it is not practical to measure a tree at 4.5 feet above the ground. The most representative area of the trunk near 4.5 feet is then measured and noted on the spreadsheet. For instance, a tree that forks at 4.5 feet can have an unusually large swelling at that point. The measurement is taken below the swelling and noted as, `28.4" at 36 "'. 4) % LCR— Percentage of Live Crown Ratio. The relative proportion of green crown to overall tree height. This is an important indication of a tree's health. If a tree has a high percentage of Live Crown Ratio, it is likely producing enough photosynthetic activity to support the tree. If a tree has less than 30 to 40% LCR it can create a shortage of needed energy. 5) SYMMETRY —is the description of the form of the tree. That is, the balance or overall shape of the tree and crown. This is the place I list any major defects in the tree shape —does the tree have all its foliage on one side or in one unusual area. Symmetry can be important if there are additional defects in the tree such as rot pockets, cracks, loose roots, weak crown etc. Symmetry is generally categorized as Generally Symmetrical, Minor Asymmetry or Major Asymmetry: i) Gen. Sym.— Generally Symmetrical. The tree is generally even on all sides with spacing of scaffold branches typical for the species, both vertical and radial. ii) Min. Asym. —Minor Asymmetry. The tree has a slightly irregular shape but appears to be no problem for the tree. iii) Maj. Asym. —Major Asymmetry. The tree has a highly irregular shape for the species and it can have a significant impact on the tree's stability, health and hazard potential. 6) BRANCH/FOLIAGE are important indications of a tree's health and vigor. First the branch growth and foliage density is described, and then any signs or symptoms of stress and /or disease are noted. i) For Deciduous trees in the dormant season: Foster Golf Links Evaluation of Spruce and Redwood Trees November 20, 2002 Page 5 of 9 (1) The structure of the tree is visible, (2) The quantity and quality of bud set indicates health, and is described as good bud set, average bud set, or poor bud set, (3) The amount of annual shoot elongation is visible and is described as Excellent, Good, Average, Fair, or short shoot elongation. ii) For evergreen trees year round and deciduous trees in leaf, the color and density of the needles or leaves indicates if the tree is healthy or stressed, or if an insect infestation, a bacterial, fungal, or viral infection is present. Foliage is categorized on a scale from: (1) Dense — extremely thick foliage, an indication of healthy vigorous growth, (2) Good —thick foliage, thicker than average for the species, (3) Normal/Average —thick foliage, average for the species, an indication of healthy growth, (4) Thin or Thinning—needles and leaves becoming less dense so that sunlight readily passes through; an indication that the tree is under serious stress that could impact the long -term survivability and safety of the tree, (5) Sparse —few leaves or needles on the twigs, an indication that the tree is under extreme stress and could indicate the future death of the tree iii) Necrosis —the presence of dead twigs and branchlets. This is another significant indication of tree health. A few dead twigs and branches are reasonably typical in most trees of size. However, if there are dead twigs and branchlets all over a certain portion of the tree, or all over the tree, these are indications of stress or attack that can have an impact on the tree's long -term health. iv) SSE —Short Shoot Elongation. This is an indication of the tree's overall health and vigor. A healthy tree will have average or longer annual shoot elongation. Trees under stress will have short annual shoots. v) Winter Evaluation of Deciduous Trees: (1) When the leaves are off the deciduous trees it is a good time to look at the structure of the tree, especially the crown. (2) It is also a time to evaluate the degree of bud set and annual shoot elongation. These are significant indicators of the health and vigor of the tree. (a) Bud set is described as "Excellent, Good, Average Fair, or Poor." (b) Annual Shoot Elongation is described as "Excellent, Average, or Short." 7) CROWN CONDITION —The condition of the tree's crown is a reflection of the overall health and vigor of the entire tree. i) CROWN —The uppermost portion of the tree. Generally considered that part above the main trunk in deciduous trees and above the secondary bark in evergreen trees. ii) If the Crown Condition is healthy and strong, this is a good sign. If the crown condition is weak, broken out, or shows other signs of decline, it is an indication that the tree is under stress. It is such an important indication of health and vigor that this is the first place a trained forester or arborist looks to Foster Golf Links Evaluation of Spruce and Redwood Trees November 20, 2002 Page 6 of 9 begin the evaluation of a tree. Current research reveals that, by the time trees with root rot show significant signs of decline in the crown, fully 50% or more of the roots have already rotted away. Crown Condition can be described as: (1) Healthy Crown — exceptional growth for the species. (2) Average Crown — typical for the species. (3) Weak Crown —thin spindly growth with thin or sparse needles. (4) Flagging Crown — describes a tree crown that is weak and unable to grow straight up. (5) Dead—crown has died due to pathological or physical injury. The tree is considered to have significant stress and/or weakness if the crown is dead. (6) Broken out —a formerly weak crown condition that has been broken off by adverse weather conditions or other mechanical means. (7) Regenerated or Regenerating— formerly broken out crowns that are now growing back, Regenerating crowns may appear healthy or weak and indicate current health of the tree. iii) HANGERS —A term to describe a large branch or limb that has broken off but is still hanging up in the tree. These can be particularly dangerous in adverse weather conditions. iv) SUPPRESSED —a term to describe poor condition of an entire tree or just the crown. Suppressed trees are generally trees that are smaller and growing in the shade of larger trees around them. They generally have thin or sparse needles, weak or missing crowns, are prone to insect attack as well as bacterial and fungal infections. 8) TRUNK —this is the area I note any defects that can have an impact on the tree's stability or hazard potential. Typical things noted are: i) FORKED — bifurcation of branches or trunks that often occur at a narrow angle. ii) INCLUDED BARK —a pattern of development at branch or trunk junctions where bark is turned inward rather than pushed out. This is a serious defect in a tree that can and often does lead to failure of one or more of the branches or trunks. iii) EPICORMIC GROWTH —this is generally seen as dense thick growth near the trunk of a conifer tree. Although this looks like a healthy condition, it is in fact the opposite. Trees with Epicormic Growth has used their reserve stores of energy in a last ditch effort to produce photosynthetic surface area to produce more sugars, starches and carbohydrates to support the continued growth of the tree. Generally speaking, when conifers in the Pacific Northwest exhibit heavy amounts of Epicormic Growth, they are not producing enough food to support their current mass and are already in serious decline. iv) INTERNAL STRUCTURAL WEAKNESS —a physical characteristic of the tree trunk, such as a kink or a crack or a rot pocket that predisposes the tree trunk to failure at the point of the weakness. v) BOWED —a gradual curve of the trunk. This can indicate an Internal Structural Weakness or an overall weak tree. Foster Golf Links Evaluation of Spruce and Redwood Trees November 20, 2002 Page 7 of 9 vi) KINKED —a sharp angle in the tree trunk that indicates that the normal growth pattern is disrupted. Generally this means that the internal fibers and annual rings are weaker than straight trunks and prone to failure, especially in adverse weather conditions. vii) GROUND FLOWER —an area of deformed bark near the base of a tree trunk that indicates long -term root rot. 9) ROOT COLLAR —This is the area where the trunk enters the soil and the buttress roots flare out away from the trunk into the soil. It is here that signs of rot, decay, insect infestation, fungal or bacterial infection are noted. NAD stands for No Apparent Defects. 10) Roots —Any abnormalities or girdling roots —roots that wrap around the tree itself that strangle the cambium layer and kill the tree, are noted here. 11) COMMENTS —This is the area I note any additional information that would not fit in the previous boxes or attributes about the tree that have bearing on the health and structure of the tree. 12) CURRENT HEALTH ASSESSMENT —A description of the tree's general health rating from dead, poor, fair, good, to excellent. 13) STATUS/RECOMMENDATION —This is an estimate of whether or not the tree is off sufficient health, vigor, and structure that it is worth consideration of retention. NOTE: TREES WITH THE SAME DESCRIPTION AND DIFFERENT RATINGS: Two trees may have the same descriptions in the matrix boxes, one may be marked "Significant," while another may be marked "Non- Significant." The difference is in the degree of the description. Early "necrosis" versus advanced "necrosis" for instance. Again, these descriptions were left brief in an effort to include as much pertinent information as possible, to make the report manageable, and, not to bore the reader with infinite levels of detail. Foster Golf Links Evaluation of Spruce and Redwood Trees November 20, 2002 Page 8 of 9 REFERENCES CONSULTED: 1. Harris, Richard W. et al, Arboriculture, Integrated Management of Landscape Trees, Shrubs, and Vines, Third Edition, Prentice Hall, Upper z Saddle River, New Jersey. 1999. w re 2. Mattheck, Claus Prof. and Ass. Jur Mrs. Helge Breloer, The Body Language of 6 Trees, A Handbook for Failure Analysis, HMSO, London, England. 1994. o o 3. Matheney, Nelda P. & Clark James R., Evaluation of Hazard Trees, Second Edition, The International Society of Arboriculture Press, Savoy, Illinois. 1994 i 4. Matheney, Nelda P. & Clark James R., Trees & Development, A Technical Guide to Preservation of Trees During Land Development, The = a International Society of Arboriculture Press, Savoy, Illinois. 1998. z 5. Pojar, Jim & MacKinnon, Andy, Plants of the Pacific Northwest Coast, Lone w w Pine Publishing, Redmond, WA 1994. v o co 6. Shigo, Alex L. Ph.D., A New Tree Biology, Facts, Photos, and Philosophies w � ` w on Trees and Their Problems and Proper Care. Shigo and Trees, Associates, Durham, New Hampshire. 1993. u- p .. z 7. Shigo, Alex L. Ph.D., Modern Arboriculture, A Systems Approach to the Care of Trees and Their Associates, Shigo and Trees, Associates, Durham, NH. 1991. O I-' 8. Watson, Dr. Gary W., & Dr. Dan Neely Editors, Trees & Building Sites, The International Society of Arboriculture Press, Savoy, IL. 1995. Foster Golf Links Evaluation of Spruce and Redwood Trees November 20, 2002 Page 9 of 9 DAVID A..CLARK ARCI IITECTS, PLLC November 18, 2002 Carol Lumb Senior Planner City of Tukwila 6300 Southcenter Blvd #100 Tukwila, WA 98188 Re: Proposed Foster Golf Links Clubhouse Dear Ms. Lumb, NOV 1 8 2002 COMMUNITY DEVELOPMENT In response to your letter of November 12, 2002 regarding your SEPA, Design Review, Shoreline and Special Permission Parking application comments, please find the following responses. The numbering relates directly to your initial letter. E02 -020 SEPA 1. Regarding item #3.a.6. Please discuss handling of parking lot runoff, runoff from the shops, carts and other equipment and handling of fertilizers, application and storage and how this may impact waters draining to the enlarged detention pond. Will there be fuel storage areas on- site? What measures are planned to handle any spills that may occur? A Washington Professional Limited Liability Company Licensed and Registered Architects in Arizona, California, Colorado, Hawaii, and Washington co co o 0 en N a w F The only added impact will come from the larger size of the parking lot and the r. larger building footprint size. The runoff from the city shops is an existing M connection that is not being altered by this project. The detention pond is being enlarged to handle the larger on -site footprint. At the request of the Public H Works department, we are also enlarging the pond to handle the off site water z from the shops that was previously not addressed. 3 We are not adding a fuel storage area to the golf course, and we are not W altering any method of storing, handling or use of fertilizers. The entire list of W fertilizers used at the site has been approved by the City Public Works a Department's Biologist for use on all areas of the course, including the areas x adjacent to the river. However, this project will not house any fertilizers under any circumstances, even temporarily. y M November 14, 2002 Ms. Carol Lumb Foster Golf Links Clubhouse Page 2 DAVID A. CLARK ARCHITECTS, PLLC .KmY orrtzl a34%,9i 2. Item #4 /5: Plants and Animals: This project includes removal of several large cedar trees that are part of a Windrow planted possibly at the same time that the George Eddy home was constructed. The sequoia trees being removed within the 100' Low Impact Environment shoreline boundary provide many habitat benefits, including fishery benefits. Replacement with smaller trees does not totally mitigate the removal. If these trees are ultimately removed, this project will be required to provide riverbank habitat improvements as a mitigation measure along with replacement trees as required by TMC 18.54.130 3. One Cedar tree and two spruces are identified to be removed with in the 100' Low Impact Environmental Shoreline Boundary. Two Sequoias are identified to be removed in the 200' High Impact Environmental Shoreline Boundary. It is unlikely that any of these trees will provide shading for the river habitat. Also note that the Spruce trees are not native species of Western Washington, but introduced ornamentals. 5. Item #13: Please provide an evaluation from a certified arborist on the impacts to the historical tree of the building demolition (George Eddy house), and any improvements to the inner driveway that provides vehicle access to parking stalls on the west side of the site. A detail on how the historic tree will be protected during construction, reviewed and approved by the arborist, must be provided. The City has already engaged an independent arborist to assist the design team in protecting the Foster tree. His report and recommendations on this question will be addressed under a separate letter. 6. The remainder of the Windrow of large sequoia trees is proposed for removal just outside the 200' shoreline boundary. Did you consider a plan that would incorporate these trees into the landscape plan? What is the impact to the overall parking for this project if the Windrow trees are retained? These trees were not considered to remain in the design process in an effort to provide the most usable and accessible parking spaces close to the clubhouse. Their removal will mitigate any further impact of parking on the Golf Course / Green Space and the Foster z ~ w 6 00 co J = F- co w w° g Q d 3. Item #12. It appears that construction of the parking lot will temporarily affect the location of the Green River Trail along Interurban Avenue South. Please describe how Trail users will be Z '- accommodated during construction, specifically how the Trail users will be notified of construction I-- o activity that will disrupt use of the Trail and where the Trail will be re- routed. The Drawings have the following note on the architectural site plans "Provide existing v asphalt bike path & concrete sidewalk as required at new entrance. Contractor shall sign o closure with warning signs approved by the City and shall restore smooth paved temporary w w paths within 48 hours of closure or as allowed by the City. Construct new entrance in strict 0 accordance with City Standards. See civil drawings for more information." 1. O w z U ( I ) 4. Item 7. Environmental Health a.2., a spill response and pollution prevention plan will be required for f - i = the construction activities. z The contractor shall be required to submit for approval a spill response and pollution prevention plan at the pre- construction meeting with the City. We would ask that this requirement be deferred until that time. November 14, 2002 EVALUATION OF THE Gilles C Brian K. Gilles 4 2 5- 8 2 2 - 4 9 9 4 AND TREE PROTECTION PLAN TO PRESERVE FOSTER MEMORIAL TREE DURING DEVELOPMENT AND CONSTRUCTION PREPARED FOR: Rick Still, Assistant Director Tukwila Parks and Recreation 12424 42n Avenue South Tukwila, WA 98168 PREPARED BY: GILLES CONSULTING Brian K. Gilles, Consulting Arborist ISA Certification # PN -0260 Attachment F Email: bktiilles'Thattbi.coan Fax: 425 - 822 -6314 E -mail: bkgilles @aol.com 12823 NE 107th Place Kirkland, WA 98033 ASSIGNMENT METHODOLOGY GENERAL SITE NOTES OBSERVATIONS TREE PROTECTION MEASURES SCHEDULE WAIVER OF LIABILITY ATTACHMENTS: 1. Site Plan with Tree Protection Fences shown 2. Photos of Tree 3. References Consulted Foster Memorial Tree Tree Protection Plan November 14, 2002 Page 2 of 12 CONTENTS ASSIGNMENT: Gilles Consulting was hired by Tukwila Assistant Parks Director Rick Still to provide a Tree Preservation Plan to protect the Foster Memorial Tree during the development and construction activities scheduled for the Foster Links Golf Course. METHODOLOGY: To evaluate the tree and to prepare the report, I drew upon my 20+ years of experience in the field and my formal education in Natural Resources Management, Dendrology, Forest Ecology, Plant Identification, and Plant Physiology. I also followed the protocol of the International Society of Arboriculture (ISA) for Hazard Tree Assessment while looking at the overall health of the tree and the site conditions. This is a scientifically based process to look at the entire site, the surrounding land and the soil, as well as a complete look at the trees themselves. In examining the tree, I looked at such factors as: size, vigor, crown ratio and class, density of needles, injury, insect activity, root damage and root collar health, crown health, evidence of disease causing bacteria, fungi or virus, dead wood and hanging limbs. While no one can predict with absolute certainty which trees will or will not fall, we can, by using this scientific process, assess which trees are most likely to fail and take appropriate action to minimize injury and damage. GENERAL SITE NOTES: The Foster Memorial Tree is a beautiful Big Leaf Maple, Acer macrophyllum tree planted July 4, 1873 by Joseph Foster. It is located between Interurban Avenue South and the Green River in the Foster Golf Links in a small patch of lawn with two other trees and some shrubs. The lawn area is just north of the existing house, which is scheduled for demolition. This lawn area is bordered on the west by an existing parking lot that is slightly higher in elevation than the lawn itself. There is an access road thatcurves around the lawn area to the north and east. OBSERVATIONS: • The tree is currently 61.7 inches in diameter measured at the standard 4.5 feet above the ground. • The tree is 82 feet tall (measured with a clinometer.) • The canopy: o The shape of the canopy is generally symmetrical in shape and weight distribution around the trunks. o The foliage is dense for the species indicating a high level of vigor. o The crown, the top 10 to 15% of the canopy, is healthy and strong. This also indicates a high level of health and vigor. • The trunk is typical for the species: o The trunk forks into two large trunks 12 to 14 feet above the ground. o The two trunks were previously topped at 24 and 28 feet. Foster Memorial Tree Tree Protection Plan November 14, 2002 Page 3of12 • {9W�wvMNnreW...•�...«.� mw o New scaffold branches have developed from the trunks below the topping wounds. o Rot has developed in the trunks below the topping cuts and extends down into the main trunk. • With the use of binoculars I observed the main trunks and major branches. No insect infestations or woodpecker activity was observed. • The tree appears to have adequate solid wood to support itself at this time and has the potential to survive one or more decades into the future. o The root collar has no apparent defects, no apparent fungal or bacterial infections, and no observable insect infestations. GENERAL HEALTH CONCLUSIONS: The tree is in good health and structure considering its age and poor pruning of the past. The tree has potentially many decades of life left and is worthy of extra effort to maintain it during expansion of the parking lots and other improvements planned for the golf course. TREE PROTECTION MEASURES: In order for trees to survive the stresses placed upon them in the construction process, tree protection must be planned in advance of equipment arrival on site. If tree protection is not planned integral with the design and layout of the project, the trees will suffer needlessly and will possibly die. With proper preparation, often adding little or nothing extra to the project budget, trees can survive and thrive after construction. This is critical for tree survival because damage prevention is the single most effective treatment for trees on construction sites. Once trees are damaged, the available treatment options are limited. The following minimum Tree Protection Measures are included on three separate sheets so that they can be copied and introduced into all relevant documents such as site plans, permit applications and conditions of approval, and bid documents so that everyone involved is aware of the requirements. To be effective, these measures must be understood by all involved in the project from the project manager, to the on site construction supervisor, down to every single equipment operator who will be operating equipment in the vicinity of the tree. The Tree Protection Fence installation, the trenching and root pruning, and the removal of the current asphalt must be overseen by an experienced ISA Certified Arborist to ensure the tree's continued long -term health. Foster Memorial Tree Tree Protection Plan November 14, 2002 Page 4 of 12 1 TREE PROTECTION MEASURES: • Tree Protection Fences will need to be placed around the tree. • Tree Protection Fences are to be placed according to the attached drawing. • Tree Protection Fences must be inspected by both the City Parks representative and the Consulting Arborist prior to the beginning of any construction work activities. • Nothing must be parked or stored within the Tree Protection Fences —no equipment, vehicles, soil, debris, or construction supplies of any sorts. • No burning is to be allowed within the Tree Protection Zone, under the dripline of any retained trees, or within 30 feet of the Tree Protection Fences. • Cement trucks must not be allowed to deposit waste or wash out materials from their trucks within the Tree Protection Fences. • The Tree Protection Fences need to be clearly marked with the following or similar text: This portion to be done in four -inch or larger letters: o "TREE PROTECTION FENCE DO NOT ENTER THIS AREA DO NOT PARK OR STORE MATERIALS WITHIN THE PROTECTION AREA" • The area within the Tree Protection Fencing must be covered with wood chips, hog fuel, or similar materials to a depth of 8 to 10 inches. The materials should be placed prior to beginning construction and remain until the Tree Protection Fencing is taken down at the end of the project during final landscaping. • A drip irrigation system must be installed in order to prevent the stress of construction from negatively impacting the tree. o Irrigation water must not be allowed to strike the trunk or base of the tree. Foster Memorial Tree Tree Protection Plan November 14, 2002 Page 5of12 This portion to be done in three -inch letters: "This tree has been valued at $27,600.00. Any damage done to the tree or roots will cause a fine to be levied upon the perpetrator of the damage commensurate with the level of damage. Any questions, call Brian K. Gilles at Gilles Consulting @ 425- 417 -0850" o Tree should be watered once every 14 to 21 days. Water penetration must reach to a depth of 14 to 18 inches. Once this depth of water penetration is achieved, the area should be allowed to dry out for 14 to 21 days. • When excavation or fill occurs near the, this includes the demolition of the existing house, the removal of the existing parking lot and roadway, the installation of any utilities within 10 feet of the tree protection fencing, removal of trees near the Foster Memorial Tree, or any other construction activities required, the following procedure must be followed to protect the long term survivability of the tree: o An International Society of Arboriculture, (ISA) Certified Arborist must be working with all equipment operators. o The Certified Arborist should be outfitted with a shovel, hand pruners, a pair of loppers, a handsaw, and a power saw (a "sawsall" is recommended). o When any roots of one inch diameter or greater, of the tree to be retained, is struck by the equipment, the Certified Arborist should stop the equipment operator. o The Certified Arborist should then excavate around the tree root by hand/shovel and cleanly cut the tree root. o The Certified Arborist should then instruct the equipment operator to continue. o Boring under the root systems of the trees (and other vegetation) can be considered for utility installation. All work must be done under the direct supervision of an ISA Certified Arborist. This is to be accomplished by excavating a limited trench or pit on each side of the critical root zone of the tree and then hand digging or pushing the pipe through the soil under the tree. The closest pit walls shall be a minimum of 7 feet from the center of the tree and shall be sufficient depth to lay the pipe at the grade as shown on the plan and profile. o Tunneling under the roots of trees shall be done under the supervision of an ISA Certified Arborist in an open trench by carefully excavating and hand digging around areas where large roots are exposed. No roots 1 inch in diameter or larger shall be cut. o The contractor shall verify the vertical and horizontal location of existing utilities to avoid conflicts and maintain minimum clearances; adjustment shall be made to the grade of any new utility as required. • Demolition of existing house: o It is my judgment that the house can be demolished and hauled away without any impacts on the Foster Memorial Tree if the following measures are precisely followed and if the Project Consulting Arborist is on site during the demolition. o When the house is demolished, placement of equipment and trucks is important to protect the tree. Track hoes and other large equipment shall Foster Memorial Tree Tree Protection Plan November 14, 2002 Page 6 of 12 V ° Qn k..e, !Jo- be placed in accordance with the specifications given by the Consulting Arborist who will be on site present during all the demolition and hauling away of the house. o Specifically, the equipment will be placed on the east and west sides of the house and south of the house. o All work will be done working from the south in such a manner that the z boom or bucket will not come into contact with the canopy of the tree. ce 6 • Removal of the gravel driveway at the base of the tree, within the dripline, should v o be done by hand under the direct supervision of the Project Consulting Arborist. u) 0 o Work will consist of removing the gravel with hand tools and replacing the gravel with aged compost. u_ w o • Removal of the Port Orford Cedar, Chamaecyparis lawsoniana tree west of the g Foster Memorial Tree will be done by the following procedure: u- o The lower branches will be cut off to a height of at least 12 feet. i o This will allow room for a small ditch witch, not a hoe mounted unit but I _ the smallest self propelled model available, to be utilized to trench a swath Z o o as close to the base of the Cedar tree as possible to a depth of 42 inches. w o The Consulting Arborist will be on site to supervise this work and to 2 provide root - pruning services as noted above. 0 0 H • If the large Rhododendron, located 42 feet south and slightly east of the Foster w w Memorial Tree is to be removed rather than preserved in its current location, a ~ similar process must be followed. 0 o The only difference is that the trench shall only be 8 to 10 inches deep. Cu co o No other equipment is to be used to remove the large shrub. Other than o the trencher, all work must be done by hand under the supervision of the Consulting Arborist. • The critical root zone of the tree must be injected with a combination of beneficial mycorrhizal fungi and tree based fertilizer. o Mychorrhizal fungi are naturally occurring beneficial fungi that form a symbiotic relationship with the tree roots that improve the tree's ability to absorb water and nutrients significantly. This will promote healthy root growth, which generally results in a healthier tree. o Trees have different nutritional needs than turf or shrubs. Lawn fertilizer can actually cause harm to trees — especially trees under stress. Tree based fertilizers are formulated specifically to meet the nutritional needs of trees. This is especially important in old Maple trees that can be harmed from excess nitrogen. o This injection can occur this fall prior to the installation of the 8 to 10 inches of mulch, or can be done sometime between late March or April 2003. Foster Memorial Tree Tree Protection Plan November 14, 2002 Page 7 of 12 # _ 1 4A -2 -- -37 e O :o 1. Six -foot high temporary chainlink fence shall be placed as shown on plans. Fence shall completely encircle tree. Install fence posts using pier blocks only. Avoid driving posts or stakes into major roots. 2. An experienced ISA Certified Arborist must be present during any construction activities near the tree including: removal of asphalt, demolition of the house, removal of adjacent trees, grading or filling. 3. Work with the protection fencing shall be done manually. No stockpiling of materials, soil, debris, vehicle traffic, or storage of equipment or machinery shall be allowed within the limit of the fencing. 4. Cement trucks must not be allowed to deposit waste or wash out materials from their trucks within the Tree Protection Fences. 5. The area within the Tree Protection Fencing must be covered with wood chips, hog fuel, or similar materials to a depth of 8 to 10 inches. The materials should be placed prior to beginning construction and remain until the Tree Protection Fencing is taken down. Foster Memorial Tree Tree Protection Plan November 14, 2002 Page 8 of 12 z i� z Significant re ui Existing Tree 6 v 00 u) 0 Continuous chainlink w w Fencing Post Max 10" O.C. h Install as shown on plans a wo ► minimum of 5 feet outside dripline of tree(s) • j � d �W Z = F- 1- O Z F- W W U O - O H W W 2 w w z Uco H = o '' z WAIVER OF LIABILITY: There are many conditions affecting a tree's health and stability which may be present and cannot be ascertained, such as, root rot, previous or unexposed construction damage, internal cracks, stem rot and more which may be hidden. Changes in circumstances and conditions can also cause a rapid deterioration of a tree's health and stability. While I have used every reasonable means to examine these trees, this evaluation represents my opinion of the tree health at this point in time. These findings do not guarantee future safety nor are they predictions of future events. As conditions change is the responsibility of the property owners to schedule additional site visits by the necessary professionals to ensure that the long -term success of the project is ensured. It is the responsibility of the property owner to obtain all required permits from the city, county, stated, or federal agencies. It is the responsibility of the property owner to comply with all applicable laws, regulations, and permit conditions. Thank you for calling Gilles Consulting for your arboricultural needs. I hope this report answers your questions. Please call me if I can provide more information or be of further service. Sincerely, rian K. Gilles, Consulting Arborist ISA Certified Arborist — PN -0260 ATTACHMENTS: 1. Site Plan with Tree Protection Fences shown 2. Photos of Tree 3. References Consulted Foster Memorial Tree Tree Protection Plan November 14, 2002 Page 9 of 12 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. ATTACHMENT 2: The Foster Memorial Tree and the Port Orford Cedar Tree. Foster Memorial Tree Tree Protection Plan November 14, 2002 Page 11 of 12 ATTACHMENT 3: REFERENCES CONSULTED: 1. Harris, Richard W. et al, Arboriculture, Integrated Management of Landscape Trees, Shrubs, and Vines, Third Edition, Prentice Hall, Upper Saddle River, New Jersey. 1999. 2. Mattheck, Claus Prof. and Ass. Jur Mrs. Helge Breloer, The Body Language of Trees, A Handbook for Failure Analysis, HMSO, London, England. 1994. 3. Matheney, Nelda P. & Clark James R., Evaluation of Hazard Trees, Second Edition, The International Society of Arboriculture Press, Savoy, Illinois. 1994 4. Matheney, Nelda P. & Clark James R., Trees & Development, A Technical Guide to Preservation of Trees During Land Development, The International Society of Arboriculture Press, Savoy, Illinois. 1998. 5. Shigo, Alex L. Ph.D., A New Tree Biology, Facts, Photos, and Philosophies on Trees and Their Problems and Proper Care. Shigo and Trees, Associates, Durham, New Hampshire. 1993. 6. Shigo, Alex L. Ph.D., Modern Arboriculture, A Systems Approach to the Care of Trees and Their Associates, Shigo and Trees, Associates, Durham, NH. 1991. 7. Watson, Dr. Gary W., & Dr. Dan Neely Editors, Trees & Building Sites, The International Society of Arboriculture Press, Savoy, IL. 1995. Foster Memorial Tree Tree Protection Plan November 14, 2002 Page 12 of 12 November 14, 2002 Ms. Carol Lumb Foster Golf Links Clubhouse Page 3 Maple. Retaining these trees would require a loss of at least 36 parking spaces (4 compact and 32 standard). The following are comments or suggestions we would like to discuss: 7. Item #13: While not as old as the Foster Maple Tree, the Windrow of sequoia trees should also be included among the historical resources on the site, as they are thought to have been planted around the same time as when the George Eddy house was constructed. We have no knowledge of the Sequoia trees as historic resources. Their removal mitigates any further impact of parking on the Golf Course / Green Space and the Foster Maple. 8. As a point of information, the following responses should have been included in the SEPA Checklist: 4. Plants c. "No listed plant species in Tukwila." 5. Animals b. "Bald eagle, Chinook salmon, bull trout." 6. Animals c. Pacific flyway, migratory birds, Duwamish River anadromous salmon Please let me know if you would like me to revise the SEPA Checklist L02 -044: Shoreline Substantial Development Permit Application The following information must be provided for review of the shoreline permit: 1. A flood control zone application is required along with the shoreline permit. A copy of this permit is attached. This application must be completed and submitted before the Shoreline Substantial Development permit can be issued. Attached please find the Flood Control Application as requested. 2. Item 4: The shoreline application must discuss the habitat impacts to the shoreline environment of the removal of the cedar trees. One Cedar and one Blue Spruce are located with in 100' from the River edge, and one Blue Spruce is located 70' from the River edge. It is unlikely that these trees are capable of casting shadows or causing significant impact to the river habitat. 3. Item 5: Water that is discharged to the detention pond will be collected from a variety of sources, including fertilized greens and areas where leakage from vehicles is possible (parking lots, shops). What impacts will this have on the water that discharges to the Duwamish River? The only added impact will come from the larger size of the parking lot and the larger building footprint size. The runoff from the city shops is an existing connection that is not being altered by this project. The detention pond is being enlarged to handle the larger on- site footprint. At the request of the Public Works department, we are also enlarging the pond to handle the off site water from the shops that was previously not addressed. We are not adding a fuel storage area to the golf course, and we are not altering any method of storing, handling or use offertilizers. The entire list offertilizers used at the site has been approved by the City Public Works Department's Biologist for use on all areas of the course, DAVID A. CLARK ARCHITECTS, PLLC November 14, 2002 Ms. Carol Lumb Foster Golf Links Clubhouse Page 4 including the areas adjacent to the river. This project will not alter the method, amount or frequency of delivery of fertilizer. z w 2w tr J U coo J = U) u_ w g< - a = w Z i . While coastal bull trout are listed as threatened under the Endangered Species Act, no data w O on file at the City of Tukwila was available that listed or identified confirming the presence of spawning or rearing bull trout within the Duwamish River. ' v N O - o I- w • w u ..z w U o� 4. Item 7: This area is along the Pacific Flyway and bald eagle, Chinook salmon and bull trout area listed protected species that are found in the vicinity. How will these habitats be impacted by the development and how will the habitat be protected? The cedar trees currently may provide some nesting opportunities for wildlife, but are not close enough to the River to provide shade'. While no eagles have been observed in the vicinity during field visits, the large cedars could potentially be used for perching. After removal of the trees it is unknown whether eagles would seek alternate perch locations in other tall trees located on the golf course. As the golf course is always planting and removing trees during its six year master plan alteration, it is unlikely, but unknown, that the removal of the planned trees on the fully treed 60 acre site will cause disruption to the flyway patterns. Replacement trees are being installed on the golf course and in the parking lot. Previous Environmental Impact statement on file at the City indicate the Puget Sound Evolutionary Significant Unit (ESU) Chinook salmon are federally- listed as threatened under the Endangered Species Act. Reproducing populations of Puget Sound ESU Chinook salmon exist in the Duwamish River', however, the development of the clubhouse and removal of the cedar trees is not expected to have an impact on the salmon population. 5. The application is missing a narrative that addresses the relevant Tukwila Comprehensive Plan shoreline policies. A copy of these policies is attached. Please review and address Goals 5.6, 5.8, 5.9 and 5.10. Goal 5.10 should be addressed particularly as it relates to the enlarged detention pond on the site and the source of the storm water that will flow there. Please see attached for Comprehensive Plan narrative. 6. Did the project designers consider trying to reuse or somehow save the many trees that are in the existing parking lot? Some of them appear distressed, but for the most part, they are mature trees that would provide a lot more benefit right off the bat than replacement trees. Where reasonable tree digging is possible trees located in the existing parking lot and those in the south parking lot expansion area will be dug and transplanted by Parks Department for use on other park sites. As the demolition /construction period is outside the usual tree digging season, it is not feasible to transplant the trees for this project. DAVID A. CLARK ARCHITECTS, PLLC 'M'+'an(!`SP.H ... hfn.blSA9.5'.T r34rfi'?t1�S.*M,. 7.'�T:Rr.TiT7l'� z November 14, 2002 Ms. Carol Lumb Foster Golf Links Clubhouse Page 5 L02 -040: Design Review Application The following code requirements have not been addressed: 1. The Landscape Plan is missing planting note details for the trees and shrubs. In addition, the plant lists include size notations that may be in error. For example, the shade trees are listed as 2.5' (foot) caliper, when 2.5" (inch) caliper probably is intended. Please review the sizes of the plans listed and adjust as appropriate. (TMC 18.52.050) Corrections to the font have been made for clarification. The landscape plan has been revised to reflect changes. 2; Please clarify the front property line location and whether perimeter landscaping is provided on the front of the site along Interurban Avenue. The Zoning Code requires 12 '/z feet of Type I landscaping to screen the parking area. Type I landscaping requires one tree for each 30 lineal feet (these are already planted along the frontage), one shrub for each 7 lineal feet (evergreen and deciduous) and living groundcover to cover 90% of the landscape area within three years. (TMC 18.52.050) Existing vegetation along the Interurban frontage to remain unless identified otherwise. Landscape plans indicate any disturbed planting along the frontage to be replaced The landscape plan has been revised to reflect these changes. The delineation of the exact property line is unknown to the City at this time. A surveyor has been engaged to provide a final determination. Please note the proposed parking lot does not encroach any closer to the right -of way (and existing landscaping, bike trail and sidewalk) than the existing parking lot. 3. No quantities are specified for the proposed groundcovers nor are symbols specified to identify what groundcovers will be planted where. These are required by the landscape code (TMC 18.52.050) The landscape plan has been revised to reflect ground cover planting symbols and quantities. 4. No irrigation plan has been provided for the landscaping. (TMC 18.52.050) An irrigation plan is included as a part of the re- submittal. 5. Please provide an elevation detail for the foundation/landscape island in the front of the building. What typical seasonal plants will be planted, particularly in the winter? The center planter is a `fountain" of flowers and is strictly annuals planted for seasonal color. There is no structure or water in the island The landscape plan has been revised for clarification of this item. Typical plants for winter would be Ornamental Cabbage, Ornamental Kale, and Winter Pansies. Other seasons would include bulbs, summer and fall annuals and perennials. 6. Wheel stops must be provided on the perimeter landscaping. (TMC 18.56.7.e.). The site plan has been revised to reflect the required wheelstops. Please let me know how many copies of the revised plan to submit. 7. Bicycle parking must be provided (1 space per 50 parking stalls). (TMC 18.56.130) The site plan has been revised to reflect the required bike parking. DAVID A. CLARK ARCHITECTS, PLLC November 14, 2002 Ms. Carol Lumb Foster Golf Links Clubhouse Page 6 8. Where will garbage and recycling be collected? The collection area should be noted on either the landscape plan, with screening details noted, or on the site plan. The site plan does indicate the screened garbage /recycling enclosure55' south of the building adjacent to the 18 green. 9. At least one designated loading area is required. (TMC 18.56.060) Please identify where this will be located on the site plan. The loading area is shown on the site plan on the service /fire lane at the south end of the building, between the building and the 18 green. 10. No information about proposed signage was submitted other than the notation on the building elevations as to possible locations for signage on the building. The BAR reviews and approved signage as part of design review. If signage design is not available for review now, it can be submitted at a future time for BAR review and approval. The setback for the free standing sign is taken from the front property line. We would like to defer this submittal to a future date. The following are comments and suggestions we would like to discuss with you: 11. The window treatments and sizes vary on the west elevation — some windows appear to have shutters and are wider than others. Is there a reason for the differences in the window sizes /treatments? If not, please revise the design to provide a consistent size of windows. As we discussed, the style of the elevations and the treatment of the fenestration underwent extreme scrutiny by the city, the Mayor and the council. The resulting design is a farmhouse vernacular, very common in the south King County area. A significant element in this style is the "add -on" look of the building, giving the appearance that the building was constructed in phases. The varying sizes of dormer windows is a significant element of this design. 12. The western elevation is dominated by the roof appearance. Can you revise the design of the projecting roof over the meeting rooms to provide a gable treatment similar to that shown on the north or south elevations? As we discussed, the style of the elevations and the treatment of the roof lines underwent extreme scrutiny by the city, the Mayor and the council. The resulting design is a farmhouse vernacular, very common in the south King County area. A significant element in this style is the "add -on" look of the building, giving the appearance that the building was constructed in phases. The varying types of roof lines is also significant element of this design. 13. The Fire Department had commented that the shade trees at the main drive may need to be field adjusted to ensure ladder truck access to the clubhouse. Understood. DAVID A. CLARK ARCHITECTS, PLLC November 14, 2002 Ms. Carol Lumb Foster Golf Links Clubhouse Page 7 14. The tree cutting plan indicates that two parking stalls will be located at the far northern end of the site. The landscape plan does not identify these two stalls. Which plan is correct? Since there is a historical marker just north of these two parking stalls, did you consider some kind of linkage between historic maple tree and this marker? The landscaping plans are correct. The site plan will be revised to reflect that change. Special Permission Parking 1. Please explain what is meant by "demand loads," which is the basis for determining the number of additional parking stalls needed. How is it that the "demand loads" indicates such a higher need for parking stalls Does the "demand load" method use gross square footage rather than usable square footage as the basis for its calculations? As we discussed, the "demand load" is a based on a scenario of situations that are likely to occur at a golf course and restaurant facility. The scenario that created the greatest "demand load" was one that had a Friday afternoon shotgun golf tournament, a 7 PM wedding reception and a full restaurant and lounge. 2. The chart for Concept A states that no parking is required for the Pro Shop. Parking is required for accessory uses — and in this case, retail uses require 2.5 parking stalls for each 1,000 square feet of usable floor area. The parking study did not take into account the parking for the retail as the facility is not a "destination" type of retail store. It primarily serves only those patrons who are already on site (golfers, and perhaps the occasional restaurant patron). Retail staff parking requirements were, in fact, taken into account. Please feel free to contact me if you have any questions. erely, avid A. Clark AIA Project Architect I Source: Draft Environmental Impact Statement for Normed Office /Warehouse Project, September, 2001, prepared by Huckel /Weinman Associates. DAVID A. CLARK ARCHITECTS, PLLC Foster Golf Links Clubhouse Written Narrative of Project Consistency with the Tukwila Comprehensive Plan Application L02 -044 • 1 . 4y NOV 18 2002 COroim. +r',rY DEVELOPMIiEuT z � a w QQ � J U U O U 0 Lu III = f- � LL w g • Q 5.8 Historic Resource Use: Recognition of the river's contribution to the co d Tukwila's history and community identity through identification, w enhancement, restoration, and protection of sites with historic and cultural z '- value and through development of interpretive and educational programs. z O One document known to the City have suggested only documentation of w w the existing on -site buildings for possible historical significance. n o However, at the November 4 "' Tukwila City Council meeting, it was O �. discussed and determined that there are no significant historical value of the U w five buildings on site slated to be demolished. These buildings, having been - v constructed from between 1932 (George Eddy House, currently u. abandoned) and 1946 (existing clubhouse). One existing large maple i ii z tree, thought to have been planted in 1873, will remain completely U undisturbed. This tree will be completely protected with a temporary z !— construction fence and alteration of the soil in the area under the strict guidelines of the golf course landscape architect. Criteria for Projects subject to the City of Tukwila Comprehensive Plan 5.6 Access and Recreational Use: Varied opportunities for public access to and along the river, including visual and cultural access, access to the water's edge, opportunities for small boat navigation and access, and connections to other neighborhoods. While this project will not alter the access to the river, the project will attract more golf and non -golf citizens to the facility, which will bring greater recognition to the river and the recreational opportunities. 5.9 Natural Environment and Habitat Use: Restored, Enhanced, and protected natural environmental resources along the river, including trees, wildlife habitat and features with value for long term public, scientific, and educational uses. DAVID A. CLARK ARCHITECTS, PLLC This project will not impact the sandbars, wetlands or watercourse of the river that are important for habitat, as the majority of the project is well beyond the 200' zone of the river. The portion of the work within the 40' to 200' zone is earthwork, which will be held to the high City standards of erosion control and the best known implemental practices of the industry. Absolutely no work is to be performed within the river zone itself The cedar trees being removed may currently provide some nesting opportunities for wildlife, but are not close enough to the river to provide shade. While no eagles have been observed in the vicinity during field visits, the large cedars could potentially be used for perching. After removal of the trees it is unknown whether eagles would seek alternate perch locations in other tall trees located on the golf course. As the golf course is always planting and removing trees during its six year master plan alteration, it is unlikely, but unknown, that the removal of the planned trees on the fully treed 60 acre site will cause disruption to the flyway patterns. Replacement trees are being installed on the golf course and in the parking lot. 5.10 Water Quality, Surface Water, and Flood Control Use: Improved water quality and quality control program affecting the Green/Duwamish River that improve the river's water quality , provide habitat for fish and wildlife, protect public health and safety, and enhance public enjoyment of the river. The design of the storm water control system is an enhancement of the existing on -site system, expanded to meet the existing off site needs as well as the larger building footprint and the larger parking lot. This enhancement is primarily an enlargement of the existing water quality treatment and pond along the number one golf hole. The pond is being enlarged as a feature of the first hole to accommodate the larger requirements of this project. The entire drainage collection and treatment system has been reviewed on a preliminary basis by the Public Works department and has been met with approval. DAVID A. CLARK ARCHITECTS, PLLC The source of the storm water flowing through the site is primarily storm water collected in the parking lot of the facility, as the existing lot is being re- graded and expanded. The storm water from the building footprint will either be tied into the storm system or will be discharged into the new water feature adjacent to the new ninth green. The only off -site introduction of water is the existing tie to the storm water collected from the City Shops and golf course maintenance building. At the request of the City Public Works department, the pond is being enlarged to handle the off site storm water from the shops that was previously not addressed This existing connection to the City Shops is not being altered under this project. This clubhouse project is not adding a fuel storage area to the golf course, and it is not altering any method of storing, handling or use of fertilizers. The entire list offertilizers used at the site has been approved by the City Public Works Department's Biologist for use on all areas of the course, including the areas adjacent to the river. To reduce the impact on the storm system and the river, this project will not house any fertilizers under any circumstances, even temporarily. I Source: Draft Environmental Impact Statement for Normed Office /Warehouse Project, September, 2001, prepared by Huckel /Weinman Associates. November 12, 2002 David A. Clark David A. Clark Architects 11737 SE 256 Place Kent, WA 98031 -7897 RE: Proposed Foster Golf Course Clubhouse Dear Mr. Clark: CAA ( City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director We have had an opportunity to review in further detail the proposed new clubhouse and have the following questions or comments on the design, SEPA, Shoreline or Special Permission Parking applications. E02 -020 SEPA The following information must be provided to complete review of the SEPA application: 1. Regarding item #3.a.6. Please discuss handling of parking lot runoff, runoff from the shops, carts and other equipment and handling of fertilizers, application and storage and how this may impact waters draining to the enlarged detention pond. Will there be fuel storage areas on- site? What measures are planned to handle any spills that may occur? 2. Item #4/5: Plants and Animals: This project includes removal of several large cedar trees that are part of a Windrow planted possibly at the same time that the George Eddy home was constructed. The sequoia trees being removed within the 100' Low Impact Environment shoreline boundary provide many habitat benefits, including fishery benefits. Replacement with smaller trees does not totally mitigate the removal. If these trees are ultimately removed, this project will be required to provide riverbank habitat improvements as a mitigation measure along with replacement trees as required by TMC 18.54.130 3. 3. Item #12. It appears that construction of the parking lot will temporarily affect the location of the Green River Trail along Interurban Avenue South. Please describe how Trail users will be accommodated during construction, specifically how the Trail users will be notified of construction activity that will disrupt use of the Trail and where the Trail will be re- routed. 1 ) Item 7. Environmental Health a.2., a spill response and pollution prevention plan will be required for the construction activities. 5. Item #13: Please provide an evaluation from a certified arborist on the impacts to the • historical tree of the building demolition (George Eddy house), and any improvements to the 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Mr. David A. Clark Foster Golf Course Clubhouse November 12, 2002 inner driveway that provides vehicle access to parking stalls on the west side of the site. A detail on how the historic tree will be protected during construction, reviewed and approved by the arborist, must be provided. c,E. , z 6. The remainder of the Windrow of large segd is trees is proposed for removal just outside the . z 200' shoreline boundary. Did you consider a plan that would incorporate these trees into the LLI landscape plan? What is the impact to the overall parking for this project if the Windrow —J v trees are retained? 0 0 co o ca The following are comments or suggestions we would like to discuss: co w. w 7. Item #13: While not as old as the Foster Maple Tree, the Windrow of sequoia trees should also be included among the historical resources on the site, as they are thought to have been Q planted around the same time as when the George Eddy house was constructed. cn 8. As a point of information, the following responses should have been included in the SEPA Z = Checkli F— I— O z • 4. Plants c. "No listed plant species in Tukwila." W • 5. Animals b. "Bald eagle, Chinook salmon, bull trout" v O • 5. Animals c. Pacific flyway, migratory birds, Duwamish River anadromous salmon ° I0 u L02 -044: Shoreline Substantial Development Permit Application w z The following information must be provided for review of the shoreline permit: O I A flood control zone application is required along with the shoreline permit. A copy of this . z permit is attached. This application must be completed and submitted before the Shoreline Substantial Development permit can be issued. 2. Item 4: The shoreline application must discuss the habitat impacts to the shoreline environment of the removal of the cedar trees. 3. Item 5: Water that is discharged to the detention pond will be collected from a variety of sources, including fertilized greens and areas where leakage from vehicles is possible (parking lots, shops). What impacts will this have on the water that discharges to the Duwamish River? 4. Item 7: This area is along the Pacific Flyway and bald eagle, Chinook salmon and bull trout are listed protected species that are found in the vicinity. How will these habitats be impacted by the development and how will the habitat be protected? 5. The application is missing a narrative that addresses the relevant Tukwila Comprehensive Plan shoreline policies. A copy of these policies is attached. Please review and address Goals 5.6, 5.8, 5.9, and 5.10. Goal 5.10 should be addressed particularly as it relates to the enlarged detention pond on the site and the source of the storm water that will flow there. c: \mydocs \Foster Golf Course Clubhouse \Technical Comments Ltr.doc 2 Mr. David A. Clark Foster Golf Course Clubhouse November 12, 2002 L02 -040: Design Review Application The following code requirements have not been addressed: 1. The Landscape Plan is missing planting note details for the trees and shrubs. In addition, the plant lists include size notations that may be in error. For example, the shade trees are listed as 2.5' (foot) caliper, when 2.5" (inch) caliper probably is intended. Please review the sizes of the plants listed and adjust as appropriate. (TMC 18.52.050) C 2 "; Please clarify the front property line location and whether perimeter landscaping is provided . ^ on the front of the site along Interurban Avenue. The Zoning Code requires 12 %2 feet of g g q Type I landscaping to screen the parking area. Type I landscaping requires one tree for each 30 lineal feet (these are already planted along the frontage), one shrub for each 7 lineal feet (evergreen and deciduous) and living groundcover to cover 90% of the landscape area within three years. (TMC 18.52.030) 3. No quantities are specified for the proposed groundcovers nor are symbols specified to identify what groundcovers will be planted where. These are required by the landscape code (TMC 18.52.050) 4. No irrigation plan has been provided for the landscaping. (TMC 18.52.050) 5. Please provide an elevation detail for the fountain/landscape island in the front of the building. What typical seasonal plants will be planted, particularly in the winter? 6. Wheel stops must be provided on the perimeter landscaping. (TMC 18.56.7.e.) 7. Bicycle parking must be provided (1 space per 50 parking stalls). (TMC18.56.130) 8. Where will garbage and recycling be collected? The collection area should be noted on either the landscape plan, with screening details noted, or on the site plan. 9. At least one designated loading area is required. (TMC 18.56.060) Please identify where this space will be located on the site plan. 10. No information about proposed signage was submitted other than the notation on the building elevations as to possible locations for signage on the building. The BAR reviews and approves signage as part of design review. If signage design is not available for review now, it can be submitted at a future time for BAR review and approval. The setback for the free standing sign is taken from the front property line. La vs4 S O,,al p1 a..:.y ic LAV, ., The following are comments or suggestions we would like to discuss with you: 11. The window treatments and sizes vary on the west elevation — some windows appear to have shutters and are wider than others. Is there a reason for the differences in the window sizes /treatments? If not, please revise the design to provide a consistent size of windows. 12. The western elevation is dominated by the roof appearance. Can you revise the design of the projecting roof over the meeting rooms to provide a gable treatment similar to that shown on the north or south elevations? 13. The Fire Department has commented that the shade trees at the main drive may need to be field adjusted to ensure ladder truck access to the new clubhouse. 14. The tree cutting plan indicates that two parking stalls will be located at the far northern end of the site. The landscape plan does not identify these two stalls. Which plan is correct? Since there is a historical marker just north of these two parking stalls, did you consider some kind of linkage between the historic maple tree and this marker? c: \mydocs \Foster Golf Course Clubhouse \Technical Comments Ltr.doc 3 Mr. David A. Clark Foster Golf Course Clubhouse November 12, 2002 Special Permission Parking z 1. Please explain what is meant by "demand loads," which is the basis for determining the 1 E..: number of additional parking stalls needed. How is it that the "demand loads" indicate such w ce a higher need for parking stalls? Does the "demand load" method use gross square footage m rather than usable square footage as the basis for its calculations? v v o co 2. The chart for Concept A states that no parking is required for the Pro Shop. Parking is J i required for accessory uses - and in this case, retail uses require 2.5 parking stalls for each N LL , 1,000 square feet of usable floor area. i t-,.:. :1 ",' r w 0 Consideration of the design review application is scheduled for the December 12, 2002 Planning u_ Commission meeting. As you know, this project is on a tight timeline. In order to complete the i a . staff reports needed, both for the Planning Commission meeting as well as the issuance of the 1- _ SEPA and Shoreline permits, we need the requested information as soon as possible, but z 1- absolutely no later than Monday, November 18, 2002. The SEPA and Shoreline permits must be z LII O issued November 20 so that the 21 day appeal period for the Shoreline permit can run its course ? o in before the Planning Commission hearing. U m O 0 1- We would appreciate your review of the comments noted above. If you would like to discuss w in any of the items, please let me know and we can schedule a meeting. You can reach me at 206- 1 431 -3661. II- z iu U= O Sincerely, C/Lvta t9C Carol Lumb Senior Planner cc: Rick Still, Assistant Director, Parks and Recreation Department Nora Gierloff, Planning Supervisor Jill Mosqueda, Engineer Enclosures: Sign Permit Application Flood Control Zone Permit Application Tukwila Comprehensive Plan Shoreline Policies c: \mydocs \Foster Golf Course Clubhouse \Technical Comments Ltr.doc 4 z State of Washington County of King City of Tukwila CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E - mail: tukplanaci.tukwila.wa.us AFFIDAVIT OF INSTALLATION AN POSTING OF PUBLIC INFORMATION SIGN(S) __ I C,. 4cvO L-( /.fit (PRINT NAME) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on 40 ^C1 —02.. the Public Notice Board(s) in accordance with Section 18.104.110 and the other applicable guidelines were posted on the property located at 13 0Q +e J 4 -- Arc S so as to be clearly seen from each right -of -way primary vehicular access to the property for application file number I - 0 0 . LOA — 0 y � Loa. — o�S' E0). - 020 I herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or within fourteen (14) days of a Notice letter. POW_ w � l--- tzci • e C , 0C-- t ,Aac-�,-- t'a 1 010 z _ Cam-( -- Applicantor -Pro+jeet-Manages.'s,$ignature On this day personally appeared before me to me known to be the individual who executed the foregoing instrument and acknowledged that he /she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN to before me this day of NOTARY PUBLIC in and for the State of Washington residing at My commission expires on f OSA4t L Ve“ \''`(,.),C ,''lcL'u Ot - Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I, L..ESL -f HEREBY DECLARE THAT: Notice of Public Hearing /�EE C VffWb) Lp 2.- Oils M102 ~ �T 2. ' Pro ect Number: L02 -b'/O l4 -D �i9) -02 -D0 3Hi'G• f� .�, �o� ao �C "�) Determination of Non - Significance Person requesting mailing: C I'WOL- Notice of Public Meeting Mitigated Determination of Non- Significance Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda X Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ •FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other Was mailed to each of the addresses listed on this 9TN day of t in the year 20 DZ P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM Project Name: / S Teii 6Q1., CZ-0917 /�EE C VffWb) Lp 2.- Oils M102 ~ �T 2. ' Pro ect Number: L02 -b'/O l4 -D �i9) -02 -D0 3Hi'G• f� .�, �o� ao �C "�) i Mailer's Signature: L• C'7►. Person requesting mailing: C I'WOL- Was mailed to each of the addresses listed on this 9TN day of t in the year 20 DZ P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM CITY OF TUKWILA NOTICE OF APPLICATION PROJECT INFORMATION The City of Tukwila Department of Parks and Recreation has filed applications for construction of a new clubhouse to be located at the Foster Golf Course, 13500 Interurban Avenue South, construction of a 286 car parking lot, removal of several buildings including the existing clubhouse, and alteration of golf course tees and greens near the construction area Permits applied for include: E02 -020 (SEPA), L02 -040 (Design Review), L02 -044 (Shoreline), L02 -045 (Special Permission - Parking), MIO2 -154 (Tree Cutting Permit). Other known required permits include: Land Altering Permit Studies required with the applications include: Parking Study, Storm Water Preliminary Technical Information Report An environmental checklist has been submitted with the studies identified above. The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100, Tukwila, Washington 98188. Project Files include: E02 -020 (SEPA), L02 -040 (Design Review), L02- 044jShoreline), L02 -045 (Special Permission - Parking), MIO2 -154 (Tree Cutting Permit). OPPORTUNITY FOR PUBLIC: COMMENT Your written comments on the project are requested. Any person desiring to submit written comments concerning these applications, or desiring to receive notification of the final decision may submit comments or requests for decision within thirty (30) day of this notice. Comments or requests for notice of decision must be delivered to DCD at the address above or postmarked no later than 5:00 P.M., Friday, November 8, 2002. Opportunity for additional oral and written public comments will be provided at a public hearing before the Board of Architectural Review, tentatively scheduled for December 12, 2002. To confirm this date, please call the Department of Community Development at (206) 431 -3670. You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. E02 -020 (SEPA) Appealable to King County Superior Court; L02 -040 (Design Review) Appealable to Tukwila City Council; L02 -044 (Shoreline) Appealable to Washington State Shoreline Hearings Board; L02 -045 (Special Permission - Parking) Appealable to Tukwila City Council; MIO2 -154 (Tree Cutting Permit) Appealable to the Hearing Examiner. For further information on this proposal, contact Carol Lumb at (206) 431 -3661 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: August 16, 2002 Notice of Completeness Issued: September 23 and October 2, 2002 Notice of Application Issued: October 9, 2002 October 2, 2002 City of Tukwila Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION L02 -044 (SHORELINE) TO: Bruce Fletcher, Director, Depa t} .t ef'Parks and Recreation FM: Carol Lumb, Senior Plann RE: L02 -044, Shoreline Substantial Development Permit for Foster Golf Links Clubhouse Your application for a shoreline substantial development permit for the proposed Foster Golf Links Clubhouse located at 13500 Interurban Avenue South has been found to be complete on October 2, 2002 for the purposes of meeting state mandated time requirements. The other land use files related to the new clubhouse were found to be complete on September 23, 2002 (L02 -040, L02 -045, E02- 020, MIO2 -154). The project has been tentatively scheduled for a public hearing before the Tukwila Board of Architectural Review on December 12, 2002, although we will have a clearer idea on the scheduling of the public hearing once the first round of technical review is completed. The next step is for you to install the notice board on the site within 14 days of the date of this letter. You received information on how to install the sign with your application packet. If you need another set of those instructions, please call me. Once you have notified me that the notice board has been installed you will need to post it with a laminated copy of the Notice of Application and the comment period will start. Please call me 2 days prior to installing the sign so that I can prepare the Notice of Application and the mailing materials. After installing the sign with the laminated notice, please return the signed Affidavit of Posting to our office. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. If the City finds additional plans or information is needed, then additional review time will be necessary to process your permit application. The precise amount of additional review time which may be needed will be the number of days between the date of this letter and the submission of the additional information. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. There may be permits from other agencies required which we have not identified. I will be contacting you soon to discuss this project. If you wish to speak to me sooner, feel free to call me at (206) 431 -3661. cc: Engineer, Public Works Fire Prevention, Fire Department C:\My DocumentsWoster Golf Course\Clubhouse- complete.doc - Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 City of Tukwila Department of Community Development MEMORANDUM NOTICE OF INCOMPLETE APPLICATION August 30, 2002 TO: Bruce Fletcher, Director, Parks and Recreation Department FM: Carol Lumb, Seni airier, Department of Community Development RE: Foster Golf Links Clubhouse: L02 -040, E02 -020 Your application for a 14,600 square foot golf clubhouse located at 13500 Interurban Avenue South has been found to be incomplete. The following must be submitted to the permit center to the application materials: a. Shoreline Substantial Development Permit application. As part of that application, please make sure that the shoreline environments are overlaid on the site plan or a separate plan that identifies the activity taking place on the site in relation to the shoreline environments. b. Special Permission Parking Application; c. Overlay of Zoning Districts on the site plan; and d. Tree Permit (if any trees, including cottonwood trees, within the River and Low Impact shoreline environments will be removed). The Endangered Species Act Screening Checklist indicates that there will be trees removed in the shoreline area. You received copies of these applications as part of the materials from the Pre - Application meeting held on May 2, 2002. If you need additional copies, please let me know. Upon receipt of these items, the City will re- review them for completeness and will provide you written notification of completeness or incompletness within 14 days. These applications will expire if we do not receive the additional information within ninety days of the date of this memo unless an extension is granted pursuant to Section 18.105.070(E). If you have any questions, please call me at 431 -3661. cc: Nora Gierloff, Planning Supervisor Steven M. Mullet, Mayor Steve Lancaster, Director 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 z _I- 6 JU 00 ND u) 111 J w 2 Lt.Q = I- w Z h- � Z I- w 2 • o U O sQ O 1-- W u. 0 w z • u) H = O ~ z PRELIMINARY TECHNICAL INFORMATION REPORT for FOSTER GOLF .LINKS CLUBHOUSE IMPROVEMENTS located at 13500 INTERURBAN AVENUE SOUTH TUKWILA, WASHINGTON prepared by BUSH, ROED & HITCHINGS, INC. 2009 MINOR AVENUE EAST SEATTLE, WASHINGTON (206) 323 -4144 (206) 323 -7135 FAX BRH JOB No. 2002042.00 July 25, 2002 I EXPIRES 12 /1 /esS RECEIVED AUG 16 2007 COMMUNITY DEVELOPMEN1 z z J U 0 O CO 0 . u) W W =' J N LL W O, g c ` co I=- _ Z � I— O Z I—! W; U 0 . 0 � I ! O: z: 0 =: O ff ' z TABLE OF CONTENTS I. Project Overview APPENDIX A — Additional Reports II. Conditions and Requirements Summary III. Offsite Analysis IV. Water Quality Facility Analysis and Design V. Conveyance System Analysis and Design VI. Special Reports and Studies VII. Other Permits VIII. ESC Analysis and Design IX. Bond Quantities X. Operations and Maintenance Manual DECEIVED '0 1(3 16 20n' JMMUNITY 'JELOPMEN z 're W s -J C)' UO w = w Q' I— is .I— O: • Z 1--. LLI S U w — O: Z U N. 0 1 I: O Z I. PROJECT OVERVIEW PROJECT NAME Foster Golf Links, Clubhouse Improvements PROJECT LOCATION The project, Foster Golf Links, is located at 13500 Interurban Avenue South, in Tukwila, Washington. It is located in Section 14, Township 23 East, Range 4 North and is, generally, located east of the Duwamish River on the north side of Interurban Avenue. This facility opened for play in the spring of 1925 and was operated as a family business until 1977 when the citizens of Tukwila purchased the course. PROJECT NARRATIVE This proposal is for the reconstruction of the golf course clubhouse and parking facility. The affected area of this development will encompass approximately 250,000- sq.ft., or, 5.74 acres. To accommodate the new construction, an existing retention/bioswale located within the first fairway will be enhanced. EXISTING CONDITIONS A paved parking facility serves several structures, those being the clubhouse, cart house, garage structure and a private residential structure that has been used as a residence and an office but is now unoccupied. The existing paving is in a general state of disrepair due to age, tree roots, utility installations, etc. Storm runoff from these impervious areas is collected in a series of catch basins and underground conveyance pipes and is discharged to the Duwamish River via the existing retention /bioswale. The impervious areas to be removed by this project total approximately 133,740 -sq.ft. (3.07 acres), or, 54% of the project area. The clubhouse and residential structures are each served by a sanitary sewer stub which are tightlined to the sewer main lying within the Interurban Avenue right -of -way. A fire hydrant is located within the existing parking lot. PROPOSED CONDITIONS This proposal is for the construction of a new 14,614( + /- ) -sq.ft. clubhouse facility, new parking facility and incidental impervious surfacing. Storm conveyance will be revised and it is our intention to enlarge the retention/bioswale to accommodate this expansion. The proposed impervious surfacing (buildings and paving) total 149,484 -sq.ft (3.43 acres), or, 60% of the project area. This equates to a net increase of 15,744- sq.ft., or, 0.36 acres. A new fire hydrant will be installed, the sewer stub to the vacated residential structure capped and the sewer stub to the old clubhouse facility will be extended to provide service for the new clubhouse. RETENTION/BIOSWALE RECONSTRUCTION A series of correspondence (for previously considered improvements) between city staff members is being utilized to determine the required increase in volume for the swale. Specifically, those pieces of correspondence are; • A memo from Mr. Don Williams, Parks and Recreation Director to Mr. Phil Fraser, Senior Engineer, dated October 19, 1998 (memo 1, copy attached), • A memo from Mr. Phil Fraser, Senior Engineer, to Mr. Don Williams, Parks and Recreation Director, dated October 21, 1998 (memo 2, copy attached), and, • A memo from Mr. Don Williams, Parks and Recreation Director to Ms. Jill Mosqueda, Associate Engineer, dated August 20, 1999 (memo 3, copy attached) As noted in memo #2, the existing swale was calculated to have a volume of 64,000 c.f. per Randy Berg. We have confirmed this volume as demonstrated in the attached "Existing Pond Volume" calculitipq, \tUEIVED A 1G 16 2007 .OMMUNITY _VELOPMENT While our numbers indicate a volume of 61,108 c.f., we are deferring to Mr. Berg's observation of 64,000 c.f. for these purposes. Our calculations lave been based upon a client provided topographic survey, which, per industry standards, may have au error of up to '/s of a contour interval. As such, the slight discrepancy of our volume to Mr. Bergs ( ±/- 5 %) would be within acceptable tolerances. Memo #2 indicates a specific methodology for calculating the required volume in response to memo #1. In that memo, paragraph 5, Mr. Fraser indicates that "...The addition of 54,004 s.f. of impervious surface, for the proposed Golf Course and Maintenance Facility (35,004 s.f.), for the proposed City Petrol Facility at the George Long Shops (18,000 s.f.) translates' into 32,023 c.f of storage needed to meet the 7 day /100 yr. storage requirement (for) these two facilities ". This equates to a detention volume requirement of 25,830 c.f. /acre of new impervious surfacing. RETENTIONBIOSWALE VOLUME METHODOLOGY Mr. Fraser further indicates in memo #2 that the existing pond volume of 64,000 c.f. is over -sized by approximately 44,000 c.f., which establishes a required volume for existing contributory areas of 20,000 s.f. This is demonstrated by his comment in paragraph 5, which states "...Since the 44,000 c.f of available storage at the pond is greater than the 32,023 c.f. of storage required, technically, the available pond storage satisfies the 7 day /100 year storage criteria ". These figures were based on previously proposed improvements, which have since been modified. The George Long area, being approximately 3.52 acres (including the adjacent street and the adjacent lots) has a development potential of 90% impervious coverage, or, 3.17 acres. Our pond volume calculations will anticipate those future improvements together with the increase in impervious areas being proposed herein. RETENTIONBIOSWALE VOLUME REQUIREMENT • Proposed impervious surfacing • Existing impervious surfacing For a net increase of • George Long Shops Facility For a total impervious area increase of VOLUME = 3.53 ac @ 25,830 c.f./ ac = 91,180 c.f beyond the existing 20,000 c.f required volume, or, a total pond volume of 111,180 c.f. RETENTIONBIOSWALE VOLUME PROVIDED The existing retention/bioswale will be enlarged easterly to accommodate the increased volume requirement. It is our intention to maintain the existing geometry of the swale on the north, south and westerly edges. The swale bottom will expand easterly for an average of 50 feet at a grade of 1 %, then a side slope will be provided at 10:1 to an elevation of 12.50, the elevation at which the existing swale was calculated and field conditions indicate. The volume provided in this configuration would be 123,838 c.f., as demonstrated in the attached "Proposed Pond Volume" calculation. A 149,484 s.f. or, 3.43 acres 133,740 s.f. or, 3.07 acres 15,744 s.f. or, 0.36 acres 138,085 s.f. or, 3.17 acres 153,829 s.f. or, 3.53 acres ECEIVED AUG 16 2002 OMMUNITY ..F:tOPMENT 5 it o PI t.4 . 4 cz 5° & = la = ,NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. _ BUSH, ROED & HITCHINGS; .C. CIVIL ENGINEERS & LAND SURVEYORS 2009 Minor Avenue East Seattle, WA 98102 r" (206) 323 -4144 FAX (206) 323 -7135 BRH H 1- 800 - 935 -0508 TO1, SAehfl PaThl JOB SHEET NO OF CALCULATED BY DATE CHECKED BY DATE SCALE !3,4 RECEIVED 'AUG 1 6 2002 COMMUNITY DEVELOPMENT 14 1.....wc,ua r eo rpaebew . .....trnmeecns,--xviAnaj t v. wrere 13, Ex -- x 1E4 574 13.5 EXISTING POND CONFIGURATION Scale — 1"=--40' 10 . - A ... 14 - 13 _ 145 14.8 - "' in \ \ EXI5T„ POND MAXIMUM 'SURFACE ELEV = 12.5 115 11,5 'NG 12,6 X 11,6 x 11.6 < 125 / x 1 X t 1 7 . , 0 \i/Neix 2: ,/ \,.;;;;••■• _...----- .1•° .,-----------„, "---- < x ,). A.,L;;;J•-• ,.------ — z----- - -- ( x 13. 12 . 7 \ x 13.5 "..:1;-••\ \' NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEARTHAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. x 15.3 x ; NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT._ i. N COMMUNITY DEVELOPMENT j� M I ��1 12.4 RECEIVED AUG 16 2007 • 14 -� � � i 1 3,5 ti r r J 12,41 PROPOSED POND CONFIGURATION Scale — 1"=40' r2 o - -- __ - \O r : . 2 1 SIDE S.�OP_E'S (TYP) I '14.8 r i ' x .. 71,1 \ \ J " ,2 � _ ,4. , � PROP POND ~ Nil1Ut - -- _- t - : - -- -- SURFACE 2 0�' � 5- -7- ' i r= r" NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. c "6. BUSH, ROED & HITCHING( .1C. CIVIL ENGINEERS & LAND SURVEYORS 2009 Minor Avenue East Seattle, WA 98102 (206) 323 -4144 FAX (206) 323 -7135 B RH 1- 800 - 935 -0508 uG • JOB SHEET NO OF CALCULATED BY DATE CHECKED BY DATE SCALE ;e2M�rctr�ti,«�fDk= U. CONDITIONS AND REQUIREMENTS SUMMARY The City of Tukwila requires that site drainage for proposed developments meet the requirements of the 1998 King County Surface Water Design Manual. The King County Core and Special Requirements are as follows: Core Requirement #1 - Discharge at the Natural Location The existing on -site storm drain system and discharge location will be utilized for these improvements. Currently, all stormwater generated by the clubhouse compound and associated parking drains to the Duwamish River after passing through A 36" pipe and the retention/bioswale. Stormwater generated by these improvements will be collected by a new conveyance system that will discharge into the existing on- site conveyance system. The existing discharge location will remain the same. Core Requirement #2 - Offsite Analysis Please see Section III for the off -site analysis. Core Requirement #3 - Flow Control Flow control is not required for these improvements. Core Requirement #4 - Conveyance System The proposed stormwater conveyance system will be designed to effectively convey the 25 -year peak flow. See Section V for conveyance and backwater calculations. Core Requirement #5 - Erosion and Sedimentation Control The following measures will be installed during construction to prevent silt -laden stormwater from leaving the site and being transported onto adjacent streets and property: • Silt fencing will be located along the downhill perimeter of the disturbed areas. • Silt protection will be placed on all existing and proposed catch basins. • Rock construction entrance will be installed.. • Sediment Pond to retain runoff. Core Requirement #6 - Maintenance and Operations All proposed storm facilities will be privately owned and maintained by the City of Tukwila. Core Requirement #7 - Financial Guarantees and Liability Financial guarantees are not required. Core Requirement #8 - Water Quality Water quality will be provided by the enhanced retention/bioswale. C RECEIVED AUG 16 20* COMMUNITY DEVELOPMENT III. OFF -SITE ANALYSIS Storm runoff flows through the existing retention/bioswale and discharges through a pipe under the dike into the Duwamish River. A flap gate prevents river water from flowing into the swale area during peak flows. Public Works/Surface Water crews maintains the piping system and the golf crews maintains the bioswale. RECEIVED Asir, 16 20021 COMMUNITY DEVELOPMENT Z . = I— if- z rc J c): U0 u) W i W =: J - w 0: J; IL Q; = . , ▪ 0 .. Z W W' U � i0 -∎ 0 H LU _0j W I — ; 0; Z IJI U = O . Z • • I n IV. Water Quality Facility Analysis and Design The existing retention/bioswale has been acCepted by the City of Tukwila as an acceptable method of water quality for this facility. Sizing guidelines have been established through previous design efforts for this utility. The proposed expansion is based on that design methodology and is being expanded accordingly. r'EIVED Am, 16 200T COMMUNITY DEVELOPMENT . . . • . . • ' • • V. CONVEYANCE SYSTEM ANALYSIS AND DESIGN In accordance with section 1.2.4 of the 19913'KCSWDM, the proposed stormwater conveyance system has been designed to effectively convey and contain the 25 -year peak flow O RECEWED AUG 16 2002 COMMUNITY DEVELOPMENT VI. SPECIAL REPORTS AND STUDIE; See Appendix B for Soils Report, and portions of the TIR prepared for the original Safeway store development. RECEIVED i 16 2002 COMMUNITY DEVELOPMENT .. ...w... v..• nwn• rnniw�+ N+ .•w+.t.iw.�M•vv.....n...arw•nvw s..... VII. OTHER PERMITS No other known permits are required for the:development of these improvements. 1A RECEIVED AUG 16 2002' COMMUNITY DEVELOPMENT VIII. ESC ANALYSIS AND DESIGN Currently, runoff generated within the prop construction area is collected by a series of catch basins and is conveyed via underground pipe to the retention/bioswale for water quality treatment. The treated stormwater then exits the site through 36" pipe*and enters the Duwamish River. To prevent silt -laden stormwater from leaving the site or entering the on -site storm system, silt fencing, catch basin protection, a sediment pond `and a rock construction entrance will be installed during construction. Silt fencing will be located along the downhill perimeter of the disturbed areas. This erosion control measure will allow stormwater to pass through it while retaining sediment and silt on -site. Silt protection will be placed on all existing and proposed catch basins. This measure will keep sediment and silt out of the downstream system. A sediment pond will provide a place for stormwater to collect and settle before being conveyed off -site. The rock construction entrance and truck/wheel wash basin will provide an area for construction trucks and other traffic leaving the site to remove dirt that may be picked up by the tires. The limits of clearing and grading have been delineated on the erosion control plan. If no work will be performed on a specific area for more than seven days during the dry season (May 1 to September 30), or two days during the wet season (October 1 to April 30), it will be protected with a temporary cover. Dust control measures will be implemented if a traffic hazard is created by sediment that is being transported by wind from the site into the right -of way. There are no known on -site areas that pose an erosion hazard due to steep slopes or soils conditions. 11 DECEIVED ^fir, 1 6 20O ' IMMUNITY • LiEVELOPMENT IX. BOND QUANTITIES, FACILITY SUMMARIES, AND DECLARATION OF COVENANT Bond Quantities attached. 1f1 RECEIVED AUG 16 2002 COMMUNITY DEVELOPMENT z .¢ • Z :. U O CO p (A W :: W =; J • u_ WO W Z I— 0 Z t— 2 D, 0 p ill a 1 U u-p iLi Z � fn z X. OPERATIONS AND MAINTENANCE MANUAL All proposed storm facilities will be priva'lely owned and maintained by the City of Tukwila. Public Works/Surface Water crews maintain the piping system and the golf crews maintains the retention/biofiltration swale 1•1 RECEIVED AUG 16 2002 DEVELOPMENT , ' I- z : _i U Oi ,.. U. cn w; w =� J • w O .g = d, 4w • = • Z 1— 0: w w' V � • Off V • I— —: 11 — O. • • • ..CU Z U N • .,O APPENDIX A Included reports: 1. Geotechnical Report prepared by Landau Associates, Inc., dated February 2, 2001. 1 A RECEIVED AUG 16 2002 COMMUNITY DEVELOPMENT • Z Z! N J 0 : IU O: CO v) W =` WO E co Z C9: I— W . 2 I- 0 Z h: W Q � :O 52: CD . WU.I • Z 1 u_ - O: Cu Z.' • I O Z City of Tulcv4!ila 6200 Southcenter Boulevard . Tukwila, Washington 98188 MEMORANDUM TO: Phil Fraser, Senior Engineer FROM: Don Williams, Parks and Recreation Director --11 Grb„� DATE: October 19, 1998 SUBJECT: Storm Water Facilities for Parks and Golf Maintenance Facility The Parks and Recreation Department is planning to build a new combined parks and golf course maintenance facility in 1999. We will need to handle the storm water generated from the roof and paved asphalt areas and would like your assistance in determining how this water will be handled. In addition, the Public Works Internal Operations Division will be constructing a new city petrol station on the west side of the George Long Shops. Our preliminary plans indicate we will have a net increase of 35,004 square feet of impervious area at the parks /golf shop. The gas station area will add 18,000 square feet for a total of 53,004 square feet of impervious area. We plan to design storm drain systems for each area that will connect directly to the storm drain line on Interurban Avenue that has lines that exist within the George Long Shop /golf course area. These lines will carry the water out to the Interurban Avenue main storm line that flows north into the entrance of the golf course and then daylights into a large retention bioswale pond along the left side of the #1 fairway. This retention pond has a flapgate that prevents pond waters from going backwards into the storm drain system and a second flapgate between the pond's outlet and the river. The capacity of this retention pond was calculated by Randy Berg, which I believe was minimally around 64,000 cubic feet. Assuming we can utilize this proposed method of handling the storm water, the question is do we need to modify the existing piping systems or pond area? I will soon have a drawing to show the storm pipes that exist near the George Long Shops (which I think you have copies of) and our new drain lines for the maintenance facility. Al Spencer should have drawings of the petrol facility also. Are these necessary for you to proceed to make decisions and tell me what I need to do? I realize you're use to a civil engineering drawiiswith all of the details, however, we're trying to save money and by doing some extra leg work we can save funding for our very tight budgets. Please contact me if you have questions or need information. I'd like to finalize our decisions within the next two weeks. RECEIVED `AUG 1 6 2002 COMMUNITY IntELOPMENT MEMO I cc: Al Spencer, Internal Operations Manager Wayne [vary, Architect John W Rants, Mayor MEMORANDUM TO: Don Williams, Parks and Recreation Director FROM: Phil Fraser, Senior Engineer DATE: October 21, 1998 SUBJECT: Storm Water Facilities for Parks and Golf Maintenance Facility, Addition of Petrol Facility to George Long Shops The following is my response to your 10/19/98 memo for the proposed combined Golf Course and Maintenance Facility, and proposed City Petrol Facility at the George Long Shops —as they relate to the capacity of the drains in Interurban Ave. S. flowing to the north and use of the existing capacity of the bioswale /pond at the north end of Foster Golf Course which discharges into the Duwamish. The public drains in Interurban Ave S. (flowing to the north) to which you anticipate connecting the proposed facilities identified above have the capacity to take these flows. I recommend your site survey include the invert, top of pipe and rim elevations of the Interurban Ave S. storm structure you are tapping into to assure all your facilities can gravity drain into this system_ The drawings you've provided don't identify the storm system nor connection. Also, I caution you that the elevations of your facilities need to A— be in accordance with the attached Flood Ordinance and lowest floor elevations above the hydraulic grade line of the storm pipe in Interurban Ave. South to which you are connecting. I understand that the 7 day /100 year storage requirements for new impervious surfaces for the Parks/Golf Maintenance Facility and Petrol Facility is to be met at the existing pond at the north end of Foster Golf Course. This Pond has approximately 64,000 cubit feet of storage capacity. (this material was placed on the 17th green and above the 100 year flood plain). During low flows/low river conditions, the bioswale at the bottom of this pond functions to treat low flows drain through it; and, during high river conditions (up to 12,000 cfs discharge at Howard Hanson Dam measured at Auburn gauge) /peak storm events, the flapgate between the pond and river shuts off backwater flows from the river causing storage of local drain waters until the river level subsides. From my discussions with golf course operations and maintenance staff, during these high river /peak storm events, the pond can fill completely and overtop back into the golf course greens and to the club ' house on rare occasions. From my discussions with parks and golf course staff I understand this pond was originally built to provide water quality and erosion control during construction of the ETS pipeline and other projects. In that time frame, the only added impervious surface I found in this sub -basin is a traiUsidewalk fronting Foster Golf course on Interurban Avenue South. A conservative calculation of this additional impervious surface would at most require 20,000 cf of storage for a 7 day /100 year event, leaving 44,000 c.f. of storage available for other use. The addition of 53,004 s.f. of impervious surface, for the proposed combined Golf Course and Maintenance Facility (35,004 s.f.), and for the proposed City Petrol Facility at the George Long Shops (18,000 s.f.) translates into 32,023 c.f. of storage needed to meet the 7 day /100 yr. storage--- - requiurement these two facilities. Since the 44,000 c.f. of available storage at the Pond is greater than the 32,023 c.f. of storage required, technically the available Pond storage satisfies the 7 day /100 year storage criteria. RECEIVED 'AUG 16 2002 COMMUNITY DEVELOPMEN MEMO L it t. Although the 7 day /100 year storage criteria is:met with the existing pond storage, you should expect that the added flows will surcharge the existing flooding conditions at the golf greens and facilities during high river /peak storm events. Therefore, I would suggest that developing an additional 32,000 c.f. of pond storage is appropriate, and will result in fewer, less critical river back up /storage events. Also, I would suggest a mechanical opening device and active monitoring during high river /peak storm events to effectively manage this storage facility in keeping with requirements of the Green River Management Agreement (available in my office) to reduce flooding to the property as much as possible. Please send me a copy of the final drainage plans when it is ready for review. If you have any questions please do not hesitate to call me (Ext. 1641). Attachments (5) cf. Al Larson c: \phil \donwsdoc ,tip`;: ,, �i; iSr•, Ax» yr+: aau, iix�i: ia:'!:+." f?? irce„�a:�):.i+i''::.:ti.! +niir.+i RECEIVED /AUG 16 2002 COMMUNITY DEVELOPMENT _� : w 6 J U O ; co = 1— W O• g �. J u. Q. N om . O ' Z F- LU 2 — W W . o O. ( . F= _ 0 Z TO: FROM: DATE: SUBJECT: City of Tukwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 MEMORANDUM Jill Mosqueda, Associate Engineer i3y7/ Don Williams, Parks and Recreation Director August 20, 1999 Foster Golf Course Maintenance Facility- -Storm Water Plans This is a "heads up" memo to provide you some background Information for our new Foster Golf Course Maintenance Facility. We submitted our SEPA checklist and building permit application last week. While preparing our site plans, I met with Phil Fraser twice to discuss how our surface water from impervious areas would be handled. Currently, rain water from a low area on the 17th and 18th fairways, from Interurban Avenue South in front of the golf course, and from our golf course parking lot, is collected and piped to a retention /bioswale pond area on the left side of the #1 fairway. As the water flows through this large swale area, it exits through a pipe under the "dike" and into the Duwamish River. A flap gate prevents river water from flowing intd the swale area during peak flows. Public Works Sewer /Surface Water crew maintains the piping system and our golf crew maintains the bioswale. When the retention /bioswale facility was built (when Metro's 8' ETS line was put through the golf course), it was built larger than necessary in anticipation of the construction of our new maintenance facility. To provide you additional information, I've attached my 10/18/98 memo to Phil and his 10/21/98 memo of response. These memos were prepared after our two meetings and site visits. One major change that affects both the information in my memo and in -Phil's response is that a decision has been made not to construct the petrol /gassing facility. This decision removes an anticipated 18,000 square feet of impervious area from Phil's calculations. With this decision and the fact that the retention bioswale is "over built ", we do not plan to enlarge the size of the pond. Please take this information into consideration as you, Joanna and Jim review this project. Please contact me if you have any questions. cc: Jim Morrow, Public Works Director Joanna Spencer, Associate Engineer Attachments: Memo from Don Williams - 10/19/98 Memo from Phil Fraser - 10/21/98 DW:nk(corresp /don /jillmem) Phnnn• /7/11,1 422.tR/1/1 . /':h, sal! J a ,. 17/11,1 422.1P22 FIDE COPY John W Rants, Mayor RECEIVED 'AUG 16 2002 • COMMUNITY DEVELONT MQAO3 3 SCAB! S The Spectra is a fixture program allowing you to configure a look in harmony with your architecture. The SP1 and SP2 offers you the freedom to specify the size, finish and optics to compliment your design. The SP10 is a high wattage fixture designed to illuminate parking areas of the site using taller poles and wider spacing. 4 LARGE SCALE MOUNTING OPTIONS • Post top • Post mounted arm • Wall mounted arm LAMP OPTIONS • 50 -175 watt metal halide • 50 -150 high pressure sodium SP1 0 VERY LARGE SCALE (see page 20) • Post top LAMP OPTIONS • 150 -250 watt metal halide • 150 -250 high pressure sodium T W W5 1 5 1 Z SMALL SCALE MOUNTING OPTIONS • Post top • Wall mounted arm LAMP OPTIONS • 42 watt CF • 50 -100 watt metal halide • 50 -100 high pressure sodium RECEIVED AUG 1 2002 C OMMUNITY DEVELOP SP 1 Fixture Size SP1 HEIGHT= 29.2 " / 740 MM EPA= 2.27 WEIGHT =46 U3S. IP = 65 SP2 HEIGHT= 23.9 " / 610 MM EPA =1 .43 wEGir =35 LBS. IP =65 SP1 0 ORDERING INFORMATION ON PAGE 20. CTR 2 Hood Style sP1= 22"olA. sP2= 16 "Dw. FLR FLARED HOOD sP1 =27 "ov . sP2= 22.5 "ow,. STR STRAIGHT HOOD SP1= 31.5 "Dw. sP2= 23.51DIA. DBL DOUBLE HOOD SP1= 31.5 "ot . sP2= 23.5 "Dw. IND INDIRECT RECEIVED AUG 16 2002 COMMUNITY TI�� /I1 sp1= 31 .5'Dw. sP2= 23.5 "DIA. 3 Lens /Element GLA FROSTED GLASS DIFFUSER • Type 3 Light Pattern • Type 5 Light Pattern GR3 GLASS REFRACTOR Type 3 Light Pattern GR5 GLASS REFRACTOR Type 5 Light Pattern LDL LIGHTLY DF FUSED LENS • Type 5 Light Pattern -3 INDIRECT TYPE 3 -5 INDIRECT TYPE 5 4 Lamp /Ballast CF 120/277 electronic ballast for use with 4 pin, 32 or 42 watt T -4 com- pact fluorescent lamps. 50MH 50 watt metal halide multitap ballast, 120 /277 volt. 70MH 70 watt metal halide multitap ballast, 120/208/240/277 volt. 70MHT6 70 watt metal halide muttitap ballast, 120/277 volt. Uses a G12 base, clear T -6 ceramic MH lamp. 100MH 100 watt metal halide multitap ballast, 120/208/240/277 volt. 1 50MH (SP1 only) 150 watt metal halide multitap ballast, 120/208/240/277 volt. 1 50MH T6 (SP1 only) 150 watt metal halide multitap ballast, 120/208/240/277 volt. Uses a G12 base, dear T -6 ceramic MH lamp. 175MH (SP1 only) 175 watt metal halide multitap ballast, 120/208/240/277 volt. 50HPS 50 watt high pressure sodium multitap ballast, 120/277 volt. 70HPS 70 watt high pressure sodium multi - tap ballast, 120/208/240/277 volt, 100HPS 100 watt high pressure sodium multi - tap ballast, 120/208/240/277 volt. 1 50HPS (SP1 only) 150 watt high pressure sodium multi - tap ballast, 120/208/240/277 volt. INC Incandescent 150 watt maximum for SP1 100 watt maximum for SP2 Lamps not included. Unless noted, use ED -17 lamps. All bal lasts prewired for 277 • • • YnfOrmatiOnjto hired :May be t4arved ii unusual ca es,rupon app roval of b oth Publro Works an d Pkmrtmg .. _.... 7nfornration. W aived PbY3!k /Flog Office Use _Only ,- Comments & Conditrons .., APPLICATION FORMS: i'f. Application Checklist: one (1) copy, indicating items submitted with application. , 2. Complete Application Packet: eight (8) copies of the t — plication form and/full sized plans ne set of High t/ • Quality Photo Reductions of all plans reduced to 8.5" i ,..--bY 11 ', and other materials and information as specifically listed in Project Description and Analysis, Site Plans and Elevations. 3 . Design Review Fee 0 1.1.,..- / /"1'2Frj4 Q $90 (� 4. SEPA Environmental Checklist (Submitted separately). , .S. A written discussion project consistency with each decision criteria. PUBLIC NOTICE MATERIALS: One (1) King County Assessor's map(s) which shows the location of each property within 500 feet of the subject lot. 7. Two (2) sets of mailing labels for all property owners / and tenants (residents and businesses) within 500 feet of the subject lot (See Public Notice Materials). Note: Each unit in multiple - family buildings -e.g. apartments, condos, trailer parks -must be included). A 4' x 4' Public Notice Board will be required on site within 14 days of the Department determining that a complete application has been received (See Public Notice Materials). COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g., revised colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED TO ENSURE CONSISTENCY WITH CITY DEVELOPMENT STANDARDS AFTER APPLICATION REVIEW HAS BEGUN. City staff are, available to answer questions about application materials at 206 - 431 -3670 (Department of Community Development) and 206 - 433 -0179 (Department of Public Works). COMPLETE APPLICATION CHECKLIST TABLE G:\APPHANU,ANDUSE.APKBAR2.DOC, 09/1B/01 RECEIVED AUG 1 6 2002 COMMUNITY DEVELOPMENT Infori0#6.4 Required. •May.be waived rn unusual I Information : . .: Use 94!y PROPERTY INFORMATION: 8. Vicinity Map with site location. I. Surrounding Land Use Map for all existing land uses within a 1,000 foot radius from the site's lot lines. SITE PLANS: 10. At least one (1) set of all plans and analyses shall be stamped by a licensed professional as would normally be required in a building permit application, and have an original signature. Revisions shall satisfy this criteria. 11. A boundary and topographic survey (2 ft. contours P Projects that will affect a slope may require 12. Location of all sensitive areas (e.g., streams, wetlands, slopes over 20 %, coal mine areas and important geological and archaeological sites.). Provide / ensitive area studies as needed per TMC 18.45. Also show trees over 4" caliper, indicating those to be saved. All proposed sensitive area and tree protection measures shall be shown. 3. 100 yr. flood plain boundary and elevation as shown on FEMA maps. 14. Building footprint with all changes in elevation, site improvements with sufficient dimensions to be accurately described and located (e.g., building square r.. O G:\APPHANILANDUSE.APP\BAR2.DGC, 09 /18/01 RECEIVED AUG 1 G 2002 DEVELOPMENT Info'ruiatio* .Re 0. red ;.Maybe •waved in umisual : ::- ; ; Inforntat :on : :,Office Use Only , - 19. 'Storm drainage schematic design for all conveyance ,. systems, water quality features and detention structures per TMC 16.54.060(D) (e.g., detention ponds/vaults, frop -T elbows, coalescing plate separators, and bio- swales). 20. Storm drainage: Include a Level One downstream • analysis per TMC 15.54.060(D), and a narrative discussion of consistency with the King County Surface Water Drainage Manual's Core and Special 3,1, Fire hydrant; the nearest existing hydrant and all proposed hydrants (adequate fire flow demonstrated r � in the "water availability" documentation). 22. Schematic road design. 23. Landscape planting plan by a Washington State - -191 ‘IM__.. Ct(il��f'G4p i �'I (t.- 24. Luminaire plan-- include location and type of street /t and site lighting, proposed fixture cut sheets, site illumination levels (foot-candles) and the effectiveness of shielding to contain all direct illumination on site (e.g., No direct illumination off site and maximum 2 ft candles at the property line.). 25. Signage per Sign Code. \ 26. For stream frontages existing and proposed top of G:WPPHANILANDUSE.APPIBAR2.DOC, 09 /18/01 RECEIVED AUG 16 2002 DEVELOPMENT M Jul 22 02 09:39a State of Washington County of King City of Tukwila I c rl,tC.e.._'FLP 2r' (PRINT NAME) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on 2-5') ZODL the Public Notice Board(s) in accordance with Section 18.104.110 and the other applicable guidelines were posted on the property located at 13 500 1.14kr ja.,- ,�� 5S . so as to be clearly seen from each right -of -way primary vehicular access to the property for application file number LOZ —OA1O LOq- -v�lS LOz— O�f� -1 EO2 —oz.° I herewith authorize the City of Tukwila or its representative to remove and immediately dispose of the sign at the property owner's expense, if not removed in a timely manner or within fourteen (14) days of a Notice letter. Applicant or Project Manager's Signature On this day personally appeared before me eL Li C.*! p to me known to be the individual who executed the foregoing instrument and acknowledged that he /she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN to before me this day of Cler1 9rchitects, PLLC CITY OF TUKWILA Department of Community Development 6300 Soulhcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplane,ci.tukwila.waus 253 854 -7898 AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGN(S) NOTARY PUB IC i residing at AL.a.i for the State of r i .ton J.- I My commission ex on i , 4 p. 4 Jul 22 02 09:39a STATE OF WASHINGTON AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, aunts, engineers, contractors or other representatives the right to enter upon Owner's real property, located at !:.3 TOO 41(4 b Arm. SON for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. The City shall, at its discretion , cancel the application without refund of fees, if the applicant does not respond to specific requests for items on the "Complete Application Checklist" within ninety (90) days. 7. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at 'T(.A.kt..; IA (Signature On this day personally appeared before me , v Gfl to me known to be the individual who executed the foregoing instrument and acknowle' :ed that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON G� . KEI.. tLj.... 1, i : .• 5 g�0N Fyn• 1 ' ' i : 4 ` � WTARY n � i % . v N --- <n i PUBUG r , % t1 � s' . 7 22 - Bh �'� 9 NS � , 1%\ - O F w p, • S Clark Architects, PLLC CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan(a,ci.tukwilawa_us (Address) (city), (AM (state), on , L (Print Name) 1 V-12, u 4L wi ✓ e J e-t,t,: k I.4/ 161( 4 My Commission ex (Phone Number) 7. 1. (Zap)167 -z 3y3 1ISth✓ D LitEra .L�i L r/ NOTARY P iatqr residing at ►� _ `,, 4 son � '$ tW • 4 ..'vr;,<,;:c;,:.�a: � «.gym.; �t.. : ...•� :Y�rrg2tir 253 854 -7898 RECEWED 'AUG 1 6 2002 DEVELOPMENT . FOR STAFF USE ONLY Sierra Type P -BAR Planner: File Number: t7a r c,..to Application Complete (Date: ) Project File Number: 1 f o . ,. of o Applic Incomplete (Date: ) Other File Numbers: 007 a _ 09‘ . 0 Jul 22 02 09:39a CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan @ci.tukwila.wa.us '' U' 63 L} CSC) L: -I• �l Quarter: S U) Section: /1 Township: 2.3 Range: T (This information may be found on your tax statement.) Signature: GMPPHANU.ANDUSE.APNBAIL'.DOC, 07/18/01 Clark Architects, PLLC 253 854 -7898 iN3Wd' '.3ABa A11N1 00 (NV 919fV O3A1333e1 Date: 7/ 2'L 102. DESIGN REVIEW p.2 NAME OF PROJECT/DEVELOPMENT: A. , /7L L: i2,�r' C C �� �� her LOCATION OF PROJECT/DEVELOPMENT: (Give street address or, if vacant, indicate lot(s) block and subdivision, access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS. I : DEVELOPMENT COORDINATOR : The individual who: o has decision making authority on behalf of the applicant in meetings with City staff, O has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and e is the primary contact with the City to whom all notices and reports will be sent. Name: L' 2 Address: , <... - z : 1 1 2 1 ... !''tl . Phone: . It - '7&7 2 3 4 3 FAX: .26& — 74 &• - 05 Q W 6 JU 00 In J = H 0) u_ W co = W I— _ z � 1- 0 w • o - O 1-- W . I 6 LL. O W Z U= O Z DESIGN REVIEW CRITER, _ The specific design criteria used to evaluate each project differs based on the type of project andi1 oo s ir. Please discuss project consistency with the applicable set of design criteria. The applicant bears responsibility for demonstrating that the proposed development plans satisfy all of the review criteria. The three sets of Board of Architectural Review (BAR) criteria have been presented separately. Please consult with Planning Division staff to clarify which set of criteria should be used. The three sets of criteria and references to illustrate implementing design guidelines are presented below. Selected Comprehensive Plan policies, which provide illustrative design guidance, are presented after the criteria as a courtesy. The complete Comprehensive Plan policies are provided in the Tukwila Comprehensive Land Use Plan (1995). Written responses to each criteria are required for a complete application. CRITERIA FOR COMMERCIAL AND LIGHT INDUSTRIAL DEVELOPMENTS (TMC 18.60.050(A)). Applies to all projects requiring design review except: multifamily, hotel and motel developments and developments in the Tukwila International Boulevard corridor (see TMC 18.60.060(C)). Projects located within 200' of Grreen/Duwamish River must meet additional criteria in the Shoreline Substantial Development Permit Application. 1. Relationship of Structure to Site a. The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping and pedestrian movement. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. c. The height and scale of each building should be considered in relation to its site. 1.a. The new clubhouse, situated 140' back from the street frontage, maintains the existing street landscaping and pedestrian and bicycle circulation along Interurban. Further, due to the nature of the use, the golf course setting provides ample landscaping. Additional landscaping is planned in the parking lot to breakup the asphalt paving. b. The parking area is located in front of the building, as the existing location is intended to be maintained. Partial screening is provided as the new parking is expanded along Interurban to the southeast as the topography drops in relation to the street. The tree canopy is intended to provide some screening as well. Unfortunately, as a golf course building has two 'fronts", the only possible location for the service is to the side of the building. The service area to the east of the building is intended to serve the restaurant and is limited to the very early morning hours only. A screening type structure would • deter the golfing circulation and as such, none is planned c. The proposed building sits to the southeast of the existing three story clubhouse building that will be removed once the new building is completed The new one story building, limited to 40' in height, is in character and in keeping with the 60.6 acre site. !:•■ A OOUA MI AARN1CP ADOIRAR7 TNlr non Rini ^ .�i+ �;'��..•�iC'. ." : rri�::::.•.r'�r�' r � . •ii.Y''3:Si� SiR12mT� RECEIVED 'AUG 16 2002 RECEIVED 'AUG 16 2007 a. Harmony in texture, line and masses is encouraged. COMMUNITY b. Appropriate landscape transition to adjoining properties should be provided. DEVELOPMENT c. Public buildings and structures should be consistent with the established neighborhood character. d. Compatibility of vehicular and pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. 2. Relationship of Structu' e nd Site to Adjoining Area 2.a. The relationship of the new one story, 40' tall building is consistent with the surrounding areas that are visible to the building pad. The Multi family to the south of this project facing Interurban is a three story assembly of buildings, set against the hillside. This new clubhouse building is smaller in mass and is consistent with the horizontal feeling of the adjacent structures. The residential property to the northwest is completely screened by the vegetation of the river. The Vehicular circulation will be improved by relocating the main entry further southeast along Interurban to allow for greater sight lines, and an additional exit is proposed at the far end of the lot to allow for greater circulation egress and less congestion. Pedestrian circulation at the street is not affected, and the circulation of the golfing public is paramount to the clubhouse, and has been studied critically. The result is a circulation pattern that enhances the building and eases the public to and around the building. 3. Landscape and Site Treatn a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. f. Screening of service yards and other places, which tend to be unsightly should be accomplished by the use of walls, fencing, planting or combinations of these. Screening should be effective in winter and summer. g. In areas where general planting will not prosper, other materials such as fences, walls, and paving of wood, brick, stone or gravel may be used. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. 3.a The existing topography of the site will be enhanced around the building to minimize the ADA concerns, and the topography of the course will be enhanced by the new clubhouse. b. All walks and paving will be consistent with the intent of the ADA and as such, will be stable and solid in appearance and in construction methods and materials. c. The landscape features are designed to enhance the nature of the golf course and for survivability of the plant material. On site vistas will be maintained and the tree canopies in the parking lot will provide shade. d. The parking lot landscaping is being altered to remove the barriers that currently exist. Planter perpendicular to the pedestrian flow are to be removed and replaced with the planters that are parallel with the parking stalls and the pedestrian flow. e. Fortunately, this site allows for ample landscaping opportunity. f Screening by means of planting will be provided around the large HVAC units at the east end of the building. g. h. The lighting of the parking lot and circulation areas are designed to be low key, not overspilling and are designed to highlight and enhance the facility. The main entry . has ground mounted lighting designed to highlight the access. r...nnn .amnoc . nnr annum , RECEIVED AUG 16 2002 COMMUNITY' DEVELOPMENT 4. Building Design a. Architectural style is not restricted, evaluation of a project should be based on quality of design and relationship to surroundings. b. Buildings should be to appropriate scale and be in harmony with permanent neighboring developments. c. Building components, such as windows, doors, eaves, and parapets, should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. d. Colors should be harmonious, with bright or brilliant colors used only for accent. e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. f. Exterior lighting should be part of the architectural concept. Fixtures, standards and all exposed accessories should be harmonious with building design. g. Monotony of design in single or multiple ounuing projects should be avoided. Variety of detail, form and fitting should be used to provide visual interest. 4. The building is consistent is scale, size and nature to the surrounding areas. The building has glazing appropriately located to break up the facade, and the structure is modulated to provide visual interest and changes in the roof line. The low slope roof (6/12) is broken up with the use of dormers. The colors are muted with the exception of the vinyl awnings designed to enhance the commercial aspect of the facility. The roof mounted mechanical equipment is on the opposite side of the building from the street and will be designed to be consistent with the chimney design. The exterior lighting is a part of the architectural design and was selected to enhance the facility. 5. Miscellaneous Structures and Street Furniture a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with builclinps, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. S. One exterior barbeque structure on the east end of the site is the only miscellaneous type structure and it will be design with similar materials as the main building. RECEIVED AuG 16 2002 COMMUNITY DEVELOPMENT z a = • w O 0 U) • F- • L w gQ i 1-w z = I- 0 z I- LIJ U � O — ci w W '� o Z w o = I- Consistency with adopted plans and regulations (TMC 18.100.030) 6. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. Z I1 . ;-z 6. This facility is designed to enhance an extremely popular public facility, the Foster re 2 Golf Links. With over 500,000 rounds of golf played over the past ten years, the 6 facility will only be enhanced by the addition of the new clubhouse. The restaurant o o and meeting room facility will be completely accessible to the senior community, a ` w significant .improvement from the existing clubhouse. This project has been planned I- for over ten years and is in keeping with the Tukwila City Code and comprehensive a w 0 plan to provide recreational activities to the citizens of Tukwila. 2 - =a w LU U O - O I•- W W 2 V LL O Z . Uw F- = -. 0 Z CRITERIA FOR MULTI FAMILY, HOTEL AND MOTEL DEVELOPMENTS (TMC 18.60.050(B)): Applies to all multi- family, hotel and motel projects except for projects in the Tukwila International Boulevard corridor (see TMC 18.60.060(C)) 1. Site Planning a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as a APPHANILANDUSE.APPIBAR2.DOC, 09/ 3/01 RECEIVED AUG 16 2002 COMMUNITY DEVELOPMENT envisioned in the Coi.., ehensive Plan. For instance, a multi -_ .aily development's design need not be harmoniously integrated with adjacent single family structures if that existing single family use is designated as "Commercial" or "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single family) designation would require such harmonious design integration. b. Natural features which contribute to desirable neighborhood character shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. f. Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. g. Varying degrees of privacy for the individual residents shall be provided; increasing from the public right -of -way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large paved areas; i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent long -term structures. 2. Building Design a. Architectural style is not restricted, evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood; b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures which are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the non- conforming structure's anticipated permanence; c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious RECEIVED AUG 1 6 2002 COMMUNITY DEVELOPMENT proportions of these co._.ponents with those of adjacent develop___:,nts. Building components and ancillary parts shall be consistent with the anticipated life of the structure; d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and = �' z appearance to surrounding properties. J 00 U) W J = H w 3. Landscape and Site Treatment g Q co a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining ? I- neighborhood identity or a sense of place; z o b. Landscape treatment shall enhance existing natural and architectural features, help separate public 2 ELI from private spaces, strengthen vistas. and . important views, provide shade to moderate the affects . ° a paved areas, and break up visual mass; l- g P P mass; o of large c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an = inviting and stable appearance. Direct pedestrian linkages . to the public street, to on -site L O recreation areas, and to adjacent public recreation areas shall be provided; d. Appropriate landscape transition to adjoining properties shall be provided;. o w 1= _ O z 4. Miscellaneous Structures a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale; b. Screening of service yards, and other places which tend to be unsightly, shall be accomplished by the use of walls, fencing, planting, berms, or combinations of these. Screening shall be effective in winter and summer; c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping; d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded, and restrained in design with RECEIVED AUG 16 2002 COMMUNITY DEVELOPMENT no off -site glare spill c. .,r. Excessive brightness and brilliant c, ,rs shall not be used unless clearly demonstrated to be integral to building architecture. Consistency with adopted plans and regulations (TMC 18.100.030) 5. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and regulations and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. CRITERIA FOR BAR REVIEW OF DEVELOPMENTS IN THE TUKWILA INTERNATIONAL BOULEVARD CORRIDOR (TMC 18.60.030 and 18.60.060(C). Applies to all developments in the Tukwila International Boulevard Corridor 1. Site Design a. Site Design Concept 1. Organize site design elements to provide an orderly and easily understood arrangement of building, landscaping, and circulation elements that support the functions of the site. b. Relationship to Street Front 1. Organize site design elements to create a distinct street edge, and minimize parking between structures and street. 2. Orient at least one building entry to a major public street. c. Street Corners 1. Emphasize the importance of street corners through building location, the provision of pedestrian access, special site features and/or landscape features. d. Continuity of Site with Adjacent Sites 1. Maintain visual and functional continuity between the proposed development and adjacent and neighboring properties through setbacks, building massing, circulation and landscaping, where appropriate. e. Shared Facilities 1. Incorporate opportunities for joint development of sites where there is potential for common building walls, shared driveways, landscaping, or other shared facilities f. Site Design for Safety 1. Minimize conflicts between drivers and pedestrians through the siting of structures, location of circulation elements, landscape design, and placement of signs. 2. Design and site structures to maximize site surveillance opportunities from buildings and public streets. RECEIVED AUG 16 2002 COMMUNITY DEVELOPMENT 3. Provide adequate lighting levels in all pedestrian areas, including building entries, along walkways, parking areas, and other public areas. 4. Design landscaping so that long term growth will not interfere with site lighting and surveillance. 5. Use durable, high quality materials in site furnishings and features for ease of maintenance. g. Siting and Screening of Service Areas 1. Minimize the visual and aural impacts of service areas such as loading docks, trash and recycling collection points, utility maintenance areas, etc., through site design, landscaping and screening. h. Natural Features and Sensitive Areas 1. Preserve natural features such as existing topography, significant trees or wooded areas, wetlands and /or watercourses and incorporate them into the overall site, where appropriate. 2. Design and site structures on hillsides to minimize the visual and environmental impact of development in these locations. 3. Employ site design techniques that take advantage of and/or enhance visual focal points along the corridor, where feasible. i. Surface Stormwater Detention Facilities 1. Integrate water quality treatment techniques such as biofiltration swales and ponds with overall site design, where possible and appropriate. j Pedestrian Circulation 1. Provide paved pedestrian walkways that connect all buildings and entries of buildings within a site. 2. Provide a paved pedestrian walkway from the public sidewalk(s) to the main entry of developments; where a development fronts two streets, access must be provided from both streets. 3. Provide pedestrian connections from the on -site pedestrian network to walkways on adjacent properties and to other off -site destinations, where feasible. 4. Support pedestrian movement between properties and from private property to public rights -of -way by providing facilities that traverse natural or man-made barriers, where appropriate. 5. Provide direct pedestrian walkways from businesses in commercial areas to transit stops, and/or provide additional transit amenities, where appropriate and feasible. k. Pedestrian Amenities 1. Incorporate pedestrian amenities in site design to increase the utility of the site and enhance the overall pedestrian environment in the corridor, where possible. 1. Vehicular Circulation 1. Minimize conflicts between vehicular and pedestrian traffic. 2. Minimize the amount of space devoted to vehicular circulation by limiting access driveways; ensuring that internal site circulation is efficient; and/or taking advantage-of opportunities for shared driveways. m. Parking 1. Minimize the amount of space devoted to parking by taking advantage of shared parking and /or methods for reducing parking demand, where possible. rd • oou•M1 ANIVICF A DMA •Tr) nnr no/IYMI RECEIVED AUG 16 2002 COMMUNITY DEVELOPMENT 2. Building Design a. Architectural Concepts 1. Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development. 2. Ensure that development on sites with more than one structure employ similar or complementary architectural styles and/or are related in scale, form, color, and use of materials and/or detailing. b. Architectural Relationships 1. Provide for visual and functional continuity between the proposed development and adjacent and neighboring structures when these structures demonstrate an appropriate level of architectural quality. 2. Reduce the apparent scale of large commercial buildings located in the Neighborhood Commercial Center district and located adjacent to residential districts c. Building Elements, Details, and Materials 1. Provide distinctive building corners at street intersections through the use of special architectural elements and detailing, and pedestrian- oriented features where possible (see definition of pedestrian friendly facade). 2. Relate the design and scale of building elements and details to the building's overall form and massing. 3. Employ architectural details that are appropriate to the architectural character of the building. 4. Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building. 5. Integrate the design and placement of exterior lighting with the architectural design and materials. d. Pedestrian- Oriented Features 1. Provide pedestrian- friendly facades (see Definitions) on the ground floor of all buildings that face public streets and entry facades that face parking areas. 2. Provide special treatment for large blank walls (see Definitions) that are visible from pedestrian walkways and parking areas. 3. Enhance building entries through the use of weather protection, landscaping, pedestrian amenities and/or distinctive architectural features. e. Mechanical Equipment 1. Locate and/or screen roof - mounted mechanical equipment to minimize visibility from public streets, building approaches, and adjacent properties. 2. Locate and/or screen utility meters and other ground level utility equipment to minimize visibility from the street. RECEIVED AUG 16 2002 COMMUNITY DEVELOPMENT z w a_ J U U N J = w � a co I- ▪ w Z = I- 0 Z I- w • w U� 0 - • I- wW H • U - .. z w • 2 o ~ z 3. Landscape Design a. Landscape Design 1. Develop a landscape design concept that demonstrates a clear and appropriate aesthetic statement. 2. Develop a landscape design concept that reinforces site design and fulfills the functional requirements of the development, including screening and buffering. 3. Ensure that the landscape design reinforces and complements plantings in the public right -of -way. b. Planting Design 1. Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs, and growth characteristics. 2. Incorporate existing significant trees, wooded areas, and/or vegetation in the planting plan where they contribute to overall landscape design. 4. Signs a. Signage Concept 1. Provide signage that is integrated with the architectural concept in scale, detailing, use of color, materials, and placement. b. Sign Placement 1. Provide signage that is oriented to both pedestrians and motorists in design and placement. 2. Provide adequate directional signage on site and building identification numbers that are legible from the street(s). 3. Integrate freestanding signs with the landscaping. c. Sign Design 1. Consider both day- and night -time viewing in the design, placement, and lighting.;of. signage. 2. Provide durable, high quality materials and finishes for signage. RECEIVED FAUG 16 2002 COMMUNITY DEVELOPMENT Consistency With Adopted Plans And Regulations (TMC 18.100.030) 5. Demonstrate the manner in which the proposal is consistent with, carries out and helps implement applicable state laws and regulations and the regulations, policies, objectives and goals of the City of Tukwila's Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila. Comprehensive Plan Policies Related To Design Review The Tukwila Comprehensive Plan contains policies regarding the design of certain types of development in particular zones or areas. These policies further articulate the design review criteria in TMC 18. Policies related to multifamily, hotel and motel developments, and the Tukwila International Boulevard corridor have been omitted in favor of the specific design guidelines referenced in the appropriate design criteria. Please note that more than one category of policies may apply (e.g. a motel on Interurban Avenue in the RCM zone will need to satisfy policies for: General Commercial Areas and Interurban Avenue South, and the "Multi - family Design Guidelines "). In some cases, the goal for the use or area is noted to provide a context for the design policies. A. ALL COMMERCIAL AREAS Goal 1.7: "Commercial districts that are visually attractive and add value to the community, are visitor and pedestrian friendly, are designed with pride and constructed with quality workmanship, are secure and safe with adequate lighting and convenient access, are uncongested with smooth - flowing traffic patterns, are well - maintained with adequate streetscape landscaping, and are wholesome and in harmony with adjacent uses ". 1. The design includes consideration of features that reflect characteristics of Tukwila's history (1.2.4). 2. Fencing and landscape buffers are provided between commercial and residential uses (1.7.4) 3. The development provides adequate parking and lighting (1.7.3). RECEIVED AUG 16 2002 D EVELOPMENT z = z � w Q � J0 00 U) • F- O u_ w O H O H _ W 0 u w z U= O ~ z 4. Where open spaces and trails are included in the development, they are designed not to interfere with the reasonable use of adjacent private property (1.10.11), and they are designed and constructed in a manner that is safe for all users and adjacent property owners (1.11.7). 5. In areas of concentrated commercial and retail activity, the development is connected by pedestrian facilities to the City's trail network, where feasible (1.11.4). z B. RESIDENTIAL COMMERCIAL CENTER (RCC) ZONE w cc Goal 7.7: "Residential Commercial Centers that bring small commercial concentrations into. 6 m existing residential neighborhoods to improve existing residential areas while providing 0 o products and services to nearby residents" . u) w CI ui J 1-- 1. The development achieves a pedestrian transition between buildings, streets and adjacent properties (7.7.5). w 0 2. The development incorporates small -scale pedestrian amenities such as benches and canopies, to convey the impression of a residential center and community focal point (7.7.8). co d I— w 3. The development provides appropriate structural transitions (i.e. use of similar z = building scale, compatible architectural styles, etc.) between residential and z o commercial areas (7.7.7). W w 4. The development employs design elements that help to blend it in with the character D 0 of the residential neighborhood (7.7.9). o 5. Where there are existing residential structures on site, the commercial development w w should be achieved primarily through new construction, rather than the conversion of I- 1= existing residential structures to commercial uses (7.7.3). z to 6. Through parking placement and setbacks (e.g. locating parking behind or beside 0 buildings), the development should help to achieve compactness of building form and p (— pedestrian orientation, helping to create a focal point in the Residential Commercial z Center (7.7.4). C. TUKWILA URBAN CENTER (TUC) ZONE Goal 10.2 "Encourage and allow a central focus for the Tukwila Urban Center, with natural and built environments that are attractive, functional, and distinctive, and supports a range of mixed uses promoting business, shopping, recreation, entertainment, and mixed use residential opportunities:" 1. Wherever possible, the development provides an interior vehicular connection between adjacent parking areas (10.2.4). 2. Where adjacent to a park, the development responds to or enhances the open space network and public amenities (e.g. by providing connections to open spaces (10.2.9). 3. The development should be designed with an appropriate scale and proportion; pedestrian- oriented features and streetfront activity areas, such as ground floor windows, modulated facades, rich details in materials and signage; quality landscaping; an appropriate relationship to adjacent sites; an overall building quality; and with sensitivity to important features such as Green River and Tukwila Pond (10.2.7). RECEIVED AUG 16 2002 COMMUNITY DEVELOPMENT .,ar.�»r+se+:.r+rr+c firma^ sr^'' Yxrcti :'.ter„ntr^rr!- r,;.�rG:;�r ` ' 4. Parking areas shoula designed with appropriate screening, _.Andscaping and corner site /parking relationships (10.2.6). 5. The development should achieve a high - quality design; contribute to the creation of hospitable pedestrian environments through site design techniques, such as integration of architectural /site design/landscape elements and co- existence of auto /transit/pedestrian traffic; should be designed to maximize pedestrian safety and convenience; and should incorporate physical and natural elements that enhance the area's overall aesthetic, including street orientation (10.2.3). 6. The development should generally support existing plans, policies and programs designed to improve open space and other public amenities in the Tukwila Urban Center (e.g. projects adjacent to parks recognize and complement open spaces; open spaces are oriented with access to sunlight and are designed to promote security and visibility). (10.2.9). D. TRANSPORTATION CORRIDORS Goal 1.8: "A more attractive form of commercial development along major streets in the community, in which buildings and plantings are prominent and oriented to pedestrians, transit and automobiles ". 1. The development provides through -block pedestrian connections (1.8.5). 2. Building facades provide pedestrian weather protection, see - through glass and distinctive roof lines. On minor facades adjacent to secondary streets or pedestrian paths, the development incorporates interesting and pedestrian- friendly features (1.8.7). 3. Within commercial areas, the development provides pedestrian pathways between sidewalks and building entrances, and between adjacent properties and buildings, thereby ensuring that parking lots are not barriers to pedestrians (8.1.2). 4. Parking areas include landscaped interior areas as well as perimeter landscape strips (8.1.4). 5. Mechanical equipment and trash/recycling areas are incorporated into the overall design and screened from view; roof designs conceal equipment; dumpsters are not located within front yards (8.1.5). 6. Roof lines are prominent and contribute to the distinct character of the area (8.1.12). 7. Where appropriate, the development should provide or allow for future facilities /improvements that support transit use (1.8.8). 8. Buildings, parking, and pedestrian facilities should be designed with compatible locations and configurations (e.g. locating parking in back or on the side of buildings, buildings pulled out to street) (1.8.2). RECEIVED AUG 16 2002 COMMUNITY DEVELOPMENT . aw. �. �„ r. �. �! AFx. Tt'', fr+ q�e+ rm�fR'+ r: rn?* WrY.• �t; m" �n, �^"n,PA;'i."�_7'i7'�,,�,G�.'�� E. INTERURBAN AVENU. .SOUTH Goal 8.3 "A high - amenity multi -model transportation corridor with a varied mix of office, commercial, recreational, high- density residential and light industrial uses ". 1 Improve public rights -of -way that connect Interurban Avenue and the river with signage, street parking, paving, and other elements that signify the riverfront (8.3.5). Note: This policy applies to right -of -way improvements to the extent that they are the developer's responsibility. 2. Preserve or commemorate the structures remaining from the turn of the century, in either x W their present or a nearby location, as determined in a city -wide survey and designation process (8.3.9). 6 D U O F. SOUTHCENTER BOULEVARD w Goal 8.4: "A corridor of low -rise offices, residences, with localized commercial uses at major intersections all of which act as a buffer to the low- density residential neighborhoods w o to the north ". u. 1. Roof lines of buildings are sloped, to imitate local topography and residential character of the corridor (8.4.4). I w 2. The building design achieves an appropriate balance between maintaining hillside ? views and providing contour - hugging structures (8.4.3). z o 3. Where appropriate and feasible, the development provides additional pedestrian connections between Southcenter Boulevard and residential areas to the north (8.4.6). 4. The project design should emphasize the landscaping, residential character, and o I- hillside traits along Southcenter Boulevard (8.4.10). z 0 "- w Goal "Goals for the design of these improvements are scattered throughout the various. P subarea components of the Tukwila Comprehensive Plan and no one goal appropriately z summarizes the City's position. Specific policies are presented below ". 1. Public developments reflect the highest standard of design quality, to enhance neighborhood quality and set the standard for others (7.5.3). 2. Where technically feasible, the utility or agency should consolidate its facilities with others and minimize visual impacts of facilities (12.1.36). 3. Sharing of cellular communications towers, poles, antennae, trenches, easements and substation sites is encouraged (12.1.36). 4. Enclosing telephone switching facilities in buildings compatible with the surrounding area is encouraged (12.1.36). 5. Where appropriate, the public transportation project, utility or other public facility should incorporate public open spaces (1.10.7). 6. Where appropriate, the street project or development should provide or allow for future facility /improvements that support transit use (1.8.8). 7. Where appropriate, the design should provide opportunities to integrate public art into the project (8.1.13). G. PUBLIC FACILITIES/UTILITIES /STREETS Z RECEIVED AUG 16 242 DEVELOPMENT NT INTERURBAN AVENUE SOUTH Goal 8.3.2 2. The landmark known as the "Foster Tree", the original tree located on the designated Foster Homestand is being preserved without any alteration. There shall be a "no- work" zone 10' beyond the drip line of the tree and the tree will be fenced during the entire construction process. RECEIVED AUG 1 6 2002 COMMUNITY DEVELOPMENT COUNCIL ATTENDANCE: TUKWILA CITY COUNCIL August 12, 2002 — 7:00 p.m. Tukwila City Hall - Council Chambers Present were Council President Richard Simpson; and Councilmembers Joe Duffie, Joan Hernandez, Pam Carter, Jim Haggerton, Pamela Linder and David Fenton. z OFFICIALS: = Z 6 U0 CO 0 W CO W w J V_Q Steven M. Mullet; Mayor; John McFarland, City Administrator, Lucy Lauterbach, Legislative Analyst; Bob Baker, Deputy City Clerk; Jim Morrow, Public Works Director; Steve Lancaster, Community Development Director; Bruce Fletcher, Parks & Recreation Director; Evelyn Boykan, Human Services Coordinator, Brian Shelton, City Engineer, Minnie Dhaliwal, Senior Planner, Rhonda Berry, Assistant City Administrator, Rick Still, Assistant Parks and Recreation Director, and Tracy Thomas, Parks and Recreation Superintendent. SPECIAL PRESENTATIONS: 1. Introduction of Shaunta Hyde, Boeing Company, Government Relations Manager co a = t- Shaunta R. Hyde introduced herself to Council as replacement for Liz Warman. Ms. Hyde has been z !— getting with familiar with the City of Tukwila; has met several key staff and looks forward to getting to i- 0 know others better. With an extensive background in municipal government, Ms. Hyde understands the w (- issues facing cities and counties and looks forward to continued partnering endeavors. To that end, she invited Council to tour the Everett Boeing Plan on August 16, 28 and 30. Tour times are 10 a.m. to Noon v o each of those day. 0 D- o �-- 2. Event Recap: Family Fourth at the Fort and Tukwila Days = U Reporting on the Family Fourth at the Fort was Rhonda Berry, Assistant City Administrator. Ms. Berry u 0 estimated the attendance to the event at nearly 1,800. The new City- sponsored event held such tii z attractions as the annual D.A.R.E. Dash and awards ceremony, face painting, various genres of music, a kids' train ride through the park and food vendors. Capping the event was an array of fireworks. 0 H . z Speaking to the success of the project, Ms. Berry informed Council that King County allowed Tukwila to use the park without a standard rental fee. Additionally, they "loaned" a staff member to the City for the duration of the event. Council spoke highly of the event and looks forward to enhancing this event along with other sponsors in future years. Many sponsors contributed to the success of this year's event. Ms. Berry then informed Council other activities are also being planned already such as a quilt show and vintage car show. Tracy Thomas, Parks and Recreation Superintendent reported on the Tukwila Days Celebration. Ms. Thomas estimated the attendance to Tukwila Days at nearly 2,000. There, six teams competed in the annual volleyball tournament. Rather than pay a team entry fee or individual entrance fees, all players contributed cans of non - perishable foods. Approximately 100 seniors attended the annual picnic, while another 80 individuals enjoyed a free swim in the community pool. Additionally, 86 booths were present at the event representing a variety of uses, both for - profit and non - profit. Finally, the Music in the Park series has begun on Wednesdays and Ms. Thomas was pleased to report attendance is up from past years. 3. Sister Cities Committee Report John McFarland, City Administrator, reported on the committee for which he's served since its inception. Noteworthy, Mr. McFarland reported a visiting delegation (from Ikawa) will arrive in Tukwila on September 26 -30, 2002. No fewer than 46 individuals will visit, thus creating a need for guest housing. Before City of Tukwila Page 2 of 8 City Council Committee of Whole Minutes August 12, 2002 closing, Mr. McFarland introduced visiting Sister Cities Committee members Brian and Philomina Kennedy and Kate Ostrom. While further information is forthcoming, Mr. McFarland reported on several anticipated events for visitors including a gift exchange, a banquet and miscellaneous tours and visits to area attractions. z 4. Connectivity Work Plan - Business & Residential Survey ' Bringing a proposal forward for a business and residential survey on connectivity issues was Scott ce j Williams, of Hebert Research. The project was presented to Council at a cost lower than expected. The v City's consultant on this project, David Luman, with Asset Analytics, was also present. 0 0 Scott Williams introduced himself, along with Paul Ervy, Director of Advanced Statistics at Hebert w Research. Both are responsible for reviewing surveys and accumulating statistical data when surveys '— are completed. w 0 Mr. Williams reviewed some highlights of the draft work plan. Key information to be received by the City g is data to determine whether or not to proceed further with the connectivity project. Mr. Ervy will prepare n- and present an economic analysis including impacts to the City, based upon the findings from the survey. = Ci I- in The procedure itself will be a matter of researchers contacting businesses and residences of Tukwila. A z list of potential users will be one of the results of that survey. Samples size of 450 or 600 are proposed z 0 by Hebert. w The objectives are the basis for the questionnaire that will contain approximately 30 inquiries. They will differ between business and residences just slightly. The list of businesses will come from the City so it 0 P- will be up to date. Residences selected will be by random sample. From there, Hebert will deliver — executive summaries of the two surveys. v At the heart of Council discussion was whether the survey should be taken from 450 or 600 businesses �" O Z and residents, not to mention the amount of time it would take the accumulate the date. Mr. Williams spoke in favor of and noted 600 surveys will represent a "full census" of businesses and homes, from a U statistical standpoint, on a city the size of Tukwila. z F- With the exception of Councilmember Duffle, consensus existed to proceed with a survey of 600 businesses and residents. Consensus also existed to forward this item to the August 19 Regular meeting for action. 5. Tukwila Village Briefing Mayor Steve Mullet noted the City has an exciting opportunity to look at a culmination of 8 years' worth of effort for a design phase of Tukwila Village. Dave Sabey was introduced. Tukwila Village has evolved into a very bold project where much input was received for the results brought forth this evening. Housing, mixed uses, architectural looks beyond what is expected and other items make this project continue to improve the Tukwila International Boulevard corridor. Calling this a project in progress, Mr. Sabey noted its incredible mass will serve as a spark to ignite other private development in the area. The Sabey Corporation is deeply committed to the project and is ready to go. Bill Fuller, Fuller Sears Architects in Seattle, introduced himself. They've been working with Sabey on enhancements for the Tukwila Village project. Mr. Fuller reviewed a history of the project and explained how it got to its current status. A provided diagram suggested enhanced landscaping at Tukwila Village, along with proposed retail areas. Two major pedestrian intersections were also depicted and will serve as a link to the local high school. This, too, could be enhanced and built upon. The types of retail uses suggested are neighborhood and mixed. Retail and restaurant uses are also suggested. The most dense part of Tukwila Village is a second multi - family housing project opposite to one which currently exists in the area. ��'S., 1����tf'P:.A��?t.r�tyai .�.� . �. a ..'. a t . '" , o"'.' r... �P-' '� . �•":: ^..,.:°':v ".. �..._�....,.__`Ny +""` «-v_�. «..`._ " rx, ��.>. re... �, vice•rt�n+,T+:. ,a:We:.�.'"�?;�s'�' �!'Ae PUBLIC HEARING: City of Tukwila Page 3 of 8 City Council Committee of Whole Minutes August 12, 2002 Talks still exist to turn the current Foster Library into a teen center as well as erecting a new Foster Library. King County Library staff has expressed an interest in working with the City. Adequate parking is a definite need and well- though -out plan. Office use would also be represented in the area. Shadow studies show how the courtyard and buildings are envisioned. Next Mr. Fuller showed a massing model which showed the proposed buildings wrapped around a z courtyard, with a drive through pedestrian strip. The project has 113 multi - family units; 20% retail and Q • 30% office and library. Mr. Fuller then showed a model depicting TIB and the proposed buildings, parking Z lots and other miscellaneous structures. T re 2 The Village must be representative of Tukwila. Architectural elements which are high energy, more urban 0 0 in nature, etc. on their exterior were also depicted. Colors are high key and strong. The teen center, of u) 0 LU course, would work well in terms of location to the high school. w = F- � An artists rendering of the proposed look was presented. The paved, drive - through plaza can have w bollards which are easily moved into place should the City want to do a special event or function. This will allow for easy expansion of the site as well. g Questions regarding proposed library location and size were discussed. Unknown at this time is the co a proposed location for a new neighborhood resource center. Mr. Sabey was pleased to report the rental H w units will be competitively priced units. Also discussed was the plan for single level, below grade parking z " to support the retail office and residential units. 0 z t- Mike Ragsdale reported negotiations are being finalized with the Sabey Corporation for their contract with 2 D the City. Tonight's items are conceptual in style which must receive Council approval. A brief history of v 0 the talks regarding this process was provided. All should be commended for envisioning a paradigm shift. 00 H Mr. Ragsdale asked the Council to indicate approval of the concept, which will serve as an exhibit to the = 0 contract with the Sabey Corporation. Mayor Mullet pointed out the end results of all discussions and 1- p meetings for this 12 -acre site has progressed well. It looks alive and exciting and will have a nice "-- 0 streetscape. v H-= O~ Mike Ragsdale asked Council if the concept is satisfactory. Each Councilmember stated their satisfaction with the proposal and items reviewed this evening. Mayor Mullet suggested a short break at 8:26 p.m. Meeting reconvened at 8:38 p.m. CITIZEN COMMENT /CORRESPONDENCE: Dwight McLean 13015 — 38 Avenue South, Tukwila, stated his satisfaction upon seeing the proposed Tukwila Village project presentation. Thereafter, he invited all present to the 7 annual Highway 99 Action Committee barbecue on Saturday, August 17 @ Larry's Market. Expected at this year's free barbeque are between 500 and 800 people. Proposed cancellation and reallocation of the 2002 CDBG Utility Connections Program and approval of Proposed 2003 Projects Evelyn Boykan, Human Services Coordinator, reported this is the time of year to determine how funds for the ensuing year will be used. A group of City staff members assisted in the review and recommendations for CDBG projects for 2003. Funds expended may be used in three particular areas — 1) Public Services; 2) Planning and Administration and 3) Capital projects. Ms. Boykan spoke in favor of utilizing funds for the continued use to support the Recreation Leader position at the Tukwila Community Center; supporting the South King County Domestic Violence Services Planner; supporting the King County Housing Repair Program; continued support of the Senior Services z. City of Tukwila Page 4 of 8 City Council Committee of Whole Minutes August 12, 2002 of Seattle King County Minor Home Repair program and a proposal from Friends of Youth (facility rehab project) in Renton. 8:47 p.m. — Public Hearing opened. CITIZEN COMMENT: z No one signed in to speak to this issue. No one answered the Council President's call for citizen ;f w comment. W ¢ 2 JU 8:48 p.m. — Public Hearing closed. U 0 0) 0 COUNCIL DELIBERATIONS: co w Ms. Boykan addressed questions from the Council on rules regarding the number of times allowable for CO U w 0 reallocating funds; funding contingency plans; and other recommendations. 2 In the end, consensus existed to move this item to the August 19 Regular Meeting agenda for action. SPECIAL ISSUES: H w z� a. AN ORDINANCE AMENDING THE COMPREHENSIVE PLAN PERTAINING TO I._ p zi- SECURE COMMUNITY TRANSITION FACILITIES. w AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, 0 AMENDING VARIOUS TUKWILA MUNICIPAL CODE SECTIONS RELATING TO 0 ZONIUNG AND PERMIUTTING FOR SECURE COMMUNITY TRANSITION FACILITIES 0 H FOR SEXUALLY VIOLENT PREDATORS; PROVDING FOR SEVERABILITY; AND w w ESTABLISHING AN EFFECTIVE DATE I - U Steve Lancaster noted some issues came out of the last public hearing which required staff review. LI z DSHS expressed concern on the size limitations (number of permitted beds). Tukwila's City Attorney has w reviewed the DSHS comments and is confident the City's proposed language is legally defensible. v I Next, Steve noted the two parcels shown on the eligible parcels map close to South 128th Street. There Z are three options to deal with that area. We could add other criteria to the proposed ordinance; yet any decrease in number of parcels could increase the risk to be found preclusive. This would result in a greater ability to be challenged by the State. The City will work on the legal mechanism to remove the objectionable parcels from the eligible parcel list. Sites north of Norfolk Street are clearly isolated and most desirable to City staff for placement of such a facility, Mr. Lancaster reported. Councilmembers spoke in favor of not wavering on the proposed 4 -bed limit. As it relates to the security plan, the State asked the City to amend its language. That has been done. A whereas clause about the public comment obtained at the public hearing will also be added to the ordinance All changes related to SCTF's made as part of two bills passed by legislature in 2001 and 2002 are incorporated in the online version of RCW that can be viewed at www.mrsc.org (RCW 71.09). Council agreed to forward this item to the August 19 City Council Regular meeting agenda for action. b. DCD — LAND USE PERMIT FEE CHANGES 1. An ordinance amending land use fees and charges AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING ORDINANCE NOS. 1758, 1834 AND 1971 AS CODIFIED AT CHAPTER 18.88 OF THE TUKWILA MUNICIPAL CODE, TO AMEND LAND USE FEES AND CHARGES; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE City of Tukwila Page 5 of 8 City Council Committee of Whole Minutes August 12, 2002 2. A RESOLUTION ADOPTING A LAND USE FEE SCHEDULE A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, ADOPTING A LAND USE FEE SCHEDULE Steve Lancaster addressed this issue. Earlier this year, he reviewed the land use permit fees for the first time since 1995. Tukwila's fees are quite a bit lower than our contemporaries in South King County. They are between 9 and 75% of the average fees when compared to other, local cities. = w A table was reviewed that shows comparisons and averages for the communities of Burien, Federal Way, D: D Kent, Renton and SeaTac. Also shown were Kirkland and Redmond. A 33 - 40% increase in revenues -I 0 would have come in to Tukwila this year if fee increases been enacted last year. u) o u)w Mr. Lancaster stated fees should be taken out of zoning code, except as by reference, and incorporated _i H into a new fee resolution, without having to go through ordinance amending process. The schedule could u) u_ be published and used as a handout at the front counter. LU 0 Suggested is an administrative design review fee. The idea came about as a result of such a wide range g of design review and planning time. While these pre - application type meetings are anticipated to cost a N n fee of $400.00, actual pre - application meeting fees are anticipated at $200.00. H W LLI z Council consensus existed to forward this matter to the August 19 Regular Meeting agenda for action. 1- I- O zF- c. PUBLIC WORKS - PERMIT FEE CHANGES L D Jim Morrow noted fees in his Department have not been updated since 1969. They were reviewed (at 0 cn that time) at the request of the City Council. Public Works had to prepare an ordinance, versus a p !- resolution. The right of way use code revisions and fee resolution will come before the Council in w u approximately two weeks. H H Public Works also surveyed other cities for similar information. They chose Des Moines, Renton, and z Kent. The fairest way to determine fees is on the value of the work being performed. Thus, proposed is a U preferred methodology for calculating the permit fee. 1 I z Type A permits are short -term permits issued to non - profit organization for things like block parties, parade, and race. Type B permits are the exact same as Type A permits, with the exception that they are designed for for - profit agencies. Type C permits are construction applications for utility or right of way work. A base fee; plan review and approval fees; permit issuance and inspection fees, and pavement mitigation fees will all be due when permits are issued. Grading plan review and permit fees will be due when permit applications are submitted. Fees will be slated and noted as NON - REFUNDABLE. Councilmembers agreed that current fees imposed within the Public Works Department appear far lower than those of other local, regional cities. A blanket permit goes towards those who hold a franchise. After granting a franchise, work must be done by the grantee. Proposed is the franchiser would deposit an amount of money with the City which would act as a checking account from which monies may be deducted as services are performed. Councilmember Carter takes exception to the Type A permit wherein a non -profit group would have to pay fees to obtain a street vacation or other service. Folded in was a question and answer related to staff being reimbursed for their time. Council consensus existed to forward this issue to the August 26 COW Meeting agenda for review of the draft ordinance and resolution. City of Tukwila City Council Committee of Whole Minutes At this point, Councilmember Fenton requested anniversary. Council agreed. Page 6 of 8 August 12, 2002 permission to leave chambers in light of his wedding d. CASCADE WATER ALLIANCE UPDATE Jim Morrow brought forth some of the changes and updates as they relate to the Cascade Water Alliance (CWA). On the whole, CWA has been in a state of flux recently. Six months ago it was not as strong as what it will become soon. Questions for consideration include: 1. Do we want to remain members of the Alliance and include its costs within budget discussions; and 2. Should the Council ask Mr. Haggerton to speak on their behalf as it relates to support or non - support for some of the things that have recently occurred with the Alliance. $25,000.00 has been carried within the budget for the Alliance to this point. Now, the fees have increased. Proposed is $30,000.00 for 2003 budget. The Lake Tapps proposition is an ongoing idea and is part of a secondary water source. There is some opposition to it. CWA is staying involved with the decision - making process. The City of Seattle has backed out of CWA. Existing partners will pick up what Seattle has dropped. This also means there will be more water for sale in the future. CWA will have a greater influence and more weight in deciding what the water rates will be in the future for residents. Jim Haggerton — you covered it well. Reason this came about is because at last months CWA meeting, a resolution came about for a vote, representing an increase in dues. Jim didn't want to vote on the resolution at CWA without bringing this matter to Council first. A vote will take place on this Wednesday's CWA meeting. This is all for a good, future water supply to the citizens of Tukwila. Mayor noted one wrinkle — CWA is proposing a hookup charge of $1680. We currently don't have such a charge. Compared to Water District 125's water hookup charge, CWA's is higher; yet only slightly. Council consensus existed for Jim to vote yes on the rate increase resolution at CWA. The additional dollar amount will be reflected in the City's 2003 preliminary budget. e. FOSTER GOLF LINKS CLUBHOUSE — REQUEST FOR DIRECTION Bruce Fletcher noted Council direction is required to pick up speed and get the clubhouse built. David A. Clark was present to answer questions from Council. Mayor Mullet has been part of this process and knows budgets are strained. David Clark noted restrooms and finish materials for the building (from the last meeting) were considered and decided upon. Two additional stalls (women's) were added to restrooms inside the building. Electrical and data spaces were reduced. Two restrooms were added to the exterior of the building adjacent to the Pro Shop. This change adds $12,000.00 dollars to the project. Council agreed this was a good use of monies to be expended. Materials selected for the exterior of the building were discussed next. Wooden shingle type products are consistent with the style and design; yet more costly. A $33,000.00 budget increase would result if the wooden product were used. Alternatively, new cedar shingles are thinner, made from newer growth material, and softer, yet Mr. Clark is not prepared to estimate costs on this item. David Clark talked about field stone next. The stone is more consistent in character with the design concept. River rock on this building would invite confusion with other golf courses. This allows us to have our own look and greater street appeal. Mr. Clark is in favor of staying with fieldstone. River rock samples were also brought. They are approximately the same in costs. Fieldstones are cultured stones and much more cost effective. This building has a strong vertical element with a look of horizontal products to spread the size of the building out. Councilmember consensus was to use the proposed field stones; especially so, since real river rock would be an additional $230,000.00. '\G�Q ( \%�ru �Q 1 g 1 L 4 1 i4 . :�i� Y.:K.'124•..v�.re;ev: N5"•M':'� ° _ 'A. tiYVan'H,t. • City of Tukwila Page 7 of 8 City Council Committee of Whole Minutes August 12, 2002 Mr. Fletcher noted there will be no water feature in the front of the building. Rather, one will be built in the back of the facility. While costs are currently prohibitive for a feature in the front, the City can "sleeve it in" now and add one later. Sleeving costs only $150.00. Water will be piped out for irrigation for flowers, seasonal coloring baskets /boxes. Golf revenue and not general fund monies pay this whole project. Finally, Mr. Fletcher reported three restaurateurs will be interviewed on August 13, 2002. f. NAMING NEW NEIGHBORHOOD PARK Rick Still, Assistant Parks and Recreation Director noted the new park must be named. City staff followed the process and came up with five proposals (from residents) as a result of an ad in the Hazelnut. After review, the Planning Commission suggested the name of "Cascade Community Park ". After consideration of the proposed names, and reviewing responses to questions from Council Mr. Still sought a decision from Council. Council considered several suggestions, yet in the end, decided upon the name Cascade Community Park. COUNCIL AGREED TO FORGO REPORTS AND GO INTO EXECUTIVE SESSION AFTER CONSIDERATION OF ITEM G g. CASCADE VIEW PARK — ART CONTRACT APPROVAL Bruce Fletcher, Parks and Recreation Director, noted some bids for artwork came in higher than anticipated and announced construction will be delayed by approximately six months. Selected and recommended (by the Parks Commission) is Ms. Lydia Aldredge, artist and architect. They believe Ms. Aldredge will provide the most unique blend of ethnic and artistic qualities desired for Cascade View Park. Showing full support for the work of Ms. Aldredge, the Arts Commission donated $13,000.00 from their budget. With the approximate $30,000.00 park construction budget, the combined amount would accommodate the design, fabrication and installation of an artistic gazebo, artistic lights, world map (in the paving) and a basalt rock sculpture at the park entryway, on the corner of South 144 and 37 Avenue South. Mr. Aldridge will provide conceptual drawings; obtain permits; and complete installation of the elements mentioned. Mr. Fletcher reviewed the draft agreement for artwork with the Council and spoke in favor of same. Council consensus existed to forward this item to the August 19 Regular Meeting agenda for action. Additionally, Council asked for period reviews of the project. Mr. Fletcher agreed. REPORTS: None. MISCELLANEOUS: None. 10:34 P.M. CONSENSUS EXISTED TO RECESS THE COW MEETING TO CONVENE THE EXECUTIVE SESSION EXECUTIVE SESSION: Potential Real Estate Site Selection /Purchase — RCW 42.30.110(1)(b) — 30 minutes 10:35 P.M. Executive session began. 10:45 P.M. Executive session ended. avC.P]tkl I Z • LANDSCAPE PLAN 7 70 SO MET (RAYJNEI. f0NNSYVANIG.. Zc[FN ININtSI JJIOCERIIf { wLNSR' nwnH f.wueri m umsT.IN7SGS UVAAUR51 .. WNWG.INmuc \ \ OIYEEIf 1MUNKMNI Tan6e lI 10 J. La...SEQA -.ESAY LAEINV1.A'S.7.1.1I090 MK 7/13/02 piNlawfwintk. NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. 1 \III I I LINK \R1911111 MI 1701 DK BC, SS Van 0. III. Befle Gq ofTuktil+ 13700 Interurban Art. So. Tukib. WA 98168 206-133-0179 New Font Golf tiJu OoNn ne 13300 Intonban Ave. 5L.,, _} Tukwla, WA 98168 PRELIMINARY LANDSCAPE PLAN Uio-10 , nti) DEvEuatiweov tekl!.V.; :1;st:ti r • . — NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO ME QUALITY OF THE DOCUMENT. _ RECEIVED AUG 1 6 2002 cOmmUMTY DEVELOPMENT 5 6 1111 lru11 .,. 1 .uSSSSSS e 1x•1110• NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. LEGEND n • go-.xw= u ..+.w1m Wila NOTES 1 0 0. 11.7 160[0 YAP (KM. .111LCS 6 666 . 1.1 1 11 1 0 11 6 .1 1.0.111 YMf n 111111 axm SSE • EV AI ID06 1 23H% P1AOIl1 FIRM FLOOD INSURANCE RATE MAP KING COUNTY, WASHINGTON AND INCORPORATED AREAS P MQ • 11 1 1 I 1111..., •x 11..ao- MA? 666616 5703310957 MAP IRAS1 MAT 16,1995 Federal tsar, Au.r.stn11 �.11h _ NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. _ _ RECEIVED AUG 1 6 2002 COMMUNITY DEVELOPMENT .0. ■■ .0. • ..-.--. 4 ■ I qi• .. • Ai 1 • zat. cc. wr _ \.„, „,..,,----• ..it ., Itst..M i/ T Gt i6 / — ,... ..... 10 catecea eces. G. :AMIN •■:Fia• Wa - IL ' '. / I-- N-.. re; , ,-, ,- ,, WO 81 • f 1 e , , — . E=3 o. • t cne sr. TY [f" M1 <0.__P < < s......sco , rnn 0 , - =r ■ vy ,,,,,.. ...,,,. F la .3.,. ..... . i :: 0 il rp i--• ><1 - 1 - Z<> . 1 ■■■ . r, .. .. . ■ i m ._ II 1{Z12<il(=>< 1•0 sr. ,... s . —0---- – ms •.. 1 i'ra -t . 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RECEIVED AUG 16 1001 COMMUNITY DEVELOPMENT t • 1,11C.e.0 mar-AM* 1•••••••■ ROOF FL AN r- • 0 • • MET NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. Gty of Tukvila 13900 Interurban Ave.So. Tukwila. WA 98168 206-133-0199 : Fount Golf links Clubhouse Tukwila, WA 9 13500 Inrcrurba 1701 ss 07/02/02 ROOF PLAN vr=r-o. 7:47,1" RECEIVED AUG 16 2002 DEVELOPMENT NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. .ert■to2f rynj tripso77 1. • • • 0,111,,,t.,•.t.t.S. • • t 1.1 t tAN • • • ( II "t0•1■:: SYNI7.170921.3150.4 NOI1VA373 1,S3A4 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. t • • '7; • ' • • • •■•: 1 N 3 WdOl3/0 ) dJNnwwo3 CI3A1333U NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR1 HAN THIS_ NOTIC IT IS DUE TO THE QUALITY OF TH DOCUMENT. zo/oz /to Iva n loci aTh uos. o+aw ono. koboo ew ■ Lam =•�a •�•� a s �t. �• Ig _ ego . aioara- env- 0�v-1w w ■__.-. �___-..__ .- .�._.- .�_- ____.- ..__.- ..___ -. s�a�7: �'i. - w.7 war Nov I v ma! • sr- t23.1 • • tO r Or I RI WW2 sr� 1.31 .1 • • t NOI1V'a373 1S3m • •to NOI1V'/a313 1SV 2 ._.w • Pro NOI1VAEla H1 NON �• • i Ek I w_t =1 1211 1 ���_1104112111- I 51w v� ger NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. 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CIVIL ENGINEERS & LAND SURVEYORS 2C01 ioft (ASI 41100lig:gre ; 4-0, ' • A 1 N3Wd013A3p A.UMnwmo° IOU g 1 911b O AI33 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. 0 /00.0 • • • a. \ • racwr =tottrvr..+00,1...Y i \ \ • WLS11.,..t0 0.1r.mun ^ •zcare==■•- • • s ... - • • • . • LANDSCAPE PLAN ..1•••■••- .001 •-• -9 0.0-. 00. 10 -. 00-tu. ••••0' , 20 40 RE, -00-200.2902.7.00.0.0 . =000101.0122220m 7.006Que220.0211.A... =19 .ar'.....7.2.01.119 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. i0 7 11 SEWER . ps. 1•=10.011•100 . P.575/0/ P.3.5486,. RE AU 70.131•1310 ••/.21.4.7.1 11.17.1.f/EL000ICI‘CODI Cm! of Tukrila 13900 lntowban Ave So. Tukwila, WA 98168 Z35-433-0179 7 10. Foster GoW • Clubhouse ) 13500 Interut TukvAla, WA r701 OK 13C. SS 7/13/02 rIVISSI0MISMall [120: t ) Mal CO 11■010.11111 PRELL11NARY LiNDSCAPE PLAN C hitYIUNITY DEVEWPMetit NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR II-IAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. _ RECEIVED AUG 1 6 2002 _ COMMUNITY DEVELOPMENT .0 011140 1a.0190'4.0411u 1•00 '040040.1* ••.• N1YY00•4 Y0.144 tl.017171411.0079 11 0414000D.t 0* 0.011 11•001 •1.11.4744 . Nb 00004 (a00040.*.aa1SOT( 1034 1.14410 1 N 00104/033414. 1.44 TO 0110044/09 000001• N 0431010 sa MN 441413.0.0tl 404I4N.10.0....1E147114 L01T 04:0104104. 10,02 NIL 10.1201 4.1170000 A.. 1 L • Off 30*443 1 as tat 10VMMII, N4 N. 01 i13444.4. .Nn 41100 11501003 414.410 0104 «M latl N 40041 W U*, 4 IND. ON 2104 tl 44004 • 04 0704 00...1.0111/0011 0 3 00 014. Y .rN Wt 74011704.11 CiO• 111 11.440010. 01. 71.11 Pt W 5040040 L4 twat 7.00307100 031001 NOT T 101404 >r00100007I 10.1411.1/0011 444 31701 '1 10 CM.. 172AA . N 3 Z• 74 aT Y NO. IO.T.11 4 1 4/.4 M7. 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A 13.1 A MJL NOILV421031 j 7NIO11116 / • 11010.11. lAr) .11 7. .1.11 11 i19 LW 301001I1 .40 .202 1{1'1 L.. anal O YM1 / / 039111900 / V.�. 01 4 wa 9.19.13 RECEIVED 'AUG 16 2002 COMMUNITY DEVELOPMENT e • atel • t ♦ ,� / �` `�� ti h ` \�'\, • • I • r 1,090 s 1 ^ \ • • III 11111111 (1,111111 1104'14 %<- PROJECT AREA „„„ (typical) EXISTING CONDITIONS, EXHIBIT "A" IIII�IIIIIIIIjIIIIIIII (`II�IIIII IIhJU IIIIIIIIII_._� • N EXISTING PROJECT AREA I 250,000 sq.ft. 5.74 acres PERVIOUS AREA I 116,260 sq.ft. r 2.67 acres IMPERVIOUS AREA r 133,740 sq.ft. % 3.07 acres • ♦` -*- ♦ ♦ \s —sue -s—.voo File: L02 -0040 Drawing RECEIVED °AUG 16 2002 COMMUNITY DEVELOPMENT I /7/ , . ' /f f • ■ 7 , 1`� i I I I 1 1 r Me MI tam r." r 1 1 . 1 1 • r. ,■ 'SE- PROJECT AREA (typical) , /4, t,. „OMb PROPOSED CONDITIONS, EXHIBIT "B" 00 WO 1 1111 0 5 L Y E , ' •• III1(II�UII I111IJJ1k1. 1Ii1111IIU- 111.IIILILL�IIIIIJ,IIL�1111 1111 ,I1 III�IIII !Ill I . II �JIII111h1II 1111 i ,ll llll i PROPOSED PROJECT AREA 250,000 sq.ft. 5.74 acres PERVIOUS AREA 100,152 sq.ft. 2.30 acres IMPERVIOUS AREA 149,484 sq.ft. 3.43 acres