HomeMy WebLinkAboutPermit L01-023 - CODIGA FARM SIDE CHANNEL - SPECIAL PERMISSION PARKINGLO1-023
CODIGA FARMS
SIDE CHANNEL 50TH PL S
(SP) SPECIAL PERMISSION
To: Applicant
Parties of Record
City of Tukwila
Department of Community Development Steve Lancaster, Director
Notice of Decision
May 25, 2001
This notice is to confirm the decision reached by the Tukwila Planning Commission on Thursday, May
24, 2001. The Planning Commission voted to approve the Special Permission — Parking request for a
park and habitat restoration project based on the findings and conclusions in the staff report dated May
9, 2001.
This letter is issued pursuant to the Permit Application Types and Procedures, Tukwila Municipal
Code Zoning Chapter, (18.104.170) on the following project and permit approvals.
Project
File Number: LO 1 -023, Special Permission Parking Application
Associated Files: L01 -022 (Shoreline Substantial Development Permit), & E01 -007 (SEPA
determination)
Applicant: Ryan Partee, for City of Tukwila Department of Public Works
Request: Provide 13 parking stalls for a park and salmon habitat restoration project. The
park will include a picnic shelter, a number of picnic tables, a pedestrian path,
observation deck and interpretive signage and a non - motorized hand boat
launch. The existing community garden will be relocated on the site. A
portable toilet will continue to be located on the site.
Location: 12529 50 Place South
SEPA Determination: DNS
Project materials including the application, any staff reports, and other studies related to the permits
are available for inspection at: Tukwila Department of Community Development; 6300 Southcenter
Blvd., Suite 100; Tukwila, WA 98188. The office hours are Monday through Friday; 8:30 a.m. -5:00
p.m.
The planner managing the project is Carol Lumb, who may be contacted at 431 -3661 for further
information.
Steven M. Mullet, Mayor
This decision may be appealed to the Tukwila City Council pursuant to TMC 18.104.010 E. by filing a
Notice of Appeal within 14 calendar days from the date of the issuance of this Notice of Decision
(TMC 18.116.010). Information on the content of the Notice of Appeal may be obtained from the
Department of Community Development at the address noted above.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
TO:
FROM:
DATE:
SUBJECT:
City of Tukwila
Parks & Recreation Department
MEMORANDUM
tieiCE VED
Department of Community Development
Bruce Fletcher, Director of Parks and Recreation"--:'\.'
March 22, 2001
Parking Needs For Codiga Farm Park
MAR 2 3 206 even M. Mullet, Mayor
C O M M 16 f t B t� uce Fletcher Director
DEVELOF�MEi r
The City of Tukwila is applying for a determination by the Planning Commission of the
parking requirements for the proposed Codiga Farm Park. Parking requirements for public
facilities like this proposed park are not specified in the Zoning code.
The Park and Recreation Department has established a previous standard of three parking
spaces per acre for a neighborhood park with proposed active amenities like sports courts, or
if the park demands include a permanent restroom facility. The proposed Codiga Farm Park
development is approximately a three -acre site with a shared use as a Salmon habitat side
channel. This project will have a community garden (pea patch), a covered picnic shelter
(20x30), a fish observation deck, a walking trail and a non - motorized hand boat launch.
Support amenities would include trash receptacles, picnic tables, benches, portable toilet, and
landscaping.
The goal of this park is to provide three separate uses: 1. To develop a new salmon habitat
side channel 2. To develop a passive park for the community and 3. To develop a small non -
motorized hand boat ramp. There will be need for parking with the continued success of the
community garden (currently the site uses 8 parking stalls), and with the addition of the boat
ramp, observation deck and picnic shelter. The Parks Commission has reviewed and
supported this project and will work with the Public Works project manager to provide public
meetings for resident input.
Therefore, the Parks and Recreation Department recommends that a minimum of twelve (12)
parking stalls with one (1) being a disabled parking stall be required for Codiga Farm Park
and side channel.
Cc: Rick Still, Assistant Director of Parks and Recreation
codip parkins 3.22411
The Center of YOUR Community
ATTACHMENT C
1)3/22101
12424 42nd Ave. S. • Tukwila, Washington 98168 • Phone: 206-768-2822 • Fax: 206- 768 -0524
Cizy of Tukwila
Department of Community Development Steve Lancaster, Director
The City of Tukwila Public Works Department has filed an application for a conditional
use permit and a request for special permission parking to install a habitat restoration
project at 12529 50 Place South in Tukwila. The project is located on an approximately
3 -acre site and will also include a nonmotorized boat launch, a picnic shelter, observation
deck and interpretive signage to explain the history of the site and the habitat restoration
features.
You are invited to comment on the project at the public hearing scheduled for Thursday,
May 24, 2001 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 before the hearing, 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
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.
Application filed:
Notice of Completeness Issued:
Notice of Application Issued:
c:\mydocs \Codiga Farm\hcamot.doc
MAY 10, 2001
CITY OF TUKWILA
NOTICE OF PUBLIC HEARING
PROJECT INFORMATION
FILES AVAILABLE FOR PUBLIC REVIEW
March 23, 2001
March 27, 2001
April 6, 2001
Steven M Mullet, Mayor
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
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DESCRIPTION OF PROPOSAL:
PROPONENT: TUKWILA DEPT. OF PUBLIC _W.ORKS.
LOCATION OF PROPOSAL, INCLUDTNG STREET ADDRESS 1F~ ANY
12529=50 PL. S
01.79 =2952
SW7: 23- 04 - »LOTS 37 -59
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" OF TUKWILA
ADDRESS:
PARCEL NO:
SEC/TWN/RNG:
LEAD AGENCY: FILE . NO ru E01 -007
The City has ;determi ned;that the' proposa-1,_ does not `havear;probabl e
s i gni f i cant°'ad impact on- the environment. An environmental
impact statement= (EIS =) is not required' under RCW 43 .21 - c . 030 (2) (c Y..
This decision:,was, made after review' of a completed environmental
checklist .ot her ;'information on file with the lead aency: T h i s
information is available-to the public on request. -
*********************-**.********************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
This determination_is final and signed this
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CITY OF TUKWILA
DETERMINATION OF NONSIGNIFICANCE (DNS)
CONSTRUCT BACKWATER CHANNEL, BOAT LAUNCH, PICNIC
FACILITY, INTERPRETIVE SIGNAGE
Steve Lancaster', Responsible Official
'City of Tukwila, (206) .- 431 -3670
6300 Southcenter Boulevar
Tukwila, WA .:98188
Copies of the procedures for SERA = appeals -- -are
Department of Community. Development. •
•
day of MAI
available with the
ATTACHMENT D
U.S. ARMY CORPS OF ENGINE
PROJECT:
SUBJECT:
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NPD FORM 7 (R SED) JUNE 86
OFFICE SYMBOL:
COMPUTED BY:
CHECKED BY:
DATE:
SHT. OF
PART:
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10 GRID
NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN
THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.
REUSE OF MILK HOUSE
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CODIGA HISTORIC INTERPRETATION ISSUES
SHPO Request
• Would like to see discussion of reuse of historic milk house as picnic shelter or view
shed
• Clean and rehabilitate and open up walls toward river for observation/safety
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DESIGN /CONSTRUCTION OF PICNIC SHELTER 1-v -
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SHPO Request v
• Would like to see reuse of original barn timbers in a space frame to convey
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height/volume of original structure
• Modern material shelter suspended inside space frame
• Reuse siding around space frame for railing around perimeter
• Discourage use of barn roof in modern materials on shelter unless historic materials
are to be used
• Wants contemporary structure that uses materials of original and conveys mass of
original barn
Tukwila Concerns
• Reuse of milk house not part of City's park design
• Discourage closed structure that can hide illegal acivities
• Large amount of lead paint in milk house
• Rehabilitation (foundation), lead abatement (board/window removal), and
modification (taking out back wall with necessary framing changes) would lead to
loss of historic integrity
• No money to do this
• City Council has given formal permission to take it down
Tukwila Concerns
• City was under the impression that this was what SHPO originally had in mind
• Shelter has to be built from modern materials (codes will not allow original timbers to
be used structurally)
• Would like to reuse historic materials in non - structural design elements
• Must have open sides to discourage illegal activities
• Unclear on how internal shelter would work/convey historic feel of building
•
•
• additional concerns (Corps): vandalism of wood structure, water/bird damage on
exposed flat timber surfaces, reuse of historic wood not in preservation guidelines?
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May 8, 2001
To: Steve Lancaster, Director
Fm: Carol Lum Associate Planner
Project Description:
MEMORANDUM
Re: Project File No. E01 -007: Codisa Farm Side Channel and Park
To construct a side channel for fish habitat enhancement, picnic shelter and interpretive
signage for habitat restoration project, boat launch and parking for picnic and pea patch
usage within the shoreline environment.
Proponent:
City of Tukwila, Department of Public Works
Location:
12529 50 Place South
Date prepared:
April 25, 2001
Lead Agency:
City of Tukwila, Department of Community Development
Challenges to Document:
None
Other Agencies of Jurisdiction:
Department of Ecology, United States Army Corps of Engineers
Recommendation:
Determination of Non - Significance (DNS)
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_ SEPA Review — E01 -007
Codiga Farm Side Channel
May 8, 2001
Existing Environmental Information:
• EIS prepared by the U.S. Army Corps of Engineers on the restoration sites being
funded by that agency.
• Environmental Checklist and ESA Screening Checklist prepared by the applicant
Summary of Primary Impacts:
Earth
The soils at the proposed building site are glacial till, sand and gravel covered
by approximately 2 feet of topsoil. The site is generally flat with the steepest
slope being 3 -5% along the river bank. The site is not leveed on this side of the
river bank.
The western portion of the site is currently used as a pea patch for city residents.
The pea patch will be reoriented and enlarged as part of the overall project.
A significant amount of excavation will take place on the site since the project is
to create a salmon habitat side channel. It is estimated that 15,000 to 22,000
cubic yards of excavation will occur. Some of the excavated soil will be used to
grade the site. The remaining will be hauled to a legal disposal site or
appropriate fill location. Approximately 5% of the site will be covered with
impervious surfaces after project completion.
Best Management Practices will be used, as required by the 1998 King County
Surface Water Design Manual, to minimize erosion and offsite sediment
transportation.
Air
Normal emissions and dust associated with use of construction equipment will
occur during construction of the project. Emissions will conform to
P.S.A.P.C.A. requirements.
Water
The Green/Duwamish River abuts the site. The purpose of the.project is to add
a 800 foot side channel to the River to restore juvenile rearing habitat. The
project is subject to the State Shoreline Management Act. A Hydraulics Project
c:\mydocs \Codiga Farm \SEPA - staffrpt.doc
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:st.14.4iit -Ed",
SEPA Review — E01 -007
Codiga Farm Side Channel
May 3, 2001
Plants
Animals
Approval (HPA) permit is required from the state Department of Fisheries and
Wildlife since work will be done waterward of the ordinary high water mark; a
U. S. Army Corps of Engineers 404 permit is also required for the project. _
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Approximately 600 cubic yards of material may need to be removed in order to
connect the completed side channel with the River. The finished project is
intended to allow the river to back fill into the side channel. Water depth and
quantity will fluctuate with the elevation of the River. The project is within the
100 year flood plain. The flood plain elevation is approximately 12.5 feet.
The parking area will be paved either with concrete or asphalt. Runoff from the
parking area will be routed into a bioswale for treatment and infiltration, per the
requirements of the King County Surface Water Design Manual (K.C.S.W.D.
Manual). All requirements of the K.C.S.W.D. Manual will be met for this
project.
Currently there are alder, maple and fir trees on the site along with shrubs, grass
and pasture. All invasive vegetation will be removed and the side channel will
be planted with native terestrial and aquatic species to improve the habitat value
of the side channel.
The SEPA Checklist notes that hawks, herons, eagles, songbirds, and most bird
species found in Western Washington have been observed on or near the site.
The site is located along the Pacific Flyway migration route. The mammals
observed on the site have been river otter, mice and voles. The River provides
habitat for salmon, trout and shellfish.
Energy/Natural Resources
Electricity will be used to power a light in the parking lot. The light will be
regulated by photocells, on at dusk and off at dawn.
Environmental Health
No environmental health hazards are expected as a result of this project, nor is
the project expected to increase the need for emergency services. The project
c:\mydocs \Codiga Farts \SEPA- staffrpt.doc
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SEPA Review — E01 -007
Codiga Farm Side Channel
May 8, 2001
}
does include the installation of a hand boat launch facility. As a result, a pay
telephone will be installed to allow contact with emergency services, if needed.
Land/Shoreline Uses
•
The site has been used historically as a farm and contains the last remaining barn
in the City. The condition of the structure has deteriorated over the years.
There is also an old milking shed adjacent to the barn, a machine shed and stable
located on the property. There are approximately 30 head of cattle on the site.
Currently, the primary use of the property is as a top soil and beauty bark
business. The location of the side channel will require the demolition of all the
structures. The site is located in a single family residential area.
The applicant has been working with the Washington State Historic Preservation
Office to include information about the historic use of the property as part of the
interpretive signage that will be installed. The signage will be designed to
incorporate some of the barn's architectural elements and pictures of the farming
activities and structures will be included. The picnic shelter will also be
designed to mimic the barn structure to link the current use to the past use of the
site.
The site is designated Low Density Residential on both the Comprehensive Plan
Land Use Map and zoning map. The construction of the side channel is a
permitted use in the district. The park features and boat launch are subject to a
conditional use permit, which will be reviewed by the Planning
Commission/Board of Architectural Review. A Special Permission- Parking
application will also be reviewed by the Board. The Shoreline Master Program
designation is Urban and the proposal must obtain a Shoreline Substantial
Development permit.
Housing
No housing exists on the site.
Aesthetics
The type of construction proposed for the picnic shelter and signage is wood.
The height limit in the LDR district is 30 feet. The interpretive signage will be
approximately 8 feet in height.
c:\mydocs \Codiga Farm \SEPA- staffrpt.doc
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SEPA Review — E01 -007
Codiga Farm Side Channel
May 8, 2001
Light/Glare
Recreation
The only exterior lighting will be a pole light illuminating the parking lot for
security purposes. The light will be controlled by photocells, which will turn the
light on at dusk and turn it off at dawn. No glare from the parking lot light is
anticipated on the adjacent residential area.
As part of the park components of this project a hand held boat launch will be
installed along with a picnic shelter and pathway with observation platform that
allows visitors to look out over the side channel. Interpretive signs will be
installed to explain both the value of side channels in the life cycle of salmon
and the agricultural history of the site.
Historic /Cultural Preservation
The site has been used since 1929 as a dairy farm and contains the only
remaining barn in the City. The barn and its associated structures as well as the
landscape have been deemed eligible for the State Historic Register. The
applicant and the U.S. Army Corps of Engineers are working with the State
Historic Preservation Office to determine what mitigation will be required for
demolishing the buildings. The applicant expects to photo - document the site
and some of these photos will be used as part of the interpretive signage.
Demolition of the barn and other structures is needed given the design of the
side channel to maximize its habitat restoration value. The Corps is also
investigating the archeological significance of the site. The Tukwila Historical
Society has offered to assist with the text for the interpretive signs. The
proposed design of the signs mimics the architecture of the barn.
Transportation
The site is accessed via 50 Place South. Currently there is a gravel parking lot
that provides parking for 8 cars for the pea patch. The parking lot for the project
will be shared with the pea patch. The Parks Department has provided a
memorandum documenting the anticipated parking needs for the site. Parks
staff recommend that 12 parking stalls be provided, based on their standard
requirement for this type of park of 3 parking stalls per acre of neighborhood
park site with active amenities. This site is approximately 3 acres with a mix of
active and passive park facilities. The majority of the site will be used for the
side channel fish habitat restoration, with the active features including a
c:\mydocs \Codiga Farm \SEPA- staffrpt.doc
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SEPA Review — E01 -007
Codiga Farm Side Channel
May 8, 2001
-r
Utilities
Public Services
community garden, covered picnic shelter, fish observation deck, walking trail
and non - motorized boat launch. A portable toilet will remain on the site. The
site plan indicates that 12 parking stalls plus one ADA stall for a total of 13
parking stalls will be constructed.
The development of this site as a small park and fish restoration project may
generate an increased need for public services such as police and fire. The
Police Department has reviewed the project and recommended that a pay
telephone be installed in the event there is an emergency on the site and that the
parking lot be lighted.
Utilities currently available at the site include electricity and water. A portable
toilet is provided in lieu of full restroom facilities. No additional utilities are
anticipated to be needed as a result of the park construction.
Recommendation
Determination of Nonsignificance
c:\mydocs \Codiga Farm \SEPA- staffrpt.doc
6
State of Washington
County of King
City of Tukwila
CITY OF TUKWILA
Department of Comnuunity Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukplan(lici.tukwila.wa.us
AFFIDAVIT OF INSTALLATION AND POSTING
OF PUBLIC INFORMATION SIGN(S)
I l;'A l FA - 2h — E (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 ,4P -IL S zoo I the Public Notice Board(s) in accordance with Section
18.104.110 and the other applicable guidelines were posted on the property located at
I ZS 2-1 So PL . S so as to be clearly seen from each right -of -way primary vehicular
access to the property for application file number PR.Eo I — 00 4 .
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 Rya Poir /ee to me known
to be the individual who executed the foregoing instrument and acknowledged that(lic /she signed the same
as i /her voluntary act and deed for the uses and purposes mentioned therein.
SUBSCRIBED AND SWORN to before me this day of A gri 200/
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March 27, 2001
City of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
NOTICE OF COMPLETE APPLICATIONS = z
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TO: Ryan Partee, Fisheries Biologist, Department of Public Works
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FM: Carol Lumb,L // ssociate Planner, Department of Community Development
RE: SEPA and Special Permission Parking Applications for Codiga Farm Side Channel Project
(E01 -007 and L01 -023)
Your applications for environmental review (SEPA, E01 -007) and Special Permission — Parking
(L01 -023) for the Codiga Farm side channel project located at 12529 50` Place South have been
found to be complete on March 27, 2001 for the purposes of meeting state mandated time
requirements.
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The next step is for you to have a notice board prepared for the site. Typically, the notice board 0 I--
must be ready within 14 days of the date of this memo. However, the Shoreline Substantial = - w
Development Permit application, which would also be advertised on the sign board, is incomplete.
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Therefore, please have the sign prepared, but do not install it until the Shoreline Permit application
is determined to be complete. I've attached sample language for the sign board for your review. v cn
You received information on how to prepare and install the sign with your application packet. If z
you need another set of those instructions, please let me know. Also, you must obtain a laminated
copy of the Notice of Application to post on the board. Please let me know two days prior to
installing the notice board to arrange the pick up of the laminated Notice of Application. The
installation of the notice board must be coordinated with the public notice mailing. After installing
the sign with the laminated notice, you must return the signed Affidavit of Posting to me.
This determination of complete application does not preclude the City from requesting 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.
This notice of complete application applies only to the permits identified above. It is your
responsibility to apply for and obtain any other 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 431 -3661.
cc: Reviewing City Departments
c:\mydocs \Codiga farm \complele.doc
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
April 6, 2001
City of Tukwila
Department of Community Development
TO: Ryan Partee, Fisheries Biologist, Department of Public Works
FM: Carol L b, Associate Planner, Department of Community Development
RE: Conditional Use Permit for Park Facilities in a Residential District (L01 -025)
MEMORANDUM
NOTICE OF COMPLETE APPLICATIONS
Steven M. Mullet, Mayor
Steve Lancaster, Director
Your application for a conditional use permit (L01 -025) for the park facilities related to the Codiga
Farm side channel project located at 12529 50 Place South has been found to be complete on April
6, 2001 for the purposes of meeting state mandated time requirements.
The notice board has been posted already and the public notice is being sent out today. The public
comment period for all the land use applications related to the project will be 30 days as the project
involves a shoreline substantial development permit.
This determination of complete application does not preclude the City from requesting 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.
This notice of complete application applies only to the permit identified above. It is your
responsibility to apply for and obtain any other necessary permits issued by other agencies. There
may be permits from other agencies required which we have not identified.
cc: Reviewing City Departments
c:\mydocs \Codiga Farm \cup- complete.doc
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 -431 -3665
PROPOSAL:
City of Tukwila
Department of Community Development
NOTICE OF APPLICATION
DATED April 6, 2001
The following applications have been submitted to the City of Tukwila Department of Community
Development for review and decision.
APPLICANT: City of Tukwila, Department of Public Works
LOCATION: \2529 50 Place South, Tukwila, WA
DATE OF APPLICATION:
NOTICE OF COMPLETE APPLICATION:
NOTICE OF APPLICATION POSTED:
Steven M. Mullet, Mayor
Steve Lancaster, Director
FILE NUMBERS: L01 -0022 (Shoreline Substantial Development Permit); L01 -0023
(Special Permission, Parking); LO1 -0025 (Conditional Use Permit) E01-
007 (Environmental Review)
To construct a side channel for fish habitat enhancement, picnic shelter
and interpretive signage for habitat restoration project, boat launch
and parking for picnic and pea patch usage within the shoreline
environment. A Conditional Use Permit is required for locating the
park facilities in the Low Density Residential district. The existing pea
patch will be enlarged and relocated on -site.
OTHER REQUIRED PERMITS: Land Altering, Sign Permit
The files may be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100,
Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available.
OPPORTUNITY FOR PUBLIC COMMENT
You can submit comments on this application. You must submit your comments in writing to the
Department of Community Development by 5:00 p.m. on Monday May 7, 2001. This matter is also
tentatively scheduled for a public hearing before the Planning Commission on May 24, 2001 on the
Conditional Use and the Special Permission — Parking Applications. A public meeting will be held on
Wednesday, April 18, 2001 from 5:00 — 7:00 p.m. in the Social Hall, at the Tulcwila Community Center,
located at 12424 42 Avenue South, Tukwila. If you are interested in attending the hearing, please contact
the Department at (206) 431 -3670 to ensure that the hearing is still scheduled for this date. If you cannot
submit comments in writing by the cutoff date indicated above, you may still appear at the hearing and give
your comments on the proposal before the Planning Commission. You may also request notification of the
final decision. If you have questions about this proposal contact Carol Lumb, the planner in charge of this
file at 206 -431 -3661. Anyone who submits written comments will become parties of record and will be
notified of any decision on this project.
APPEALS
You may request a copy of any decision by the Planning Commission on a project or obtain information on
your appeal rights by contacting the Department of Community Development at 431 -3670.
March 23, 2001
March 26, 2001
April 6, 2001
c:\mydocs \Codiga Farm\notapp.doc
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
HEARING DATE:
STAFF CONTACT:
NOTIFICATION:
FILE NUMBER:
ASSOCIATED FILES:
APPLICANT:
REQUEST:
LOCATION:
COMPREHENSIVE
PLAN DESIGNATION:
ZONING DISTRICT:
City of Tukwila
Department of Community Development Steve Lancaster, Director
STAFF REPORT
TO THE PLANNING COMMISSION
May 24, 2001
Prepared May 9, 2001
Carol Lumb, Associate Planner
Steven M. Mullet, Mayor
Notice of Application mailed to surrounding properties and posted
April 6, 2001
Open House held April 18, 2001, 5:00 — 7:00 p.m. at Tukwila
Community Center
Notice of Public Hearing mailed and posted May 10, 2001.
L01 -023 (Special Permission — Parking) for Codiga Farm Side
Channel Project
E01 -007 (SEPA Determination of Non - Significance issued May 9,
2001
L01 -025 (Conditional Use Permit for park in a Low Density
Residential Area)
LO1 -022 (Shoreline Substantial Development Permit for park
facilities adjacent to shoreline)
City of Tukwila Parks Department
Determine the number of parking spaces required for Codiga Farm
Side Channel and Park.
12529 50 Place South
Low Density Residential
Low Density Residential
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
Staff Report to the
Planning Commission
to
L01-023
Codiga Farm Side Channel & Park Determination
RECOMMENDATION: Approve the Parks Department recommendation that, at a
minimum, twelve on -site parking spaces be provided including one
handicapped parking.
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FINDINGS = w
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The proposed Codiga Farm Park and Side Channel will be located on an approximately o
three -acre parcel of land located at 12529 50 Place South. It is the location of the o co
former Codiga Farm, which was acquired using Forward Thrust funds eleven years ago. W
These funds limit development on the site to recreational and habitat uses. The - v
Green/Duwamish River borders the project on two sides. The project is bounded on the u..
north by a single - family residence and on the east by 50 Place South. The site is located id z
in a single - family neighborhood.
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ATTACHMENTS: A. Application
B. Conceptual Design of Side Channel and Park amenities
prepared by the U.S. Army Corps of Engineers
C. Memo from Bruce Fletcher, Parks Director, dated March 22,
2001
D. SEPA Determination and Staff Report
SITE INFORMATION
BACKGROUND
The side channel /habitat restoration area and proposed park are located in a Low Density
Residential area of Tukwila. The site currently contains a community garden with a
gravel parking lot sized for eight cars. The remainder of the site contains a barn, former
milking shed, other farm outbuildings and a number of cattle.
The site will serve three distinct purposes. The first purpose to restore tidal hydrology to
the site by constructing a slough or side channel. The slough would then provide rearing
and feeding habitat for juvenile fish. An estuarine marsh will be planted at the site
providing primary productivity and nutrient export. An estuarine marsh is one in which
freshwater and saltwater mingle. The water is usually brackish due to daily mixing and
layering of fresh and salt water. Estuarine shores are rich in aquatic and other bird and
animal life, and in their natural condition are the most productive of all shoreline habitats
in terms of the marine food chain.
2
Staff Report to the
Planning Commission Codiga Farm Side Channel & Park Determination
A second purpose of the habitat improvements is to provide educational opportunities to
the public through the use of both interpretive signage that would display estuarine and
riverine ecological information and an observation area. Information will also be
displayed about the historical aspects of the site, which was farmed from the early 1900's
to 2001. The third purpose of the site is to provide a non - motorized boat launch, a picnic
shelter and short trail system leading to the interpretive signs and the observation area.
The community garden will remain on the site, although it will be relocated and enlarged
somewhat.
PUBLIC MEETING
Nati
L01 -023
An Open House was held on April 18, 2001 from 5:00 -7:00 p.m. at the Community
Center to present information about the Codiga Farm Side Channel project and park.
Staff from Community Development, Parks and Public Works attended from the City of
Tukwila along with a staff person from the Corps of Engineers. Five individuals attended
the Open House to discuss the project. Five members of the community attended the
Open House. No concerns were raised related to parking for either the existing
community garden or the proposed project.
DECISION CRITERIA
The purpose of the Off - street Parking and loading Regulation in TMC 18.56 is "to
provide for adequate, convenient and safe off - street parking and loading areas." Per
TMC 18.56.050 and 18.104.010(E), the required number of parking spaces for the park
must be reviewed and approved by the Planning Commission during a public hearing.
Additionally, Section 1107 of the 1997 Uniform Building Code stipulates that one
handicapped parking space is required for parking lots with 25 or fewer spaces.
The Parks Department has a standard of requiring three parking spaces per acre for a
neighborhood park with active amenities such as sport courts or if park demands include
a permanent restroom facility. The proposed Codiga Farm Park is approximately three
acres in size, with a large portion of the site to be used for the side channel. There is a
portable toilet on the site, but no permanent restroom facilities are planned. The park
uses will be the community garden, covered picnic shelter, fish observation deck, a short
walking trail and a non - motorized boat launch. The parking lot serving the existing
community garden is sized for eight cars. The community garden was started in this
location in 1997 with 27 plots and 14 participants. Over the next four years it grew to
have 37 plots and 21 participants. Based on information from the Tukwila Police
Department, the existing 8 -stall parking lot has been sufficient to accommodate the
garden users. The new community garden is expected to have 35 plots with
approximately 20 participants, based on past history. The community garden opens April
1 and closes January 31, although usage typically drops off after the end of October.
3
Staff Report to the
Planning Commission
The Parks and Recreation Department recommends that a minimum of twelve (12)
parking stalls including one disabled parking stall be provided for the Codiga Farm Park.
The site can accommodate a parking lot with thirteen (13) parking stalls including one
handicapped parking stall. No overnight parking will be permitted.
CONCLUSIONS
RECOMMENDATION
4
L01 -023
Codiga Farm Side Channel & Park Determination
The project is a mix of passive park with the habitat restoration elements, community garden, trail
and picnic facilities and active park with the non - motorized boat launch. The proposed site plan
shows 13 parking spaces. Based upon the Parks Department review of the project, a minimum of
12 parking stalls is needed for this park. The proposed parking lot for 13 vehicles is adequate for
the proposed uses.
Staff recommends approval of the Parks Department proposal that a minimum of 12 parking stalls
be provided on the site.
OTHER
DEPARTMENT OF COMMUNITY DEVELOPMENT
EXECUTIVE SUMMARY
April 16 - April 20, 2001
Codiga Farm Side Channel Project
An Open House was held Wednesday, April 18, from 5:00 -7:00 p.m. at the Community Center to present
information about the Codiga Farm Side Channel project. Staff from Public Works, Parks, Community
Development and the U.S. Army Corps of Engineers attended to answer questions of area residents. Five
area individuals attended, including former City Council member Wendy Morgan, who attended as
President of the Tukwila Historical Society.
While not many people attended, those who did come had a number of issues they wanted to discuss.
These concerns included the following: plans for including a pay telephone at the site (suggested by the
Tukwila Police Department in case of an emergency involving the boat launch) will be a magnet for drug
dealers who already are a strong presence in this neighborhood; if the pay telephone is placed there, then
surveillance cameras should also be installed on the site; the park should be gated so that it doesn't attract
nuisance activity at night; the porta -potty is used for illegal activities and should be removed; there needs
to be more presence by the police department in this area; the park should not be named after the Codiga
Farm (there is already a bridge named for Mr. Codiga) but a name representing a broader community
should be used. Concern was also expressed about the number of abandoned vehicles and trash that has
collected around and under the bridge. The Historical Society was concerned that the barn is being torn
down with no real effort to preserve it and that they were not notified directly about the meeting but found
out about it at the Council meeting this week. Ms. Morgan offered the assistance of the historical Society
with writing the text for the interpretive signage on the site. The Society requested copies of pictures of the
barn and the original architectural drawings for their archives. Parks Department staff will follow up with
the Historical Society to develop the interpretive signage. Staff will also discuss the safety issues raised
with the police department.
Steve Lancaster, Director, Department of Community Development
oawasi Lif?�:.4L
TO:
FROM:
DATE:
SUBJECT:
City of Tukwila
Parks & Recreation Department
MEMORANDUM
Department of Community Development
Bruce Fletcher, Director of Parks and Recreation , \�'
March 22, 2001
Parking Needs For Codiga Farm Park
The City of Tukwila is applying for a determination by the Planning Commission of the
parking requirements for the proposed Codiga Farm Park. Parking requirements for public
facilities like this proposed park are not specified in the Zoning code.
The Park and Recreation Department has established a previous standard of three parking
spaces per acre for a neighborhood park with proposed active amenities like sports courts, or
if the park demands include a permanent restroom facility. The proposed Codiga Farm Park
development is approximately a three -acre site with a shared use as a Salmon habitat side
channel. This project will have a community garden (pea patch), a covered picnic shelter
(20x30), a fish observation deck, a walking trail and a non - motorized hand boat launch.
Support amenities would include trash receptacles, picnic tables, benches, portable toilet, and
landscaping.
The goal of this park is to provide three separate uses: 1. To develop a new salmon habitat
side channel 2. To develop a passive park for the community and 3. To develop a small non -
motorized hand boat ramp. There will be need for parking with the continued success of the
community garden (currently the site uses 8 parking stalls), and with the addition of the boat
ramp, observation deck and picnic shelter. The Parks Commission has reviewed and
supported this project and will work with the Public Works project manager to provide public
meetings for resident input.
Therefore, the Parks and Recreation Department recommends that a minimum of twelve (12)
parking stalls with one (1) being a disabled parking stall be required for Codiga Farm Park
and side channel.
Cc: Rick Still, Assistant Director of Parks and Recreation
codiga puking 3.22411
The Center of YOUR Community
c� c=am v ., t `f .
MAR 2 3 20 osteven M. Mullet, Mayor
COM Li wry
O EV E LO p l i= i Bruce Fletcher, Director
03/22/11
12424 42nd Ave. S. • Tukwila, Washington 98168 • Phone: 206-768-2822 • Fax: 206 - 768 -0524
aiiw'�Lls 3 'P:R�.t't[it .rc; oat' �it3Ns:: w¢ �sEt.: 446 . 12 , 444.3,16..444n.Na •
STATE OF WASHINGTON
COUNTY OF KING
The undersigned being duly sworn and upon oath states as follows:
'tLlE c - of 'r+tc,.h% r s,
1. - 4 - am the current owner of the property which is the subject of this application.
EXECUTED at 'rv�� ►�-�
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E - mail: tukolan Tci.tukwila.wa.us
AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS
PERMISSION TO ENTER PROPERTY
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. etryt
3 ' The application is being submitted with my knowledge and consent.
4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real
property, located at So " . S °I
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 riot 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.
(Signature)
On this day personally appeared before me Rzan R. Par fee to me known to be the individual who
executed the foregoing instrument and acknowledgbd that /she signed the same as is)her voluntary act and deed for the uses and
purposes mentioned therein. p g , 2001
SUBSCRIBED A = D `WORN TO BEFORE ME ON THIS I S.� l� DAY OF 7�Z/LG
-
A . • 4 N ‘I aeL , a..
P ' ,•• S''N' C A- I) NOTARY PUB' IC in and for the Stat of Washington
• \ 5 . F. •,• I residing at it-' nt
� o NOTARY � - i 6 _/ O
o ....... / My Commission expires on
/ .' /
/ PUBLIC i
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llllI 6 16- a�`�
CITY OF TUKWILA
(city), t.#4,4
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(state), on LUAU 1 5 "Zoo I
Iasi A-J 2 PA�t�t - / Ce O/� rt)1 t✓nt.A—
(Print Name)
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(Address)
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(Phone Number)
4114-/
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NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR
THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.
FOR STAFF USE ONLY Sierra Type: P -SP J 0 t - 0 2j
Planner: .
File Number: Flit
o i - o4
Application Complete (Date: )
Project File Number:
NI_ 0.21
Application Incomplete (Date: )
Other File Numbers:
V
APPLICATION
NAME OF PROJECT/DEVELOPMENT:
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and
subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS.
. Lo TS 3 — s 7 v+/A -. `) B / 9 8
Quarter: sw Section: 11 Township: Z3'NI Range: o "G
(This information may be found on your tax statement.)
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping development
standards, and
• is the primary contact with the City, to whom all notices and reports will be sent.
Name: Fl A.4 2. PA2 — iF�E
Address: 6300 -CD a1 g L.JO,
Phone: 2,9b 4-a3 0l
Signature: M,tt
G:WPPHANISIGN.HND\SPPC.DOC, 06/16/00
CITY OF TUKWILA RECE'unzu SPECIAL
SSION
D-
Department of Community Development MAR
6300 Southcenter Boulevard, Tukwila, WA 98188 C z ` 1 L ANNING
Telephone: 6
p p @ 431 -3670 FAX AX 206 (206) 431 -3665 � L K" 1VIM ISSION
E - mail: tuk l an ci.ttikwila.wa.us
20
COO bA- FA -t2-ms St DE OA 4_
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98/88
FAX: Zo
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Date: 7/•I l Z vo I
GREEN- DUWANIISH ECOSYSTEM RESTORATION
FEASIBILITY STUDY
PROJECT DESCRIPTION AND WRITE -UP
Site Designation: Codiga Farms
Location: The site is located in the City of Tukwila near 50` Place South and South
130` Place.
Site Constraints/Problems: Currently the site is occupied by a farm and a pea patch.
The purpose of the project is to restore tidal hydrology to the Codiga Farm site.
Historically, this portion of the Duwamish had a broad and connected flood plain. Within
the tidal portion of the flood plain existed estuarine marshes and sloughs. Starting in the
1.860's levees were constructed at the marsh edges and these areas were converted to
agricultural production such as hop fields. Sloughs in the area were also filled to make
more farmable land. In many places farmland was then converted to housing or industry.
In this particular location, a farm is still present. From a fish and wildlife standpoint, this
conversion had harsh consequences. The levees and fill that was placed along the
margins of the tidal portions of the River interrupted the flow and as a result, nutrient
export from the marshes to the adjoining habitats such as mudflats was diminished.
Intertidal sloughs that were once refuge areas for juvenile fish (salmon, sculpins, flounder
and sole) shorebirds (dunlin, sandpiper and yellowlegs) and waterfowl (pintail, and
baldpate) was lost. The continuity of the large interspersed habitats of the estuary
became fragmented. This project offers an opportunity to restore some of the former
estuary. Perhaps even more significant is the location of the site. Codiga farms is in the
brackish to fresh water tidal area making it a prime area where juvenile salmon change
their physiology from a freshwater to salt tolerant.
Project Goals: The goal of the project is to restore tidal hydrology to the site in the form
of a slough. This slough would then provide rearing and feeding habitat for juvenile fish.
In addition, a fringing estuarine marsh will also be planted at the site providing primary
productivity and nutrient export. A third objective, unique to this site would be
educational benefits to the public. Through the use of interpretive signage and
observation area, information of estuarine and rivirine ecology could be disseminated.
Alternatives
Several alternatives were considered for this project. They include: .
The no- action alternative: The city could maintain the existing farm and small pea
patch. This would not achieve the goal of restoring historic hydrologic conditions.
Alternative one: The site would be converted wholly to a park. A large picnic
area could be built and the pea patch expanded. The farm could be turned into a
demonstration area for historic farming that once occurred throughout this portion of the
valley.
Alternative two : This alternative would restore much of the property to tidal Z
influence. Two new channels would be excavated back into the property (total length =
about 800 -ft. The outlet would be down river from the existing sand spit. The bottom W LLI
elevation would be about +2 (MllWO) allowing some water in the slough most of the
time. One side of the pond would be at a slightly higher elevation allowing for some off- v o
channel refuge at high water. Woody debris such as large stumps with root wads would co 0
be put in the new channel to provide cover. Adjacent to the channel would be an co i
intertidal bench at the appropriate elevation to grow freshwater estuarine emergent plants u) o
such as sedges and rushes. Insects associated with this type of vegetation would provide 2
prey resources for juvenile fish using the new channel. A fifty -foot riparian buffer would g 5
be planted on the uplands adjacent to the channel providing shade and shield against local u-
disturbance. Finally, around the channel certain compatible park features would be = a
included such as an observation platform with interpretive signing, maintain the existing Z H
pea patch, a hand boat launch a gravel parking area and small picnic pavilion with 1- O
associated parking lot. w I—
Recommended Plan: Alternative two is the preferred alternative. It provides a rare o
opportunity to gain some unique habitat types that have long been missing from this 0 F-
portion of the river. This project also has an opportunity to provide an education and low = v
impact recreation benefit. H=
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Cost Items and Quantities
Conclusions and Recommendations: The alternative two provides the best chance of
insuring habitat benefits while accommodating human needs. Since this area has been
designated to be a park it is import to maintain some of the public amenities while also
insuring the biological integrity of the restoration effort. With the park designation this
project offers the opportunity to provide habitat benefits and public education while
offering low impact human uses. There is currently a pea patch on site that needs to be
retained. A hand boat launch, parking lot, picnic area and observation platform are
features that should be included. We recommend that any new parking or walking areas
be done in gravel instead of asphalt. One concern is the current and past use of the site.
Soil testing should occur in the area that was farmed and compared to current regulatory
standards prior to any work. There should be some analysis of the tidal elevations in the
area to make sure the mouth is set at the correct elevation. Reference areas for emergent
vegetation should also be established.
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File: L01-0023
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NOTES:
TREES TO PRP 'E
SHADE FOR C EL
WETLAND PLANTINGS
JI
I. PROVIDE WARNING SIGN AT END OF TRAIL.
CAPTION TO READ: "CAUTION: WESTWIND WEIR
1.5M1 DOWNSTREAM.'
PRELIMINARY QUANTITY ESTIMATE
BACKWATER CHANNEL 2- PROFILE
40 — - - — - - — - r — - - — —r-- r - - - - -- - -- - -- - r - - - ,
I I I , ■ I
EXISTING GROUND SURFACE I , I
4 i�_ �_- _ -_- - — - - - - - � -- , r _ --_;- : —_-- 1
. , 1 , I I
_. 10 -- --- -- r - - - --- -I - — - - — - - ' --- -- PROICO3EraelaritR - ' INVERT -'
I I S =0.7X 1 CHANNEI. I -2
INVERT IX, X-
N. 40
0 30
20
INVERT EL T' 111111—
BACKWATER CHANNEL I-PROFILE
STATION
DATE ANO TIME PLOTTED: 20- APR -2001 IT:011
DESIGN FILE: Iadaalpns•mapdsclvsoodlQadpn
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PROPOSED POND.'OUTLET
CHANNEL PROFILE
UND SURFACE
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ATTACHMENT .B
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U.S. ARMY- e4G1NEER DISTRICT, SEATTLE
CORPS OF ENGINEERS
SEATTLE, wASHNGTON
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01MAR20
CODIGA FARMS BACKWATER CHANNEL
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GREEN/OUWAMISH RIVER HABITAT RESTORATION
KING COUNTY WASHINGTON
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CITY OF TUKWILA
PEOJECT M PR
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NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN
THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.
, „ , „ , • . • „ . • • • . „ . • • • • '
J.
NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN
THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT.