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Home My WebLink AboutPermit L2000-010 - YAGI KOICHI - REASONABLE USE SPECIAL PERMISSIONL2000-010 • 4831 S. 136TH STREET ti • Cizy of Tukwlla Steven M. Mullet, Mayor Department of Community Development NOTICE OF DECISION March 23, 2001 TO: Peter Yagi (applicant), as agent for Koichi Yagi (owner) King County Assessor, Accounting Division State Department of Ecology, SEPA Division Army Corps of Engineers, Seattle District Washington State Department of Fish & Wildlife Steve Lancaster, Director This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approvals. PROJECT BACKGROUND Project File Number: Applicant: Proiect Description: Location: Associated Files: Comprehensive Plan Designation /Zoning District: L2000 -010 (Reasonable Use Exception) Peter Yagi, as agent for Koichi Yagi (owner) Approval of a Reasonable Use Exception in connection with the construction of a single family house on a Type 2 wetland. 4831South 136th Street, Tukwila E2000 -0045 (SEPA Determination) A Determination of Non - Significance was issued February 2, 2001. Low Density Residential (LDR) The Planning Commission approved the proposal on March 22, 2001 subject to the following conditions: 1. The wetland impact area shall be limited to the 3,722 square foot impact area shown on the applicant's Wetland Mitigation Plan (dated January 4, 2001). All permitted primary and accessory uses will be limited to this wetland impact area. 2. The deficiencies in the Wetland Mitigation Plan, submitted on January 4, 2001, are to be corrected as follows: a. The approximate number of significant trees (4 inches or more in diameter at 4.5 feet above grade) is to be indicated on the Wetland Mitigation Plan. The location of significant trees in relation to a clearing limit and limit of work line must also be shown on the Wetland Mitigation Plan. Per TMC 18.54, if any existing significant trees are to be removed, a Tree Permit will be required prior to the issuance of any land altering or building permits. b. The Plant Schedule on the Wetland Mitigation Plan must be expanded to show a greater diversity of trees (both as to species type and planting size). Several shrub species, appropriate to this habitat, should also be included. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • Notice of Decision March 23, 2001 Page 2 c. All blackberry plants must be cleared by hand in the proposed planting areas of the wetland. No clearing machinery will be allowed. The time period for administrative appeals is 21 days starting from the date of this Notice of Decision, March 23, 2001. The administrative body hearing the appeal is the Tukwila City Council. All appeal materials shall be submitted to the Department of Community Development. Appeal materials shall 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. The Notice of Appeal shall state specific errors of fact or errors in application of the law in the decision being appealed; the harm suffered or anticipated by the appellant, and the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. The public notice sign must be removed from the site by the applicant after the appeal period has expired, unless an appeal is filed with the City. Property owners affected by this decision may request a change in valuation for their property tax purposes notwithstanding any program of revaluation. 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 Deborah Ritter, who may be contacted at 206 -431 -3663 for further information. Deborah Ritter, Associate Planner City of Tukwila z . _I 6 D. • 0O• • L_ H w 0. r. g u-= (1)d .I- w. Z: Z� • .I- 0 Z w U� o I- wuj 0 I— . • z RECEIVED CITY OF TUKWILA JAN -. 4 2001 . PERMIT CENTER SITE ADDRESS: 48XX SOUTH 136TH, TUKWILA, WASHINGTON 98168 LEGAL DESCRIPTION Tax Parcel ID No.: 152304 - 9018 -03' LOT 152304 BLK 18 POR OF SE 1/4 OF SE 1/4 & GL 1 DAF -BEG 270 FT E OF SW COR GL 1 TH N 59 -49 -22 E 250.35 •Z .Q • '~ W. —JO • U O; W= J1— • LL: ttl 0 J N W F- O Z I— .W W. }D =Q !U co: W W,' O. Z: s0 ;Z • RECEIVED CITY OF TUKWILA JAN - 4 ?_001 PERMIT CENTER WETLAND MITIGATION PLAN SITE ADDRESS: •48XX SOUTH 136TH, TUKWILA, WASHINGTON 98168 SITE PLAN NORTH o 10 io .o 00 SCALE: 1 rr 1=320' PLANT SCHEDULE Gam. Nu• 41.3111.31.3. a. 11.. Silks Spruce Picoa aitcbensis 23 3-111 ' Western Red Cedar fuja plic►la 23 3-4 It PLANTING AND STAKING DETAIL GRASS SEEDING --Q1-4111-R1--IM23001if Mt %PIM 1/ ar►w. 1111 ra% ax t.aya•p•• 1111 n+t 1111 1r•b•l.wa 1046 'ON sou • • aw .016.4 rli,is 634 ouutaal. N.* • An1M4.11.Y b ►1,. we a 01.uo. • 70•1 ..•.0.1....131.11. • 11...1.31 W.,y114 /1 ywt n U z 0 0 UI U gb Q9G� N N Mmmwsy',....or. • CityofTukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE PLANNING COMMISSION Prepared March 16, 2001 HEARING DATE: March 22, 2001 NOTIFICATION: Notice of Application mailed May 12, 2000 to all surrounding property owners and parties of record. Notice of Hearing posted and mailed March 8, 2001 to surrounding property owners and parties of record. Notice of Hearing published in Seattle Times, March 8, 2001. FILE NUMBER: L2000 -010 (Reasonable Use Exception) ASSOCIATED PERMITS: E2000 -004 (SEPA Determination) Land Altering Permit Building Permit APPLICANT: Peter Yagi, acting as agent for Koichi Yagi REQUEST: To obtain, a reasonable use exception in order to construct a 1,738 square foot single - family home. The 17,776 square foot lot is undeveloped and is made entirely of a wetland. LOCATION: 4831South 136th Street, Tukwila COMPREHENSIVE PLAN DESIGNATION: Low Density Residential (LDR) ZONING DISTRICT: Low Density Residential (LDR) SEPA DETERMINATION: Determination of Non - Significance issued February 2, 2001. STAFF: Deborah Ritter, Associate Planner Gary Schulz, Urban Environmentalist RECOMMENDATION: Approval with conditions ATTACHMENTS: A. SEPA Threshold Determination B. Full Plan Set C. 8 -1/2" x 11" reduced plan sheets D. Applicant's Reasonable Use Narrative E. Applicant's Wetland Report F. Urban Environmentalist's Supplemental Report 6300 Southcenter Boulevard, Suite # /00 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 -431 -3665 z I Z. cc 2 JU • UO 0. J = �u. u� O. J LL Q =a • w z F— O z uji w o' U 'O Si), W H -L6 O. •w Z. 0 =`. OH z Staff Report to the Planning Commission FINDINGS VICININTY /SITE INFORMATION Proiect Description: Yagi Reasonable Use The Applicant has applied to develop a 1,738 square foot, two -story single - family house on a 17,776 square foot lot. The entire property is considered to be a Type 2 wetland, containing a deciduous forested area in the southern half and western quarter of the parcel. Under Tukwila's Reasonable Use provisions in its Critical Area Sensitive Areas Ordinance, the applicant has requested permission to fill and develop the northeast corner of this wetland parcel, an area approximately 3,722 square feet in size. The applicant's proposal includes the enhancement of the remainder of the parcel under a wetland mitigation plan. The mitigation plan is subject to review and approval by the Director of Community Development based on the criteria established in the Sensitive Areas Ordinance. Existing Development: The proposed site is zoned Low Density Residential (LDR). The land is vacant and unimproved. Surrounding Land Use: The site is bordered on the east by Interstate 5, on the north by South 136th Street and on the west by the east fork of Southgate Creek. Residential properties are located to the north, west and south. Topography: The site is relatively flat with a 2% maximum slope. Approximately 345 cubic yards of cut and fill will be required for development of the northeast corner of the property. Vegetation: Site vegetation consists of a deciduous forested area (primarily Red Alder) in the southern half and western quarter of the parcel. Himalayan blackberry, reed canarygrass and creeping buttercup are found in the eastern three - quarters of the northern half of the parcel. A tree clearing permit will be required for removal of any tree (of 4- inches in diameter at breast height) located in a sensitive area. Sensitive Areas: As discussed above, the entire property is considered to be a Type 2 wetland. The east fork of Southgate Creek flows along the western perimeter of the property (a Type 2 • . watercourse corridor). This type of watercourse requires a standard buffer setback of 35 feet. DECISION CRITERIA — REASONABLE USE EXCEPTION Per TMC 18.45.080(C)(1)(a), the reasonable use criteria established in TMC 18.45.115(C)(4) applies to this project due to its classification as a Type 2 wetland. In the following discussion, the reasonable use criteria are shown below in bold, followed by staffs comments. For the applicant's response to the criteria, see Attachment D. Page 2 illil Ksao-nawmadidw+i+7eamnvna - ... . eawn** ,a• .. - w .ww+! w a!YYfINs?tSC11° Staff Report to the Planning Commission (a) Yagi Reasonable Use No reasonable use with Tess impact on the sensitive area and its buffer is possible; The property is an existing legal lot of record and is undeveloped. The site is entirely comprised of a pre- existing Type 2 wetland. The project site is zoned Low Density Residential (LDR). The permitted uses in this zone are restricted to the following: single - family dwelling, animal veterinary or public park. Single- Family Dwelling Impacts The proposed residence would be 1,738 square feet in size and occupy 3,722 square feet (approximately 20% of the parcel). Two parking spaces would be required. Animal Veterinary Impacts An animal veterinary business would require a minimum of three parking spaces for each 1,000 square feet of usable floor area. For example, if the veterinary business occupied a structure similar to the proposed house, five parking spaces would be required. Given access and parking standards, this use would likely require more than 20% of the parcel area. Park Impacts d Depending upon its function (active versus passive recreation) a public park could be Z w expected to require use of the entire parcel. The number of parking spaces for a park would be determined by the Planning Commission. z O ww The impact of permitted accessory uses in this zone is primarily physical in nature. The amount of space each accessory use requires is a function of that particular use (Le., vO cn; accessory dwelling unit versus greenhouse versus private stable). p w w (b) There is no feasible on -site alternative to the proposed activities, including • U. reduction in size or density, phasing of project implementation, change in timing u- 0 activities, revision of road and lot layout, and /or related site planning activities that z would allow a reasonable economic use with fewer adverse impacts to the U N critical area sensitive area and its buffer; • H In an earlier submission under this application, the applicant proposed a 1,738 square foot house to be centrally located in the northern half of the site. Under that proposal, the impact area was determined to be 5,698 square feet in size. Subsequent to that submission, staff worked with the applicant to arrive at a reasonable alternative that would lessen wetland impacts while providing adequate room for a single- family structure. As a result, the applicant has relocated the proposed site of the single - family house to the northeastern corner of the lot. This location is closest to the street and the WSDOT right - of -way, was previously cleared and is the most disturbed area of the wetland. The house has been designed to be two -story to minimize the size of the building footprint. Minimum setbacks have been used on three sides of the house (20 -foot front yard setback, 10 foot rear setback and 5 foot east side setback). The 35 -wide stream buffer will be retained along the property's western perimeter. The total impacted area will be approximately 3,722 square feet (20% of the total parcel). (c) As a result of the proposed development there will be no increased or unreasonable threat of damage to off -site public or private property and no threat to the public health, safety or welfare on or off the development proposal site; The applicant's proposal includes the enhancement of the remainder of the parcel under a wetland mitigation plan. The mitigation plan is subject to review and approval by the Director of Community Development based on the criteria established in the Sensitive Page 3 z Staff Report to the Planning Commission Yagi Reasonable Use Areas Ordinance. No and altering or building permits will be issued until the mitigation plan has been approved. (d) Alterations permitted shall be the minimum necessary to allow for reasonable use of the property; As discussed above, the applicant's earlier proposal under this application created a wetland impact area of approximately 5,698 square feet. The current proposal has reduced the wetland impact area to 3,722 square feet. All required development standards will be met. (e) The proposed development is compatible in design, scale and use with other development with similar site constraints in the immediate vicinity of the subject property; (f) (g) The proposed single - family house is a two -story design similar in scale and footprint to the other homes in the area. Disturbance of sensitive areas has been minimized by locating the necessary alterations in the buffers to the greatest extent possible; No wetland buffers exist as the entire site is a Type 2 wetland. To minimize impacts to the wetland itself, the proposed single - family house has been situated in the northeast corner of the property. The required 35 -foot buffer for the Type 2 watercourse on the western perimeter of the property will be retained. The inability to derive reasonable use of the property is not the result of actions by the applicant in segregating or dividing the property and creating the undevelopable condition after the effective date of the ordinance from which this chapter derives; and The property was a legal lot prior to the effective date of the Tukwila Sensitive Areas ordinance. The applicant's actions did not create the existing wetland conditions. (h) Any approved alteration of a sensitive area under this section shall be subject to conditions as established by this chapter and will require mitigation under an approved mitigation plan. Approval of a reasonable use exception shall not eliminate the need for any other permit or approval otherwise required for a project, including but not limited to design review. The applicant's proposal includes the enhancement of the remainder of the parcel under a wetland mitigation plan (as illustrated in Attachment C and described in Attachment D). A memo from the Urban Environmentalist (referenced as Attachment F) provides additional information needed to better determine whether the mitigation plan would work. The applicant's mitigation plan is subject to review and approval by the Director of Community Development based on the criteria established in the Sensitive Areas Ordinance. No land altering or building permits will be issued until the mitigation plan has been approved. Page 4 't. • Staff Report to the Planning Commission Yagi Reasonable Use REASONABLE USE EXCEPTION CONCLUSIONS Reasonable Use Guidelines: a. No reasonable use with less impact on the sensitive area and its buffer is possible; The use of a portion of the property as a single- family residence will create fewer physical impacts than the other allowable uses in that zone. The design and location of the house maximize the amount of wetland to be retained and enhanced while allowing development and economic use of a portion of the property. A wetland impact area of 3,722 square feet is shown on the applicant's Wetland Mitigation Plan (dated January 4, 2001). Any accessory uses would also be limited to this wetland impact area. By keeping the size of this impact area to less than 1 /10th of an acre, the need for an Army Corps of Engineers permit can be avoided. Regardless, the applicant is advised to notify the Corps. b. There is no feasible on -site alternative to the proposed activities, including reduction in size or density, phasing of project implementation, change in timing activities, revision of road and lot layout, and /or related site planning activities that would allow a reasonable _economic use with fewer adverse impacts to the sensitive area and its buffer; The project design maximizes the amount of undisturbed wetland by locating the house on the northeastern corner of the site. The house has been designed as a two -story to minimize its physical impacts. c. As a result of the proposed development there will be no increased or unreasonable threat of damage to off -site public or private property and no threat to the public health, safety or welfare on or off the development proposal site; The proposal will not increase the threat of damage to property nor will it threaten the public health, safety or welfare, either on or off -site. The applicant's proposal includes the enhancement of the remainder of the parcel under a wetland mitigation plan. The mitigation plan is subject to review and approval by the Director of Community Development based on the criteria established in the Sensitive Areas Ordinance. d. Alterations permitted shall be the minimum necessary to allow for reasonable use of the property; No alterations have been requested and none are required. (e) The proposed development is compatible in design, scale and use with other development with similar site constraints in the immediate vicinity of the subject property; (f) The size and scale of the proposed single - family house is in keeping with residential character of the neighborhood. Disturbance of sensitive areas has been minimized by locating the necessary alterations in the buffers to the greatest extent possible; No required buffers will be altered or minimized but direct impacts to the wetland area have been minimized. Page 5 Mmtr ?.mil »atei^mac trA r n Staff Report to the -- -•.- Yagi Reasonable Use Planning Commission (g) The inability to derive reasonable use of the property is not the result of actions by the applicant in segregating or dividing the property and creating the undevelopable condition after the effective date of the ordinance from which this chapter derives; and ' The need for a reasonable use exception was not created by the applicant or his actions. (h) Any approved alteration of a sensitive area under this section shall be subject to conditions as established by this chapter and will require mitigation under an approved mitigation plan. Approval of a reasonable use exception shall not eliminate the need for any other permit or approval otherwise required for a project, including but not limited to design review. The applicant's proposal includes the enhancement of the remainder of the parcel under a wetland mitigation plan. Staff has identified deficiencies in the applicant's wetland mitigation plan. The correction of these deficiencies (as identified in the following section) should be a condition of the approval of the Reasonable Use Exception. The mitigation plan is subject to review and approval by the Director of Community Development based on the criteria established in the Sensitive Areas Ordinance. No land altering or building permits will be issued until the mitigation plan has been approved. REASONABLE USE EXCEPTION RECOMMENDATIONS Staff recommends approval of the Reasonable Use application, with the following conditions: 1. The wetland impact area shall be' limited to the 3,722 square foot impact area shown on the applicant's Wetland Mitigation Plan (dated January 4, 2001). All permitted primary and accessory uses will be limited to this wetland impact area. By keeping the size of this impact area to less than 1/10th of an acre, the need for an Army Corps of Engineers permit can be avoided. 2. The deficiencies in the Wetland Mitigation Plan, submitted on January 4, 2001, are to be corrected as follows: a. The approximate number of significant trees (4 inches or more in diameter at 4.5 feet above grade) is to be indicated on the Wetland Mitigation Plan. The location of significant trees in relation to a clearing limit and limit of work line must also be shown on the Wetland Mitigation Plan. Per TMC 18.54, if any existing significant trees are to be removed, a Tree Permit will be required prior to the issuance of any land altering or building permits. b. The Plant Schedule on the Wetland Mitigation Plan must be expanded to show a greater diversity of trees (both as to species type and planting size). Several shrub species, appropriate to this habitat, should also be included. c. All blackberry plants must be cleared by hand in the proposed planting areas of the wetland. No clearing machinery will be allowed. Page 6 z w• . iI O 0 V) o: J H w0 �Q =d w I- 0 w~ U• O O �` O I-- w W. 'L I'. 0 t.• Z. co OH z Staff Report to the Yagi Reasonable Use Planning Commission Prior to issuance of any land altering or building permits, the following will be required: 1. Verification of all property lines must be provided via a professional land survey. In particular, the eastern boundary of the property (at the WSDOT right -of -way) must be dearly established. 2. A cash assignment (in form and content acceptable to the City Attorney) will be required to guarantee performance, monitoring and maintenance requirements as they pertain to the wetland mitigation. The amount of the cash assignment shall be 150% of the estimated cost of the improvements to be completed, as well as the cost of monitoring and maintenance. The cost estimate is to be provided to Gary Schulz, Urban Environmentalist, for review and approval prior to submission of the cash assignment. The term of the cash assignment shall be for three years. One -third of the cash assignment may be released on a yearly basis subject to Tukwila's review and approval of ongoing wetland monitoring and maintenance. 3. Per TMC 18.45.080(C)(2)(e), where feasible, compensatory mitigation projects shall be completed prior to activities that will permanently disturb wetlands and immediately after activities that will temporarily disturb wetlands. Construction of compensatory projects shall be timed to reduce impacts to existing wildlife, flora and water quality, and shall be completed prior to use or occupancy of the activity or development. z '� w . D' •.J U. •U O • N 0 cnw w I: • CO IL. w0 3 �_• I— O Z :2 D Uto` ;O '0 I•-- WW U; f' - W O: .• z O ~' z- • ti CITY OF TUKWILA DETERMINATION OF NONSIGNIFICANCE (DNS). DESCRIPTION OF PROPOSAL: REASONABLE USE EXCEPTION FOR THE CONSTRUCTION OF A SINGLE FAMILY HOUSE ON A TYPE 2 WETLAND PARCEL. APPLICANT HAS REQUESTED PERMISSION TO FILL & DEVELOP THE NORTHEAST CORNER (3.722 S.F.) OF THE 17.776 S.F. WETLAND PARCEL. APPLICANT'S PROPOSAL INCLUDES THE ENHANCEMENT OF THE REMAINDER-OF THE PARCEL UNDER A WETLAND MITIGATION PLAN. PROPONENT: KOICHI YAGI LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, -IF- -ANY: ADDRESS: 4831 S 136 ST PARCEL NO: 000300 -0018 SEC /TWN /RNG: LEAD AGENCY: 'CITY OF TUKWILA ATTACHMENT A FILE NO: E2000 -004 The City has determined that the proposal does not have.a probable significant adverse impact on the environment., An environmental impact statement.(EIS) is not required under RCW 43.21c.030(2)(c). This decision was made after review. of a completed environmental checklist and other information on file with..the lead agency. This information is available to the public on request. **************,******************************* * * * * *. * * * * * * * * * * * * * * * * * * * * * * * ** This determination is final and signed this i ..dav -of _E,N 200J . Steve Lancaster, Responsible Official City of Tukwila, (206) 431- 3670.. 6300 Southcenter Boulevard Tukwila, WA 98188 ern Copies of the procedures for SEPA appeals are available with the Department of Community Development. z = F-- • F- w Ce 6 =. JU U Q N w=. J I_ W O' 2 ga I- d w z F. I— 0 Z 1— 2p U O� = tu U. LL- O z. = 0 z File: L 00 -0010 Drawing #1 -3 Z • • =F- Z :re p U; '0 0: yp YAW! • W= J � W O; . LL<. in p. ' =d; )-.W Zi_ ZH � pt i0 F_> 'W W= oi Z; • ,0 . , Z REASONABLE USE EXEMPTION SITE ADDRESS: 48XX SOUTH 136TH, TUKWILA, WASHINGTON 98168 RECEIVED CITY OF TUKWILA JAN - 4 2.001 PERMIT CENTER LEGAL DESCRIPTION Tax Parcel ID No.: 152304- 9018 -03 LOT 152304 BLK 18 POR OF SE 1/4 OF SE 1/4 & GL 1 DAF -BEG 270 FT E OF SW COR GL 1 TH N 59 -49 -22 E 250.35 Z W U∎ U O W = SQu w 2 g --I: u- <, - d I— ILI Z� I— O. Z W uj U O coi 0 I— W W, H Z' U =: RECEIVED CITY OF TUKWILA JAN -• 2001 PERMIT CENTER WETLAND MITIGATION PLAN SITE ADDRESS: 48XX SOUTH 13611-1, TUKWILA, WASHINGTON 98168 SITE PLAN NORTH 0 10 30 b 00 SCALE: 1" 201 PLANT SCHEDULE tom..... tdr+e.. ad 1r Sitke Spnlce Picet eitcheneis 23 3-4 ft Western Red Cedar Thuje plicate 23 3.411 PLANTING AND STAKING DETAIL GRASS SEEDING t.l P. 11% 1011 10% t•.otap. 11% RS 4% 4%S. rattan 10% P014 1014 • A11W.i.. t.. 40114 .x..101 w. • 7.11.1.11 •t..LL11b •1 131 Wf Q. e E 1 3 N cn N u w.n. ..,...a.ay.raaw0dT01011M1010yr FM10f.f • Jones and AssantT lMENT D= EXECUTIVE REAL ESTATE, INC. Single- family Permit Appl. No. D99 -0346 REASONABLE USE EXCEPTION C. ON A SEPARATE SHEET, DESCRIBE THE MANNER IN WHICH YOU BELIEVE THAT YOUR REQUEST FOR A REASONABLE USE EXCEPTION WILL SATISFY EACH OF THE FOLLOWING CRITERIA AS SPECIFIED IN TMC 18.45.115(4). 1. No reasonable use with less impact on the sensitive area and its buffer is possible. The property is zoned LDR (residential) in a residential neighborhood. One single - family residence is the minimum use of this lot. 2. There is no feasible on -site alternative to the proposed activities, including reduction in size or density, phasing of project implementation, change in timing activities, revision or road and lot layout, and /or related site planning activities that would allow a reasonable economic use with fewer adverse impacts to the sensitive area and its buffer. z Z re QQ 2 JU 00 to 0 W = CO LI. wO 2 L Q. d. F=- Lux z� The entire site is wetland, so impacts to sensitive areas are unavoidable. The applicant w O proposes the minimum street setback. The area of impact will be from the street to the 2 0 house and 15 feet of landscaping on the back and side of the house and driveway. The v house is a two- story, thereby minimizing the foot print. Excavated crawl space soil will o be hauled off -site. The grade around the perimeter of the house will remain the same as w w prior to construction. Clearing,. grading-, foundation and utility construction work will ? occur during periods of dry weather. "-- z O z 3. As a result of the proposed development there will be no increased or unreasonable threat of damage to off -site public or private property and no threat to the public health, safety or welfare on or off the development proposal site. The construction of a single - family residence on this site will not pose a threat to public health or safety. 4. Alterations permitted shall be the minimum necessary to allow for reasonable use of the property. The square footage of the proposed house is 1,738 square feet, which is of similar size to other residences in the neighborhood. The minimum setback to the street is proposed. 5. The proposed development is compatible in design, scale and use with other development with similar site constraints in the immediate vicinity of the subject property. The proposed single - family residence is of similar design, size and use to adjacent properties and the neighborhood. RECEIVED CITY OF TUKWILA OCT 2 5 2000 PERMIT CENTER? Jones and Associates, Inc. 6. Disturbance of sensitive areas has been minimized by locating the necessary alterations in the buffers to the greatest extent possible. The entire site is wetland, so impacts to sensitive areas are unavoidable. 7. The inability to derive reasonable use of the property is not the result of actions by the applicant in segregating or dividing the property and creating the undevelopable condition after the effective date of the ordinance from which this chapter derives. The property was a legal lot prior to the effective date of the Tukwila Sensitive Area Ordinance. 8. Any approved alteration of a sensitive area under this section shall be subject to conditions as established by this chapter and will require mitigation under an approved mitigation plan. If a development is approved as a reasonable use, the Board of Architectural Review's process, review and standards shall be applied. The applicant proposes to provide mitigation in the form of on -site vegetative enhancement the remaining wetland. Enhancement will consist of removal of Himalayan blackberry and planting native conifers. The area of enhancement will be 9,967 square feet, compared to the area of impact 5,698 square feet. The applicants' wetland consultant will prepare a mitigation plan for approval by the city. The applicant and the applicants' wetland consultant viewed vacant properties for sale within a three mile radius of the site, in the Lower Duwamish Watershed. None of these properties were unsuitable for creating wetland. They either lacked a source of hydrology or were steeply sloping. A map of the search area and a list of properties are attached. We believe that TMC 18.45.115.C.h is illegal. Requiring the applicant to purchase another property for off -site mitigation is not currently a requirement of any other city or county that we know of in Western Washington or across the U.S. In our experience, purchasing another property is never economically feasible for a single - family residence. Denial of all use of the subject property, for the public good, constitutes a taking and requires compensation of the property owner. ATTACHMENT- E _ J. S. Jones a.nc .A.ssocia.1 es, Inc. February 22, 2000 Mr. D. J. Sumpter Executive Real Estate, Inc. 40 Lake Bellevue, Suite 100 Bellevue, Washington 98005 RECEIVED CITY OF TUKW LA e" ��r� n R 1 5 2000 t PERMIT CENTER RE: Wetland Assessment of the property located at 48XX S. 136th St., Tukwila, WA Mr. Sumpter, z ~w JU' U0 U 0 w= J h: w 0: 2 Purpose g The purpose of performing a wetland assessment was to determine if there are any wetlands _n d on or near the property. _ Z �. I— 0 Z 0• 0 0 oI-- w • w: 17--- * 0 0 Location The site is locate fifty feet west of Interstate 5 and immediately south of S. 136`h Street in the 4800 block of Tukwila, Washington, 98168. Site Description The-site is bordered to the east by Interstate 5 the north by S. 136th St. and the west by an unnamed creek. The site slopes to the west towards the unnamed creek. Vegetation is dominated by red alder (Alnus rubra), Himalayan blackberry (Rubus procerus), reed canarygrass (Phalaris arundinacea) and creeping buttercup (Ranunculus repens). Methodology The wetland determination was performed using the Routine On -Site Small Area Determination Methodology as described in Part IV, Section D of the Corps of Engineers Wetlands Delineation Manual (Corps of Engineers, 1987). This determination is based on the presence of the three criteria for jurisdictional wetlands: hydric soils, wetland hydrology, and hydrophytic vegetation. All three criteria must be present in order to classify an area as a wetland. The wetland determination also included a review of the USDA Soil Conservation Service's, Soil Survey of King County (Snyder, 1973) and the King County Wetland Inventory (Environmental Division, 1991). Hydrophytic vegetation has developed specific adaptations in order to survive in saturated or inundated environments. The probability of species being found in wetland environments has been determined by the U.S. Fish and Wildlife Service in the National List of Plant Species that Occur in Wetlands: 1988 National Summary (US FWS, 1988) and the 1993 Supplement (US FWS, 1993) (see Table 1). An "indicator status" was applied to each species according to its probability of occurring in wetlands. 3408 52nd Place, N.E. TACOMA,WASHINGTON 98422 253 -942 -7131 / FAX 253 -942 -7132 YYSII z •.�a • -'J S. Jones and Associates, Inc. Hydric soils are defined as those soils that are "saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part" (NTCHS, 1987). They are either organic soils (peats and mucks), or mineral soils that are saturated long enough to produce soil properties associated with a reducing environment. Indicator CateQory Obligate Wetland Facultative Wetland Facultative Facultative Upland Upland Note: FACW, FAC and FACU have drier end of the spectrum ( -). Table 1: Plant Indicator Status Symbol Occurrence in OBL > 99% FACW 67 -99% FAC 34 -67% FACU 1 -33% UPL > 1% + and - values to represent species near the wetter end Wetlands of the spectrum ( +) and the The 1987 manual requires inundation, flooding, or saturation to the surface for at least 5% of the growing season to satisfy the hydrology requirements for jurisdictional wetlands. In Western Washington, wetland hydrology is typically present from December to May, and the growing season is normally from mid - February to mid - November, depending upon location and local climate. The growing season can either be defined by the number of frost -free days (temperatures above 28 °F), or the period during which the soil temperature, at a depth of 19.7 inches, is above biological zero (41°F). • Results The entire parcel is wetland. At sample location 1 (SL 1), the "A" horizon is a black (10YR 2/1) from 0 to 18+ inches. This profile is most like Norma silt loam. The soils are hydric because they are one chroma at ten inches. Vegetation is dominated by creeping buttercup (Ranunculus repens, FACW), reed canarygrass (Phalaris arundinacea, FAC), Himalayan blackberry (Rubus procerus, FACU) and red alder (Alnus rubra, FAC). The plant community is hydrophytic because more than 50% of the dominants are FAC, FACW or OBL. Wetland hydrology was present at the time of the wetland assessment. The soils were saturated to the surface with a water table at one inch. Authority The wetland determination is in accordance with Section 404 of the Clean Water Act, the objective of which is to "maintain and restore the chemical, physical, and biological integrity of the waters of the United States" (COE, 1987). Wetlands are defined as "areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas" (EPA, 40 CFR 230.3 and CE, 33 CFR 328.3). .:i J. S Jones and Associates, Inc. Limitations Wetland determinations and delineations are not final until approved by regulatory agencies and /or local jurisdictions. Wetlands are subject to seasonal and annual variation. J. S. Jones and Associates, Inc. does not guarantee acceptance or approval by regulatory agencies, or that any intended use will be achieved. Very If uly, ice Erickson Environmental Designer Executive Real Estate, Inc. 48XX South 136th Street Tukwila, Washington Figure 2.0 Wetland Sketch 3 `Jones and Associates, Inc. Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) Project/Site: cu „vr E.-.. E.. Dominant Woody Vines Indicator Percent Stem Status Cover Count Date: Z ®co Applicant/Owner: Di_ S<-4:- v--+:-47.._ County: 1G,,.iC- Investigator: 1 , F,,-..;!- -:,.,. 10. State: G.i ,s-. 3. 11. 4. Do Normal Circumstances exist on the site? Is the site significantly disturbed (Atypical Situation) Is the area a potential problem area? Explain: c0 Yes Yes No I - - t6�o Community ID: Transect ID: Plot ID: Sample Loc.: Wetl. /Upl: Indicator Percent Status Cover 5. 13. ✓rtol ro-....i., G .r,!. S�. —( 6. 14.(,,..,,,,...67.:1- .-r..74 !✓rir_u! 10 f,\Ig r 15. _ Sediment Deposits 3. 16. VEGETATION Dominant Indicator Percent Basal Tree Status Cover Area Dominant Woody Vines Indicator Percent Stem Status Cover Count lISpecies I RCrr` A�fi• •( /•L LO 9. �!�i�� %L �-I V 2. 10. Inundated 3. 11. 4. 12. . Dominant Indicator Percent Stern Shrub Species Status Cover Count Dominant Herb Species Indicator Percent Status Cover 5. 13. ✓rtol ro-....i., G .r,!. I {_Y'l 6. 14.(,,..,,,,...67.:1- .-r..74 !✓rir_u! 10 7. 15. _ Sediment Deposits 3. 16. _ Percent of Dominant Species that are OBL, FACW or (Excluding FAC -) FAC: 75'i. Basis for Decision: es:Av„-- 5c)`Z. A- 69o- ,.••,..,.t 5 ,. p' -Fick! v, GAL, HYDROLOGY _ Recorded Data (Describe in Remarks): Wetland Hydrology indicators: Primary Indicators: _ Stream, Lake or Tide Guage Inundated Aerial Photographs in Upper 12 Inches _ .. Other _maturated _ Water marks _ _ No Recorded Data Available: _ Drift Lines _ Sediment Deposits Field Observations', _ Drainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water (in.) _ Oxidized Root Channels (upper 12 ") _ Water- Stained Leaves Depth to Free Water in Pit 1 (in.) Local Soil Survey Data _ _ FAC - Neutral Test Depth to Saturated Soil: O (in.) _ Other (Explain in Remarks) Basis for Decision: ;l 5w f) t - , � 62 l rr �_j . e r 1 Jones and Associates, Inc. SOILS Map Unit Name (Series and Phase): I`1,r , �,• 4"- Drainage Class: Do Field Observations Confirm Mapped Type? Yes No Taxonomy (Subgroup): Pofile Description; Matrix Colors Mottle Colors (Munsell Moi t) fMunsell Moist) Mottle Texture, Structure Abundance /contrast Concretions etc, Depth (jnches) Horizon /et- - /� ! iD \e- Z f . S; Hydric Soil indicators: _ Histosol _ Histic Epipedon _ Sulfidic Odor • quic Moisture Regime Reducing Conditions _eyed or Low- Cltroma Colors 2 Chroma with Mottling _ Concretions _ High Organic Content in Surface layer . in Sandy Soils _ Organic Streaking in Sandy Soils _ Listed on Local Hydric Soils List _ Listed on National Hydric Soils List _ Other (Explain in Remarks) Basis for Decision: WETLAND DETERMINATION Hydrophytic Vegetation Present ? sue No Wetland Hydrology Present? cf&t7 No Hydric Soils Present? No Is the Sampling Point in a Wetland? deS) No Remarks: C( ( ° l.vz-c_ * This data form is a combination of the original and amended 1987 Routine Wetland Determination data forms. Z Z • . O 0. 0: W =. J 1- V) IL W O Q w = a. ▪ w Z I- O Z U• 0: N; • I-- ww L - O; W z O• z I City of Tukwila ATTACHMENT F Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Deborah Ritter, Associate Planner FROM: Gary Schulz, Urban Environmentalist DATE: March 5, 2001 RE: Yagi Property : Reasonable Use Exception Application #L2000 -010 - Wetland Functional Assessment. I have reviewed the Wetland and Stream Functions and Impacts Assessment (J. S. Jones & Associates, Inc., 2/8/01). This report provides information about the site wetland drainage system and habitat present. In addition, proposed impacts are quantified and appear to have been minimized through home design and its location on the subject property. However, the functions assessment has not identified the standard functions associated with wetlands or qualified their levels by assigning ratings. I am providing an assessment of wetland functions as a supplement to the applicant's information. The assessment format I have used is based on the Wetland and Buffer Functions Semi- Quantitative Assessment Methodology (Cooke 1996, Draft Users Manual). Many of the wetland functions are rated (lower quality characteristics, medium quality characteristics, or higher quality characteristics) depending on the size of the wetland system. Based on this methodology, the size of the wetland system is either < 5 acres, 5 to 10 acres, or > 5 acres. Wetland Functional Assessment Using aerial photography I have estimated the overall size of the wetland that includes the Yagi property to be about 3.3 acres. This could only be confirmed if a field delineation and survey of the wetland boundary was conducted. A professional land survey to determine the total size of the wetland is not required for the Reasonable Use application. Attached is a map / photo of the approximate wetland area and the data forms used for rating this wetland's functions. 1) Flood / Stormwater Control — This function greatly increases with size of the wetland and its ability to catch, absorb, and store surface water runoff. The Yagi wetland is associated with a watercourse that appears to have perennial flows and also includes small drainages that enter the system from the west. Both surface water runoff and groundwater flows influence wetland and stream hydrology. Because the top of this watershed or subbasin begins near S. 144th Street, the wetland is considered to be midslope and middle 1/3 of the drainage. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 r Yagi Memo — Functional Assessment March 5, 2001 Page 2 Like most wetlands, this area is within or includes depressions. Depending on soil substrate conditions, the wetland has potential to store storm flows and modify downstream flooding. The rating for this function is determined to be medium. 2) Base Flow / Groundwater Support — Most wetlands in this region are considered to be groundwater discharge areas as opposed to having significant recharge. The location in the drainage basin, subsurface soils and geology, flooding frequency, and overall flood storage size are all factors to consider for this function. Determining groundwater exchange characteristics of wetlands requires monitoring and data collection. The Yagi wetland system is located in a depressional bowl area and likely does provide some groundwater recharge. In addition, its storage and groundwater discharge adds to the base flow for Southgate Creek. Given what is known, the rating would be medium. 3) Erosion / Shoreline Protection — The connection of the wetland to the adjacent watercourse and the vegetative cover including trees and shrubs provides erosion control. This function is rated as medium. 4) Water Quality Improvement — This function is also complicated because of the many factors involved and the need to monitor conditions. The ability of the wetland to remove pollutants such as excess nutrients, heavy metals, and toxic organic compounds is closely related to other functions. Sediment removal occurs because particulate materials are removed through settling which is controlled by water velocity, residence time of water in the wetland, physical filtration by vegetation, and substrate characteristics. In general, the more surface water that comes in contact with or is intercepted by the wetland, the more water quality improvement function. Because this wetland is immediately downslope from local drainages, it is assumed there is a moderate flow of water through this site but it holds less than 25% of the overland runoff. The functional rating appears to be closer to medium quality than low quality. 5) Natural Biological Support — This function is referred to as primary productivity (food production that fuels the food chain) and is usually higher in wetlands than uplands. Nutrient cycling occurs in plants and sediments. Nutrients incorporated in plant tissues are unavailable to the ecosystem as long as the plant material is alive. Annual growth in deciduous plants is cycled as biomass that falls to ground. Once the nutrients are released, they become available for uptake by other plants, leave the wetland for downstream habitats, or can remain stored in the sediments. It is not clear if the organic export is significant but the accumulation is probably moderate due to the deciduous vegetation that is dominant. Overall the rating appears to be medium. 1 � It Yagi Memo — Functional Assessment March 5, 2001 Page 3 6) Overall Habitat Functions — Wetlands are usually associated with diversity both in plants and animals. Again, total size is important as well as location related to upland habitats and riparian areas. The subject wetland is relatively small compared to the region. There are invasive plants that affect the diversity. However, since this area is urban and mostly developed, the wetland can be providing a significant refuge for certain wildlife. The rating for this function is low to medium. 7) Specific Habitat Functions — This function is divided into evaluating the types of habitats that support different animals; invertebrate, amphibian, fish, mammal, and bird. Invertebrate (insect) habitat is usually associated with open water /stream habitats. However, dead and dying trees can attract many insects and this is a characteristic of the subject wetland. The amphibian habitat is unknown and this requires investigation. There are no fish identified in the watercourse near this wetland. The presence of mammals is probably limited by wetland size and the amount of residential development that surrounds most of the area. Bird use is considered to be moderate because of the forested component, presence of permanent water, and the refuge potential. The rating for the function is also low to medium. 8) Cultural / Socioeconomic — This function is based purely on human values and interests such as aesthetics, education, and recreation. The wetland does not offer much in the way of education opportunities, fisheries, aesthetics, and open space use. The area is privately owned and would not support recreational use. The rating is determined to be low for this function. As stated, wetland size is heavily weighted in a functional assessment. Also, many of the criteria and wetland factors need investigation before an accurate assumption or conclusion can be drawn. Cc: Steve Lancaster, DCD Director Jack Pace, Planning Manager •v.::L:ri!l' c.�u�aP:R.1s;,eww'_ ieel:: u Wetland and Buffet Functions and Semi- quantltative Performance Assessment Natural B i 0 I 0 gi Ca 1 Support points size < 5 as _ ag land. low veg c ure — seasonal surface waier ..._ nab• type A8 POW PEM PSS PFO EST low plant diversity (< 6 species) 50 % invasive species . to primary productivity w organic accumulation organic export tatlaat features butters very desturted _. isolated ham upend naodats 5 — 5 -10 aces vel veg joermanent surface water .,1e" tva nanzat types PAB POW PEM PSS PFO EST — moderate plant diversity (7 -15 'SpeCie5) �10 50 %Invasive species menace plmary productivity f moderate organic accumulation — organic export SOme habitat featums ,_.., b gets slightly rte..: a �y " "' corm : �:. to .. • l /7 size > 10 acres ! _ h,� veg structure open water pools Waugh simmer > 3 naniat types PAB POW PEM PSS PFO EST _„ high plant diversity (> 15 species) _ < 1046 Invasive species i — high primary productIvay _ nigh organic acashutatlon ■ _„ high organic export — many natxat features : _ buffers not dt5lurbed ...... well canneized to udand h i _ (max 36) Overall Habitat Functions (Max 9) e < s acres 4 flow nabaat diversity low San= or rentige _ size 5-10 acres _ rare habitat diversity moderate sanctuary or refuge — size > 10 acres • nigh habitat oIver5ty _ high sanctuary or refuge Specific' H a b i tat' Functions points (max 15) Now invertebrate habitat amprtittan naDtat i 1Gnv� n nanrtat -p.� "' ° meal - • E. ,- _ low bud h : •' . -_ moderate Invertebrate habitat _ moderate amphblan habitat • - - •, e flash habitat — .. • ° .,,- rnal habitat bad aiotat — high invertebrate habitat — high amphbian habitat — high Ash habtat high mammal habitat high Dim ^abdat C u I to r a I / Sock) e c o- nom ! c ed tcatlonal opportunbers low aesfnedc value , /laps cote1 fisheries, s'� e, �� resoutt;es ' lades historical or archeological passive anopportunities d active eatlorta! opportunities / matey owned /,- nit near open space AP — moderate edicatjonal opportunities — moderate /aesthetic value moderate commercial fisheries, agriculture, renewable resources — historical or archeological sae _ some passive and active recreational oppo . — privately ovrned some pubfic access — some connection to on space ..,_ high educational OppOrtunkieS _ nigh aesthetic value j _ nign commercial rsheries j agriculture, renewable rescfurzes — important nlstoncal or archeological sae _ many passive an c d a ve j recreational opparnrnsties _ unrestricted putfic access i — dreary connected to open Space Notes: Ij• I ., Wetland and Buffer Functions and Semi-quantitative Performance Assessment Location $ T R Staff C `u' zDate ✓ a/ Criteria Function Group 1. Flood/ Storm Water Control poises (maxis) Base Flow/ Ground Water Support pt /size < 5 acres Aver 1e or takesnore wetland < 10 % l0ite5ted Covet uncons:raned outlet _. boated in bwer 113 vane drainage Group 2 2 pts Group 3 3 pts _vita 5-10 acres • mid- sloped wetland 10.30 % forested cover .k"5eml•constrained outlet middle 1/3 otthe c ainage size < 5 acres rtverthe or raeeshore wetland • located in lower 1/3 of trio drainage _ temporary flooded or saturated no tlow•5ensitive ftsn populations COet83_ on -site or downstream (max 15) Erosion/ Shoreline . ° !protection points (max 9) Water QualRty Improvement pouts (max 12) l 11 z. ize S-10 acres �a- slaved wdle ad in 1/ middle 1 1/3 of the drainage3 seasonally or semi - permanently or saturated low Aow- nsitive fist populations on•siewruueam _ size > 10 acres Ixessbns, headwai ors, oogs,flats 30 % forested cover, culvert/0emled outlet - located in upper 13 of,the drainage - slZe > 10 acres i ._ depresSons. headwrs, oogs,tlats l- ocated fn upper 1(3 ofjthe drainage Permanently noosed ir saturated, or interrnrttermy exposed . _ nign flow- senstive poqulatrons contiguous with site in., nighty permeable strata sparse grassheros or no veg along OHWM wetland extends < 30 m from OHWM • iii[ sty deveeoped s ores ne or succaurnert rapid flow through site <50 % veg cover _ upsream In basin from wetland is nciwebpad !� noitts overland runoff l wood or veg along OHWM extends 30 - 60 m from HWM mode. rawly developed shore41ne or S ticas3eneeit iterate flow through site -80 % cover 50% of.basin upstream from weaa<xl is developed Noels 25 ,sue ovenand runoff _ dense wood cc veg g OHWM wetland extends > 200 m from OHWM undsvet pa tt.."b; ref. or sucauctrrnent slow flow through stet. - > 80 % veg cover > 5046 of basin upstream from wetland Is developed - noels > 50 % overran -(i runoff N/A = Not Applicable, N)I = No information available Dominant Vegetation: Wildlife: A:I.KMt�17�?! z • _1- W eQY 6 JU O 0 w = �LL W}0y. LL ?. co d = W t--= z� Z O W al 0 - 0I_ W W H U' O .z W = 0 H. z CITY OFTUKWILA DEPARTME OF COMMUNITY DEVELOPMEi 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 REASONABLE USE EXCEPTION (P -SP) APPLICATION .vs::," "" ..i s ': %'';.:`.i.Yty; >t'5p;.,i,� '"...:W;I � 4 ... .• { . .;` t 1'`` -t.. F.QR�STAFF,USE:kONL.YaJv : :, ,�t: 41.(0;','',.:4...:',::::1;`,-: �S ... YYI• , ; }i: :i �.... ',,,. i .•Aft ii1,!- ;'i ..t..". ` .'f . Planner � .. Y { i F: 5.:}r i,. eNumb , � ,O �; Y1 .f .:St .'�,:i (% e:;�J. ;I:n 1 vi : ➢• `;,.2".:. ■\�'\r.Y:1:l +).r: �h.•� iii::it'' Recei t�Numtie .�,, :; : ; • •:� : y< ,n•, .:N:�' {. < `t. :•��L1.11 ...:�2n•t r •r �i;>�"f::1 : <t.�!�� :,::. , t • QtY, a !<\ '''.7 t • ."ii: � � .1';,�T � 1 lk ,j• ~wt:t:rt`;• 4P.,ro ect Fife. #. . a, ifs c. 1 4 1 r.A {Y i• 'it'•• Y,ijt.c.:: i� r � i •, (t :vy , , . ,7 Ir "' p.tl . iCin: �� rir ri ,rJ i ?'i: 'r: D4 plcatio� Complete.a . ..... li v 1,, >f.r .�' � �; . SEPA {Fite , >a� .:3..; � A. • . �,„ E4_.,., ro' ti s " � r! ,k). .. . \T :':i• ',',;"•'�r f:•...lr ::. ',.: { .41e : C , b r w:� Y: tf••o ; • <�: :: • •,,. �; ip�- �f ...: ,}••:,.,01t .:::,,, i.., '.; r\ r M v Y n , y:L r a ( �fy. • ;5 v C. .f sl .0 v :R : b ia il . i ,> A lication lrconlefer Date. 1. PROJECT BACKGROUND A. NAME OF PROJECT /DEVELOPMENT: B. LOCATION OF P R'OJJECT /DEVELOPMENT: / STREET ADDRESS: `7 2$ yCs( 5, 13 69 ASSESSOR PARCEL NUMBER: 0003 C5 (50 12 -cv7 ODO3o0 ^ 00I p LEGAL DESCRIPTION: Ras g4 &f —p G * 3g tEc- 5� Quarter. 5C Section: • 15- Township: /314 Range: 0 9E (This information may be found on your tax statement) C. CONTACT: (Primary contact regarding the application, and to whom all notices and reports shall be sent) X01 7(0. `gevAilAq k041 (€609- NAME: ADDRES PH NE: SI NATURE: `7(cd S. -bask thnt io«.cg txkit,L6 )\J atWa3 Vex aSS- Sul -��o RLICKLST.DOC 7/3/96 DATE: 3'/ s "o t;. f'TA4; 1 PERMIT CENTER { z �.- z 0 00 co 0' wi J H w0 �< =a z� I- 0 z W W U � O -. 0I- 111 Lu 2 LL- O U) o � z A. PRESENT USE OF PROPERTY: V f &kry T B. SENSITIVE AREAS REQUIREMENT FROM WHICH RELIEF IS SOUGHT: 7 r. tit 45, 030 C_ C. ON A SEPARATE SHEET, DESCRIBE THE MANNER IN WHICH YOU BELIEVE THAT YOUR REQUEST FOR AN REASONABLE USE EXCEPTION WILL SATISFY EACH OF THE FOLLOWING CRITERIA AS SPECIFIED IN TMC 18.45.115(4). 1. No reasonable use with Tess impact on the sensitive area and its buffer is possible. 2. There is no feasible on -site alternative to the proposed activities, including reduction in size or density, phasing of project implementation, change in timing activities, revision of road and lot layout, and/or related site planning activities that would allow a reasonable economic use with fewer adverse impacts to the sensitive area and its buffer. ti 3. As a result of the proposed development there will be no increased or unreasonable threat of damage to off -site public or private property and no threat to the public health, safety or welfare on or off the development proposal site. 4. Alterations permitted shall be the minimum necessary to allow for reasonable use of the property. 5. The proposed development is compatible in design, scale and use with other development with similar site constraints in the immediate vicinity of the subject property. 6. Disturbance of sensitive areas has been minimized by locating the necessary alterations in the buffers to the greatest extent possible. 7. The inability to derive reasonable use of the property is not the result of actions by the applicant in segregating or dividing the property and creating the undevelopable condition after the effective date of the ordinance from-which this chapter derives. 8. Any approved alteration of a sensitive area under this section shall be subject to conditions as established by this chapter and will require mitigation under an approved mitigation plan. If a development is approved as a reasonable use, the Board of Architectural Review's process, review and standards shall be applied. RLICKLST.DOC 7/3/96 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director MARCH 8, 2001 CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION Peter Yagi, on behalf of Koichi Yagi, has filed an application for a Reasonable Use Exception (L2000 -010) in connection with the construction of a single - family house on a Type 2 wetland located at 4831 South 136th, in the Low Density Residential ( "LDR ") zone. You are invited to comment on the project at the public hearing scheduled for Thursday, March 22, 2001 at 7:00 p.m. before the Tukwila Planning Commission. The hearing will take place at 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 Deborah Ritter at 206 - 431 -3663 or visit our offices at 6300 Southcenter Boulevard, Suite 100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Permits applied for include: • SEPA Determination (E2000 -004) Other known required permits include: • Tree Permit • 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. Application filed: Notice of Completeness Issued: Notice of Application Issued: March 15, 2000 May 8, 2000 May 12, 2000 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 1 .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 AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGNS) I 1t cam. /A-(0 (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 3 - $ - 01 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 `6 31 (r)L,k,i‘ci Sloth so as to be clearly seen from each right -of -way primary vehicular access to the property for application file number 1.-2OOO - pl 0 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 fo een (14) • . s of a Notice letter. pplicant o roject Manager's Signature On this day personally appeared before me Are-4_ `"A-2, / 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 methis r day o %'p1A A/q y/�111 S , \gstoe.. 1 l i •o`rN07gRy p �// 0 m i PUBLIC .• My commission expires on 1''‘ OpwpsH0 = (Kfc)--\ aDL OTA Y PUBLIC in and for th of Washington Lo as f) residing at RECEIVED MAR 12 2001 COMMUNITY DEVELOPMENT Ciiy of Tukwila. Steven M Mullet, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Deborah Ritter, Associate Planner FROM: Gary Schulz, Urban Environmentalist DATE: March 5, 2001 52e RE: Yagi Property : Reasonable Use Exception Application #L2000 -010 - Wetland Functional Assessment. I have reviewed the Wetland and Stream Functions and Impacts Assessment (J. S. Jones & Associates, Inc., 2/8/01). This report provides information about the site wetland drainage system and habitat present. In addition, proposed impacts are quantified and appear to have been minimized through home design and its location on the subject property. However, the functions assessment has not identified the standard functions associated with wetlands or qualified their levels by assigning ratings. I am providing an assessment of wetland functions as a supplement to the applicant's information. The assessment format I have used is based on the Wetland and Buffer Functions Semi - Quantitative Assessment Methodology (Cooke 1996, Draft Users Manual). Many of the wetland functions are rated (lower quality characteristics, medium quality characteristics, or higher quality characteristics) depending on the size of the wetland system. Based on this methodology, the size of the wetland system is either < 5 acres, 5 to 10 acres, or > 5 acres. Wetland Functional Assessment Using aerial photography I have estimated the overall size of the wetland that includes the Yagi property to be about 3.3 acres. This could only be confirmed if a field delineation and survey of the wetland boundary was conducted. A professional land survey to determine the total size of the wetland is not required for the Reasonable Use application. Attached is a map / photo of the approximate wetland area and the data forms used for rating this wetland's functions. 1) Flood / Stormwater Control — This function greatly increases with size of the wetland and its ability to catch, absorb, and store surface water runoff. The Yagi wetland is associated with a watercourse that appears to have perennial flows and also includes small drainages that enter the system from the west. Both surface water runoff and groundwater flows influence wetland and stream hydrology. Because the top of this watershed or subbasin begins near S. 144`x' Street, the wetland is considered to be midslope and middle 1/3 of the drainage. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Yagi Memo — Functional Assessment March 5, 2001 Page 2 z Like most wetlands, this area is within or includes depressions. Depending on soil substrate w conditions, the wetland has potential to store storm flows and modify downstream flooding. 6 D The rating for this function is determined to be medium. v 0 N 0 2) Base Flow / Groundwater Support — Most wetlands in this region are considered to be CO _ ILI groundwater discharge areas as opposed to having significant recharge. The location in the cn u_ w O draina a basin, subsurface soils and geology, flooding frequency, and overall flood storage size 2 are all factors to consider for this function. Determining groundwater exchange characteristics of wetlands requires monitoring and data collection. The Yagi wetland system is located in a depressional bowl area and likely does provide some groundwater recharge. In addition, its = a storage and groundwater discharge adds to the base flow for Southgate Creek. Given what is �' z known, the rating would be medium. Z H E— O Z t- 3) Erosion / Shoreline Protection — The connection of the wetland to the adjacent 2 D watercourse and the vegetative cover including trees and shrubs provides erosion control. 0 N. This function is rated as medium. 01— w W. 4) Water Quality Improvement — This function is also complicated because of the many o LL. factors involved and the need to monitor conditions. The ability of the wetland to remove . z pollutants such as excess nutrients, heavy metals, and toxic organic compounds is closely 0 related to other functions. Sediment removal occurs because particulate materials are 01- removed through settling which is controlled by water velocity, residence time of water in Z the wetland, physical filtration by vegetation, and substrate characteristics. In general, the more surface water that comes in contact with or is intercepted by the wetland, the more water quality improvement function. Because this wetland is immediately downslope from local drainages, it is assumed there is a moderate flow of water through this site but it holds less than 25% of the overland runoff. The functional rating appears to be closer to medium quality than low quality. 5) Natural Biological Support — This function is referred to as primary productivity (food production that fuels the food chain) and is usually higher in wetlands than uplands. Nutrient cycling occurs in plants and sediments. Nutrients incorporated in plant tissues are unavailable to the ecosystem as long as the plant material is alive. Annual growth in deciduous plants is cycled as biomass that falls to ground. Once the nutrients are released, they become available for uptake by other plants, leave the wetland for downstream habitats, or can remain stored in the sediments. It is not clear if the organic export is significant but the accumulation is probably moderate due to the deciduous vegetation that is dominant. Overall the rating appears to be medium. Yagi Memo — Functional Assessment March 5, 2001 Page 3 6) Overall Habitat Functions — Wetlands are usually associated with diversity both in plants and animals. Again, total size is important as well as location related to upland habitats and riparian areas. The subject wetland is relatively small compared to the region. There are invasive plants that affect the diversity. However, since this area is urban and mostly developed, the wetland can be providing a significant refuge for certain wildlife. The rating for this function is low to medium. z ~ w. o: 1 O 0 • o wi J H CO u_ w 0 7) Specific Habitat Functions — This function is divided into evaluating the types of habitats that support different animals; invertebrate, amphibian, fish, mammal, and bird. Invertebrate L (insect) habitat is usually associated with open water /stream habitats. However, dead and dying = trees can attract many insects and this is a characteristic of the subject wetland. The amphibian F- _.. habitat is unknown and this requires investigation. There are no fish identified in the Z '- watercourse near this wetland. The presence of mammals is probably limited by wetland size w and the amount of residential development that surrounds most of the area. Bird use is o. considered to be moderate because of the forested component, presence of permanent water, o an d the refuge potential. o E- w W, 1-U' LA-- o. z The rating for the function is also low to medium. 8) Cultural / Socioeconomic — This function is based purely on human values and interests such as aesthetics, education, and recreation. The wetland does not offer much in the way of education opportunities, fisheries, aesthetics, and open space use. The area is privately owned and would not support recreational use. The rating is determined to be low for this function. As stated, wetland size is heavily weighted in a functional assessment. Also, many of the criteria and wetland factors need investigation before an accurate assumption or conclusion can be drawn. Cc: Steve Lancaster, DCD Director Jack Pace, Planning Manager z 3 . • Wetland and Buffer Functions and Semi - quantitative Performance Assessment Location S T R Staff Date, Function Criteria Group 1 1 pt Group 2 2 pts Group 3 3 pts Flood/ Storm Water Control Pow _ (max 15) Base Flow/ Ground Water Support p0es6 (max 15) size < 5 acres rtverine or lakesnore wetland < 10 % kr,EStea covet unoons4alned outlet located in bwer 1/3 of the drainage r size < 5 acres m erirme or iakesnore wetland _ Iowared in lower 1/3 of the drainage - temporary loaded or saturated no low - sensitive fish populations on-s to or downstream I Erosion/ Shoreline rotectiot* pow (max 9) - sparse 9rassRmerts or no veg along OHWM wetland extends < 30 m from OHWM highly dem:toped swerve or suoteantent e 5-10 acres mil- sloped wetland 10.30 % forested mver ��emkonst atned oullet middle 1/3 ot the drainage 5-10 acres sloped wetland Ed in nettle 1/3 of the drainage seasonally or semi- permanently d saturated low low-sensitive fish populations on-site • ream !!' wood or veg along OHWM wetland extends 30 - 60 m horn MmiWM( o•:!sreteydevebped Jmonglbme or surrxachmerit - size > 10 acres pcessbns, headwariers, Dogs,tlats > 30 % forested mveri - culvert/termed outlet( located in upper 1■ ot,tlle drainage 3 size > 10 acres 1 depressions, headwathrs, Dogs,flats located In upper 1 /3 of the drainage permanently flooded cr saturated, or intermittently expos@d hIgn flow - sensitive poulaions contiguous wim site in; highly permeable strata 1 - dense Wood or veg Ong OHWM - wetland extends > 200 m from OHWM •1 undevekwid S.'rkailny or sumartmeru r Water Quality Improvement points (max 12) - rapid low through she <50 % veg cover - upstream In basin from wetland is nitlevetipal Y/ holds <25 % overland runoff �6 through site - 80 % cov er 5.50% of,Dasin upstream from wetland Is de skated , nous25 overland runoff - slow low through site!. _ > loo % veg cover '1 - > 5046 of Dash up$Ir am from wetland Is developed .l holds >50 % ovedan runoff •I N/A = Not Applicable, N/I = No information available Dominant Vegetation: Wildlife: Wetland and Buffer Functions and Semi - quantitative Performance assessment Nature! Biological Support points ,%/size < 5 acres -- seasonal land. bw veg structure — seasonal surface water tics ;Al POW PEM PSS PFO EST low pant diversity (< 6 spades) 0 % invasive speoes I pdmary productivity w organic accumulation organic exoon ftalitat Matures butlers tram u lanCId — ieplBDBd tram upland nabtars 8 5 -10 acres vet veg 'manerd surface water j two habitat types PAB POW PEM PSS PFO EST _ moderate plant diversity (7 -16 Species) 10 50 % Invasive species _operate primary productivty moderate organic aoCimulation organic export some habitat teatums "" "'°�" to y hable[s !�- ` r size acres '10 i — high veg Structure ` open water pools through summer _ > 3 habitat types ! PAS POW PEM PSS PFO ST _„ nigh plant diversity (> 15 st%eCleti) — <1Q% Invasive species ,� high primary productivity — nigh organic accumulation _ high organic export , — many habtat features buffers not disturbed ; -- weY connected to upland h bta>s ; ' i (max 36) Overall Habitat Functions pants _ (max s) e <5 acres low maws diversity ,_ low sanau or refuge > _ size 5-10 acres .` rate habtat diversity modetltte sanctuary or refuge — size > 10 acres _ h haDhat dire ' rsry 1 _.. tugh sanctuary or refuge Specific Habitat' Functions ism — (max 15) invertebrate habitat nat*at Ash habitat w mammal t • r. low bird h : d ' 4 - moderate Invertebrate habtat — moderate amphibian habitat e fish habitat mat habitat a4t8t — high invertebrate habitat _ high amphibian habitat i — high fish habitat t high mammal hebiat _ Ngrt bit ^attt8t , Cultural/ S O C i O e C nom i c . - �1) tttbpoD1ww�ra ocratoppoctun aesthetic t va la conmerCiaf Wailes, , renewable tesouraes • facts historical or artheologcal lacks passive arts active opportunities at�y pr rear Op3n space 41111 — moderate educadonaltapommress — moderate /aesthetic value — moderate cornmerral fisheries. agrfaulttrte, renewable resoun= — historical or archeowgical site SOme passive and active recreational oppomfnitbs — privately owned. some pubic ao o — some connexion to on spade -- high eaurationefoaorunides high aesthetic value 1 high commerdai nisheries,qI; agriculture, renewable resD inns important nlstoncal or arat f ologicai site — many passive e and a kve j reaeatlonal opportunities unrestricted public acre ii �ot — dreary connected to open 1_ Notes: z = 6 '~ w. 00 N c0 w J wo gQ a =w z� H O w~ w 0 o - • I-- w w H r- . z O~ z 400 I I/ goo 0 400 3 A &X PherFly 144404. Arni //Oak bed. 800 Fee z a • 11- z cc --I 0 00 (/) 0 W W -J 1.- U) w 0 2 § < I a F_ W Z F- 1- 0 Z W w C.) O 52 O 1- W w • 0 Li' 0 Z u) p= o February 1, 2001 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Owner Koichi Yagi 19473 Military Road South SeaTac, WA 98188 Re: Contact Peter Yagi 14701 N.E. 20th Bellevue, WA 98007 VIA FAX 425 - 747 -5290 L2000 -010 (Yagi Reasonable Use Application) E2000 -004 (SEPA Determination) at 4831 South 136th Gentlemen: Consultant J.S. Jones 3408 52nd Place N.E. Tacoma, WA 98422 VIA FAX 253 - 942 -7132 Steve Lancaster, Director On January 4th you submitted revised documentation to this office (in response to our December 15th letter). This documentation included revised plan sheets (Wetland Mitigation and Reasonable Use) as well as an updated SEPA checklist. We have reviewed your documentation and have the following comments. 1. SEPA Determination: We anticipate that a SEPA Determination will be issued on your project the week of February 5th. We will provide you with a copy of the Determination at that time. 2. Reasonable Use Application: Per Gary Schulz's November 28, 2000 comments (attached), the mitigation plan must include a written report providing information about the entire wetland system as well as an impact assessment and wetland function assessment. The wetland functions that would be lost and replaced must be identified. If you should have any questions about this requirement, please contact Gary at 206 -431 -3662. Staff and the Planning Commission will review the report in connection with your reasonable use application. Once this report information has been received, reviewed and approved, a hearing before the Planning Commission can be scheduled. 3. Additional Comments: As a courtesy, we are providing you with additional information. Although the items identified below are not required at this time, you may wish to review this information prior to applying for land altering and building permits. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Koichi Yagi Peter Yagi J.S. Jones February 1, 2001 Page 2 a. The final approved on -site mitigation plan must be implemented prior to the issuance of any land altering or building permits. b. Verification of all property lines must be provided via a professional land survey. In particular, the eastern boundary of the property (at the WSDOT right -of -way) must be dearly established. U) u- ". w 0: 2 Next Step: a co D We will continue processing your application upon our receipt of the revisions discussed in Item 2 above. z w Our ability to arrange a hearing date before the Planning Commission is dependent upon the timing of 1._ _ your resubmission, its contents and responsiveness to the technical review comments provided in this z i._ i- 0` letter, as well as availability on the Commission's agenda. iz i— ui Given the nature and extent of the required revisions, we have tentatively scheduled a hearing date for o 0 March 22, 2001. However, in order to provide sufficient time for departmental reviews and submission to 0 �'; the Planning Commission, all revisions must be received in this office on or before February 16th, 2001. _' i w : At the point your documentation has been approved for submission to the Planning Commission, you will i— i= be advised of the number of additional copies that will be required. Please contact me at 206 -431 -3663 u_ with any questions. v z i=- Sincerely, 0 z Deborah Ritter Associate Planner Enclosures cc: Jack Pace, Planning Manager Mike Alderson, Assistant Fire Chief Gary Schulz, Urban Environmentalist Jill Mosqueda, Associate Engineer • • City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Deborah Ritter, Associate Planner FROM: Gary Schulz, Urban Environmentalist DATE: November 28, 2000 RE: Yagi Reasonable Use #L2000 -010, & SEPA #E2000 -004. I have reviewed the submittal date - stamped 10/25/00 and this includes a revised SEPA checklist. I have the following comments and questions related to the design of a new home and related potential wetland impacts. The application for a reasonable use exception has used the criteria in support of the current proposal. SEPA Checklist z W. re 2 J U 00 u) 0 co Ill J u_ wo u ?. CO a =w z� 1-0 zE-- w • w U� 0- O I- ww • 1- u' O, 1) The application has reduced the house size from 2,252 square feet to 1,738 square feet. w Z However, the entire impact area of 5,698 square feet may be considered impervious after U development for this house. It is assumed that the 15 -foot perimeter area around the house z would be drained and filled. The percent impervious will likely be more than 2,098 square feet (13% of the site, page 4 of SEPA Checklist) because site construction would likely require wetland soil removal and replacement with structural material. 2) There is no answer given for SEPA 3. D. on page 7. One measure that would reduce water - related impacts is to condition the timing of construction to the dry season. Site Design 1) Given the size of the proposed house (1,738 square feet), it seems very feasible to limit the wetland fill to a 1/10 acre and avoid the US Army Corps of Engineers permit process. This would lower the proposed fill/impact from 5,698 square feet to 4,356 square feet. Potential ways to lower the fill/impact are: A. Reduce the front yard setback of 20 feet but still maintain adequate driveway length, 13. Shift the house closer to the eastern property boundary as there is a total distance of 35 feet shown on the site plan, C. Reduce the 15- foot perimeter "lawn" to one area for use as a front yard or backyard, D. Verify by professional land survey the location of the WSDOT right -of -way fence relative to the east property boundary. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 • Yagi Memo November 28, 2000 Page 2 2) The northeast portion of the property near the street was previously cleared and is the most disturbed. In order to reduce impacts, this should be the area to develop as much as possible. 3) The timing of mitigation, if on -site as proposed, should be completed prior to the issuance of any land altering or building permits. There will need to be an appropriate conceptual mitigation plan submitted prior to the Reasonable Use Exception Hearing. This plan will be prepared in a report format to provide information about the entire wetland system and include an impact assessment and wetland functional assessment. The wetland functions that would be lost and replaced by the on -site mitigation need to be identified as part of the exception process. A tree permit would also be necessary and this permit process would also be used to assess relevant wetland impact and the proposed mitigation. It is likely that the tree permit requirements would be included in the mitigation plan. Summary: • Avoid Corps permit by reducing wetland fill to 4,356 square feet. • Relocate and possibly reconfigure house design to fit closer to the street and east boundary. • Provide conceptual mitigation plan to demonstrate that wetland functions would be replaced. This plan would need to be prepared, prior to the hearing, as part of staff's recommendation. Cc: Steve Lancaster, DCD Director Jack Pace, Planning Manager CITY OF TUKWILA PUBLIC WORKS PROJECT REVIEW COMMENTS Project Name: Yagi (Sumpter) Reasonable Use File #: E2000 -004 SEPA Date: 01.22.01 Reviewer: _L. Jill Mosqueda, P.E. Reviewer comments from Ryan Partee and J. Mosqueda. Section Comment Initials A.6. The work window is more likely July1 -Sept. 30. WDFW will condition the permit. RP A. 11. The existing stream is Southgate Creek RP B.3.a.1) The unnamed seasonal stream is the east fork of Southgate Creek. RP B.3.a.2 Gilliam should be Southgate. This is the PW reviewer error UM B.3.d ,. _During and following construction, use current KCSWDM for erosion prevention and sediment control UM B.5.a. Add birds and fish NEAR the site: Hawks, heron, eagle, songbirds, salmon, trout, shellfish RP B.7.a.1 Spill prevention, control, and containment per King County pollution control manual UM Q /jilt /projects /SFR /yagi /E2000 -004 SEPA COMM #2 1 '' De ora Ritter - E2000 -004 From: Jill Mosqueda To: Deborah Ritter Date: 1/22/01 3:30PM Subject: E2000 -004 Here are the comments. One change is because I made an error in the first comments. Other changes are because applicant didn't include all the suggestions! CC: Jill Mosqueda Page 1 • <z: w • `UO • , w =? • O LL Q' .I- _• :z1-' .l-O: zf-; .w w; •U 0 • � H `w W V O: •Z. • • U N H � O ,Z• City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Gary Schulz FROM: Deb Ritter DATE: January 4, 2001 RE: L2000 -010 (Yagi Reasonable Use Application) E2000 -004 (SEPA Determination) at 4831 South 136th The applicant resubmitted documentation today in response to my December 15th letter (attached). I have reviewed the material and have the following comments: 1. The applicant has not responded to all of your requirements for a conceptual mitigation plan (listed in your November 28th memo). Among other things, you asked that the plan be prepared "in a report format to provide information about the entire wetland system and include an impact assessment and wetland function assessment." You also asked that the applicant identify "the wetland functions that would be lost and replaced by the on -site mitigation ". The applicant has not produced a survey to verify the eastern property line and adjacent WSDOT right -of -way. Until the location of the eastern property line is documented, the size of the proposed impact area cannot be adequately established. Although my rough calculations show an impact area which is less than 1 /10th of an acre (4,261 square feet), it is greater than the applicant's estimate of 3,722 square feet. 3. The Mitigation Plan (Sheet 1 of 2) carries the following statement: "No significant trees to be removed from impact area." However, to document this, the survey should also identify any significant trees located in or near the proposed impact area. The applicant has decided to maintain the required 20 foot front yard setback. As a result, a variance for a reduction in that setback has not been requested. Please provide me with your written comments. I have also routed this information to Jill Mosqueda and Ryan Partee. In particular they will evaluate the applicant's proposal for dispersion trenches. cc: Jack Pace (w /attachments) Jill Mosqueda (w /attachments under separate cover) Ryan Partee (w /attachments under separate cover) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director December 15, 2000 Owner Contact Consultant Koichi Yagi Peter Yagi J.S. Jones 19473 Military Road South 14701 N.E. 20th 3408 52nd Place N.E. SeaTac, WA 98188 Bellevue, WA 98007 Tacoma, WA 98422 Re: L2000- 010.(Yagi Reasonable Use Application) E2000 -004 (SEPA Determination) at 4831 South 136th Gentlemen: z • _I- w �¢ g. JU 00 cn w= w0 2 g Q. =d �w z �. I- 0 z t— p On October 25th you submitted revised documentation to this office (in response to our September 7th 0 tn, letter). This documentation included a SEPA checklist, a narrative response to the Reasonable Use 0 '- Criteria and plan sheet showing the location of the proposed improvements. We have reviewed your = w documentation and have the following comments. I-- H O w z. U= SEPA Comments dated November 15th from the Public Works Department and November 28th 0 �-- from Gary Schulz, Urban Environmentalist, are attached. Please make the necessary corrections Z . and resubmit four signed and dated copies of the completed, revised checklist. PLEASE NOTE: The identified deficiencies in your SEPA checklist must be addressed and corrected whether or not you elect to further revise your reasonable use documentation. 1. SEPA Determination: 2. Reasonable Use Application: Staff believes that an argument could be made in support of a reasonable use exception, so long as certain on -site impacts are reduced. In your recent submittal you provided a smaller footprint for the proposed residence with the stated intention to plant native conifers in place of existing blackberry. However, these changes alone do not adequately reduce the on -site impacts to the wetland. Staff has identified additional, specific ways to reduce on -site impacts, focusing on the location of the proposed house and related site design issues (please see the November 28th comments from Gary Schulz, attached). The following revisions will be necessary in order to obtain staffs recommendation to the Planning Commission for a reasonable use exception: a. Limit size of the total project impacts (i.e., the proposed residence and all associated fill) to 4,356 square feet. By limiting the impacts to 1 /10th of an acre or less, a Corps permit can be avoided. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Koichi Yagi Peter Yagi J.S. Jones December 15, 2000 Page 2 b. Relocation of the proposed improvements to the northeastern portion of the site (which was previously cleared and is the most disturbed area of the site). In order to further reduce wetland impacts, site development should be concentrated in this area. Additionally, a 35 -foot wide buffer must also be maintained from the east fork of Southgate Creek, which is located along or adjacent to the western perimeter of the site. Toward that end, the following steps should be taken: Submit an application for a variance from the required 20 -foot front setback. Upon review and approval of your variance documentation, it can be presented to the Planning Commission in conjunction with your Reasonable Use Exception request. Please see the attached variance application packet regarding the required documentation and fee amount. ii. The proposed side setback at the east side of the residence should be reduced. The minimum required side setback is five feet in width. Verification of all property lines should be provided via a professional and survey. In particular, the eastern boundary of the property (at the WSDOT right -of -way) must be clearly established. c. Provide a conceptual mitigation plan (see comments from Gary Schulz dated November 28, 2000). d. Depending upon the final, approved location of the proposed improvements, a number of existing trees may have to be removed. In that event, you may be required to include or incorporate Tree Permit requirements in the conceptual mitigation plan. PLEASE NOTE: All revisions to the SEPA checklist and Reasonable Use application must be submitted and approved before the public hearing for a reasonable use exception can be scheduled. If you elect not to make revisions to your Reasonable Use application materials, staff will recommend that your request be denied. However, as stated above, identified deficiencies in your SEPA checklist must be addressed and corrected whether or not you elect to further revise your reasonable use documentation. 3. Additional Comments: As a courtesy, we are providing you with additional information. Although the items identified below are not required at this time, you may wish to obtain these items prior to applying for land altering and building permits. a. The final approved on -site mitigation plan must be in place prior to the issuance of any land altering or building permits. Koichi Yagi Peter Yagi J.S. Jones December 15, 2000 Page 3 b. Depending upon the final, approved location of the proposed improvements, a number of existing trees may have to be removed. If so, a Tree Permit will be required prior to the issuance of any and altering or building permits (TMC 18.54 attached). c. As stated in Public Works' SEPA comments dated November 15th, the City of Tukwila will not allow surface water from the driveway and house to flow directly into the east fork of Southgate Creek. In connection with any land altering and building permits, the applicant will be required to meet the temporary erosion sedimentation control methods and surface water drainage requirements of the 1998 King County Surface Water Design Manual. These requirements may include on -site detention. d. Required fire hydrants shall be approved for location by the Fire Department, approved for purity by Water District #125 and be fully in service prior to the start of construction. By line of vehicular travel, a fire hydrant must be no further than 250 feet from a structure with flow of 1000 GPM. If water lines are to be extended to accommodate fire hydrants, please contact Water District #125 regarding associated fees. All water lines must meet Tukwila Public Works Department standards. Next Step: We will continue processing your application upon our receipt of the revisions discussed in Items 1 and 2 above. Our ability to arrange a hearing date before the Planning Commission is dependent upon the timing of your resubmission, its contents and responsiveness to the technical review comments provided in this letter, as well as availability on the Commission's agenda. Given the nature and extent of the required revisions, we have tentatively scheduled a hearing date for February 22, 2001. However, in order to provide sufficient time for departmental reviews and submission to the Planning Commission, all revisions must be received in this office on or before January 5, 2001. At the point your documentation has been approved for submission to the Planning Commission, you will be advised of the number of additional copies that will be required. Please contact me at 206 - 431 -3663 with any questions. Sincerely, -Woc‘cd,, Deborah Ritter Associate Planner Enclosures Koichi Yagi Peter Yagi J.S. Jones December 15, 2000 Page 4 cc: Jack Pace, Planning Manager Jim Morrow, Director, Public Works Mike Alderson, Assistant Fire Chief Gary Schulz, Urban Environmentalist Aft CITY OF TUKWILA PUBLIC WORKS PROJECT REVIEW COMMENTS Project Name: Yagi (Sumpter) Reasonable Use File #: L2000 -010 feasonable Use E2000 -004 SEPA . Date: 11.15.00 Reviewer: L. Jill Mosqueda Reviewer comments from Ryan Partee and J. Mosqueda. Section Comment Initials A.6. What is proposed window of construction? RP A. 11. Please provide a complete description including the proposed uses and size. RP A. 13. A wetland site with east fork of Southgate Creek is environmentally sensitive RP, UM B.1.e. Cross section shows fill RP, UM B.1.f. The flow is year -round RP B.1.f. Need erosion PREVENTION and sediment control per 1998 KCSWDM. Silt fence is ineffective and should be used as a last resort effort to retain any soils that got past the erosion PREVENTION measures. RP, UM B.3.a.1) Plan states the roof drains to the wetland. East fork of Southgate Creek flows year- round. Type 2; flows to the Duwamish. The City will not allow the roof drains to flow directly into Southgate Creek. Applicant should refer to the 1998 KCSWDM. RP, UM B.3.a.2) Answer should be YES, E. fork of Gilliam Creek lies 68 feet to the west of the proposed house. RP B.3.a.3) The plans show fill material. RP, UM Q /jilt /projects /SFR /yagi /L2000 -010 1 • Section Comment Initials B.3.a.6) Roof drains to the wetland. Storm water runoff from impervious surface is not discussed. Surface wtaer runoff plan per the 1998 KCSWDM. RP, UM B.3.c.1) The City will not allow surface water from the driveway and house to flow directly into Southgate Creek. The Applicant should provide surface water drainage per the 1998 KCSWDM. At a minimum the Applicant should discuss infiltration. If the site will not infiltrate, then detention may be required per the manual. . RP, UM B.3.d. Erosion PREVENTION and sediment control plan per 1998 KCSWDM RP, UM B.4.a. Plant list needs to add shrubs, grass, wet soil plants, other RP B.4.c. Need endangered species NEAR the site. RP B.4.d. What about the buffer area? RP, UM B.5.a. Add birds and fish NEAR the site: Hawks, heron, eagle, songbirds, salmon, trout, shellfish _ RP B.5.b. Listed species near this site include Chinook salmon, bull trout, bald eagle RP B.5.d. Erosion PREVENTION and sediment control plan per 1998 KCSWDM RP, UM B.7.a. Diesel from heavy equipment as well as possible hydraulic fluid. Provide spill control and containment plan per the King County Pollution Control Manual. RP, UM 7.a.1) Emergency Spill response kit • RP 7.a.2) Stop work if spill occurs to facilitate cleanup RP 7.b.1) Some transit, light rail E4 route in I -5 right -of -way. RP 7.b.2) Should state whether or not there will be weekend work including heavy equipment and hammering. RP Q /jilt /projects /SFR /yagi /L2000 -010 2 City of Tukwila Department of Community Development MEMORANDUM TO: Deborah Ritter, Associate Planner •r FROM: Gary Schulz, Urban Environmentalist ,s,-..-y DATE: November 28, 2000 RE: Yagi Reasonable Use #L2000 -010, & SEPA #E2000 -004. Steven M Mullet, Mayor Steve Lancaster, Director I have reviewed the submittal date - stamped 10/25/00 and this includes a revised SEPA checklist. I have the following comments and questions related to the design of a new home and related potential wetland impacts. The application for a reasonable use exception has used the criteria in support of the current proposal. SEPA Checklist 1) The application has reduced the house size from 2,252 square feet to 1,738 square feet. However, the entire impact area of 5,698 square feet may be considered impervious after development for this house. It is assumed that the 15 -foot perimeter area around the house would be drained and filled. The percent impervious will likely be more than 2,098 square feet (13% of the site, page 4 of SEPA Checklist) because site construction would likely require wetland soil removal and replacement with structural material. There is no answer given for SEPA 3. D. on page 7. One measure that would reduce water - related impacts is to condition the timing of construction to the dry season. Site Design 1) Given the size of the proposed house (1,738 square feet), it seems very feasible to limit the wetland fill to a 1 /10 acre and avoid the US Army Corps of Engineers permit process. This would lower the proposed fill/impact from 5,698 square feet to 4,356 square feet. Potential ways to lower the fill/impact are: A. Reduce the front yard setback of 20 feet but still maintain adequate driveway length, B. Shift the house closer to the eastern property boundary as there is a total distance of 35 feet shown on the site plan, C. Reduce the 15- foot perimeter "lawn" to one area for use as a front yard or backyard, D. Verify by professional land survey the location of the WSDOT right -of -way fence relative to the east property boundary. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 Yagi Memo November 28, 2000 Page 2 The northeast portion of the property near the street was previously cleared and is the most disturbed. In order to reduce impacts, this should be the area to develop as much as possible. 3) The timing of mitigation, if on -site as proposed, should be completed prior to the issuance of any land altering or building permits. There will need to be an appropriate conceptual mitigation plan submitted prior to the Reasonable Use Exception Hearing. This plan will be prepared in a report format to provide information about the entire wetland system and include an impact assessment and wetland functional assessment. The wetland functions that would be lost and replaced by the on -site mitigation need to be identified as part of the exception process. 4) A tree permit would also be necessary and this permit process would also be used to assess relevant wetland impact and the proposed mitigation. It is likely that the tree permit requirements would be included in the mitigation plan. Summary: z =� ~w. c4 2 Uo N o! U)w w= J F., wo _5 u. SO_d = W t— Z. z1._ zI- w ui U ❑. o S/2 w • w. U. ..z w • Avoid Corps permit by reducing wetland fill to 4,356 square feet. U • Relocate and possibly reconfigure house design to fit closer to the street and east boundary. 0 I— Provide conceptual mitigation plan to demonstrate that wetland functions would be replaced. This plan would need to be prepared, prior to the hearing, as part of staff s recommendation. Cc: Steve Lancaster, DCD Director Jack Pace, Planning Manager Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Deborah Ritter, Associate Planner FROM: Gary Schulz, Urban Environmentalist i/tk? DATE: November 28, 2000 RE: Yagi Reasonable Use #L2000 -010, & SEPA #E2000 -004. I have reviewed the submittal date - stamped 10/25/00 and this includes a revised SEPA checklist. I have the following comments and questions related to the design of a new home and related potential wetland impacts. The application for a reasonable use exception has used the criteria in support of the current proposal. SEPA Checklist 1) The application has reduced the house size from 2,252 square feet to 1,738 square feet. However, the entire impact area of 5,698 square feet may be considered impervious after development for this house. It is assumed that the 15 -foot perimeter area around the house would be drained and filled. The percent impervious will likely be more than 2,098 square feet (13% of the site, page 4 of SEPA Checklist) because site construction would likely require wetland soil removal and replacement with structural material. 2) There is no answer given for SEPA 3. D. on page 7. One measure that would reduce water - related impacts is to condition the timing of construction to the dry season. Site Design 1) Given the size of the proposed house (1,738 square feet), it seems very feasible to limit the wetland fill to a 1 /10 acre and avoid the US Army Corps of Engineers permit process. This would lower the proposed fill/impact from 5,698 square feet to 4,356 square feet. Potential ways to lower the fill/impact are: A. Reduce the front yard setback of 20 feet but still maintain adequate driveway length, B. Shift the house closer to the eastern property boundary as there is a total distance of 35 feet shown on the site plan, C. Reduce the 15- foot perimeter "lawn" to one area for use as a front yard or backyard, D. Verify by professional land survey the location of the WSDOT right -of -way fence relative to the east property boundary. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 z w. 6 U O' oc w= J H WO: u_ -J co I- a: w z� E— O Z E- uj U o: ON • 4017 • wW z' • iui U =. O1— z Yagi Memo November 28, 2000 Page 2 The northeast portion of the property near the street was previously cleared and is the most disturbed. In order to reduce impacts, this should be the area to develop as much as possible. The timing of mitigation, if on -site as proposed, should be completed prior to the issuance of any land altering or building permits. There will need to be an appropriate conceptual mitigation plan submitted prior to the Reasonable Use Exception Hearing. This plan will be prepared in a report format to provide information about the entire wetland system and include an impact assessment and wetland functional assessment. The wetland functions that would be lost and replaced by the on -site mitigation need to be identified as part of the exception process. A tree permit would also be necessary and this permit process would also be used to assess relevant wetland impact and the proposed mitigation. It is likely that the tree permit requirements would be included in the mitigation plan. Summary: • Avoid Corps permit by reducing wetland fill to 4,356 square feet. • Relocate and possibly reconfigure house design to fit closer to the street and east boundary. • Provide conceptual mitigation plan to demonstrate that wetland functions would be replaced. This plan would need to be prepared, prior to the hearing, as part of staff's recommendation. Cc: Steve Lancaster, DCD Director Jack Pace, Planning Manager z =z ecw. U O' cn 0 W i. J' -. CO LL, w O: —J u. Q. =d O. Z� o co — CI I- w W. cn WZ 0 F- z FROM : DPFINANCIAL October 31, 2000 Deb Ritter City of Tukwila PHONE NO. : 4257475290 RE: L2000 -010 E2000 -004 at 4831 South 146th Oct. 31 2000 03:29PM P1 RECEIVED OCT 31 2000 COMMUNITY DEVELOPMENT Please change the agent on this case from D.J. Sumpter to Peter Yagi at 14701 NE 20th Bellevue, WA 98007 phone (425) 747 -5090 and address all correspondence there. f'` Would also appreciate if you could keep me apprised of any further information or questions you may have. City of Tukwila Steven M. Mullet, Mayor Department of Community Development September 7, 2000 Owner Koichi Yagi 19473 Military Road South SeaTac, WA 98188 Re: Agent Consultant D. J. Sumpter J.S. Jones 718 S.W. Dash Point Road 3408 52nd Place N.E. Federal Way, WA 98023 Tacoma, WA 98422 L2000 -010 (Sumpter Reasonable Use Application) E2000 -004 (SEPA Determination) at 4831 South 136th Gentlemen: Steve Lancaster, Director On June 13, 2000 we issued our technical review comments on the above - referenced files. A follow -up meeting was held on June 26, 2000 attended by all of you, Deborah Ritter and myself. In our June 13th letter and during the June 26th meeting, you were advised that the Planning Division staff cannot support your request for a Reasonable Use Exception. This is because your submittal does not address the required Reasonable Use Exception criteria. As a result, we have recommended that you do one of the following: a) revise or amend your submittal to meet the Reasonable Use criteria; b) provide a letter saying that you do not wish to revise or amend your submittal; or c) withdraw both applications. To date, you have not indicated how you wish to proceed. This is to notify you that your applications for a SEPA Determination and Reasonable Use Exception will be terminated and your files closed if you do not provide the requested information to the City of Tukwila by October 31, 2000. In the event that you formally decline to revise or amend your submittal, staff will make a recommendation to the Planning Commission that your Reasonable Use Exception request be denied. Sincerely, ' Jack Pace Planning Manager Enclosures cc: Jim Morrow, Director, Public Works Mike Alderson, Assistant Fire Chief Gary Schulz, Urban Environmentalist 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 431 -3670 • Fax: 206- 431 -3665 June 13, 2000 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Owner Koichi Yagi 19473 Military Road South SeaTac, WA 98188 Re: Agent D. J. Sumpter 718 S.W. Dash Point Road Federal Way, WA 98023 VIA FAX 253 - 941 -3460 L2000 -010 (Sumpter Reasonable Use Application) E2000 -004 (SEPA Determination) at 4831 South 136th Gentlemen: Steve Lancaster, Director We have completed our review of your Reasonable Use Exception and SEPA applications. We have the following comments. REASONABLE USE APPLICATION: You have indicated in your application materials that 100% of the project site is comprised of a wetland. Based upon our review of these materials, Planning Division staff cannot support your request for a Reasonable Use Exception. Your written responses do not address the requirements of the Reasonable Use Exception criteria (TMC 18.45.115(C)). If you choose to revise or amend your submittal, you must clearly show how you meet the criteria. We have enclosed a copy of TMC Chapter 18.45 (Sensitive Areas Overlay) for your reference. As a result, we encourage you to review the criteria again and revise or amend your submittal. Upon submission of your revisions, we will continue our review. However, if you do not wish to submit revisions, and your application materials remain unchanged, staff will make a recommendation to the Planning Commission that your Reasonable Use Exception request be denied. SEPA APPLICATION: We have no additional comments at this time. However, any revisions you make in your proposal for a Reasonable Use Exception must also be reflected in the SEPA checklist. Accordingly, a SEPA determination must be delayed pending your response to the Reasonable Use criteria. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 i7 Koichi Yagi D.J. Sumpter June 13, 2000 Page 2 ADDITIONAL COMMENTS: Although the following information is not required at this time, it will be required prior to proceeding with land altering and building permit applications. Comments from Public Works: 1. Describe the purpose, type and approximate quantities of any filling or grading proposed. Q co n. =d 2. You will be required to comply with the temporary erosion sedimentation control methods to provided in the 1998 King County Surface Water Design Manual. Z I- E- O z 1--" 3. You will be required to comply with the runoff standards for small sites as provided in the 11.1 U� -" 4. You will be required to reduce or control surface, ground and runoff water impacts, per the :0 i ww U' u" O .Z w U 1. O z z Z" 6 _..iU U O. N 0 w =` fA L, w Indicate the source of fill. 1998 King County Surface Water Design Manual. 1998 King County Surface Water Design Manual for small sites. Comment from Fire Department: 5. Required fire hydrants shall be approved for location by the Fire Department, approved for purity by Water District #125 and fully in service prior to the start of construction. By line of vehicular travel, a fire hydrant must be no further than 250 feet from a structure with flow of 1000 GPM. If water lines are to be extended to accommodate fire hydrants, please contact Water District #125 regarding associated fees. All water lines must meet Tukwila Public Works Department standards. SUMMARY: If you wish to your provide revisions to your Reasonable Use Exception documentation, please forward the materials, in one package, to my attention. Upon receipt of these items, we will continue processing your SEPA and Reasonable Use applications. Alternatively, if you do not wish to revise your responses and do not have any additional documentation, please state this fact in writing and forward to my attention as soon as possible. Due to the application deficiencies stated above and to public notice requirements, a public hearing on the matter cannot be held on June 22, 2000. Our ability to arrange for a hearing date before the Planning eub) Koichi Yagi D.J. Sumpter June 13, 2000 Page 3 Commission is dependent upon the timing of your resubmission, its contents and responsiveness to the criteria as well as availability on the Commission's agenda. Sincerely, 'b?Z6(4,/, Deborah Ritter Assistant Planner Enclosure cc: Jim Morrow, Director, Public Works Mike Alderson, Assistant Fire Chief Jack Pace, Planning Manager Gary Schulz, Urban Environmentalist MAY 15 '00 02:19PM TUKWILR DCD /PW D E (2/7/ CITY OF TUKWILA Dcparrmant of Commaniry Dolloping* 6300 Saud:censer Boulevard, Tukwila, WA 98188 Telephone: (206) 431.3670 FAX (206) 431 -366 E-mail: jukolan(dlci.tukwils.wa,us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY t�-4 rC. a =O(O Ree6ona.ble U GePA STATE. OF WASHINGTON COUNTY OP ENG The undersigned being duly more and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 1. All statements contained in the applications have been prepared by me or my sprite and are true and confect to the be of my knowledge. 3. The application Li being submitted with my knowledge and consent, d. Owner gr located City, a oyes eng[neer contractors or other represen : Yea t�i� right to enter upon Owner's teal 61r "6) • t h 1 *� street i`t.t w4 for the purpose of application review, for the limited time necessary to complete that purpose. 9. Owner agrees to bold the City boneless for any lass or damage to persons or property occurring on the private property during the Ciry's erroy upon the property unless die loss or damage is the result of the sole negligence of the City. 6. The City shall, at its disaetion , cancel the application without mitred of feu, if the applicant does not respond to specific requests for items on the "Complete Application Checklist" within ninety (90) days. 7. Non•resporisivenesS to a City information request for ninety (90) or more days, shall be cause to cancel the applications) without rct)rnd of fees. EXECUTED at is C(/moxiv (city), /j'TI (state), on (joJEz / r V v On this day personally appeared before me executed the foregoing instrument and acknowledged purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON e known to be the individual who signed e same u oluntnry net and deed far the uses and "DAY OF 2000 NYjnitdfor die S11 ofW ngtoaJ a n om,S c5vn tf Commission expiry on P-1) D O11APPRAMIANDUSEAPPIrplm,Il.doe, 1210690 2 RECEIVED MAY 2 2 2000 COMMUNITY DEVELOPMENT z = Z '~ W J U U0 N 0 W • =' - F- w L1 = d. w z� I-- 0 Z L-- 2 UD O �. 01- w w. 1- LL Z W co 0 l' z City of Tukwila Department of Community Development NOTICE OF APPLICATION DATED MAY 12, 2000 Steven M Mullet, Mayor Steve Lancaster, Director The following application has been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: LOCATION: FILE NUMBERS: PROPOSAL: OTHER REQUIRED PERMITS: D. J. Sumpter 4831 South 136th Street, Tukwila E2000 -004 (SEPA Determination) L2000 -010 (Reasonable Use Exception) To obtain a reasonable use exception in order to construct a 2,252 s.f. single - family home. The 15,665 s.f. site is undeveloped and currently contains a wetland. U.S. Army Corps of Engineers Land Altering Permit, City of Tukwila Building Permit, City of Tukwila These files can 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 May 26, 2000. If you have questions about this proposal contact Deborah Ritter, the Planner in charge of this file at (206) 431 -3663. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 z • z. L. 6 JU o o co 0 w =. .1 N LL w0 g J' =0. w. z� I— O' w I•-' O fA !O 0 I— w w: • U Li- O. wz 0 -. o 1- z CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 AFFIDAVIT OF INSTALLATION AND POSTL\ G OF PUBLIC INFORYIATION SIGNS) State of Washington County of King City of Tukwila I .I/1` 1/4/" (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 5" 1 2- " 00 the Public Notice Board(s) in accordance with Section 18.104.110 and other applicable guidelines were posted on the property located at 4t$3l G. 1 V"- St- so as to be clearly seen from each right -of -way providing primary vehicular access to the property for application file numbers C-1-000- 004 L-?LQ -0( O. SUBSCRIBED AND SWORN to before me this 114.1 a day of man ,-. -o ° 0 NOTARY PUBLIC in d for the State of Washington residing at � V\_ (.0 "■ My commission sJ1i expires a Ipires on 3- - CITY OF TUKWILA Department of Conununity Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan cr,ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: ss I. 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, agents, engineers contractors or of er representptives the right to enter upon Owner's real property, located at el ie 3 ( r 13 & 1,4w1 C. r - 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 Kct�t.l' — (city), Urn (state) on t1 Ali (5 I 2-6-60 - -.1/t vfri r (Print Name) Lo 1 or- (Address) F 2A t.,:.»J,- d 1 GO* q$Oz3 "ZOT — Z (Phone Number (Signatur On this day personally appeared before mev\'a +rte• to me known to be the individual who executed the foregoing instrument and acknowledged that he/We signed the same as h er voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND • $W S ME E ONtTHIS l DAY OF ' (!s� t •`StONF''411 � . : • O/* � NOTARy m�, li rit PUBLIC r� t -7 rWP G: UPPHANtLANDUSE.APP'SEPAAPP.DOC, 12/08/99 -cD47-3a t.tS4 -ttJ� 0 ARY PUBIC in and for the pate of . hington residing at e-,. - , K -i6Ce,, My Commission expires on 2 Z 6 —J C.) 00 N0. LU LIJ WO N Ci x W' 2 Z �. I- 0 ZF- W Lu Q. N' 0 I— W W. H'. Z W —z OI Z D. PROPERTY OWNER DECLARATION The undersigned makes the following statements based upon personal knowledge: I am the current owner of the property which is the subject of this application. All statements contained in the application are true and correct to the best of my knowledge. The application is being submitted with my knowledge and consent. understand that conditions of approval, which the City and applicant have jointly agreed may not be completed prior to final approval of the construction (e.g., final building permit approval) will be incorporated into an agreement to be executed and recorded against the property prior to issuance of any construction permits. I declare under penalty of perjury under the laws of the'State of Washington and the United States of America that the foregoing statement is true and correct. EXECUTED at Th Km L%}- ,(city), 941K M(1) V (state), on rn *1-1 (Print Name) • o / A3E-- zcs 8ezcsw % 5" (Address) ia r' -r2( (-1.' 1) 3 LjS. --- (Phone Number) Gei (Signature) Use additional sheets as needed for all property owner signatures. z w JU U0 CO ILI WI . CO W w0 u< d w = .F- z �. 0. zF- U� .0 - w w. HU ll ' 0 ,z w O ~. z i• May 8, 2000 city of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION Mr. D.J. Sumpter 718 S.W. Dash Point Road Federal Way, Washington 98023 Re: Reasonable Use Exception (L2000 -010) SEPA Environmental Review (E2000 -004) at 4831 South 136th Street, Tukwila Dear Mr. Sumpter: Your application for a Reasonable Use Exception and SEPA Determination on the above - referenced file have been found to be complete as of May 8, 2000 for the purposes of meeting state mandated time requirements. Essentially, this means that you have supplied the required items listed on the application checklists for these types of permits. 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. We are enclosing a laminated copy of the "Notice of Application" to post on that notice board. Per our conversation, you will arrange to post the Notice on May 12, 2000. This is the same day that we will be mailing public notice to property owners, tenants and businesses within 500 feet of the project. After you have posted the laminated Notice on the sign, you must return the signed and notarized "Affidavit of Installation and Posting" to me. We are about to commence our technical review process, which is the next phase in the processing of your applications. Although your applications have been found to be "complete ", the items you supplied may have to be revised or amended. The City may also require that you submit additional plans and information to ensure the project meets the substantive requirements of the City and to finalize the review process. If you have any questions, please feel free to call me at 206 -431 -3663. Sincerely, Thd&L Deborah Ritter Assistant Planner cc: Gary Schulz, Urban Environmentalist Mike Alderson, Assistant Fire Chief Public Works Department 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 WASHINGTON TITLE COMPANY prepared for: D7S umpter Executive Real Estate, Inc: 15 S Grady Way #133 Renton WA 98055 ,{ : PROPERTYIN FORMATION ,,,,project description Property Owners within 500' of Yagi.Koichi #000300 -0018 prepared by: Rene °Fabre, Washington 'Title = ,Property Information` 15 South Grady.Way #120 Renton WA 98055 "Phone: (425) 873 -7579 Fax: (425) 873 -7555 4/11/00 10:49:43 AM WTC Account Representative Mark•Spurbeck Cell Phone/VM (206).423- 7551. SMART TOOLS FOR TODAY'S REALESTATE PROFESSIONAL Parcel ID Owner CoOwner Site Addr Mail Addr Sale Date SalePrice Loan Amt Use Code Zoning Prop Desc Legal :000300 0018 :Yagi Koichi M E T R O S C A N PROPERTY PROFILE Bldg: : *No Site Address* Tukwila :09/13/1999 Doc# :570 Deed :Quit Claim Type: :901 VACANT,RESIDENTIAL . Ldr :FOSTER STEPHEN -D C # 38 BEG AT SE :COR OF FOSTORIA GARDEN TRS 21 FT S :OF 1/4 COR ON W LN OF SEC 14 TH W Bedrooms : Bath Full: Bath 3/4 : Bath 1/2 : Other Rms: Dining Rm: Fireplace: Appliance: Deck Laundry . Porch Pool Spa Sauna Stories Units Total :$30,000 Land :$30,000 Struct . %Imprvd . Levy Cd :2413 1999 Tax :$487.08 Phone Vol:905 Pg:15 MapGrid :655 F3 NbrhdCd :024005 -- CENSUS -- Tract : Block : QSTR :SE15 23N 04E P R O P E R T Y C H A R A C T E R I S T I C S 1st Floor SF 2nd Floor SF . Half Floor SF . AboveGrnd SF . Bsmnt Finished : Bsmnt Total SF : Building SqFt . Lease SqFt DeckSqFt Carport SqFt • Garage Type Attached GrgSF : Detached GrgSF : Bsmnt ParkingS : Basement Type . Basement Grade : LAND INFORMATION St Access: Beach Acc: WtrFront : WtrFntLoc: WtrFrntFT: GroundCvr:Even VIEWS:Mountain: Lot SqFt :17,776 Lot Acres:.40 Lot Shape: Tde /Upind: Topogrphy: TopoProbd: Lake /Rvr: TRANSFER OWNERS DATE / DOC :Russell Curtis;Allen D :04/14/1998 1823 :Yagi Koichi :04/14/1998 1822 :Burgess Barbara M Year Built . Eff Year Bldg Matl Bldg Cond Bldg Grade Interior Wall Matl Insulation HeatSource Heat Type • Air Method . EletricSvc . Wtr Source Sewer Type Purpose Nuisance OTHER INFORMATION St Surface :Paved Tennis Elevator Sprinklers Securit Golf Adj . Puget: HISTORY # PRICE :$30,000 :$22,500 City: :Public :Public :Yes Soundproof . Storage Curb /Gutter : Sidewalk St Light :Yes Lk Wa /Sam: DEED LOAN TYPE :Re Con :$30,000 :Sell :Warran The Information Provided Is Deemed Reliable, But Is Not Guaranteed. �� WASHINGTON TITLE COMPANY 15 South Grady Way #120 Renton WA 98055 Property Owners within 500' of Yagi Koichi #000300 -0018 1 CITY OF SEATTLE 0 /S: N SITE: 12642 Interurban Ave S Tukwila 98168 MAIL: 700 5Th Ave #2808 Seattle WA 98104 LEGAL: LEWIS C C -D C # 37 100 FT R/W OVER D C TAX #: 000480 0002 SALE: PRICE: LOAN: MAP: 655 El YRBLT: AS'D: $1,067,300 ZONED: M1 STRY: LAND: $1,067,300 LOT SF: 355750 BLDSF: IMPRV: USE: 953 BD /BTH: / TAXES: $ UNITS: PRKNG: 2 Institutlonal Alliance Fund Lp Amb 0 /S: N MAP: 655 El YRBLT: 1991 SITE: 13035 Gateway Dr Tukwila 98168 — — — ZONED: M1 STRY: 1 MAIL: 505 Montgomery St #5Th San Frandsco CA 94111 LOT SF: 204131 BLDSF: 68921 LEGAL: LOT POR LEWIS C C DC # 37 POR OF C C LEWIS DONATION CLAIM NO 37 T USE: 263 BD /BTH: / TAX #: 000480 0015 SALE: 5/26/99 PRICE: $8,154,621 LOAN: UNITS: PRKNG: AS'D: $5,285,000 LAND: $1,531,000 IMPRV: $3,754,000 TAXES: $85176.31 3 George McCall 0 /S: N 425 - 204 -0838 MAP: 655 E2 YRBLT: 1918 SITE: 13734 42Nd Ave S Tukwila 98168 V ZONED: LDR STRY: 1 MAIL: 18015 SE Renton Maple Vall Renton WA 98058 _ LOT SF: 18678 BLDSF: 1040 LEGAL: STR 152304 TAXLOT 5 N 66 FT OF S 664 FT OF E 596.67 FT M/L OF W USE: 101 BD /BTH: 3 / 1 TAX #: 152304 9005 SALE: PRICE: LOAN: UNITS: PRKNG: AS'D: $82,000 LAND: $38,000 IMPRV: $44,000 TAXES: $1329.87 4 Matthew & Jill Peters 0 /S: 0 206- 242 -4252 MAP: 655 E2 YRBLT: 1968 AS'D: $113,000 SITE: 13552_ Macadam Rd S Tukwila 98168 _ — ZONED: LDR STRY: 1 LAND: $31,000 MAIL: 13552 Macadam Rd 5 Tukwila WA 98168 LOT SF: 11000 BLDSF: 1820 IMPRV: $82,000 LEGAL: LOT 13 FOSTORIA GARDEN TRS LESS NELY 408 FT LESS SELY 142 FT LESS USE: 101 BD /BTH: 3 / 1.75 TAXES: $1832.3 TAX #: 261320 0031 SALE: 8/3/93 PRICE: $105,000 LOAN: UNITS: PRKNG: CARPORT 5 Elting & Barbara Halvorson 0 /S: N MAP: 655 E2 YRBLT: 1960 SITE: 4534 5135Th St Tukwila 98168 _ ZONED: C /LI STRY: 1 — MAIL _ 12515 Willow's —Rd NE #200 Kirkland WA 98034 LOT SF: 21000 BLDSF: 2240 LEGAL: LOT 14 FOSTORIA GARDEN TRS SELY 1.86 AC LESS NELY 252 FT LESS SEL USE: 102 BD /BTH: 6 / 2 TAX #: 261320 0049 SALE: 12/30/86 PRICE: $115,000 LOAN: UNITS: PRKNG: AS'D: $128,000 LAND: $39,000 IMPRV: $89,000 TAXES: $2075.42 6 James & Margit Stenseng 0 /S: N MAP: 655 E2 YRBLT: 1935 AS'D: $98,000 SITE: 4561 S 135Th StTukwlla 98168 ZONED: LDR STRY: 1.5 LAND: $39,000 MAIL: PO Box 98 Kensington KS 66951 LOT SF: 20150 BLDSF: 1890 IMPRV: $59,000 LEGAL: LOT 20 FOSTORIA GARDEN TRS BEG AT SE COR TH N 19 DEG 00 MIN 00 SE USE: 101 BD /BTH: 4 / 1 TAXES: $1589.19 TAX #: 261320 0177 SALE: 3/27/90 PRICE: $76,000 LOAN: UNITS: PRKNG: CARPORT 7 Paul Vaughn 0 /5: 0 206 -433 -1559 MAP: 655 E2 YRBLT: 1942 AS'D: $90,000 SITE: 45315137Th St Tukwila 98168 _ ZONED: LDR STRY: 1 LAND: $34,000 MAIL: 4531 S 137Th St Tukwila WA 98168 LOT SF: 13988 BLDSF: 1840 IMPRV: $56,000 LEGAL: BLK 4 LOT 20 -21 -22 RIVERTON MACADAM ROAD TRS 20 LESS W 1.5 FT USE: 101 BD /BTH: 2 / 0.75 TAXES: $1459.53 TAX #: 734760 0410 SALE: 12/26/85 PRICE: LOAN: UNITS: PRKNG: 8 YELLOW FREIGHT SYSTEM INC 0 /S: N MAP: 655 Fl YRBLT: 1969 SITE: 12855 48Th Ave S Tukwila 98168 ZONED: M1 STRY: 1 MAIL: 10990 Roe Ave Overland Park KS 66211 LOT SF: 557380 BLDSF: 79540 LEGAL: LOT POR LEWIS C C DC # 37 LOT 3A OF CITY OF TUKWILA SHORT PLAT NO USE: 620 BD /BTH: / TAX #: 000480 0013 SALE: 6/28/96 PRICE: $7,200,000 LOAN: UNITS: PRKNG: AS'D: $7,158,600 LAND: $4,180,400 IMPRV: $2,978,200 TAXES: $115372.67 9 Institutlonal Alliance Fund Lp Amb 0 /S: N MAP: 655 Fl YRBLT: 1991 SITE: 13028 Interurban Ave S Tukwila 98168 ZONED: M1 STRY: 1 MAIL: 505 Montgomery St #5Th San Frandsco CA 94111 LOT SF: 76000 BLDSF: 17200 LEGAL: LOT POR LEWIS C C DC # 37 POR OF C C LEWIS DONATION CLAIM NO 37 T USE: 523 BD /BTH: / TAX #: 000480 0017 SALE: 5/26/99 PRICE: $2,407,895 LOAN: UNITS: PRKNG: AS'D: $1,139,300 LAND: $570,000 IMPRV: $569,300 TAXES: $18362.41 10 Eleanor Benson 0 /5: 0 MAP: 655 F2 YRBLT: 1949 SITE: 13718 Macadam Rd S Seattle 98168 ZONED: LDR STRY: 1 MAIL: 13718 Macadam Rd 5 Seattle WA 98168 LOT SF: 32589 BLDSF: 2060 LEGAL: FOSTER STEPHEN -D C # 38 BEG 291 FT S OF E 1/4 COR OF SEC 15 -23-4 USE: 101 BD /BTH: 4 / 1.5 TAX #: 000300 0082 SALE: PRICE: LOAN: UNITS: PRKNG: ATTACHED AS'D: $120,000 LAND: $35,000 IMPRV: $85,000 TAXES: $1945.85 11 Orello (Ray) Vomenici 0 /S: 0 MAP: 655 F2 YRBLT: 1943 SITE: 4822 S 138Th St Tukwila 98168 ZONED: LDR STRY: 1 MAIL: 4822 S 138Th St Tukwila WA 98168 LOT SF: 45738 BLDSF: 1400 LEGAL: FOSTER STEPHEN -D C # 38 POR OF 5 FOSTER D C # 38 & OF GL 1 SEC USE: 101 BD /BTH: 3 / 1 TAX #: 000300 0092 SALE: 7/21/98 PRICE: LOAN: UNITS: PRKNG: AS'D: $79,000 LAND: $40,000 IMPRV: $39,000 TAXES: $1281.34 4/11/00 10:48:34 AM ©1995 -2000 Rene Fabre The Information Is deemed reliable, but is not guaranteed. 1 t'iroAltlett 1M JP &WASHINGTON TITLE CM__ OPAN y 15 South Grady Way #120 Renton WA 98055 Property Owners within 500' of Yagl Koichi #000300 -0018 12 GATEWAY BUILDING 10 LLC 0 /5: N SITE: Gateway DrTukwlla_ _ _ _ _ MAIL: 2001 Westem Ave #330 Seattle WA 98121 - - LEGAL: LOT POR LEWIS C C DC #37 LOT 3B OF CITY OF TUKWILA SHORT PLAT NO TAX #: 000480 0010 SALE: 7/17/98 PRICE: LOAN: MAP: 655 F2 ZONED: Ml LOT SF: 192280 USE: 932 UNITS: YRBLT: STRY: BLDSF: BD /8TH: / PRKNG: AS'D: $4,442,100 LAND: $1,442,100 IMPRV: $3,000,000 TAXES: $71591.74 13 Darlene Cook 0 /S: 0 _SIT_E:_13604Macadam Rd 5_ Tukwila 98168_ MAIL: 13604 Macadam Rd 5 Tukwila WA 98168 - - - LEGAL: STR 152304 TAXLOT 14 5 128 FT OF N 149 FT M/L LESS E 122 FT OF GL TAX #: 152304 9014 SALE: 12/15/99 PRICE: LOAN: MAP: 655 F2 ZONED: LDR LOT SF: 34089 USE: 101 UNITS: YRBLT: 1942 STRY: 1.5 BLDSF: 3220 BD /BTH: 6 / 1 PRKNG: AS'D: $132,000 LAND: $44,000 IMPRV: $88,000 TAXES: $2140.34 14 Eleanor Benson 0 /S: N SITE: 13710 Macadam Rd S Tukwila 98168 MAIL: 13718 Macadam Rd S Seattle WA 98168 LEGAL: STR 152304 TAXLOT 15 S 270 FT OF N 540 FT OF GL 1 LY E OF CO RD TAX #: 152304 9015 SALE: PRICE: LOAN: MAP: 655 F2 ZONED: LDR LOT SF: 113256 USE: 901 UNITS: YRBLT: STRY: BLDSF: BD /8TH: / PRKNG: AS'D: $117,000 LAND: $117,000 IMPRV: TAXES: $1897.4 15 William Turner 0 /S: N 206 - 248 -3379 SITE: *No Site Address* Tukwila _ _ MAIL: 13435 48Th Ave 5 Tukwila WA 98168 LEGAL: LOT 13 FOSTORIA GARDEN TRS PORTION OF TRACT 13 - BEGIN MOST SLY TAX #: 261320 0024 SALE: PRICE: LOAN: MAP: 655 F2 ZONED: LDR LOT SF: 390 USE: 901 UNITS: YRBLT: STRY: BLDSF: BD /BTH: / PRKNG: AS'D: $100 LAND: $100 IMPRV: TAXES: $0.85 16 Eleanor Om 0 /5: 0 206 -244 -5624 SITE: 13415 48Th Ave 5 Tukwila 98168 MAIL: 13415 48Th Ave S Tukwila WA 98168 LEGAL: LOT 13 FOSTORIA GARDEN TRS SWLY 110 FT OF NELY 220 FT TAX #: 261320 0025 SALE: 1/28/91 PRICE: LOAN: MAP: 655 F2 YRBLT: 1925 ZONED: LDR STRY: 1.5 LOT SF: 28270 BLDSF: 1870 USE: 101 BD /BTH: 2 / 1 UNITS: PRKNG: AS'D: $88,000 LAND: $41,000 IMPRV: $47,000 TAXES: $1427.21 17 Hardeep Singh 0 /S: N SITE: 13423 48Th Ave 5 Tukwila 98168 MAIL: 224 S 152Nd St #45 Burien WA 98148 LEGAL: LOT 13 FOSTORIA GARDEN TRS SWLY 120 FT OF NELY 340 FT TAX #: 261320 0026 SALE: 3/12/99 PRICE: LOAN: MAP: 655 F2 YRBLT: 1942 ZONED: LDR STRY: 1 LOT SF: 30840 BLDSF: 810 USE: 101 BD /BTH: 2 / 1 UNITS: PRKNG: ATTACHED AS'D: $88,000 LAND: $55,000 IMPRV: $33,000 TAXES: $1427.21 18 Palmer & Mary Fauconnler 0 /S: 0 SITE: 13435 48Th Ave 5 Tukwila 98168 MAIL: 13435 48Th Ave S Tukwila WA 98168 W _ LEGAL: LOT 13 FOSTORIA GARDEN TRS PP ACT 39931852 MOBILE HOME SELY 83 FT TAX #: 261320 0027 SALE: 3/3/99 PRICE: $121,500 LOAN: $97,200 MAP: 655 F2 YRBLT: 1979 ZONED: LDR STRY: 1 LOT SF: 10998 BLDSF: 2060 USE: 901 BD /BTH: 3 / 1.75 UNITS: PRKNG: AS'D: $109,000 LAND: $32,000 IMPRV: $77,000 TAXES: $1767.47 19 Ion Manea 0 /5: 0 206 - 246 -8200 SITE: 13407 48Th Ave S Tukwila 98168 MAIL: 13407 48Th Ave 5-T- Tukwlia WA 98168 LEGAL: LOT 13 FOSTORIA GARDEN TRS NELY 110 FT TAX #: 261320 0028 SALE: 6/1/92 PRICE: $85,000 LOAN: $72,250 MAP: 655 F2 ZONED: LDR LOT SF: 28270 USE: 101 UNITS: YRBLT: 1948 STRY: 2 BLDSF: 1180 BD /BTH: 2 / 1 AS'D: $96,000 LAND: $38,000 IMPRV: $58,000 TAXES: $1556.87 PRKNG: ATTACHED 20 Palmer & Mary Fauconnler 0 /S: N SITE: *No Site Address* Tukwila MAIL: 13435 48Th Ave S Tukwila WA 98168 LEGAL: LOT 13 FOSTORIA GARDEN TRS PORTION LY NWLY OF SELY 83 FT- IN WIDT TAX #: 261320 0029 SALE: 3/3/99 PRICE: $121,500 LOAN: MAP: 655 F2 ZONED: LDR LOT SF: 7854 USE: 901 UNITS: YRBLT: STRY: BLDSF: BD /BTH: / PRKNG: AS'D: $27,000 LAND: $27,000 IMPRV: TAXES: $438.45 21 Jeff & Nancl Ingersoll 0 /5: 0 206 - 246 -1229 SITE: 13455 48Th Ave S Tukwila 98168 MAIL: 13455 48Th Ave S Tukwila WA 98168 LEGAL: LOT 13 FOSTORIA GARDEN TRS PORTION OF TRACT 13 - BEGIN MOST SLY TAX #: 261320 0030 SALE: 4/1/91 PRICE: $89,950 LOAN: $90,876 MAP: 655 F2 YRBLT: 1942 ZONED: LDR STRY: 1 LOT SF: 11999 BLDSF: 2180 USE: 101 BD /BTH: 2 / 1 UNITS: PRKNG: DETACHED AS'D: $106,000 LAND: $33,000 IMPRV: $73,000 TAXES: $1718.85 22 Jaquellne Laura Doman 0 /5: N 206 - 367 -2869 SITE: 13433 48Th Ave S Tukwila 98168 MAIL: 12028 25Th Ave NE Seattle WA 98125 LEGAL: LOT 13 FOSTORIA GARDEN TRS SWLY 68 FT OF NELY 408 FT LESS SELY 14 TAX #: 261320 0032 SALE: 8/20/97 PRICE: $105,000 LOAN: $94,500 MAP: 655 F2 YRBLT: 1947 AS'D: $92,000 ZONED: LDR STRY: 1 LAND: $33,000 LOT SF: 9600 BLDSF: 970 IMPRV: $59,000 USE: 101 BD /BTH: 3 / 1 TAXES: $1491.95 UNITS: PRKNG: CARPORT 4/11/00 10:48:35 AM 01995 -2000 Rene Fabre The Information Is deemed reliable, but Is not guaranteed. 2 ,. S!C3'�.W,VtfM".+'4. x+ xNNe..:.«; t7iY3aY/' PTtT7�M: rrahh�: A!'' Kr !?k;.�.v_'p•}{,M�.o'6`'+,,;C�tY +"Rxi +'71'4 ` L�4'Nf9'fu ^.� {'_P�'�Yi?t4.K�yt " aS+ l^: Y: �x7NmSrnpY, t7; t')�TNFh•n- x,:R'2!:4i�' "FQR'v+A j�_ WASHINGTON TITLE COMPANY 15 South Grady Way #120 Renton WA 98055 Property Owners within 500' of Vag Koichi #000300 -0018 23 James Jolly 0 /S: N MAP: 655 F2 YRBLT: 1977 SITE: 4601 S 134Th PI Tukwila 98168 ZONED: M1 STRY: 1 MAIL: PO Box 2295 Shelton WA 98584 LOT SF: 15470 BLDSF: 7300 LEGAL: LOT 15 FOSTORIA GARDEN TRS BEG NELY COR TR 15 TH N 49 -43 -00 W 15 USE: 502 BD /BTH: / TAX #: 261320 0043 SALE: 12/29/97 PRICE: LOAN: UNITS: PRKNG: AS'D: $210,700 LAND: $92,800 IMPRV: $117,900 TAXES: $3396.57 24 Elling & Barbara Halvorson 0 /S: N MAP: 655 F2 YRBLT: AS'D: $24,000 SITE: *No Slte Address* Tukwila ZONED: LDR STRY: LAND: $24,000 MAIL: 12515 Willows Rd NE #200 Kirkland WA 98034 LOT SF: 11200 BLDSF: IMPRV: LEGAL: LOT 14 FOSTORIA GARDEN TRS SELY 70 FT LESS NELY 362 FT USE: 901 BD /BTH: / TAXES: $389.83 TAX #: 261320 0046 SALE: 12/30/86 PRICE: $115,000 LOAN: UNITS: PRKNG: 25 E B Halvorson 0 /5: N MAP: 655 F2 YRBLT: AS'D: $60,800 _SITE: *No Site Address* Tukwila _ _ _ __ _ ZONED: M1 STRY: LAND: $60,800 MAIL: 12515 Willows Rd NE #200 Kirkland WA 98034 v - LOT SF: 12150 BLDSF: IMPRV: LEGAL: LOT 14 FOSTORIA GARDEN TRS NELY 252 FT OF NWLY 1.00 AC OF SELY USE: 931 BD /BTH: / TAXES: $980.72 TAX #: 261320 0047 SALE: 1/19/95 PRICE: LOAN: UNITS: PRKNG: 26 Elling & Barbara Halvorson 0 /S: N MAP: 655 F2 YRBLT: AS'D: $26,000 SITE: *No Site Address* Tukwila ZONED: LDR STRY: LAND: $26,000 MAIL: 12515 Willows Rd NE #200 Kirkland WA 98034 LOT SF: 7700 BLDSF: IMPRV: LEGAL: LOT 14 FOSTORIA GARDEN TRS SELY 70 FT OF NELY 110 FT OF FOLG BEG USE: 901 BD /BTH: / TAXES: $422.25 TAX #: 261320 0050 SALE: 12/30/86 PRICE: $115,000 LOAN: UNITS: PRKNG: 27 Lon Halvorson 0 /S: N MAP: 655 F2 YRBLT: 1929 SITE: 4625 S 134Th PI Tukwila 98168 ZONED: C/U STRY: 1.5 MAIL: 12515 Willows Rd NE #200 Kirkland WA 98034 LOT SF: 18300 BLDSF: 2000 LEGAL: LOT 14 FOSTORIA GARDEN TRS NELY 252 FT OF SELY 0.86 AC LESS NWLY USE: 101 BD /BTH: 5 / 1 TAX #: 261320 0051 SALE: 1/13/89 PRICE: $72,497 LOAN: UNITS: PRKNG: DETACHED AS'D: $96,000 LAND: $33,000 IMPRV: $63,000 TAXES: $1556.78 28 NORTHSTREAM PROPERTIES INC O /S: N MAP: 655 F2 YRBLT: 1980 _SITE: 4495 S 134Th PI Tukwila 98168 _ _ ZONED: M1 STRY: 1 MAIL: 620 Kirkland Way #102 Kirkland WA 98033 _ LOT SF: 218235 BLDSF: 30600 LEGAL: LOT 16 -17 FOSTORIA GARDEN TRS LOT 1 OF TUKWILA SHORT PLAT NO USE: 505 BD /BTH: / TAX #: 261320 0084 SALE: 1/18/89 PRICE: $3,500,000 LOAN: UNITS: PRKNG: AS'D: $2,937,700 LAND: $1,091,200 IMPRV: $1,846,500 TAXES: $47346.36 29 DMS INVESTMENTS LLC 0 /5: 0 MAP: 655 F2 YRBLT: 1981 SITE: 4435 S 134Th PI Tukwila 98168 ZONED: M1 STRY: 1 MAIL: 4435 S 134Th PI Tukwila WA 98168 LOT SF: 67082 BLDSF: 27600 LEGAL: LOT 17 FOSTORIA GARDEN TRS LOT 2 OF TUKWILA SHORT PLAT NO 79 -26 -S USE: 504 BD /BTH: / TAX #: 261320 0085 SALE: 3/13/98 PRICE: LOAN: $750,000 UNITS: PRKNG: AS'D: $918,200 LAND: $100,000 IMPRV: $818,200 TAXES: $14799.08 30 Eric Schweiger 0 /5: 0 MAP: 655 F2 YRBLT: 1971 SITE: 4712 S 134Th PI Seattle 98168 ZONED: M1 STRY: 1 MAIL: 4712 S 134Th P1 Seattle WA 98168 LOT SF: 17020 BLDSF: 7500 LEGAL: BLK 3 LOT 1 -2 FOSTORIA GARDEN TRS SUBDIV SWLY 102 FT OF 1 -2 MEAS USE: 502 BD /BTH: / TAX #: 261660 0071 SALE: 9/30/86 PRICE: $200,000 LOAN: UNITS: PRKNG: AS'D: $218,700 LAND: $93,600 IMPRV: $125,100 TAXES: $3545.44 31 Leon Spruill 0 /5: 0 206 -433 -7998 MAP: 655 F2 YRBLT: 1993 AS'D: $123,000 SITE: 13445 48Th Ave 5 Tukwila 98168 ZONED: LDR STRY: 2 LAND: $31,000 MAIL: 13445 48Th Ave S Tukwila WA 98168 T LOT SF: 6688 BLDSF: 1110 IMPRV: $92,000 LEGAL: BLK 1 LOT 4 MORTIMER ADD USE: 101 BD /BTH: 3 / 2.25 TAXES: $1994.38 TAX #: 567300 0005 SALE: 10/31/97 PRICE: $129,950 LOAN: $129,346 UNITS: PRKNG: DETACHED 32 Slsouvanh Phomma 0 /S: 0 MAP: 655 F2 YRBLT: 1994 SITE: 13410 48Th Ave 5 Tukwila 98168 ZONED: LDR STRY: 2 MAIL: 13410 48Th Ave S Tukwila WA 98168 LOT SF: 7989 BLDSF: 1140 LEGAL: BLK 1 LOT 1 & 2 LOTS 1 & 2 - BEGIN NE CORNER OF LOT 1 TH SLY ALON USE: 101 BD /6TH: 3 / 2 TAX #: 567300 0010 SALE: 12/10/97 PRICE: $13,500 LOAN: $106,700 UNITS: PRKNG: CARPORT AS'D: $119,000 LAND: $33,000 IMPRV: $86,000 TAXES: $1929.55 33 Melanie Clark 0 /S: 0 SITE: 13443 48Th Ave S Tukwila 98168 MAIL: 13443 48Th Ave S Tukwila WA 98168 LEGAL: BLK 1 LOT 3 MORTIMER ADD TAX #: 567300 0030 SALE: 11/21/95 PRICE: LOAN: MAP: 655 F2 YRBLT: 1993 AS'D: $120,000 ZONED: LDR STRY: 2 LAND: $31,000 LOT SF: 5333 BLDSF: 1210 IMPRV: $89,000 USE: 101 BD /BTH: 3 / 1.75 TAXES: $1945.76 UNITS: PRKNG: CARPORT 4/11/00 10:48:35 AM ©1995 -2000 Rene Fabre The information Is deemed reliable, but is not guaranteed. 3 w�..... �..,<....., �. �.. N.....,...-: ��,......... n. �........, v... x.+ xrw�:. e�xs�.+s��ma:��.Y1.mass�v...t,: w�_ =. Omni±±+ i�r•:ymRpy .NY�.S�tfr»;.r *.gc.�ruxi:wu+ tar,.. x.. ..,,y,�n�+U!nf�r,srs�;cn,�,zrw, �. tk±. ;P3!:t°�.�g;., .vi'' An& WASHINGTON TITLE COMPANY 15 South Grady Way #120 Renton WA 98055 Property Owners within 500' of Vag Koichi #000300 -0018 34 Sinh Pham 0 /5: 0 206 -431 -8039 SITE: 13370_ 48Th Ave S Tukwila _ _ _ _ MAIL: V 13370 48Th Ave S Tukwila WA 98168 - - - - - LEGAL: BLK 2 LOT 9 THRU 11 MORTIMER PLAT PP ACT 39973821 MOBILE HOME SWL TAX #: 567300 0065 SALE: 11/27/96 PRICE: $79,000 LOAN: $78,744 MAP: 655 F2 ZONED: LDR LOT SF: 7245 USE: 901 UNITS: YRBLT: STRY: BLDSF: BD /BTH: / PRKNG: AS'D: $78,000 LAND: $29,000 IMPRV: $49,000 TAXES: $1265.04 35 Joseph & Colleen Wadden 0 /S: N 206 - 721 -0107 SITE: *No Site Address* Tukwila ~MAIL: 10412 59Th Ave 5 Seattle WA 98178 - ~ LEGAL: BLK 2 LOT 9 MORTIMER PLAT NELY 30 FT OF LOT 9 LESS ST HWY TAX #: 567300 0070 SALE: PRICE: LOAN: MAP: 655 F2 ZONED: LDR LOT SF: 112 USE: 901 UNITS: YRBLT: STRY: BLDSF: BD /BTH: / PRKNG: AS'D: $100 LAND: $100 IMPRV: TAXES: $ 36 Janice Proft 0 /S: 0 SITE: 13374 48Th Ave S Tukwila 98168 MAIL: 13374 48Th Ave S Tukwila WA 98168 LEGAL: BLK 2 LOT 12 MORTIMER PLAT PP ACT 39901574 MOBILE HOME LOT 12 LES TAX #: 567300 0085 SALE: 10/4/96 PRICE: $78,500 LOAN: $78,630 MAP: 655 F2 ZONED: LDR LOT SF: 4840 USE: 901 UNITS: YRBLT: STRY: BLDSF: BD /BTH: / PRKNG: AS'D: $76,000 LAND: $29,000 IMPRV: $47,000 TAXES: $1232.62 37 Peter Gatto 0 /5: 0 206 - 241 -3236 _ SITE: 13400 48Th Ave S Seattle 98168 __ MAIL: 13400 48Th Ave S Seattle WA 98168 LEGAL: BLK 2 LOT 13 TO 16 MORTIMER PLAT SWLY 15 FT OF 13 & ALL OF 14-15 - TAX#: 567300 0090 SALE: 11/21/86 PRICE: LOAN: MAP: 655 F2 YRBLT: 1950 ZONED: LDR STRY: 1 LOT SF: 16335 BLDSF: 570 USE: 101 BD /BTH: 2 / 1 UNITS: PRKNG: AS'D: $68,000 LAND: $50,000 IMPRV: $18,000 TAXES: $1102.96 38 Peter Gatto 0 /S: N 206 - 241 -3236 SITE: *No Site Address* Tukwila MAIL: 13400 46Th Ave S Seattle WA 98168 LEGAL: BLK 2 LOT 13 & MORTIMER PLAT NELY 25 FT OF LOT 13 TGW LOT 33 LESS TAX #: 567300 0091 SALE: 4/25/85 PRICE: $14,500 LOAN: MAP: 655 F2 ZONED: LDR LOT SF: 9721 USE: 901 UNITS: YRBLT: STRY: BLDSF: BD /BTH: / PRKNG: AS'D: $29,000 LAND: $29,000 IMPRV: TAXES: $470.87 39 William Looney 0 /5: N SITE: *No Site Address* Tukwila MAIL: PO Box 66098 Seattle WA 98166 LEGAL: BLK 2 LOT 17 MORTIMER PLAT LESS POR SLY & ELY OF LNS BEG 136 FT N TAX #: 567300 0110 SALE: 1/3/95 PRICE: LOAN: MAP: 655 F2 ZONED: LDR LOT SF: 9400 USE: 901 UNITS: YRBLT: STRY: BLDSF: BD /BTH: / PRKNG: AS'D: $31,000 LAND: $31,000 IMPRV: TAXES: $503.28 40 Peter & Jennifer Gatto 0 /5: 0 206 -431 -8594 SITE: 13404 48Th Ave S Seattle 98168 MAIL: 13404 48Th Ave S Seattle WA 98168 LEGAL: BLK 2 LOT 17 & 29 -30 MORTIMER PLAT E 85.50 FT OF 29 -30 & POR OF 1 TAX #: 567300 0111 SALE: 11/16/89 PRICE: LOAN: MAP: 655 F2 YRBLT: 1936 ZONED: LDR STRY: 1 LOT SF: 13400 BLDSF: 2460 USE: 101 BD /BTH: 5 / 1 UNITS: PRKNG: ATTACHED AS'D: $117,000 LAND: $35,000 IMPRV: $82,000 TAXES: $1897.13 41 Gregory Ryan 0 /S: 0 SITE: 13416 48Th Ave S Seattle 98168 ^MAIL: 13416 48Th Ave S Seattle WA 98168 LEGAL: BLK 2 LOT 18 MORTIMER PLAT POR W OF A LN BEG ON NWLY LN 18.48 FT TAX #: 567300 0115 SALE: 5/1/98 PRICE: $90,000 LOAN: $87,300 MAP: 655 F2 YRBLT: 1950 ZONED: LDR STRY: 1 LOT SF: 5900 BLDSF: 790 USE: 101 BD /BTH: 2 / 1 UNITS: PRKNG: AS'D: $87,000 LAND: $31,000 IMPRV: $56,000 TAXES: $1410.91 42 Floyd Patterson Duckett 0 /5: N SITE: 13406 48Th Ave 5 Tukwila 98168 MAIL: 11840 Renton Ave S #134 Seattle WA 98178 M LEGAL: BLK 2 LOT 18 MORTIMER PLAT POR E OF A LN BEG ON NWLY LN 18.48 FT TAX #: 567300 0116 SALE: 11/25/96 PRICE: $75,000 LOAN: MAP: 655 F2 YRBLT: 1936 ZONED: LDR STRY: 2 LOT SF: 4300 BLDSF: 1480 USE: 101 BD /BTH: 3 / 2 UNITS: PRKNG: AS'D: $91,000 LAND: $20,000 IMPRV: $71,000 TAXES: $1475.74 43 Kim Roberts SITE: 13430 48Th Ave S Tukwila 98168 MAIL: 13430 48Th Ave S Tukwila WA 98168 LEGAL: BLK 2 LOT 19 -20 MORTIMER PLAT 0/5: 0 TAX #: 567300 0125 SALE: 2/7/92 PRICE: $79,950 LOAN: $43,950 MAP: 655 F2 YRBLT: 1928 ZONED: LDR STRY: 1 LOT SF: 12000 BLDSF: 1640 USE: 101 BD /BTH: 2 / 1.5 UNITS: PRKNG: AS'D: $100,000 LAND: $35,000 IMPRV: $65,000 TAXES: $1621.61 44 Roy & Karen Bradshaw 0 /5: 0 SITE: 13432 48Th Ave S Seattle 98168 MAIL: 13432 48Th Ave S Seattle WA 98168 LEGAL: BLK 2 LOT 21 -22 MORTIMER PLAT TAX #: 567300 0135 SALE: 8/29/91 PRICE: $43,050 LOAN: $42,050 MAP: 655 F2 YRBLT: 1948 ZONED: LDR STRY: 1 LOT SF: 12000 BLDSF: 1620 USE: 101 BD /BTH: 2 / 1 UNITS: PRKNG: AS'D: $72,000 LAND: $35,000 IMPRV: $37,000 TAXES: $1167.79 4/11/00 10:48:35 AM ©1995 -2000 Rene Fabre The Information Is deemed reliable, but is not guaranteed. 4 inik TITLE COMPANY 15 South Grady Way #120 Renton WA 98055 Property Owners within 500' of Yagi Koichi #000300 -0018 45 Blaine & Marryann Lalonde 0 /S: 0 MAP: 655 F2 YRBLT: 1950 SITE: 13436 48Th Ave S Tukwila 98168 ZONED: LDR STRY: 1 MAIL: 13436 48Th Ave 5 Tukwila WA 98168 LOT SF: 6000 BLDSF: 1700 LEGAL: BLK 2 LOT 23 MORTIMER PLAT USE: 101 BD /BTH: 3 / 1 TAX #: 567300 0145 SALE: 1/4/93 PRICE: $87,500 LOAN: $87,704 UNITS: PRKNG: AS'D: $104,000 LAND: $31,000 IMPRV: $73,000 TAXES: $1686.44 46 Mel Pearce 0 /S: N 206 - 244 -9338 MAP: 655 F2 YRBLT: 1950 AS'D: $114,000 SITE: 13442 48Th Ave S_Tukwila 98168 _ _ v Y ZONED: LDR STRY: 1 LAND: $31,000 MAIL: 4820 S 136Th St Seattle WA 98168 LOT SF: 6000 BLDSF: 2060 IMPRV: $83,000 LEGAL: BLK 2 LOT 24 MORTIMER PLAT USE: 101 BD /8TH: 4 / 1.75 TAXES: $1848.51 TAX #: 567300 0150 SALE: PRICE: LOAN: UNITS: PRKNG: 47 Harry Mitchell _SITE: 4834 5 136Th St Seattle 98168 _ -MAIL: 4834 4834 S 136Th St Seattle WA 98168 LEGAL: BLK 2 LOT 25 THRU 28 MORTIMER PLAT W 70 FT TAX #: 567300 0155 SALE: 9/20/93 PRICE: $75,000 0/S: 0 206 - 246 -9367 MAP: 655 F2 YRBLT: 1940 ZONED: LDR STRY: 1 LOT SF: 11200 BLDSF: 810 USE: 101 BD /BTH: 3 / 1 LOAN: $67,500 UNITS: PRKNG: CARPORT AS'D: $57,000 LAND: $30,000 IMPRV: $27,000 TAXES: $924.68 48 Jay Lee & Susie Puthoff 0 /S: 0 MAP: 655 F2 YRBLT: 1946 _SITE: 48425 136Th St Tukwila 98168 _ _ _ ZONED: LDR STRY: 1 MAIL: 4842 S 136Th St Tukwila WA 98168 LOT SF: 11480 BLDSF: 1300 LEGAL: BLK 2 LOT 25 THRU 28 MORTIMER PLAT LESS W 70 FT LESS ST HWY USE: 101 BD /BTH: 1 / 1 TAX #: 567300 0160 SALE: 7/19/93 PRICE: $81,000 LOAN: $81,000 UNITS: PRKNG: AS'D: $67,000 LAND: $31,000 IMPRV: $36,000 TAXES: $1086.76 49 DOUBLE INVESTMENTS INC 0 /S: N _ 8 SSITE: *No Site Address* Tukwila MAIL: MPO Box 6609eattle WA 98166 _ _ LEGAL: BLK 2 LOT 29 -30 MORTIMER PLAT W 64.50 FT TAX #: 567300 0175 SALE: 1/12/88 PRICE: LOAN: MAP: 655 F2 YRBLT: AS'D: $15,000 ZONED: LDR STRY: LAND: $15,000 LOT SF: 5160 BLDSF: IMPRV: USE: 901 BD /BTH: / TAXES: $243.96 UNITS: PRKNG: 50 Peter Gatto 0 /S: N 206 - 241 -3236 MAP: 655 F2 YRBLT: AS'D: $29,000 SITE: *No Site Address* Tukwila ZONED: LDR STRY: LAND: $29,000 MAIL: 13400 48Th Ave S Seattle WA 98168 LOT SF: 10187 BLDSF: IMPRV: LEGAL: BLK 2 LOT 31 -32 -33 MORTIMER PLAT LOTS 31 & 32 TGW SWLY 8 FT OF LO USE: 901 BD /BTH: / TAXES: $470.87 TAX #: 567300 0180 SALE: PRICE: LOAN: UNITS: PRKNG: 51 Cralg Abbott 0 /5: 0 206 - 248 -1950 MAP: 655 F2 YRBLT: 1918 AS'D: $113,000 SITE: 13601 Macadam Rd S Tukwila 98168 ZONED: LDR STRY: 1.5 LAND: $34,000 MAIL: 13601 Macadam Rd S Seattle WA 98168 LOT SF: 11200 BLDSF: 1770 IMPRV: $79,000 LEGAL: BLK 1 LOT 1 -2 RIVERTON MACADAM ROAD TRS 1 & N 1/2 OF 2 USE: 101 BD /BTH: 4 / 1 TAXES: $1832.3 TAX #: 734760 0005 SALE: 12/6/91 PRICE: $111,000 LOAN: $88,800 UNITS: PRKNG: CARPORT 52 Benito & Lelna Cervantes Jr. 0 /5: 0 MAP: 655 F2 YRBLT: 1983 SITE: 13723 Macadam Rd S Seattle 98168 ZONED: LDR STRY: 2 MAIL: 13723 Macadam Rd S Seattle WA 98168 LOT SF: 7515 BLDSF: 2240 LEGAL: BLK 4 LOT 18 RIVERTON MACADAM ROAD TRS LESS N 5 FT USE: 101 BD /BTH: 3 / 1 TAX #: 734760 0405 SALE: 4/28/89 PRICE: $76,497 LOAN: UNITS: PRKNG: AS'D: $140,000 LAND: $28,000 IMPRV: $112,000 TAXES: $2269.91 53 Douglas Barlow 0 /S: 0 MAP: 655 F2 YRBLT: 1967 SITE: 13715 Macadam Rd SSeattle 98168 ZONED: LDR STRY: 1 MAIL: 13715 Macadam Rd S Seattle WA 98168 LOT SF: 14900 BLDSF: 3690 LEGAL: BLK 4 LOT 18 -19 -20 RIVERTON MACADAM ROAD TRS N 5 FT OF 18 ALL USE: 101 BD /BTH: 3 / 1 TAX #: 734760 0407 SALE: 4/15/92 PRICE: $129,000 LOAN: $122,550 UNITS: PRKNG: CARPORT AS'D: $153,000 LAND: $33,000 IMPRV: $120,000 TAXES: $2480.61 54 Koichi Yagi 0 /S: N MAP: 655 F3 YRBLT: AS'D: $30,000 SITE: *No Site Address* Tukwila ZONED: LDR STRY: LAND: $30,000 MAIL: *No Site Address* Tukwila WA LOT SF: 17776 BLDSF: IMPRV: LEGAL: FOSTER STEPHEN -D C # 38 BEG AT SE COR OF FOSTORIA GARDEN TRS 21 F USE: 901 BD /BTH: / TAXES: $487.08 TAX #: 000300 0018 SALE: 9/13/99 PRICE: LOAN: UNITS: PRKNG: 55 Sam Lee 0 /S: N MAP: 655 F3 YRBLT: AS'D: $21,000 ZONED: LDR STRY: LAND: $21,000 MAIL: 12418 S Clear Lake Rd Medlcal Lake WA 99022 LOT SF: 16873 BLDSF: IMPRV: LEGAL: FOSTER STEPHEN -D C # 38 BEG 149 FT S OF 1/4 COR TO SEC 14 AND 15- USE: 901 BD /BTH: / TAXES: $341.21 TAX #: 000300 0035 SALE: PRICE: LOAN: UNITS: PRKNG: SITE: *No Site Address* Tukwila 4/11/00 10:48:35 AM ©1995-2000 Rene Fabre The Information I5 deemed reliable, but Is not guaranteed. K IP& WASHINGTON TITLE COMPANY 15 South Grady Way #120 Renton WA 98055 Property Owners within 500' of Yagi Koichi #000300 -0018 56 Pamela Lister 0 /5: N SITE: *No Site Address* Tukwila _ MAIL: 6315 NE 158Th St Kenmore WA 98028 LEGAL: FOSTER STEPHEN -D C # 38 UND 1/4 INT IN POR DC DAF POR DC W OF TAX #: 000300 0107 SALE: PRICE: LOAN: MAP: 655 F3 YRBLT: AS'D: $7,000 ZONED: R1 -7.2 STRY: LAND: $7,000 LOT SF: 16117 BLDSF: IMPRV: USE: 001 BD /BTH: / TAXES: $113.45 UNITS: PRKNG: 57 Clemco 0 /S: N MAP: 655 F3 YRBLT: AS'D: $58,000 SITE: *No Site Address* Tukwila _ __ _ _ _ ZONED: LDR STRY: LAND: $58,000 MAIL: 13304 157Th Ave NE Redmond WA 98052 LOT SF: 56628 BLDSF: IMPRV: LEGAL: STR 152304 TAXLOT 47 5 141.5 FT OF N 270 FT OF LOT 1 E OF CO RD USE: 901 BD /BTH: / TAXES: $940.98 TAX #: 152304 9047 SALE: 9/30/83 PRICE: LOAN: UNITS: PRKNG: 58 Floyd & Doreen Hunt 0 /S: N 206 - 243 -7850 MAP: 655 F3 YRBLT: AS'D: $75,000 SITE: *No Site Address* Tukwila ZONED: LDR STRY: LAND: $75,000 MAIL: 18122 40Th Ave S Seattle WA 98188 LOT SF: 72745 BLDSF: IMPRV: LEGAL: STR 152304 TAXLOT 297 LOT 2 OF K C SHORT PLAT 179080 REC #7908010 USE: 901 BD /BTH: / TAXES: $1216.6 TAX #: 152304 9297 SALE: 5/6/88 PRICE: $39,000 LOAN: UNITS: PRKNG: 59 H P & Monson Elmberg 0 /S: N 206 - 241 -7794 MAP: 655 F3 YRBLT: AS'D: $43,000 __SITE: *No Site Address* Tukwila _ ZONED: LDR STRY: LAND: $43,000 MAIL: 1361146Th Ave S Seattle WA 98168 _T r_ LOT SF: 27135 BLDSF: IMPRV: LEGAL: BLK 1 LOT 2 TO 6 RIVERTON MACADAM ROAD TRS S 1/2 OF 2 & ALL OF 3 USE: 901 BD /BTH: / TAXES: $697.86 TAX #: 734760 0010 SALE: 7/1/82 PRICE: LOAN: UNITS: PRKNG: 60 William Looney 0 /S: N MAP: 655 F3 YRBLT: AS'D: $14,000 SITE: *No Site Address* Tukwila ZONED: LDR STRY: LAND: $14,000 MAIL: PO Box 66098 Seattle WA 98166 LOT SF: 10500 BLDSF: IMPRV: LEGAL: BLK 4 LOT 12 -13 RIVERTON MACADAM ROAD TRS USE: 901 BD /BTH: / TAXES: $227.75 TAX #: 734760 0370 SALE: 10/19/88 PRICE: $1,000 LOAN: UNITS: PRKNG: 61 Jerry Mettlin 0 /S: N 206 - 243 -9233 MAP: 655 F3 YRBLT: AS'D: $11,000 SITE: *No Site Address* Tukwila ZONED: LDR STRY: LAND: $11,000 MAIL: 4514 S 139Th St Seattle WA 98168 LEGAL: BLK 4 LOT 14 RIVERTON MACADAM ROAD TRS TAX #: 734760 0380 SALE: PRICE: LOAN: LOT SF: 5250 BLDSF: IMPRV: USE: 901 BD /BTH: / TAXES: $179.13 UNITS: PRKNG: 62 Jerry Mettlin 0 /S: N 206 - 243 -9233 MAP: 655 F3 YRBLT: AS'D: $11,000 SITE: *No Site Address* Tukwila ZONED: LDR STRY: LAND: $11,000 MAIL: 4514 5 139Th St Seattle WA 98168 _ T LOT SF: 5250 BLDSF: IMPRV: LEGAL: BLK 4 LOT 15 RIVERTON MACADAM ROAD TRS USE: 901 BD /BTH: / TAXES: $179.13 TAX #: 734760 0385 SALE: PRICE: LOAN: UNITS: PRKNG: 63 Jerry Mettlin SITE: *No Site Address* Tukwila MAIL: 4514 S 139Th St Seattle WA 98168 LEGAL: BLK 4 LOT 16 RIVERTON MACADAM ROAD TRS TAX #: 734760 0390 SALE: PRICE: 0 /5: N 206 - 243 -9233 MAP: 655 F3 YRBLT: AS'D: $11,000 ZONED: LDR STRY: LAND: $11,000 LOT SF: 5250 BLDSF: IMPRV: USE: 901 BD /BTH: / TAXES: $179.13 LOAN: UNITS: PRKNG: 64 Jerry Mettlin 0 /S: N 206 - 243 -9233 SITE: *No Site Address* Tukwila MAIL: 4514 S 139Th St Seattle WA 98168 LEGAL: BLK 4 LOT 17 RIVERTON MACADAM ROAD TRS TAX #: 734760 0395 SALE: PRICE: LOAN: MAP: 655 F3 YRBLT: AS'D: $11,000 ZONED: LDR STRY: LAND: $11,000 LOT SF: 5250 BLDSF: IMPRV: USE: 901 BD /BTH: / TAXES: $179.13 UNITS: PRKNG: 4/11/00 10:48:35 AM 01995 -2000 Rene Fabre The Information Is deemed reliable, but Is not guaranteed. 6 igP}1iBN Ake 4�?X * aFNA 5� ,r SMi r Yr 7!fl zW±S�Yh +RfiS ! ?JNf! i M Wr M t Mt,WC ,.J ] #5 ;?+Y � ; 406e, WASHINGTON TITLE COMPANY 15 South Grady Way #120 Renton WA 98055 Property Owners within 500 of Yagi Koichi #000300-0018 Owner Status Phone Site Address Assessed Sale Date Sales Price 1 CITY OF SEATTLE 2 Clemco 3 DMS INVESTMENTS LLC 4 DOUBLE INVESTMENTS INC 5 GATEWAY BUILDING 10 LLC N 12642 Interurban Ave S Tukwila 98168 $1,067,300 N *No Site Address* Tukwila $58,000 9/30/83 O 4435 5 134Th PI Tukwila 98168 $918,200 3/13/98 ------_ N *No Site Address* Tukwila $15,000 1/12/88 ___ ----- N Gateway Dr Tukwila $4,442,100 7/17/98 _ * _ 4495 5 134Th PI Tukwila 98168 6 NORTEISTREAM PROPERTIES INC 7 YELLOW FREIGHT SYSTEM INC $2,937,700 1/18/89 $3,500,000 N 12855 48Th Ave S Tukwila 98168 $7,158,600 6/28/96 $7,200,000 8 Craig Abbott O 206-248-1950 13601 Macadam Rd S Tukwila 98168 $113,000 12/6/91 $111,000 9 Institutional Alliance Fund Lp Amb 10 Institutional Alliance Fund Lp Amb 11 Douglas Barlow 0 12 Eleanor Benson 13 Eleanor Benson 14 Roy & Karen Bradshaw 15 Benito & Leina Cervantes Jr. 16 Melanie Clark 17 Darlene Cook 18 Jaqueline Laura Doman 19 Floyd Patterson Duckett 20 H P & Monson Elmberg 21 Palmer & Mary Fauconnier 22 Palmer & Mary Fauconnier 13035 Gateway Dr Tukwila 98168 13028 Interurban Ave S Tukwila 98168 13715 Macadam Rd S Seattle 98168 N 13710 Macadam Rd S Tukwila 98168 o 13718 Macadam Rd S Seattle 98168 o 13432 48Th Ave S Seattle 98168 o 13723 Macadam Rd S Seattle 98168 o 13443 48Th Ave S Tukwila 98168 o 13604 Macadam Rd S Tukwila 98168 N 206-367-2869 13433 48Th Ave S Tukwila 98168 N 13406 48Th Ave S Tukwila 98168 N 206-241-7794 *No Site Address* Tukwila o 13435 48Th Ave S Tukwila 98168 N *No Site Address* Tukwila 23 Peter Gatto N 206-241-3236 24 Peter Gatto N 206-241-3236 25 Peter Gatto 0 206-241-3236 26 Peter & Jennifer Gatto 0 206-431-8594 27 E B Halvorson 28 Elling & Barbara Halvorson 29 Elling & Barbara Halvorson 30 Elling & Barbara Halvorson 31 Lon Halvorson 4/11/00 10:35:22 AM (C)1995-2000 Rene Fabre *No Site Address* Tukwila *No Site Address* Tukwila 13400 48Th Ave S Seattle 98168 13404 48Th Ave S Seattle 98168 *No Site Address* Tukwila *No Site Address* Tukwila 4534 S 135Th St Tukwila 98168 *No Site Address* Tukwila 4625 S 134Th PI Tukwila 98168 $5,285,000 5/26/99 $8,154,621 $1,139,300 5/26/99 $2,407,895 $153,000 4/15/92 $129,000 $117,000 $120,000 $72,000 8/29/91 $43,050 $140,000 4/28/89 $76,497 $120,000 11/21/95 $132,000 12/15/99 $92,000 8/20/97 $105,000 $91,000 11/25/96 $75,000 $43,000 7/1/82 $109,000 3/3/99 $121,500 $27,000 3/3/99 $121,500 $29,000 $29,000 4/25/85 $14,500 $68,000 11/21/86 $117,000 11/16/89 $60,800 1/19/95 $26,000 12/30/86 $115,000 $128,000 12/30/86 $115,000 $24,000 12/30/86 $115,000 $96,000 1/13/89 $72,497 1 JIh WASHINGTON TITLE COMPANY 15 South Grady Way #120 Renton WA 98055 Property Owners within 500' of Yagi Koichi #00030 0 -0018 Owner Status Phone Site Address Assessed Sale Date Sales Price 32 Floyd & Doreen Hunt 33 Jeff & Nand Ingersoll 34 James Jolly 35 Blaine & Marryann Lalonde N 206 - 243 -7850 *No Site Address* Tukwila O 206 - 246 -1229 N 0 36 Sam Lee N 13455 48Th Ave S Tukwila 98168 4601 S 134Th PI Tukwila 98168 13436 48Th Ave S Tukwila 98168 $75,000 5/6/88 $39,000 $106,000 4/1/91 $89,950 $210,700 12/29/97 $104,000 1/4/93 $87,500 *No Site Address* Tukwila $21,000 37 Pamela Lister N *No Site Address* Tukwila $7,000 38 William Looney 39 William Looney 40 Ion Manea N *No Site Address* Tukwila $14,000 10/19/88 $1,000 N *No Site Address* Tukwila $31,000 1/3/95 41 George McCall 42 Jerry Mettlin 43 Jeny Mettlin 44 Jerry Mettlin 45 Jerry Mettlin O 206 - 246 -8200 N 425- 204 -0838 N 206 - 243 -9233 N 13407 48Th Ave S Tukwila 98168 $96,000 6/1/92 $85,000 13734 42Nd Ave S Tukwila 98168 $82,000 *No Site Address* Tukwila $11,000 206 - 243 -9233 *No Site Address* Tukwila $11,000 N 206 - 243 -9233 *No Site Address* Tukwila $11,000 N 206- 243 -9233 *No Site Address* Tukwila $11,000 46 Harry Mitchell 47 Eleanor Om 48 Mel Pearce 49 Matthew & JilI Peters 50 Sinh Pham O 206 - 246 -9367 4834 S 136Th St Seattle 98168 O 206 -244 -5624 13415 48Th Ave S Tukwila 98168 N 206 -244 -9338 13442 48Th Ave S Tukwila 98168 O 206 - 242 -4252 13552 Macadam Rd S Tukwila 98168 O 206 -431 -8039 13370 48Th Ave S Tukwila 98168 51 Sisouvanh Phomma 52 Janice Proft 53 Jay Lee & Susie Puthoff 54 Kim Roberts 55 Gregory Ryan 56 Eric Schwelger 57 Hardeep Singh 58 Leon Spruill 59 James & Margit Stenseng 60 William Turner 61 Paul Vaughn -------- 62 Orelio (Ray) Vomenici 4/11/00 10:35:22 AM O 13410 48Th Ave S Tukwila 98168 O 13374 48Th Ave S Tukwila 98168 O 4842 S 136Th St Tukwila 98168 O 13430 48Th Ave S Tukwila 98168 O 13416 48Th Ave S Seattle 98168 O 4712 5 134Th PI Seattle 98168 N 13423 48Th Ave S Tukwila 98168 O 206 -433 -7998 13445 48Th Ave S Tukwila 98168 N 4561 S 135Th St Tukwila 98168 N 206 - 248 -3379 *No Site Address* Tukwila O 206 - 433 -1559 4531 S 137Th St Tukwila 98168 O 4822 S 138Th St Tukwila 98168 (C)1995 -2000 Rene'Fabre $57,000 9/20/93 $75,000 $88,000 1/28/91 $114,000 $113,000 8/3/93 $105,000 $78,000 11/27/96 $79,000 $119,000 12/10/97 $13,500 $76,000 10/4/96 $78,500 $67,000 7/19/93 $81,000 $100,000 2/7/92 $79,950 $87,000 5/1/98 $90,000 $218,700 9/30/86 $200,000 $88,000 3/12/99 $123,000 10/31/97 $129,950 $98,000 3/27/90 $76,000 $100 $90,000 $79,000 12/26/85 7/21/98 2 I & WASHINGTON TITLE COMPANY 15 South Grady Way #120 Renton WA 98055 Property Owners within 500' of Yagi Koichi #000300 -0018 Owner Status Phone Site Address Assessed Sale Date Sales Price 63 Joseph & Colleen Wadden 64 Koichi Yagi N 206 - 721 -0107 N *No Site Address* Tukwila $100 *No Site Address* Tukwila $30,000 9/13/99 4/11/00 10:35:22 AM (C)1995 -2000 Rene' Fabre 3 Z Q = • t 1--W` JO, .C.) 0; 0 NW W =; l— • CO W O. J: = C! Z E-. I— 0.. Z W 'U0' ;O WW 111 Z H 1_t. Z KC Quartery Report-Apr 2000 733240 0030 733240003000 vvn*Y JOYCE o NW 15-23-4 6-7* A RIVER VIEW nspuAT 13025 38TH AV S 886400 0345 88640003*502 WRIGHT DANIEL F SW 15-23-4 14 ;15 4 4 VAL-VUE ADD VAL-VUE ADD 3250 3244 S S 1377n 137TH ST ST 886400 0350 88640003*004 WRIGHT KAREN E SW 15-23-4 336590 0650 336590065007 WRIGHT Rme wvvuo'ro-4 27 6 HILLMANS SEATTLE GARDE 14479 1590. 151*8 58TH 487n SUNWOOD AV AV BL n S 222304 9016 222304901606 WRIGHT TROY E SE 22-23-4 �14|To A SUNWOOD PHASE 1 0020 814140002001 WUESTHOFF MARY E SE 23-23-4 547680 0180 o*7680018009 vvvATTcuFTow+xovcss SE 3-23-4 20 APT 11o13-o1 MERRICKS ACRE TRACTS D CANYON ESTATES 1034§ 15200 3531 *1ST, 65TH 146TH AV AV ST S S 133250 0150 13325001500* vvvuscmvsL SE 23-23-4 004000 0854 004000085*09 vvYww HAROLD R NW 22-23-4 7 7 ADAMS HOME TRS 004000 0874 004000087*05 vvYwm HAROLD n NW 22-23-4 8-9 7 ADAMS HOME TRS 14607 TUKWILA INTERNATI BL 004000 0890 004000089005 vvvww HAROLD a NW 22-23-4 8 7 ADAMS HOME TRS 3703 13625 S 146TH 32ND ST AV S 16230* 9133 16230*e13302 vvvww HAROLD a SE 16-23-4 0125 00*200012500 vvvww JEFFREY a NE 22-23-4 1 2 ADAMS HOME Tnn 2ND ADD 14812 467n AV S 004000 0958 004000095804 xx|vxoHxCxooMcmT+aoUNPAN NW 22-23-4 19 7 ADAMS HOME TRS 4052 S 148TH ST S-- a S-- 537980 0359 537980035902 XU JUN ¥OU NE 27-23-4 22 5 MC MICKEN HEIGHTS DIV N 16235 10311 6601 660T S 51ST BEACON GLACIER GLACIER AV AV ST ST 032304 9033 032304903308 YAnu JOE vaemn�sY� SE 3-23-4 000300 0018 000300001807 vxo|wo|cHI SE 15'23-* FOSTER aTspHEI4wou aouTnoewTsneouTnl�D- SOUTHCENTER SOUTH IND 788890 0090 78889000900* YALE STREET 7PAnTwsRn*|p YALE STREET 7P*nTmsnS�P--- SE 35'23'4 SE 35-23-4 9'10 10-11 788890 0100 788890010002 170100 0490 1701000*9007 YAMAGUCHI SAYOKO SW 15-23-4 UNIT 50 COLONY SQUARE THE 13*50 37Tn AV 177050 0180 177050018007 vxMmauomTsRnv SE 23-23-4 UNIT oLoc COTTAGE CREEK 153*4 62ND AV a 133250 0180 133250018008 YAMASHITA SUSIE SE 23-23-4 APT 118 BG 1 CANYON ESTATES 15200 65TH AV a 339538 0070 339538007008 v*mAuom BETTY s avvuu'uo~* 7 HOLLYCREST 4028 S 159T* LN 870050 0090 870050009006 YANKEE DAVID s wvvoo'oo-4 9 Tumw|u^ TERRACE ADD 5109 163no PL 186520 0040 186520004000 vAwTZ RONALD e SE 23-23-4 UNIT E- CRYSTAL RIDGE 15325 SUNWOOD BL 734760 0180 734760018006 YATES JAMES pxn SE 15-23-4 8'9'10 3 RIVERTON MACADAM ROAD 13736 44TH AV o 000480 0013 000*80001304 YELLOW FREIGHT SYSTEM INC NE 15-23-4 POR LEWIS # 37 12855 48Tn AV o S-- 217200 0296 21720002e601 YsLLovvnooso*sLoowx+Jsww|F NW 14-23-4 58 THR EAST RIVERTON GARDEN T 13004 56TH AV 547e80 0151 5*7680015104 YERABEK CHIN THI SE 3-23-4 17 MERRICKS ACRE TRACTS D 5007 S CRESTON ST 076100 0015 076100001502 veuwGGmy+UQ|uwo+uA| avv14'un-* 4 1 BERGS xo ADD ToTuxvvL 14250 53RD AV S 004100 0141 00*100014101 n WON o|x+oKe+auwv mvvoo'oo-* 8'9'10 2 ADAMS HOME Tno 1ST ADD 1*802 Tumw|L*|w7snwAT| BL 73*1e0 0046 7u*1n0004ao6 YIN nAwwvoHsn|s+nmT*TYo NE 15-23-4 8-9 1 RIVERSIDE INTERURBAN TR 4175 131nT ST S-- 734160 0045 73416000*507 YMsm*sLnAMuN*TAnuA NE 15-23-4 8-9 1 RIVERSIDE INTERURBAN TR 13103 42wo AV 73*660 0205 734660020508 YOnoZU WILLIAM n NE 16-23-4 8-9 4 RIVERTON ACRE TRS 13335 32ND AV S 01*5 00*000014508 voGH|mwxmTsRm^Ncs Nvvuu'uo-* 12'13'1 2 ADAMS HOME TnG 14416 TUKWILA INTERNATI BL 004000 0146 00400001*607 YOSHIKAWA TERRANCE NW 22-23-4 13'14 2 ADAMS HOME TRS S-- 735960 0655 735960065507 voamKpWATsnnxwos wvv1n'ou-* 9'10'11 7 noaa|nS SPRING BROOK T 13041 PACIFIC HW 735960 0655 735960065507 YoaH|nxvvATseRAwos• Nvv1a'uu-4 9'10'11 7 ROBBINS SPRING BROOK T 130*1 TUKWILA INTERNATI BL 735960 0670 735960067008 YoOmmmxmTsnRANCs mvv1n'uo~* 12'13 7 nooa|wo SPRING BROOK T 3418 S 132wo ST 735960 0680 735960068006 YoSmKmwATsnRAwos wvv1o'uu~* 14'15 7 R000|wa SPRING BROOK T 3412 S 132wo ST 512210 0100 512210010009 YOomNo DAVID o NE 23-23-4 10 MAPLETREE PARK 6361 o 151o7 PL 814140 0150 814140015003 YOSHIZUMI ROSE H SE 23-23-4 UNIT 32 A SUNWOOD PHASE 1 151*8 SUNWOOD BL 886400 0285 886*00028504 YOSOFI BASIR A+ZOHRA RAHGOZ SW 15-23-4 2 4 VAL-VUE ADD 3207 136T* ST S-- -- 734820 0165 73*820016503 voaTsn|c vooT MARTIN xo��o+mmasncY as1o'co-* NE 22-23-4 33 7'8 6 RIVERTON MACADAM ROAD ADAMS HOME TRS 14117 44e�o 44TH 1467H AV ST 004000 0736 004000073603 004200 0068 004200006809 YOUNG CARL L NE 22-23-4 12 1 ADAMS HOME Tna 2ND ADD 1*911 46TH ____ S �-- a 669850 0130 669850013006 vx YOUNG EDWARD SW 23-23-4 UNIT o PEAKS 15310 1370d MACADAM 37TH RD AV 736060 0030 736060003000 YOUNG FRANCIS M+BLAwoHsF ovv1s'uo-4 8-9 1 n000Iwa VIEW Tn ADD To 81*1*0 0800 8141*0080007 YOUNG RAY aoo+u*Lc/aoo SE 23-23-4 UNIT 4 G SUNWOOD PHASE 1 15148 SUNWOOD BL 733240 0015 73324000150e YOUNG ROGER L NW 15-23-4 3 A RIVER VIEW REPLAT 3715 S 1307H ST 886400 0290 886*00029007 YOUNG RONALD H+KAREN M SW 15-23-4 3 4 VAL-VUE ADD 3213 S 136TH ST Page 112 of 113 City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director March 22, 2000 Mr. D.J. Sumpter 718 S.W. Dash Point Road Federal Way, Washington 98023 Re: Reasonable Use Exception (L2000 -010) SEPA Environmental Review (E2000 -004) at 4831 South 136th Street, Tukwila Dear Mr. Sumpter: We have received and reviewed your documentation for the above - referenced applications, submitted to us on March 15, 2000. We have the following comments. Your applications for a Reasonable Use Exception and SEPA Environmental Review have been found to be incomplete. In order to continue processing your applications there are additional items that must be submitted to the Department of Community Development. These items are listed below. SEPA APPLICATION: 1. Application for SEPA Environmental Review (copy attached). This form was not included in your submission materials. 2. Five (5) copies of the SEPA Checklist (each copy must be executed and dated). You submitted three unsigned copies. 3. King County Assessor's map(s) showing the boundaries of the subject property and the 500 foot public notice area (see "Public Notice Materials" handout, attached). 4. Two (2) sets of mailing labels for all property owners and tenants (residents and businesses) within 500 feet of all property lines of the subject property. Each unit in multiple - family buildings (i.e., apartments, condos, trailer parks must be included). See "Public Notice Materials" handout, attached. 5. Signed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property. • 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 5 • Mr. D. J. Sumpter March 22, 2000 Page 2 REASONABLE USE EXCEPTION APPLICATION: 6. Completed and executed Certificate of Water Availability (attached). 7. Completed and executed Certificate of Sewer Availability (attached). 8. 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. The criteria for the notice board is provided on Figures 1 -5 (attached). 9. Affidavit of Installation and Posting of Public Information Signs. Once a complete application has been received, you will be provided with a Notice of Application for posting on the notice board. The attached affidavit must be executed and notarized to document that posting. Upon receipt of Items 1 -7 above, the City will continue processing your applications. These applications will expire if we do not receive the additional information within 90 days of the date of this letter, unless an extension is granted pursuant to Section 18.104.070(E) of the Tukwila Municipal Code. If you should have any questions regarding the within, please do not hesitate to contact me at 206 -431 -3663. Sincerely, 112,brak__ Deborah Ritter Assistant Planner Enclosures 4i • J. S. Jones and Associates, Inc. February 22, 2000 RECEIVED CITY OF TUKWILA f;�AR152000 Mr. D. J. Sumpter PERMIT CENTER Executive Real Estate, Inc. H z 40 Lake Bellevue, Suite 100 Bellevue, Washington 98005 0 0O. RE: Wetland Assessment of the property located at 48XX S. 136th St., Tukwila, WA w w` 1— Mr. Sumpter, w O. Purpose a. The purpose of performing a wetland assessment was to determine if there are any wetlands N d on or near the property. z �. 0 Location z The site is locate fifty feet west of interstate 5 and immediately south of S. 136t11 Street in the 2 n` 4800 block of Tukwila, Washington, 98168. o (r)' o rr. Site Description m w U' The site is bordered to the east by Interstate 5 the north by S. 136t1i St. and the west by an 1. unnamed creek. The site slopes to the west towards the unnamed creek. Vegetation is dominated by red alder Onus rubra), Himalayan blackberry (Rubus procerus), reed cwt canarygrass (Phalaris arundinacea) and creeping buttercup (Ranunculus repens). 0 z Methodology The wetland determination was performed using the Routine On -Site Small Area Determination Methodology as described in Part IV, Section D of the Corps of Engineers Wetlands Delineation Manual (Corps of Engineers, 1987). This determination is based on the presence of the three criteria for jurisdictional wetlands: hydric soils, wetland hydrology, and hydrophytic vegetation. All three criteria must be present in order to classify an area as a wetland. The wetland determination also included a review of the USDA Soil Conservation Service's, Soil Survey of King County (Snyder, 1973) and the King County Wetland Inventory (Environmental Division, 1991). Hydrophytic vegetation has developed specific adaptations in order to survive in saturated or inundated environments. The probability of species being found in wetland environments has been determined by the U.S. Fish and Wildlife Service in the National List of Plant Species that Occur in Wetlands: 1988 National Summary (US FWS, 1988) and the 1993 Supplement (US FWS, 1993) (see Table 1). An "indicator status" was applied to each species according to its probability of occurring in wetlands. 3408 52nd Place, N.E. T A C O M A , W A S H I N G T O N 9 8 4 2 2 253 - 942 -7131 / FAX 253 -942 -7132 ( 7- 000'0(0 J. S. Jones and Associates, Inc. Hydric soils are defined as those soils that are "saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part" (NTCHS, 1987). They are either organic soils (peats and mucks), or mineral soils that are saturated long enough to produce soil properties associated with a reducing environment. Indicator Category Obligate Wetland Facultative Wetland Facultative Facultative Upland Upland Note: FACW, FAC and FACU have drier end of the spectrum ( -). Table 1: Plant Indicator Status Symbol Occurrence in Wetlands OBL > 99% FACW 67 -99% FAC 34 -67% FACU 1 -33% UPL >1% + and - values to represent species near the wetter end of the spectrum ( +) and the The 1987 manual requires inundation, flooding, or saturation to the surface for at least 5% of the growing season to satisfy the hydrology requirements for jurisdictional wetlands. In Western Washington, wetland hydrology is typically present from December to May, and the growing season is normally from mid- February to mid - November, depending upon location and local climate. The growing season can either be defined by the number of frost -free days (temperatures above 28 °F), or the period during which the soil temperature, at a depth of 19.7 inches, is above biological zero (41°F). Results The entire parcel is wetland. At sample location 1 (SL 1), the "A" horizon is a black (10YR 2/1) from 0 to 18+ inches. This profile is most like Norma silt loam. The soils are hydric because they are one chroma at ten inches. Vegetation is dominated by creeping buttercup (Ranunculus repens, FACW), reed canarygrass (Phalaris arundinacea, FAC), Himalayan blackberry (Rubus procerus, FACU) and red alder (Alnus rubra, FAC). The plant community is hydrophytic because more than 50% of the dominants are FAC, FACW or OBL. Wetland hydrology was present at the time of the wetland assessment. The soils were saturated to the surface with a water table at one inch. Authority The wetland determination is in accordance with Section 404 of the Clean Water Act, the objective of which is to "maintain and restore the chemical, physical, and biological integrity of the waters of the United States" (COE, 1987). Wetlands are defined as "areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas" (EPA, 40 CFR 230.3 and CE, 33 CFR 328.3). -� 4. ' J. S. Jones and Associates, Inc. Limitations Wetland determinations and delineations are not final until approved by regulatory agencies and /or local jurisdictions. Wetlands are subject to seasonal and annual variation. J. S. Jones and Associates, Inc. does not guarantee acceptance or approval by regulatory agencies, or that any intended use will be achieved. Very y, LVice Erickson Environmental Designer S.11--6" 5112-4a1" / �.MAV'W ff Peru ch+a*MI Executive Real Estate, Inc. 48XX South 136th Street Tukwila, Washington Figure 2.0 Wetland Sketch 3 t1"`" nwryin.+t .tones and Associates, Inc. Routine Wetland Determination Data Form (1987 COE Wetlands Delineation Manual) Project/Site: G,,z"c(,,,,vr t•• t;. Dominant Woody Vines Indicator Status Date: 2- fiEloo Applicant /Owner: hi. S(-‘-r r}=E.cr-- County: l4uvG- Investigator: L... e,.:-,,;;: -: -_ S State: •ir&- 10. _ Inundated 3. Do Normal Circumstances exist on the site? Is the site significantly disturbed (Atypical Situation) 1s the area a potential problem arca? Explain: ,d.e. Yes Yes No CO-' Community ID: Transect ID: Plot ID: Sample Loc.: Wetl. /Upl: 12. • _ Water marks St-. -t Dominant 1-Ierb Species Indicator Status Percent Cover _t J -j- 13. ✓•0.01 co--, • u .r,sr { "t" 6. VEGETATION Dominant Indicator Percent Basal Tree Species Status Cover Area Dominant Woody Vines Indicator Status Percent Stem Cover Count 1 Zr,I .,i Jot,- . p.G.. z.0 9. f- IF.m FAr✓ L-1 S 2. 10. _ Inundated 3. 11. _ aturated in Upper 12 Inches 4. 12. • _ Water marks Dominant Indicator Percent Stem Shrub Species Status Cover Count Dominant 1-Ierb Species Indicator Status Percent Cover 5. 13. ✓•0.01 co--, • u .r,sr { "t" 6. 14.c.....--4.4. (. -r.,14 r=fir_.vi. IQ 7. 15. (in.) 8. 16. Percent of Dominant Species that are OBL, FACW or (Excluding FAC -) FAC: 75 (in.) Basis for Decision: el). t..5 `. r . ••Fi4ct ,,,' URL, HYDROLOGY i gMx:CLr.'a:s f,Cp.�r iiY "^T+!aMl44.Pht.'.wAM1T.1tWKw.n� Wetland Hydrology Indicators; _ Recorded Data (Describe in Remarks): Primary Indicators: _ Stream, Lake or Tide Guage _ Inundated _ Aerial Photographs _ aturated in Upper 12 Inches _ Other _ Water marks _ No Recorded Data Available: _ Drift Lines _ Sediment Deposits Field Observations., _ Drainage Patterns in Wetlands Secondary Indicators (2 or more required): Depth of Surface Water (in.) _ Oxidized Root Channels (upper 12 ") _ Water- Stained Leaves Depth to Free Water in Pit (in.) Local Soil Survey Data ^ _ FAC- Neutral Test Depth to Saturated Soil: C> (in.) ^ Other (Explain in Remarks) Basis for Decision. '' p r'' t 4w_> faitA4a. �'. j.....a•-1..e. - c—r V''''-- L&2. co A) 1 i gMx:CLr.'a:s f,Cp.�r iiY "^T+!aMl44.Pht.'.wAM1T.1tWKw.n� Jones and Associates, Inc. SOILS Map Unit Name II (Series and Phase): �Ie,4w.- ',• 11-'" t o.0w__ Drainage Class: Do Field Observations Confirm Mapped Type? Yes No Taxonomy (Subgroup): Pofile Description: Mottle Colors (Mansell Moist) Mottle Texture, Structure Abundance /contrast Concretions. etc, Depth Matrix Colors (inches) Horizon 1 I . c'. le- A- D `Ci? z S; L.. 1-Iydric Soil Indicators: — I•listosol _ I-listic Epipedon _ Sulfidic Odor L./ Attic Moisture Regime '- -Reducing Conditions _eyed or Low - Chroma Colors _ 2 Chroma with Mottling • — Concretions — High Organic Content in Surface layer in Sandy Soils _ Organic Streaking in Sandy Soils — Listed on Local Hydric Soils List Listed on National Uydric Soils List , Other (Explain in Remarks) •- Basis for Decision: WETLAND DETERMINATION Hydrophytic Vegetation Present? cfiai=> No Wetland Hydrology Present? fie' No I- lydric Soils Present? may► No Is the Sampling Point in a Wetland? Remarks: C( vt•V'ZG 0.4,(.4") �. * This data form is a combination of the original and amended 1987 Routine Wetland Determination data forms. 11011.1‘.UU £y.44, LAA .00U r4O 1144 1`. CITY OF TUIC LA P.nnit Cantor 8900 Southcenter Boulevard Telephone: (208) 491-3870 • Suite 100, TukwIlq, WA 98188 11,14141a Certificate of Water Availability PROJECT #: (Required only 11 outside City of Tukwila water utility district) PAR I A: Bite Address (Attach meg andlagalbeedglign ill83/ S (36/4I ( /0 bo complotod !iv applicant) and showing hydrant location 1K7.•.4 713.....71177:7Z..;'..17:1317,YrtianW ;T:7,-::,i'l : .j . t.' ,1 ' ,:.-i'; Name: .Y.) .4..1.!-:-.;::-:.:;,";7';-1:::?.i f' Tt;.MikrifMlli Name: <0 , Address: 'T l2.-0 S. - / ddress: Phone: .. Z. .... Am 6 Phone: Thte certificate is for the purposes of: 32LResldential Building Permit 0 Preliminary Plat 0 CommertgaInndustrial Buildfn• Permit 0 Ronne a Short Subdivision 0 Other Estimated number of service connections and meter size(s): 1 Vehicular distance from nearest hydrant to the closest point of structure Area is served by (We 1 Wily district): Owner/Agent Sign • ,e 1.%-ew4r Date: I. Z- ' PMT 11- (TO be completed try utility district) The proposed project is located within CA ; tt The improvements required to upgrade the watersystem to brinig'* into compliance with the utilities' comprehensive plan or to meet the minimum flow roq rements of the project before connection: NI l'it (Oltyle.ounna also gestate shut II mars nom It needed) Belied_ upon the Improvements listed above, water can be provided and.wil be available it the site with a low of tV, gpm R120 pet residual for a duration of 2 hours at a velocity of J, fps as documented by the attached calculations. I hereby certify that Om above intbrmstion is tru r- Rencriphort. 70C— 2.10,—f, Date Pimit C: (To liry cornpIntorl Oy ri(,veritinq jurisdiction) Water Availability: 1! Acceptable service can be provided to His project O Acceptable service cannot be provided to this project unless the Improvements In item C2 are MI% O 8 tem isn't - •able of rovidln service to this ro act Minimum water system Improvements: (Al least equal 1o02 above) 5044AA, 5880 aratosh.eIllm swamIn.sd. hone Daft WIRAVA1400C 6/5/96 stp % 1.90 s <sr • z 11- • ,_z w rem 6D C-) O 0 U) W W .....I • u_ uj 0 2 < Z F-0 Z uj 2 • 0 (.) O — CI I— W 11 0 u) C.) 0 ▪ 1— z • • ) .z I I Z W D - 0 W I. W I--; 5 ‹: .0) - 1-0 :z LJJ io WW. cr) .1=E: .0 E— Z DEC 09 '98 09:55 VAL VUE SEWER DISTRICT far Wrawararr 'WORKING TOWARD A SETTER ENVIRONMENT1 7.7(V\ DISTRICT 14816 Military Ruad South AO, Box 69550 Tukwila, WA 98168 Phone: (206) 242 -3236 Pax: (206) 242 -1527 P. 1 RECEIVED CiTY OF TUKWiL MAY - 1 20Ofi PERMIT CENTER CERTIFICATE OF SEWER AVAILABILITY /NON- AVAILABILITY 0 Certificate of Sewer Availability OR ❑ Certificate of Sewer Non - Availability Part A: (To Be Completed by Applicant) Purpose of Certificate: MI Building Permit 0 Preliminary Plat or PUD' • ❑ • Other ❑ Short Subdivision ❑ Rezone • Proposed Use: g Residential Single Family ❑ Resldentisi Multi- Family ❑ Commercial 0 Other :. �.._ � • �- Phone• Applicants Name: _ , �,::•,y.-a.nput _ ' i_ •,F•- ..i..F. G7��•.t -_ -r Property Address or Approximate Location: lc° 1 t:_Hi ( (1255) `I 7-IV 7-IVO O Li igxx S to Legal Description(Attach Map and Legal Description if necessary): 1>o', CIA GcA ,c.A 1 Part B. (To Be .Completed by Sewer Agency) 1. 15 a. Sewer Service will be provided by side sewer connection only to an existing C0 If_ size sewer -tram the site and the sewer system has the capacity to serve the proposed use. „fleet OR ❑ b. Sewer service will require an improvement to the sewer system of: ❑ (1) - feet of sewer trunk or lateral to reach the site; and /or ❑ (2) the construction of a collection system on the site; and /or ❑ (3) other (describe): 2. (Must be completed if 13) above le checked) • id a. The sewer, system improvement is In conformance with a County approved sewer comprehensive plan, OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. al a. The proposed project is within the corporate limits of the District, or has been granted Boundary Review Board approval for extension of service outside the District of city, OR ❑ b. Annexation or BRB approval will be necessary to provide service. 4. Service Is subject to the following: $ In- - 'VL4-• • a. District Connection Charges due prior to connection: 6FC: $ S'cfl SFC: $ UNIT: $ TOTAL: $ can I. (Subject to Change on January 1st) King County/METRO Capacity Charge; Currently, $1090 /resldentlal equivalent, will be billed directly by King County after connection to the sewer system. (Subject to change by King Co/Metro without notice.) b. Easements: ❑ Required 0 May be Required c. Other: • • I hereby certify that the above sewer agency information Is true. This certification shall be valid for one year from the te of signature. By Ent,.t,.410.1.06X994t.l. . Title Date ra �. Mi.WSWrlviM. Pi: tA: 4r l'+ r1. d': v:: Oa•.kf+AA12u.pW.AV /_+.4�17yI.W) File: L 00 -0010 Drawing #4 -5 Z nry 11.1! 6 U O' W = J Hi LLB. t. wO g J. LL Q: =W HO Z W W; p, ;OU, ?W WS = U• Oi CU 0) o O File: L 00 -0010 Drawing #1-3. ILI'iilllli�liii 111111( Lill!! ilia ilt1.11� 1,lllllll � t'�`f l- ��4',�J S4S�}3 IV i., :iG t .t. IL )1 : :,� ,�: •. 11��1111111�1111�1111�1 'IIIIIIII�. 11111111111111111111111 ,�IIIII11111111,�I,�►II,IIJ�Ii� REASONABLE USE EXEMPTION SITE ADDRESS: 48XX SOUTH 1 36TH, TUKWILA, WASHINGTON 98168 12/30!00 SITE PLAN REVISION 0 10 20t 40 60 SCALE: 1 " = 20' rfCVIVLT y�Nt+6 LEGAL DESCRIPTION Tax Parcel ID No.: 152304- 9018 -03 R- T -S -Q: 04- 23 -15 -SE LOT 152304 BLK 18 POR OF SE 1/4 OF SE 1/4 & GL 1 DAF -BEG 270 FT,E OF SW COR GL 1 TH N'' 59 -49 -22 E 250.35 unrw ns.-+ (W. 00 F�. ;o FILTER FENCE DETAIL ,s,s„,. I�I�I�I� I�I�I�I I�I�I I�I�I�I I�i�I�I�i ►�O�I�I�I�I�i�I�I�i�I�I�i �3 � I��I�� I�I�I�I�I�I�I�I�I I�I�i LL I�I�I�I� �I�I�I�I�I�I�I�I�I�I�I�� . . Set the Posti with 8 (001 spacing The Slier mated.] should extend Into trench Beck;1 the trench and compact the soil VICINITY MAP IN �i�C:i: ' III MI 1111111111111111110111111 ./INII .......... .44............ --.............. SITE PLAN ITr '727'S'I9 TiTT t t.y.0 CROSS SECTION S . . • n 0/ Pt - CI it '.1; FIJI . —1 . ! S S = ➢ Na�l.. t 1 1 a { INnINNiimINNiwdwIIIIIIIIIiiIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIII101111IIIIII101ibpi 1pdl ATTACHMENT 8 OS 0 car 711,0,1 JAN - 4 2001 PERMIT CENTER WETLAND MITIGATION PLAN SITE ADDRESS: 48XX SOUTH 1 86TH, TUKWILA, WASHINGTON 98168 • • ' it'ul� • r 1 "fF/ r / C� NORTH 0 10 : 20 40 60 SCALE: 1" = 20' PLANT SCHEDULE Symbol Common Name Scientific Name Qty. Size 1 t/ :- Sitka Spruce Picr a sitchenaia 23 3 -d' ft 1,a/p m" N ?1,,“11. y er.�....T �.D Iqo -1 11(W, ' f -. Western Red Cedar Thuja ',Licata 23 3 -4 ft PLANTING AND STAKING DETAIL s• m.nw.. +a e ab../ eo,ynwYi'M1'. SITE PLAN GRASS SEEDING Grass Name Proportion By Wt. %Purity %Germination Red fescue 35% 90% 90% RedtopBentgross 35% 92% 85% MeadowPoxtail 30% 90% 80% • Seed all areas of wetland mitigation and restoration areas. • Application Rate 40 lbs per acre: 0.08 acres • Total amount of seed: 3.2 Ibs • Broadcast seed application by hand. ( NO DATE BY REVISION U W c I~ g m • co• x 0 # : cn tnogg Z ▪ : 'Q •W 0 z o In .▪ W Z � i t3 6 00 b Z 00 tT Ci IL VA 0 .rn F E, 2 t z M c t W 10 .4 1 b J • 7.111 :,.!S ni t.whrrr"+p 1' i sl • Yi • LI L! „I: DUI �'tiu 8 L. S }�Si• / iE.. L l . •61 I I1111nIIII1111111IIIIIIIIIIIII IIII111I10111III11III IIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIII1111I1 !IIIpIIIIIIIIInlln11190 0 0 0 RECENEO CITYOFTUNWIU JAN -1 2001' _ . PERMIT CENTER WETLAND MITIGATION PLAN SITE ADDRESS:• 48XX SOUTH 136TH, TUKWILA, WASHINGTON 98168 1.0 Introduction The applicant proposes to construct one single- family residence and enhance the remaining area of the lot, which is entirely wetland, with native conifers. The existing plant community is characterized as Red Alder /Salmonberry/reed canarygrass. 2.0 Project Location The property is located at 48XX South 136th, Tukwila, Washington. 3.0 Responsible Parties Property Owner I Peter Yagi ' 14701 NE 20th Bellevue, Washington 98007 (888) 282-9753 Environmental Consultant J. S. Jones and Associates, Inc. 3408 52nd Place NE Tacoma, Washington 98422 (253) 942-7131 4.0 Goals The primary goal of enhancement is to speed natural success of the plant community to Coniferous Forest. 5.0 Objectives The specific measures necessary to reach the primary goals are detailed in this Enhancement Plan. 6.0 Performance Standards 6.1 Estimated time to reach performance standards: 3 years. 6.2 Performance Standards (UPL, FACU or FAC species): Tree survival 100 % at Year One; 70% at Year Three 7.0 Monitoring Methods Monitoring period is three years from complete installation of plant materials. The Monitoring period may be extended at City of Tukwila discretion if final inspection shows mitigation has not achieved performance standards, until performance standards have been met. Monitoring reports will be submitted to City of Tukwila by October 31st of every year throughout the monitoring period, starting the year of installation. All monitoril :g reports must contain vegetation transect data, percent survival and health, conditions harmful to enhancement, maintenance recommendations, and four col ,r photographs taken from photopoints to be located in the field. 8.0 Contingencies If there is a significant problem with the enhancement achieving its performance standards, the bond- holder shall work with City of Tukwila to develop a contingency plan. Contingency plans can include, but are not limited to: regrading, additional plant installation, erosion control, modifications to and plant substitutions of type, size, quantity and location. Such contingency plans shall be submitted to City of Tukwila by December 31st of any year when deficiencies are discovered. If failure is substantial, City of Tukwila will extend the monitoring period. 9.0 Hydrology Detailed hydrologic calculation and analysis have not been performed. 10.0 Design 10.1 Vegetation 10.1.1 All plants specified will be native to the Puget Sound lowlands 10.1.2 Shade - dependant species are to be specified only where shade exists at time of planting. 10.1.3 No bare -root material shall be specified in anaerobic soil conditions (typically, where plants will be innundated for more than two weeks through the growing season). 10.1.4 Plant selection and placement will be guided by moisture, light and actual site conditions. 10.1.5 All planted trees must be mulched biannually with 2" of wood chips, to the drip line of the plant. 11.0 Installation Schedule For most projects, installation occurs in three phases, each followed by City of Tukwila inspection. Installation cannot proceed from one phase to the next without approval from City of Tukwila. City of Tukwila must recieve notice that construction phase of installation has begun by date noted on Bond, generally within 60 days of bonding. 11.1 Pre - Construction 11.1.1 Defines limits of work and limits of grading. 11.1.2 Filter fencing will be installed at the limits of grading, see plan. 11.1.3 Any other work required by City of Tukwila. 11.1.4 Inspection verifies limits, structure location, etc. 11.2 Construction 11.2.1 Remove all invasive vegetation from the enhancement area. Removal of invasives by hand is preferred. Where machinery is needed, the invasives will be removed with the least amount of disturbance to the existing vegetation and soils. i 11.2.2 Where filter fence is called for, install as located and designed. 11.3 Installation 11.3.1 Enhancement must be installed according to the approved enhancement plan. 11.3.2 Installation must be supervised by a qualified biologist. 11.3.3 Inspection to verify that all plants are installed according to design, and in good health. Nursery invoices must be provided to Consulting Biologist. Once approved, the monitoring period begins. , 12.0 As -Built Plans As -built drawings must be as comprehensive as the original plan. The monitoring period begins when the As -built plan has been approved, which then becomes the approved enhancement plan for future inspections purposes: 13.0 Maintenance 13.1 During year one, every failed planting must be replaced. 13.2 Maintenance must be done twice every year for ti. :1.: ngth of the monitoring period. Weeding and removal must be perfute:d with the following constraints: Use no herbicides or pesticides whatsoever, a..J all work must be performed by hand wherever possible and with the 1igh: :st possible equipment where such use is imperative. 13.2.1 Weeding: Trees and shrubs must be weeded to the .Trip line, and mulch maintained at a 2" depth. Weed herbaceous plantings as nL :essary. 13.2.2 Removal: All litter, dumping, and non - native vr;e: :ttion must be removed (e.g. Himalayan blackberry, etc.) and properly di >posed of off -site. 14.0 Performance Guarantees 14.1 The applicant will provide a Restoration Bond per City of Tukwila procedures. 14.2 Once the enhancement plan is approved, a Bond (u :.utity Worksheet will be completed based on all elements of the enhancement The total cost, plus contingency fee, will be the amount of the Restoratiol: Bond the applicant is required to provide. 14.3 Note that approved Bond will include required sta.: the for enhancement construction. 14.4 Bonds are eligible for reduction to maintenance st:.tu.: as soon as installation has been completed. 14.5 Should the property be sold before the bond is releas : .1, the obligation can be transferred. lithe purchaser posts an equivalent bond a::d acknowledges responsibility for all details of the approved Enhanceme.tt gen, City of Tukwila will release your bond and end your obligation. CONSTRUCTION IN (TES 1. All plantings and site preparation shall be done according to American Nurseryman's Association guidelines. 2. Consulting Biologist to verify quantities as shown on planting plan. 3. All nursery grown plants shall be containerized, or b:.!1ed and burlapped. Provide only sound healthy, vigorous plants; free of defects, diseases and all forms of infestations. 4. Dig, pack, transport, and handle all plants with cal .1 ensure protection from injury. Store plants in the manner ne : e. iary to accommodate their horticultural requirements. Heel in iants if necessary to keep them from drying out. 5. Contractor will be responsible for watering newly :tt: tailed plant materials to ensure survivability. 6. Excavate circular planting pits with vertical sides ::nd install plants as shown on the planting details. Back fill with apprc supplemental :oil. 7. Stake all plants per planting detail. s1 -PI Li tl t : ? 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