HomeMy WebLinkAboutPermit L2000-055 - CITY OF TUKWILA - INTERURBAN AVE SHORELINE SUBSTANTIAL DEVELOPMENTD2000 -055
CITY OF TUKWILA PW
6300 SOUTHCENTER BLVD.
City of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
May 1, 2001
Jim Morrow
Director, Public Works Department
Department of Community Development
6300 Southcenter Boulevard
Tukwila, Washington 98188
Re: SHORELINE MANAGEMENT Shoreline Substantial Development
• File Number L2000 -055
Dear Jim Morrow:
This letter is to inform you that the shoreline substantial development permit to meet
conditions for vacating Maule Avenue, per previous permit number L93 -0062, has been
approved. This permit was approved on April 13, 2001, with one condition as stated in
the attached permit.
Sincerely,
Al'exa Berlow
Associate Planner
aitAi
Cc: Bruce Fletcher, Director, Parks and Recreation
Jill Mosqueda, Associate Engineer, Public Works
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
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STATE OF WASHINGTON
DEPARTMENT OF ECOLOGY
Northwest Regional Office • 3190 160th Avenue SE • Bellevue, Washington 98008 -5452 • (425) 649 -7000
April 24, 2001
Jim Morrow
City of Tukwila Public Works Department
6300 Southcenter Boulevard
Suite 100
Tukwila WA 98188
Dear Mr. Morrow:
RE(.7,79VED
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DEVELOPMENT
Re: City of Tukwila Permit # L2000 -055
TUKWILA PUBLIC WORKS DEPARTMENT - Applicant
Shoreline Substantial Development Permit # 2001 -NW -40019
The subject Shoreline Management Substantial Development Permit, to construct combined
parking for trail access and install landcaping and signage in shoreline jurisdiction of Green
River as part of vacating Maule Ave. from 141st St. to S. 141st Place, and S. 141st Place from
Interurban Ave. S. to the West Bank of the Green River in the City of Tukwila, has been filed
with this office by the City of Tukwila on April 19, 2001.
The development authorized by the subject permit may NOT begin until the end of the 21 -day
appeal period, May 10, 2001. The Shorelines Hearings Board will notify you by letter if this
permit is appealed. Other federal, state, and local permits may be required in addition to the
subject permit.
If this permit is NOT appealed, this letter constitutes the Department of Ecology's final
notification of action on this permit.
Sincerely,
Marcia Geidel
Shorelands and Environmental Assistance Program
MG:mg
SDP:DOC
cc: Steve Lancaster, City of Tukwila
Shoreline Management Act
Permit Data Sheet and Transmittal Letter
From: City of Tukwila
Department of Community Development
6300 Southcenter Blvd. Suite 100
Seattle, WA 98188
Date of Transmittal: April 17, 2001
Type of Permit: Substantial Development
Local Government Decision: Approval
Applicant Information:
Name: City of Tukwila
Public Works Department
Address: 6300 Southcenter Boulevard
Suite 100
Tukwila, WA 98188
To:
Department of Ecology
Date of Receipt: August 18, 2001
Applicant's Representative:
Name: City of Tukwila
Public Works Department
Address: 6300 Southcenter Boulevard
Suite 100
Tukwila, WA 98188
Phone: (206) 433 -0179 Phone: (206) 433 -0179
Is the applicant the property owner? The property is owned by BBN Trust, Fairway Center, and the
City of Tukwila, jointly.
Location of the property: 14050 Interurban Avenue South
Water Body Name: Green River
Shoreline of Statewide Significance: Yes
Environment Designation: Urban
Description of Project:
Work within the shoreline includes vacating Maule Avenue, from S. 14151 Street to
S. 141st Place. , and S. 1415` Place from Interurban Avenue South to the West Bank of the Duwamish River.
Construction of combined parking for trail access and installing landscaping. Also, adding signage. The
work under this permit had been conditioned under permit number L93 -0062.
Notice of Application Date: August 18, 2001 Final Decision Date: April 13, 2001
By: Alexa Berlow, Associate Planner, City of Tukwila
Phone Number: (206) 431 -3673
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Ciz of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
NOTICE OF DECISION
To: City of Tukwila, Public Works Department, BBN Trust, Fairway Center
State Department of Ecology, Shorelands Division
Office of the Attorney General
Duwamish Indian Tribe
This letter serves a notice of decision and is issued pursuant to TMC 18.104.170 on the
following project and permit approvals.
PROJECT BACKGROUND:
a. Project file number: L2000 -055, conditions associated with Maule
Avenue Street Vacation(reference file number L94 -0063)
b. The name of the applicant who is also the current property owner(s):
City of Tukwila, BBN Trust, Fairway Center
c. Project Description: To construct a combined parking area for trail access,
and to install landscaping and signage.
d. Project location: The area of Maule Avenue vacated, between S. 141st
Street to S. 141st Place, and S. 141st Place from Interurban Avenue South to
the West Bank of the Duwamish River.
e. The permits submitted concurrently with this application: Utility Permit
f. Comprehensive Plan Designation /Zoning District: Urban
g•
Environmental Threshold Determination (if any): A (DNS)
Determination of Non - Significance was issued on
h. The Planning Director approved this application: April 13, 2001.
(Description of decision including relevant criteria, findings of fact and any
conditions of approval is attached).
i. Property owners affected by this decision may request a change in valuation
for property tax purposes notwithstanding any program of revaluation.
The time period for administrative appeals is 21 days starting from the date of this Notice
of Decision, April 13, 2001. The administrative body hearing the appeal is Director of the
Department of Community Development, City of Tukwila. All appeal materials shall be
submitted to the Department of Community Development. Appeal materials shall
contain:
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
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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, and
3. A statement identifying the decision being appealed and the
alleged errors in that 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.
Project materials including the application, any staff reports, and other studies related to
the permit(s) are available for inspection at the Tukwila Dept of Community
Development; 6300 Southcenter Blvd.; Suite 100; Tukwila, WA; from Monday through
Friday, between 8:30 AM to 5:00 PM. The project planner is Alexa Berlow who may be
contacted at 206 - 431 -3673 for further information.
Steve Lancaster
City of Tukwila
DCD Director
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City of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
April 12, 2001
TO: Jim Morrow, Public Works Director
FM: Steve Lancaster, Community Development Director
RE: Request for Exemptions from Code Requirements for Maule Street Vacation Shoreline
Permit (L00 -055)
This Memorandum is in response to a request made by the Public Works Department for
exemption from certain of the submittal requirements under the Shoreline Substantial
Development Permit application. You also asked for an exemption from the Design Review
process.
The project involves the vacation of portions of two streets. In return for the street vacations, the
City will receive a trail connection on private property that links the Green River Trail with
another segment of the trail that runs along Interurban Avenue. The project will pave a portion
of an existing parking area that is currently just gravel and stripe and sign parking stalls for trail
users. Four cottonwood trees will be removed and replaced with 32 trees, per TMC 18.54, Tree
Ordinance.
The project is not subject to design review, as it does not meet the definition of "development" as
set forth in TMC 18.06.210. Therefore, an exemption design review application is not required.
We concur that the following items are not required for this project: boundary and topographic
survey; storm drainage; Level 1 Downstream analysis; schematic road design; geotechnical
analysis and riverbank stability analysis; and lighting plan.
If you have any questions, please call me at 431 -3670.
cc: Jack Pace, Planning Manager
Alexa Berlow, Associate Planner
Jill Mosqueda, Associate Engineer, Public Works
c: \mydocs\Adm i n \Mau I e- exempt.doc
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
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Shoreline Permit
Tree List
Maple Avenue Street Vacation and
Riverside Inn /Public Trail /Fairway Combined Parking
Table 1. Vegetation for proposed enhancement planting. *
Zone A. Selected riparian vegetation.*
Common Name Scientific Name
Trees:
Western Hemlock
Sitka Spruce
Western Red Cedar
1/Red Alder
Big Leaf Maple
✓Black Cottonwood
White Birch
Bitter Cherry
Pacific Crab Apple
Oregon Ash
Pacific Dogwood
Tsuga heterophylla
Picea sitchensis
Thuja plicata
Alnus rubra
Acer macrophyllum
Populus balsamifera ssp. trichocarpa
Betula papyrifera
Prunus enarginata
Malus fusca
Fraxinus latfolia
Cornus nuttalli
Zone B. Selected streamside vegetation.
Common Name Scientific Name
Shrubs:
Highbush Cranberry
Red Elderberry
Sitka Mountain Ash
Salmonberry
California Wax Myrtle
acific Willow
Red'Osier Dogwood
Vine Maple
Fern:
Deer Fern
Sword Fern
Lady Fern
Horsetails:
Giant Horsetail
Iridaceae:
Blue Eyed Grass
Golden Eyed Grass
Wild Flag
Saxifragaceae:
Red Stemmed Saxifrage
Piggyback Plant
Viburnum edule
Sambucus racemosa
Sorbus sitchensis
Rubus spectabilis
Myrica californica
Salix lucida ssp. lasiandra
Cornus stolonifera
Acer circinatum
Blechnum spicant
Polystichum munitum
Athyrium filix femina
Equisetum telmatiea
Sisyrinchium idahoence
Sisyrinchium califonicum
Iris setosa
Saxifraga lyallii
Tolmiea menziesii
Seasonality
Coniferous
Coniferous
Coniferous
Deciduous
Deciduous
Deciduous
Deciduous
Deciduous
Deciduous
Deciduous
Deciduous
Seasonality
Deciduous
Deciduous
Deciduous
Evergreen
Deciduous
Deciduous
Deciduous
Evergreen
Evergreen
Perennial
Perennial
Perennial
Perennial
Perennial
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LANDSCAPE MCIRIECRIRE
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Zoning Designations
LDR -Low Density Residential
MDR-Medium Density Residential
HDR•Hlgh Density Residential
0-Office
MUO•Mixed Use Office
RCC•Residenhat Commercial Center
NCC•Nelghborhood Commercial Center
RC-Regional Commercial
RCM-Regional Commercial Mixed Use
TUC-Tukwila Urban Center
CM-Commercial Ugh Industrial
TVS- Tukwila Valley South
LI -tight Industrial
HI-Heavy Industrial
MIC/L•Manutactudng Industrial Center/Light Industrial
MIC/H•Manulacluring Industrial Center/Heavy Industrial
Overlays and Sub Areas
Public Recreation Overlay
Shoreline Overlay
(Approx. 200' each side of river)
Tukwila City Limits l
IIIICommercial Redevelopment
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Shorelint, Management Act of 1971
PERMIT FOR SHORELINE MANAGEMENT iF NT SUEJSI ANl 1 P L DEVELOPMENT
File Number: L.2000-055
Status: APPROVED
Applied: 08/22/2000
Approved: 04/10/2001
Expiration: 04/10/2003
Pursuant to RCW 90.58, a permit is hereby gr•arited to: TUKWII_A PUBLIC WORKS
to undertake the following development:
Si-IORELINE PERMIT 10 MEET CONDITIONS FOR VACATION
OF MAULE AVENUE FROM S. 141ST ST . TO S. 141 SI
PLACE AND SOLJIH 141S1 PLACE FROM INTERURBAN
AVENUE SOUI H TO 1 HE WEST BANK Or THE DUWAMI SH .
WORK WITHIN THE SHORELINE INCLUDES CONS1 RLJC I ION
OF COMBINED PARKING FOR TRAIL. ACCESS AND
INSTALLATION OF LANDSCAPING. THE WORK UNDER 1 FITS
PERMIT HAD BEEN CONDITIONED UNDER PERMIT NUMBER
L93-0062.
upon the following property:
Address: 14050 INTERURBAN AV S
Parcel No:' 336590 -1055
Sec /Twn /Rage: SECTION 14, TOWNSHIP 23 RANGE 4
THE PROPOSED PROJECT WILL BE WITHIN THE AREA OF THE GREEN RIVER
AND ITS ASSOCIATED WETLANDS, WHICH IS A SHORELINE OF STATEWIDE
SIGNIFICANCE AND IS DESIGNATED AS AN URBAN ENVIRONMENT.
The following master program provisions are applicable to this development:
TUKWILA SHORELINE MASTER PROGRAM
Development .pursuant to this permit shall be undertaken pursuant to the
attached terms and . cond i t l ores .
This permit is granted pursuant to the Shoreline Management Act of 1971 an
nothing in this permit shall excuse the applicant from compliance with any
other Federal, State or local statutes, ordinances or regulations
applicable to this project, but not inconsistent with the Shoreline
Management Act (Chapter 90.58 RCW).
This permit may be rescinded pursuant to RCW 90.58. 140 (8) in the event the
permittee fails to comply with the terms or conditions hereof.
CONSTRUCTION PURSUANT TO THIS PERMIT WILL NOT BEGIN OR 1S NOT AUTHORIZED
UNTIL TWENTY -ONE (2.1) DAYS FROM l'I-ii: DATE OF FILING WITH THE DEPARTMENT OF
ECOLOGY AS DEFINED IN RCW 90.58.140(6) AND WAC 173 -14 -090, OR UNTIL ALL
REVIEW PROCEEDINGS INITIATED WITHIN TWENTY-ONE (21) DAYS FROM THE DATE OF
SUCH FILING HAVE TERMINATED; EXCE T AS PROVIDED IN RCW 90.58.140(5)(a)(b)(c).
Date • ...
Steve ar�cas ,er. _.._._ _._.__ -.._._ __...
Director, Plarinincg Department
Construction or substantial progress toward construction must begin within
two years from date of issuance, per WAC 173-14-060.
CITY OF TUKWIL.A
Address: 1405( INTERURBAN AV S Permit, No: L2000 -055
Suite.
Tenant: Status: APPROVED
Type: P -SHORE Applied: 08/22/2000
Parcel 0: 336590 -1055 Issued: 04/10/2001
****************************•****************** * * * * * * * * * * * * *• *• ** * * * * * * * * * * * **
Permit Conditions:
1. Post and guard rail will be added to allow for emergency
access by the Fire Department.
]: hereby certify that 1 have read these conditions and wi 1 1 comply
with them as outlined. All provisions of law and ordinances governing
this work w i l l be complied with, whether specified herein or not.
The granting of . this permit does not presume to give authority to
violate or cancel the provisions of any other work or local laws
regulating construction or the performance of work.
Signature:
Date:
Print Name:
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City of Tukwila
Steven M. Mullet, Mayor
April 5, 2001
Department of Community Development Steve Lancaster, Director
Memorandum to the File
TO: Jack Pace, Planning Manager
FR: Alexa Berlow, Associate Planner
RE: Vacating Maule Avenue, adding access to the public recreation trail, and parking
File Number L2000 -055 (Shoreline Substantial Development)
BACKGROUND
In 1994, the City of Tukwila approved shoreline permit # L93 -0062. The work under this permit
included vacating Maule Avenue from S. 1415` Street to S. 1415` Place; vacating S. 1415` Street
and S. 1415 Place from Interurban Avenue South to the West Bank of the Green River. The
permit was approved with three (3) conditions. These were not completed under the timeline of
the permit. The permit expired in 1997. The conditions are being addressed under this permit
application.
I. Description of Project
The proposal includes paving approximately 6,000 square feet of existing gravel area, pushing
over 4 trees, and planting 32 trees in the river environment. The proposal also includes installing
approximately 2000 square feet of landscaping. Ten existing parking stalls will be dedicated for
trail users, and 18 of the remaining stalls will be shared with Fairway Trust for weekday evening,
weekend, and holiday use. BBN Trust, Fairway Center, and the City propose to share
responsibilities to complete the remaining work under this permit application.
In 1994, the City was issued a Shoreline permit (L93- 0062). Some of the work under this permit
was not completed and the permit expired. The work remaining to be completed is as follows:
A. Removing four cottonwood trees and installing 32 new trees. Installing groundcover along
the riverbank,
B. Installing landscaping along the public footpath/bike trail,
C. Complete paving and striping of the Riverside Inn parking lot,
D. Installing signs for the public footpath and bike trail access, and to parking.
The work area is essentially flat. Only tree planting will occur with the 40 -foot shoreline zone.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665
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Memorandum to the File
Shoreline Substantial Development Permit, L2000 -055
Vacating Maule Avenue, landscaping, parking, and signage
Page 2
The City requested exemption from a Geotechnical Analysis and a Riverbank Stability Analysis
for the work proposed for this permit application. These were granted pursuant to 18.45.080.E.
for the geotechnical analysis and TMC 16.52.0.0A.2.a for the riverbank stability analysis.
See attached memo dated April 12, 2001.
The scope of work does not include building structures, foundations, or excavations. Some
digging will occur - thirteen three foot diameter holes, though none of the work will load the
soils, except for possible erosion/sediment transfer during installation. The tree installation will
include erosion prevention and sediment control.
II. Policies of the Shoreline Master Program
The site is within the jurisdiction of the City of Tukwila Shoreline Master Program. The policies
of the SMP are as follows:
*The Economic Development element requires that development be economically
advantageous to the community, maximize use of the shoreline, and consider the visual
impact of the development on the surrounding area.
Maximum use of the shoreline will be evident in this enhancement project. Existing recreational
facilities are preserved and enhanced. Visual impacts are also enhanced through landscaping and
vegetation. A site plan and landscape plan are attached.
*The Public Access element requires that the development provides for public access to the
shoreline and develops or enhances the trail system.
Access to the public footpath/bike trail will be from the existing parking area. A small patch of
paved area will be added. Signage regarding parking and access to the public footpath /bike trail
access, to parking, and to the identified parking area for trail users will be located in the area.
*The Circulation Element requires that the roads and transportation facilities be designed
in a way that provides for pedestrian access and recreational activities.
Existing parking stalls will remain. Five (5)- parking stalls, of the total 13 parking stalls, will be
reserved for trail user use. A small patch of paved area will be added adjacent to the parking area.
To allow the small paved area, the Director of the Department of Community Development (in
1994) lifted code requirements. Signage regarding parking and access to the public footpath /bike
trail access, to parking, and to the identified parking area for trail users will be located in the area.
*The Recreational Element requires that recreational opportunities along the river should
be preserved and enhanced.
Recreational opportunities along the shoreline would be enhanced. A small patch of paved area
will be added adjacent to the parking area. To allow the small paved area, the Director of the
Memorandum to the File
Shoreline Substantial Development Permit, L2000 -055
Vacating Maule Avenue, landscaping, parking, and signage
Page 3
Department of Community Development (in 1994) lifted code requirements. Signage regarding
parking and access to the public footpath/bike trail access, to parking, and to the identified
parking area for trail users will be located in the area. Existing vegetation will be supplemented
with formal landscaping. Blackberry bushes and weeds will be removed as a measure to enhance
wildlife habitation. Four cottonwood trees will be removed; thirty-four (34) large, hardy share
trees will be added. Existing parking stalls will remain. Five (5) parking stalls, of the total 13
parking stalls, will be reserved for trail user use. A Tree list is attached. The City of Tukwila will
plant and maintain all the trees along the riverbank, and the area adjacent to the Riverside in
property to the east of Fairway and the trail.
The project proposes no effluent discharge. No surface water runoff from the parking area flow
toward the river. At a minimum, erosion prevention and sediment control requirements in the
King County Surface Water Design Manual do apply. Strict adherence to erosion prevention and
sediment control requirements in the manual is planned.
*The Shoreline Use Element requires that uses along the shoreline should be appropriate,
protect and enhance the river, be water dependent or compatible with water dependent
uses, and allow for multiple uses.
A Shoreline Substantial Development permit to vacate two (2) streets within the shoreline
development zone, and to replace this right -of -way with private parking and public trail
improvements, was approved in 1994, under permit number L93 -0062. The items remaining to
be approved, meet the elements listed above, as follows:
The City will plant and maintain all of the trees along the riverbank abutting the
Riverside Inn property and the property to the East of Fairway Center and the
public recreation trail. Tree replacement will be at a rate of eight (8) trees for
every cottonwood tree removed. The trees planted will be red cedars and a mix of
other trees highlighted on the Tree List. Fairway Center will plant trees and
other landscaping along the north side of the Fairway Center property. The trees
will be a mix of any of the six -(6) trees highlighted on the tree list (the Tree List
is attached). The trees will be at least 2.5 caliper and will be planted 30' on
center, as the area allows.
All public stalls at the Riverside Inn shall be paved and striped according to the
zoning code. A small number of stalls ( #) are located in the 40' river
environment. The locating of these stalls in the river environment was approved
by the Director of the Department of Community Development, under permit
L93 -0062, approved in 1994.
Six (6) vine maples will be removed and replaced with large shade trees. See
tree plan list. They shall have a minimum size of 2.5 caliper. Erosion control
measures, according to standards in the King County Surface Water Design
Manual, will be implemented during any grading work along the river, and
Memorandum to the File
Shoreline Substantial Development Permit, L2000 -055
Vacating Maule Avenue, landscaping, parking, and signage
Page 4
remaining through construction of the project. Any areas of bare ground resulting
from the project shall be covered with erosion control planting at completion of
construction.
Signs shall be installed by the City for the public footpath and bicycle trail
access, for the combined parking area, and for parking stalls allocated for trail
users.
III. Shoreline Regulations (Chapter 18.44, section 110 of the Tukwila Municipal Code)
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1. The underlying zoning district in Commercial/Light Industrial. Existing uses within the w
project include the Riverside Inn, a restaurant; Fairway center, an office building; and a z
public footpath/bicycle trail. The project proposes expanding current parking for riverside f- O
Inn and creating combined parking for the Riverside, the river trail, and Fairway Center. All u
parking will be paved and striped according to the Zoning Code and other City of Tukwila 2 o
standards. 0 cn
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2. The use inside the River Environment consists of parking and a public footpath, and a bicycle w w
trail. There is an additional small paved area proposed inside the River Environment. This LL H.
area was waived by the DCD Director to be used for parking within the shoreline river Z
environment.
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Use inside the low impact environment consists of a public footpath and a bicycle trail, and 0
parking. The parking will be screened from the river by large trees, hardy shade trees. A
Tree List is attached.
3. There are no structures or accessory facilities are proposed for this proposal.
4. Four (4) cottonwood trees will be removed. One tree is within the river environment and
three trees are within the low impact environment. Thirty-two shade trees will be planted to
replace the habitat lost through removal of the four - cottonwood trees.
5. This project proposes no effluent discharge.
6. No surface water runoff from the parking area flow toward the river. At a minimum, erosion
prevention and sediment control requirements in the King County Surface Water Design
manual apply and will be met. No solid waste disposal is proposed.
7. Adherence to erosion and sediment control requirements will be met to protect wildlife
habitat in and along the river. Grass lawn or mulch will stabilize the bare ground. Existing
vegetation will be supplemented with formal landscaping. Removal of blackberry bushes and
weeds may enhance wildlife habitat.
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Memorandum to the File
Shoreline Substantial Development Permit, L2000 -055
Vacating Maule Avenue, landscaping, parking, and signage
Page 5
8. Adherence to erosion and sediment control requirements will be met to protect landfill
perimeters and other landforms from erosion.
9. A land altering permit, and storm drainage permit will not be required. See attached memo,
dated April 12, 2001.
10. No dredging is proposed for this project.
11. No mining is proposed for this project.
12. No solid waste is proposed for this project.
13. Property acquired for public use will be compensated for under the Maule Avenue Street
vacation ordinance and conditions.
14. No landfills are proposed for this project.
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15. Four (4) cottonwood trees will be removed. One cottonwood tree is located in the river v N
environment. Three other cottonwood trees are located in the low- impact environment. Op �'.
Thirty-two (32) large shade trees will be planted to replace the habitat lost through the w w
removal of cottonwood trees. H U
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Most all parking will be located outside the river environment. A small portion of parking will be z. .
located in the river environment. This allowance was approved by the Director of the Department
of Community Development at the time the initial shoreline permit (number L93 -0062) was
approved in 1994. t
Impacts on the River Environment
All measures will be taken to protect plant and wildlife habitat in the river environment during
construction of the parking area and access point to the trail, according to the King County
Surface Water and Design manual. The City of Tukwila will plant and maintain all of the trees
along the riverbank adjacent to the Riverside Inn property. Fairway Center will plant trees and
other landscaping along the north side of the Fairway Center property. A Tree List is attached.
In the river environment, four cottonwood trees will be removed from the environment. They
will be replaced with thirty-two hardy shade trees. This will meet the tree replacement rate
requirements of 8 trees per cottonwood tree removed, as outlined in the landscape standards of
the Tukwila Municipal Code, Chapter 18.52. In addition, live groundcover or natural grass will
be used in relandscaping. No pumps, pipes, or other utilities are planned for in this proposal.
Signs will be added to direct foot traffic and vehicular traffic from Fairway Center to the
riverfront.
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Memorandum to the File
Shoreline Substantial Development Permit, L2000 -055
Vacating Maule Avenue, landscaping, parking, and signage
Page 6
Impacts on the Low Impact Environment
No structures are proposed for this development. The access path to the river trail will be
landscaped to meet the landscape standards in the Tukwila Municipal Code, which are
Impacts on the High Impact Environment
No structures are proposed for this development
IV. Consistency with Comprehensive Plan Policies
The following goals and policies of the Comprehensive Plan apply to this project. The project
meets all of the following:
Goal 5.6, Access and Recreation Use (policies 5.6.1, 5.6.3, 5.6.4, 5.6.6, 5.6.7); Goal 5.7,
Transportation within the Shoreline (policies 5.7.1, 5.7.3); Goal 5.9, Natural Environment and
Habitat Use (policies 5.9.1, 5.9.2); Goal 5.10, Water Quality, Surface Water, and Flood Control
Use (policies 5.10.1); Goal 5.11, Public Health, Welfare, and Safety (policies 5.11.1).
V. Conditions
The Fire Department will add post and guard rail, if necessary.
VI. SEPA
A Determination of Non - Significance (DNS) was approved by the Director of the Department of
Community Development on, March 22, 2001
VII. Recommendation
Staff recommends approval of this shoreline proposal.
exa :er ow - mau e avenue project
Page -1
From: Alexa Berlow
To: Keith Haines; Mike Alderson; Nancy Kennedy
Date: 10/27/00 12:23 P M
Subject: maule avenue project
i routed this project to each of you. please note the review deadline of November 3. this is next friday. if
you have any questions, i am at extension x -1673.
alexa berlow
dcd- planning
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■exa Berlow - mau e avenue sepa and`�'•�reline
From:
To:
Date:
Subject:
jill,
Alexa Berlow
Jill Mosqueda
10/27/00 2:44PM
maule avenue sepa and shoreline
jack told me you were looking for me yesterday, you want an update on the permit submittals. it is as
follows:
The routing deadline is November 3. This is a second routing round. If reviews come back without further
comments, then I can process the SEPA within about a week. The shoreline approval recommendation
would be prepared after that. rd like to give that another week, at minimum, again, assuming that there
are no other comments.
If you have any other questions, call me at ext. 1673 or e-mail me.
- alexa.
Page 1
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city of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
October 23, 2000
Connie Blumen
King County Parks Department
Luther Burbank Park
2040 84th Avenue SE
Mercer Island, WA 98040
RE: Landscape and Planting Information for
Maule Avenue Street Vacation and Riverside Inn/Public Trail/Fairway
Combined Parking
File Number L2000 -055
Dear Connie Blumen:
At your request, I have attached a copy of the site plan, planting plans, and a tree list for
the Maule Avenue Street Vacation and Riverside Inn/Public Trail/Fairway Combined
Parking project currently proposed for a shoreline substantial development permit. As I
indicated over the telephone, all of the work that is proposed is within the City of
Tukwila right -of -way and was approved in 1994 under Shoreline permit L93 -0062.
If you have any other questions about the materials that are enclosed, or about the scope
of the project, please call me at (206) 431 -3673.
Sincerely,
Alexa Berlow
Associate Planner
Enclosures
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
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Sheet TiIle
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HOIJCH BECK & BAIRD INC.
LANDSCAPE ARCHITECTURE
PLANNING k URBAN DESIGN
Approvals
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VINE MAPLE & WESTERN JIED CEDAR
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SEE SPECIFICATIONS
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InI(RE OUANUTTIC5 ARE NOT 910wT1 N nit PINK SC71000IE DIE CONTRACTOR •
SNAIL OE RESPONSIBLE TOR DET(RURING PLANT OLLWDTICS.
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TUKWILA .DUWAMISU GREEN RIVER TRAIL
Sh0el °111
DUWAMIGH /GREEN
RIVER TRAIL
• RIVERSIDE /
FAIRWAY'CENTER
HOUGH BECK & BAIRO INC.
LANDSCAPE ARCIORCIURE
PLANNING k URBAN DESIGN
Approvals
97°1/7
Number
OOIe DAY 17 1991
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Check ,11
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COMMUNITY
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TUKWILA DUWAMISH GREEN RIVER TRAIL
S'1ed TR'
PROFILE S
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HOUGH BECK Sr BAIRD INC.
U
PLANNING URBAN DESIGN
APProvola
b 220_
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Date 2t2/34
Drawn
Cheek F.L. tI. /C.N.D.
R"Iiirritki
Shed Number
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Div vrarllY
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W1ITUre In C. 31 trr
Shoreline Permit
Tree List
Maule Avenue Street Vacation and
Riverside Inn /Public Trail /Fairway Combined Parking
Table 1. Vegetation for proposed enhancement planting.
Zone A. Selected riparian vegetation.*
Common Name Scientific Name
Trees:
Western Hemlock
Sitka Spruce
Westem Red Cedar
`/Red Alder •
Bi jt'eaf Maple
VB1ack Cottonwood
White Birch
Bitter Cherry
Pacific Crab Apple
Oregon Ash
Pacific Dogwood
Tsuga heterophylla
Picea sitchensis
Thuja plicata
Alnus rubra
Acer macrophyllum
Populus balsamifera ssp. trichocarpa
Betula papyrifera
Prunus enarginata
Malus fusca
Fraxinus latifolia
Cornus nuttalli
Zone B. Selected streamside vegetation.
Common Name Scientific Name
Shrubs:
Highbush Cranberry
Red Elderberry
Sitka Mountain Ash
Salmonberry
California Wax Myrtle
/Pacific Willow
Red'Osier Dogwood
Vine Maple
Fern:
Deer Fern
Sword Fern
Lady Fern
Horsetails:
Giant Horsetail
Iridaceae:
Blue Eyed Grass
Golden Eyed Grass
Wild Flag
Saxifragaceae:
Red Stemmed Saxifrage
Piggyback Plant
Viburnum edule
Sambucus racemosa
Sorbus sitchensis
Rubus spectabilis
Myrica californica
Salix lucida ssp. lasiandra
Cornus stolonifera
Acer circinatum
Blechnum spicant
Polystichum munitum
Athyrium ftlix femina
Equisetum telmatiea
Sisyrinchium idahoence
Sisyrinchium califonicum
Iris setosa
Saxifraga lyallii
Tolmiea menziesii
Seasonality
Coniferous
Coniferous
Coniferous
Deciduous
Deciduous
Deciduous
Deciduous
Deciduous
Deciduous
Deciduous
Deciduous
Seasonality
9
Deciduous
Deciduous
Deciduous
Evergreen
Deciduous
Deciduous
Deciduous
Evergreen
Evergreen
9
9
Perennial
Perennial
Perennial
Perennial
Perennial
A exa Bar ow -Trees at the Riversi • e.;
Page
From: Ryan Partee
To: Jill Mosqueda
Date: 10/10/00 3:01 PM
Subject: Trees at the Riverside....
Jill,
In thinking further about the trees to removed at that site, we should look at what it would take to keep
t iem. In talking it over with Larson, and Schulz, we took the approach to this project as if it wasn't ours.
How would we react to 4 mature trees being removed from within the 200 ft management zone? I don't
think that we'd allow it. Especially since they are on the top of the riverbank and do provide direct shade
to the river during certain times of the day. Removal of the trees when we can construct around and
preserve them is not along the lines of habitat conservation. These trees are with an area that has been
designated as "Critical Habitat" for chinook salmon by the National Marine Fisheries Service. Despite
w at�l may have toldyou re arg ding these trees in the past, it is now apparent that they should remain
stars m I t ere is an issue about falling limbs and such, new parking lot construction should take place
out • a of wher s could fall and stike vehicles. Ir addition, if the ou
area arnd the trees had a 25l—
buffer and was not paved, we co 'increase the - number of plantings at the site. We should also look at
providing some access to the river in the form of a small foot path. If we don't, people will make one of
theff•'own. If plan for and accommodate this use, we can control it's location.
There is also Mater issue)at this site. It appears that stormwater currently leaves the site and
heads to the river o ways. a stormwater outfall pipe (24 inch culvert), and 2: surface runoff spilling
over the bank. Has the issue of stormwater detention and treatment been looked at in detail? Again, for
ESA, and for our gain for the eventual NPDES requirements, we probably should have an oil /water
separator on site and perhaps a bioswale prior tow_ater entering the river. Detention should probably also
beTooked at as this site_is not within the area of the river where direct discharge is allowed. I know that
this is the existing condition, this is our opportunity to correct it.
I would be happy to assist you further with project. Please let me, Ryan, and Gary know what else we can
do.
Thanks, Ryan P.
CC: Gary Schulz; Ryan Larson
WirtqOi .htyrg oaot . eforocaNtotr air envgPSkVK�'+ cr ............a,..k,
TITLE 18 — ZONING
18.10.060 Basic development standards.
Development within the LDR district shall conform
to the following listed and referenced standards:
LDR BASIC DEVELOPMENT STANDARDS
Lot area, minimum
6,500 sq. ft.
Average lot width (min. 20 ft. street
frontage width), minimum
50 feet
Floor area ratio for all structures
50% maximum
Setbacks to yards (minimum):
• Front, 1st floor
20 feet
• Front, 2nd door
30 feet
• Front. decks or porches
15 feet
• Second front, 1st floor
10 feet
• Second front, 2nd floor
15 feet
• Sides
5 feet
• Rear
10 feet
Height, maximum
30 feet
Off - street parking:
• Residential
2 per dwelling unit
• Accessory dwelling unit
See Accessory
Use section of this
chapter
• Other uses
See TMC 18.56,
Off - street
Parking/Loading
Regulations
(Ord.
1758 §1(part), 1995)
Chapter 18.12
MEDIUM DENSITY RESIDENTIAL
(MDR) DISTRICT
Sections:
18.12.010 Purpose.
18.12.020 Permitted uses.
18.12.030 Accessory uses.
18.12.040 Conditional uses.
18.12.050 Unclassified uses.
18.12.060 Design review.
18.12.070 Basic development standards.
18.12.010 Purpose.
A. This district implements the Medium Density
Residential Comprehensive Plan designation, which
allows up to 14.5 dwelling units per net acre. It is
intended to provide areas for family and group residen-
tial uses, and serves as an alternative to lower density
family residential housing and more intensively
developed group residential housing and related uses.
Through the following standards this district provides
medium - density housing designed to provide:
1. Individual entries and transition from
public and communal areas to private areas;
2. Building projections, level changes and so
forth to effectively define areas for a variety of outdoor
functions as well as privacy; and
3. Landscaping and open space to serve as
extension of living areas.
B. Certain MDR properties are identified as Com-
mercial Redevelopment Areas (see Figures 18 -10 or 18-
9) to encourage aggregation with commercial properties
that front on Tukwila International Boulevard. Aggrega-
tion and commercial redevelopment of these sites
would implement the Pacific Highway Revitalization
Plan and provide opportunities to redefine and create
more uniform borders between the commercial
corridor and adjacent residential neighborhoods.
(Ord. 1865 58, 1999; Ord. 1758 §1(part), 1995)
18.12.020 Permitted uses.
A. The following uses are permitted outright
within the Medium Density district, subject to
compliance with all other applicable requirements of
the Tukwila Municipal Code:
1. Dwelling - One detached single- family unit
per lot (includes factory -built or modular home that
meets UBC).
2. Dwelling - Multi- family duplex, triplex, or
fourplex units.
3. Animal veterinary, including associated
temporary indoor boarding; access to an arterial
required.
4. Day care centers.
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A exa Ber ow - w• : Trees at t
a
e 13iversi..
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From: Jill Mosqueda
To: Alexa Berlow
Date: 10/10/00 3:07PM
Subject: Fwd: Trees at the Riverside....
This is an e-mail from ryan partee following a site visit we did at the riverside today. if these guys decide
to keep the trees, what does that do to the sepa and shoreline applications?
Jill Mosqueda
1
Page 1
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Alexa Ber -low -'Re: mau a avenue -. .�
From: Jill Mosqueda
To: Alexa Berlow
Date: 10/4/00 12:52PM
Subject: Re: maule avenue
Does planning have a Maule Ave street vacation file. anne siengenthaler did work on this project. ask
carol lumb about it.
»> Alexa Berlow 10/04/00 12:25PM »>
jill,
can you pass along information about the history of this project, such as why the project is being
proposed? any other background information like this that you might have, that was not included in the
application packet, would also be helpful.
fyi - I was assigned to this project because I am managing the land use permits that will possibly occupy
some of the land in this area. otherwise, i have had no knowledge about its occurance until i received it
from you.
thanks.
alexa.
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CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
AFFIDAVIT OF STALLATIOti AND POSTING
OF PUBLIC -F'ORMATION SIGH (S)
State of Washington
County of King
City of Tukwila
I 1 ` M0 5 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 O`i. ' Lr• Dv the Public Notice Board(s) in accordance with Section 18.104.110
and other applicable guidelines were posted on the property located at /'yam
so as to be clearly seen from each right -of -way providing primary vehicular access to the property for
application file number c. 'Av.00-r�ss-
Affiadt (Applicant Signature)
SUBSCRIBED AND SWORN to before me this �f day of Oe- 6-4 -.94)°d
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NOTARY PUBLIC in and for the State of Washington
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NOTICE OF APPLICATION
DATE: September 20, 2000
The following applications have been submitted to the City of Tukwila Department of Community
Development for review and decision.
APPLICANT: BBN Trust, Fairway Center, and the City of Tukwila (Contact is Jim
Morrow, Public Works Director)
LOCATION: 14050 Interurban Avenue South
FILE NUMBER: L2000 -055 (Shoreline Substantial Development Permit)
PROPOSAL: To vacate Manic Avenue from S. 141' Street to S. 1415' place, and S.141'
Sheet and S. 140 "' Place from Interurban Avenue South to the West Bank of
the Duwamish River. Work would include paving, striping, and signing the
parking area, and installing landscaping along the Duwamish River and
along the north side of Fairway Center along the pedestrian trail.
OTHER REQUIRED
LAND USE PERMITS: SEPA (State Environmental Policy Review)
File Number E2000 -017
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 ivriting to the
Department of Community Development by 5:00 p.m. on Tuesday, October 4, 2000. For information on
the date and time of the public.hearing, please contact the Department at (206) 431 -3670. If you cannot submit
comments in writing by the cutoff date indicated above, you may still appear at the hearing and give your
comments on the proposal before the Planning Commission, For the date of this meeting or for other questions
about this proposal contact, Alexa Berlow, Planner -in- charge of this file. Anyone who submits written
comments will become parties of record and will be notified of any decision on this project.
APPEALS
You may request a copy of any decision by the Planning Commission on a project or obtain information on your
appeal rights by contacting the Department of Community Development at 431 -3670. A decision from the
Planning Commission may be appealed to the City Council.
DATE OF APPLICATION: August 22, 2000
NOTICE OF COMPLETE APPLICATION: September 20, 2000
NOTICE OF APPLICATION POSTED: September 14, 2000
2 6 2000
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City of Tukwila
ei
Steven M Mullet, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
September 15, 2000
To: Jill Mosqueda
Associate Engineer
(On Behalf of: Jim Morrow, P.E. Director)
Department of Public Works
Fr: Alexa Berlow
Associate Planner
Planning Division
RE: NOTICE OF COMPLETE APPLICATION
Vacating Maule Avenue
Shoreline Substantial Development Permit (L2000 -055)
SEPA Checklist (E2000 -017)
Dear Jill:
Your application, on behalf of BBN Trust, Fairway Center, and the City of Tukwila, to vacate and
redevelop Maule Avenue, an area included in S. 141st Street to S. 141st Place and S. 141st Street and S.
140th Place, from Interurban Avenue South to the West Bank of the Duwamish River, has been found
complete on September 14, 2000 for the purposes of meeting state mandated time requirements. The
applications have been assigned to me for review and processing.
Please make arrangements to have a notice board installed on the project site. A laminated copy of the
Notice of Application and a site plan are attached. Please post these on the notice board according to the
instructions in the handout. After installing the sign with the laminated notice, sign, date, and return the
Affidavit of Posting to me. The affidavit needs to be signed and dated after the notice board and laminated
notices are installed.
This determination of complete application does not preclude our ability to require that you submit
additional plans or information, if in our estimation such information is necessary to ensure the project
meets the substantive requirements of the City or to complete the review process. The substantive review
phase is two weeks. Please feel free to speak to me sooner if you need. My extension is X -1673.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
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MEMORANDUM
September 13 , 2000
TO: Jill Mosqueda
Department of Public Works
FR: Alexa Berlow
Planning Division
RE: Maule Avenue Vacating the Street
Shoreline Substantial Development Permit (L2000 -055)
SEPA Checklist (E2000 -017)
Comments on Completeness
I am reviewing your permit application and the SEPA checklist. There are a few more
items I need from you, in addition to the full set of plans.
Attached is a copy of the application checklists for each application. Please submit the
items listed in the far right box that are circled. Please submit the remaining items, or
contact me about any questions, by Friday, September 15th. If this is too soon, let me
know.
VdGG470v1
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C.Zocx� —6 C.
COMPLETE APPLICATION CHECKLIST
i
The materials listed below must be submitted with your application, unless specifically waived in writing by the
Public Works Department and the Department of Community Development. Please contact each Department if
you feel that certain items are not applicable to your project and should be waived, or should be submitted at a
later date for use at the Public Hearing (e.g., revised colored renderings). Application review will not begin until
it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED.
The initial application materials allow starting project review and vesting the applicant's rights. However, they
in no way limit the City's ability to require additional information as needed to establish consistency with
development standards.
City staff are available to answer questions about application materials at 206 - 431 -3670 (Department of
Community Development) and 206 - 433 -0179 (Department of Public Works).
COMPLETE APPLICATION CHECKLIST TABLE
Information Required May :be waived in Unusual I
Information. O
Office Use. Only
APPLICATION FORMS:
1. Application Checklist one (1) copy, indicating items -
-� u
L vVx i
2. Complete Application Packet eight (8) copies and one
set of PMT's reduced to 81/2" to 11" of all plans. (See ,
,. �II --�__ __ x/ P
3. Application Fee ($550).
4. SEPA Environmental Checklist eight (8) copies a
.faefe5j.
PUBLIC NOTICE MATERIALS:
King County Assessor's map(s) which shows the
location of each property within 500 feet of the subject *
* P
P s (\) e
2
6. Two sets of mailing labels for all property owners +
+l
6,5i. and tenants (residents or businesses) within 500 feet of y
y J r t
7. A 4' x 4' Public Notice board will be required on -site
within 14 days of the Department determining that a 1
1 i
PROPERTY INFORMATION:
i8. Vicinity Map with site location.
/ ✓
GAAPPHANLANDUSE .APP\SHORLINE.DOC, 09/29/99
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atiOiaRequired. May bemaived in unusual.
Information
. ', Waived -
PbWk /Ping
Office Use Chily::::. '.‘ :, • . .:
'Comments & ConditiOns.:,,,
. - . ,. '' . :. :,,,- :,:".;, '', ....• ..,,..
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cas'es'40Pon:0i?prpycd of4oth Polk works and Planning '
7 .. ' .,,. !' :. ... , , ::' ..'. -
10. Title Report: Clearly establish status as legal lot(s) of
record, ownership, all known easements and
encumbrances.
\A
11. Lot lines for 300 ft. from the site's property lines
including right-of-ways.
s- tIA-A,. if",
' •
PROJECT DESCRIPTION AND ANALYSIS:
0 A written discussion of project consistency with each
- decision criteria. (See Application)
dliX4•45
SITE PLANS:
13. One set of all plans and analyses shall be stamped by a
/ licensed professional surveyor, architect or engineer,
and have an original signature. Additional copies of
the signed set may be submitted to satisfy the total
number of copies required. Revisions shall satisfy
this criteria.
-
h e ed ru I 1 c19, 4.
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- 1 ivy
14. A boundary and topographic survey (2 ft. contours
including a minimum 20 ft. beyond the property line)
with all structures, improvements, easements,
encumbrances and right-of-way width/infrastructure.
Elevations shall be City of Tukwila datum (NGV
1929 datum for 100 year flood elevation with
equation to City of Tukwila datum). This shall be
stamped by the surveyor.
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15. Location of all sensitive areas (e.g., streams, wetlands,
slopes over 20%, coal mine areas and important
geological and archaeological sites.). Provide
sensitive area studies as needed per TMC 18.45. Also
show trees over 4" caliper, indicating those to be
retained. All proposed sensitive area and tree
protection measures shall be shown.
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16. 100 yr. flood plain boundary and elevation as shown
on FEMA maps.
X
17. Proposed lot lines (solid), existing lot lines (dashed).
18. Building footprint with salient changes in elevation,
site improvements with sufficient dimensions to be
accurately described and located (e.g., building square
footage keyed to parking standards, driveways,
firelanes, parking layout, loading and service areas,
landscape areas, rockeries/retaining walls, fences,
pedestrian and recreation features, building and site
lighting, mechanical units (with screening integrated
with building design), and any street furniture.
19. Fire access lanes and turn-arounds to be per Fire
Department standards.
20. Impervious surface coverage (maximum PRD is 50%,
per TMC 18.46.060).
X
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21. For MDR and HDR zones, provide development area
coverage (Max. 50%).
X
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GAAPPHAMLANDUSE.APPNSHORLINE.DOC. 09/07/99
'7
11#9,r,Matio*ReqUired:,. May be waived in unusual : .
ciiii.4:iifiaiiiiiilarcifbeth Public Works and Planning ' .•
, . of both „ .
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, Information: ..
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:Office Use.Only . • ..:, •
'. Comments & Conditions.
SITE PLANS FOR SHORELINE PROJECTS:
35. Existing top of bank, landward catch point of levee,
riverbank toe, mean high water mark and base flood
elevation (i.e., the 100 year flood).
2
36. For work riverward of the MHWM: Distance work
extends into the river and distance to Federal projects
and navigation channels.
)(
37. Limits of the 40-4# River, 100' Low Impact and 200'
High Impact environments.
38. Location of shoreline cross-sections which are
required at least every 75 feet. See "Elevations " for
cross-section requirements.
)C
39. Dike/ riverbank maintenance easement (min. 30' from
the top of bank).
)(
40. Construction limit lines and areas of
clearing/grading/filling including volume and type of
fill or extracted material.
)(
ELEVATIONS
41. Building elevations: with dimensioned and scaleable
facades, features, accents, colors and materials. Colors
and materials shall be keyed to a Colors and Materials
board.
X
42. Colored elevations. .
,X
43. Models or a photomontage of the site at completion
and at three years, from the nearest downslope street.
)c
A model or photomontage is required for multi-
family developments over 6 units (TMC
18.60.040). A photomontage is required for
Planned Residential Developments.
44. A rendering is optional. If submitted, it must
accurately show the project and be from a realistic
perspective (e.g., 5.5 ft. height above the sidewalk).
CROSS-SECTIONS FOR SHORELINE PROJECTS
45. SHORELINE CROSS SECTIONS at maximum 75'
intervals along the shoreline showing:
• Existing and proposed elevations and improvements,
• Limits of the 40-50' River, 100' Low Impact and 200'
High Impact environments,
• The top of bank elevation, landward catch point of
levee, riverbank toe, mean high water mark and base
flood elevation (i.e., the 100 year flood), and
• Dike/ riverbank maintenance easement (min. 30' from
the top of bank).
X
46. For work riverward of the MHWM: Distance work
extends into the river and distance to Federal projects
and navigation channels.
X
GAAPPHAN \LANDUSE.APMSHORLINE.DOC, 12/10/99
11441 CIO 4 I
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SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT APPLICATION
MAULE AVENUE STREET VACATION AND
RIVERSIDE INN /PUBLIC TRAIL /FAIRWAY COMBINED PARKING
ENCLOSURES
a) Application
b) Application Checklist
c) Request for Exemption from Design Review
d) Request for Exemption from some Public Works requirements
e) Letter for Exemption Riverbank Stability Analysis
f) Notification Map
g) Summary
h) References
i) Project Description and History
j) Project Description and Analysis, Item 12
k) Vicinity Map
I) Tax assessor's map
m) Sensitive Areas map
n) Land Use Map
o) Duwamish /Green River Trail /Riverside /Fairway Center L -1
p) buwamish/Green River Trail /Riverside /Fairway Center L -2
q) buwamish/Green River Trail /Riverside /Fairway Center L -3
r) Tree List
RECEIVED
CITY OF TUKWILA
AUG 2 2 2000
PERMIT CENTER
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CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukplan @ci.tukwila.wa.us
APPLICATION
SHORELINE
RECEIVED
CIT" OF TUKWI IPPERMIT
AUG 2 2 2000
PERMIT CENTER
RECEIVED
CITY OF TUKWILA
. .••
PERMIT CENTER
FOR STAFF USE ONLY Sierra Type: P -SHORE
Planner:
File Number: L. ZDO-0
05 _S—
Application Complete (Date:
)
Project File Number:
Application Incomplete (Date:
)
Other File Numbers:
NAME OF PROJECT/DEVELOPMENT:
MAULE AVENUE STREET VACATION AND RIVERSIDE INN /PUBLIC TRAIL/FAIRWAY COMBINED PARKING
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision,
access street, and nearest intersection. LIST ALL 10 DIGIT PARCEL NUMBERS.
14050 INTERURBAN AVENUE SOUTH
PARCEL 336590 -1055
Quarter: SE Section: 14 Township: 23 Range: 4
(This information may be found on your tax statement.)
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards,
and
• is the primary contact with the City, to whom all notices and reports will be sent.
Name: City Of Tukwila
Jim Morrow, Public Works Director
Don Williams, Director of Parks and Recreation
Address: 6300 Southcenter Blvd., Tukwila, WA 98188
Phone: 206 -4'3 -0179
FAX :206- 431 -3665
Date: 9.21- C1C�
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COMPLETE APPLICATION CHECKLIST
The materials listed below must be submitted with your application, unless specifically waived in writing by the
Public Works Department and the Department of Community Development. Please contact each Department if
you feel that certain items are not applicable to your project and should be waived, or should be submitted at a
later date for use at the Public Hearing (e.g., revised colored renderings). Application review will not begin until
it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED.
The initial application materials allow starting project review and vesting the applicant's rights. However, they
in no way limit the City's ability to require additional information as needed to establish consistency with
development standards.
City staff are available to answer questions about application materials at 206 -431 -3670 (Department of
Community Development) and 206 - 433 -0179 (Department of Public Works).
COMPLETE APPLICATION CHECKLIST TABLE
'information'Required.. Maybe waived in unusual
cases, upon approval of both Public Works and Planning :
.... .. ,
Information
Waived
Pb Wk /Plng
Office Use Only
Comments & Conditions.
APPLICATION FORMS:
1. Application Checklist one (1) copy, indicating items
submitted with application.
2. Complete Application Packet eight (8) copies and one
set of PMT's reduced to 81/2" to 11" of all plans. (See
Project Description and Analysis, Site Plans and
Evaluations).
3. Application Fee ($550).
4. SEPA Environmental Checklist eight (8) copies ae
wree et9z5j.
PUBLIC NOTICE MATERIALS:
'S;`, King County Assessor's map(s) which shows the
of each property within 500 feet of the subject
lot.
-.�{` *
fit' �(
p s
6. Two (2) sets of mailing labels for all property owners
and tenants (residents or businesses) within 500 feet of
the subject property (Attachment A). (Note: Each unit
in multiple - family buildings, e.g. apartments, condos,
trailer parks- -must be included).
7. 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 (Attachment
B).
PROPERTY INFORMATION:
•
,-'8. Vicinity Map with site location.
/ 9. Surrounding Land Use Map for all existing land uses
within a 1,000 foot radius from the lot's property lines.
G A PPHANII. ANDUSE.APPNSHORLINE.DOC.09/19/99
1/
•
jitiforination-Required.. MaY bemaived in unusual
;qcises,!*ponapprayatofboth Public Works and Planning _
'':"-:•:•°!,.;;':',. ..''',';.: .:,;,:•.7.!,;-::•:::. " .'. .;:. ' . . • .. • • ' • - ' - .S- -
- Information:
`. Waived : ..:
Pb41k/ Ping
• OfficeUse Only -., .. ,..,::... .., . „:..,-.:..., ,..
,Comment S &Conditions:- ‘.• . 1..:' ' i.; ; ..- :. • .
10. Title Report: Clearly establish status as legal lot(s) of
record, ownership, all known easements and
encumbrances.
\A
11. Lot lines for 300 ft. from the site's property lines
including right-of-ways.
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PROJECT DESCRIPTION AND ANALYSIS:
CP A written discussion of project consistency with each
--- decision criteria. (See Application).ir
alltvas
SITE PLANS:
13. One set of all plans and analyses shall be stamped by a
/ licensed professional surveyor, architect or engineer,
and have an original signature. Additional copies of
the signed set may be submitted to satisfy the total
number of copies required. Revisions shall satisfy
this criteria.
14. A boundary and topographic survey (2 ft. contours
including a minimum 20 ft. beyond the property line)
with all structures, improvements, easements,
encumbrances and right-of-way width/infrastructure.
Elevations shall be City of Tukwila datum (NGV
1929 datum for 100 year flood elevation with
equation to City of Tukwila datum). This shall be
stamped by the surveyor.
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15. Location of all sensitive areas (e.g., streams, wetlands,
slopes over 20%, coal mine areas and important
geological and archaeological sites.). Provide
sensitive area studies as needed per TMC 18.45. Also
show trees over 4" caliper, indicating those to be
retained. All proposed sensitive area and tree
protection measures shall be shown.
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16. 100 yr. flood plain boundary and elevation as shown
on FEMA maps.
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17. Proposed lot lines (solid), existing lot lines (dashed).
18. Building footprint with salient changes in elevation,
site improvements with sufficient dimensions to be
accurately described and located (e.g., building square
footage keyed to parking standards, driveways,
firelanes, parking layout, loading and service areas,
landscape areas, rockeries/retaining walls, fences,
pedestrian and recreation features, building and site
lighting, mechanical units (with screening integrated
with building design), and any street furniture.
19. Fire access lanes and turn-arounds to be per Fire
Department standards.
20. Impervious surface coverage (maximum PRD is 50%,
per TMC 18.46.060).
X
21. For MDR and HDR zones, provide development area
coverage (Max. 50%).
X
--■1(
GAAPPHAN \LANDUSE.APP\SHORLINE.DOC, 09/07/99
jiiniittiOiateqUired.:,.Mciy be waived in unusual
4eilsel;:itpoiqipprcii,61:;ofbothl*blic:Tforki and Planning • :-..
..... :,-,:..,...,:, -. ---.,,..., - - . ,. .‘ : • .• • .
: Information •
,•: : :Waived ."..
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Comments & Conditions.' . • ,
• - • -,
SITE PLANS FOR SHORELINE PROJECTS:
35. Existing top of bank, landward catch point of levee,
riverbank toe, mean high water mark and base flood
elevation (i.e., the 100 year flood).
36. For work riverward of the MHWM: Distance work
extends into the river and distance to Federal projects
and navigation channels.
37. Limits of the 40-40 River, 100' Low Impact and 200'
High Impact environments.
38. Location of shoreline cross-sections which are
required at least every 75 feet. See "Elevations " for
cross-section requirements.
..IC
39. Dike/ riverbank maintenance easement (min. 30' from
the top of bank).
)e.
40. Construction limit lines and areas of
clearing/grading/filling including volume and type of
fill or extracted material.
ELEVATIONS
41. Building elevations: with dimensioned and scaleable
facades, features, accents, colors and materials. Colors
and materials shall be keyed to a Colors and Materials
board.
42. Colored elevations. • .
43. Models or a photomontage of the site at completion
and at three years, from the nearest downslope street.
)c
A model or photomontage is required for multi-
family developments over 6 units (TMC
18.60.040). A photomontage is required for
Planned Residential Developments.
44. A rendering is optional. If submitted, it must
accurately show the project and be from a realistic
perspective (e.g., 5.5 ft height above the sidewalk).
CROSS-SECTIONS FOR SHORELINE PROJECTS
45. SHORELINE CROSS SECTIONS at maximum 75'
intervals along the shoreline showing:
• Existing and proposed elevations and improvements,
• Limits of the 40-50' River, 100' Low Impact and 200'
High Impact environments,
• The top of bank elevation, landward catch point of
levee, riverbank toe, mean high water mark and base
flood elevation (i.e., the 100 year flood), and
• Dike/ riverbank maintenance easement (min. 30' from
the top of bank).
46. For work riverward of the MHWM: Distance work
extends into the river and distance to Federal projects
and navigation channels.
X
G:\APPHATALANDUSEAPIASHORLINE.DOC. 12/10/99
Fs
Steven M. Mullet, Mayor
Department of Public Works James F. Morrow, P.E., Director
January 3, 2000
Steve Lancaster
Director
Department of Community Development
Subject: Maule Ave. Street Vacation and
Riverside Inn /Public Trail /Fairway Combined Parking
The City of Tukwila Public Works Department is requesting exemption from the
Design Review requirement for the above project. All of the work related to this
project is spelled out in Ordinance 1703 and its attached Agreement. Part of this
work was completed in 1994.
In 1999, the City applied for a Shoreline Permit to complete the City's part of the
work described in Ordinance 1703. The City's scope of work includes planting trees
and installing ground cover along the riverbank and along the public footpath /bike
trail. All of this work is within the City of Tukwila right -of -way and was approved
in 1994 under Shoreline Permit #L99 -0062. Therefore, the City requests
exemption from the Design Review requirements.
Sincerely,
trm s�
Jim Morrow, P. E.
Public Works Director
LJM:ad
(P.dwa \chug, rn wragwit)
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -433 -0179 • Fax: 206- 431 -3665
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City of Tukwila
Steven M. Mullet, Mayor
Department of Public Works James F. Morrow, P.E., Director
Steve Lancaster
Director
Department of Community Development
February 18, 2000
Subject: Maule Avenue Street vacation and
Riverside Inn /Public Trail /Fairway Combined Parking
The City Of Tukwila Public Works Department is requesting exemption from
certain requirements on the Shoreline Permit application. All of the work
related to this project is spelled out in Ordinance 1702 and its attached
Agreement. Part of this work spelled out in the ordinance was completed in
1994.
In 1994, the City applied for a Shoreline Permit to cover the remaining work
described in Ordinance 1702. The scope of work for the current Shoreline
Permit includes planting trees and installing ground cover along the
riverbank, installing landscaping along the public footpath /bike trail, some
tree removal and completing the paving of the Riverside Inn parking lot. All
of this work was approved in 1994 under Shoreline Permit #L99 -0062. The
area is essentially flat and only tree planting will occur within the 40' zone.
The City requests exemption from the following Shoreline Permit
requirements:
Item 14 Boundary and topographic survey. The site is flat and only
planting will occur along the riverbank.
Item 24 Storm Drainage. The scope of work does not include storm
drainage.
Q /Pro jects /Maule avenue street vacation /Exemption from shore perm require
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 433 -0179 • Fax: 206 - 431 -3665
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Shoreline Permit
02.07.2000
Page 2
Item 25 Level 1 Downstream. No longer applies. The work does not
trigger Drainage Review under 1998 King County Surface Water Design
Manual. The land altering application will include an erosion prevention and
sediment control plan.
Item 27 Schematic road design. The scope of work does not include road
design.
Item 28 Geotechnical analysis and riverbank stability analysis. The scope
of work does not include structures or riverbank disturbance, except for
planting some trees of at least work 2 -1/2" caliper. None of the work will
unduly load the soils.
Item 32 Luminaire plan. The scope of work does not include lighting.
Sincerely,
�u S61Z��
Jim Morrow, P. E.
Director
Public Works
City Of Tukwila
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City of Tukwila
Steven M. Mullet, Mayor
Department of Public Works James R Morrow, P.E., Director
Steve Lancaster
Director
Department of Community Development
August 16, 2000
Subject: Maule Avenue Street Vacation and
Riverside Inn /Public Trail /Fairway Combined Parking
Letter for Exemption from Riverbank Stability Analysis
The City Of Tukwila Public Works Department is requesting exemption from
certain requirements on the Shoreline Permit application. All of the work
related to this project is spelled out in the Agreement for Exchange and
Use of Real Property recorded with King County in 1995.
In 1994, the City was issued a Shoreline Permit to cover the work described
in the Agreement. Some, but not all of the work permitted under L93 -0062
was completed and this permit has expired. The work remaining includes
planting trees and installing ground cover along the riverbank, installing
landscaping along the public footpath /bike trail, some tree removal and
completing the paving of the Riverside Inn parking lot. The work area is
essentially flat and only tree planting will occur within the 40' zone.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 433 -0179 • Fax: 206 - 431 -3665
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Shoreline Permit
08.16.2000
Page 2
The City requests exemption from the following Shoreline Permit
requirement:
Item 28 Geotechnical analysis and riverbank stability analysis.
Geotechnical Analysis
The scope of work does not include building structures, foundations or
excavations. The riverbank disturbance will involve digging 13 three foot'
diameter holes, three feet deep, distributed over approximately 150' of
bank. That is about 1 hole every 12 feet. None of the work will unduly Toad
the soils. The only disturbance expected is some possible erosion /sediment
transfer during installation. The tree installation plan will include erosion
prevention and sediment control.
Riverbank Stability Analysis
A riverbank stability analysis is required when there is
construction /reconstruction of a dike /levee. The riverbank at this location
is not a dike or a levee and the tree planting will not entail any
construction /reconstruction of a dike /levee. Therefore, the analysis is not
required. (TMC 16.52.0.0A.2.a.)
Sincerely,
rst
Jim Mor/ow, P. E.
Director
Public Works
City Of Tukwila
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PERMIT
Maule Avenue Street Vacation and
Riverside Inn/Fairway Center/Public Trail Combined Parking
500 Notification Area
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SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT APPLICATION
MAULE AVENUE STREET VACATION AND
RIVERSIDE INN /PUBLIC TRAIL/FAIRWAY COMBINED PARKING
SUMMARY
A Shoreline Permit is required to meet conditions for vacation of Maule
Avenue from South 141' Street to South 141st Place and South 141st Place
from Interurban Avenue South to the west bank of the Duwamish River.
Work within the shoreline includes: 1) construction of combined parking for
public footpath /bike trail access and the Riverside Inn and the Fairway
Office building to the south of Riverside Inn and 2) installation of
landscaping along the Duwamish riverbank and along the public footpath /bike
trail.
APPLICANT
City of Tukwila
Jim Morrow, Director, Public Works Department
Bruce Fletcher, Director, Parks and Recreation
REFERENCES
(a) Ordinances 1702 and 1703 and attached Agreement
(b) City of Tukwila Information Paper, April 19, 1994
(c) Shoreline Substantial Development Permit Application (L93-
0062), received August 03, 1993
(d) Shoreline Management Substantial Development Permit (L93-
0062), issued 12/12/1994
(e) Shoreline Substantial Development Permit Conditions (L93-
0062), December 9, 1994
(f) Shoreline Substantial Development Permit (L93 -0062) Findings
and Conclusions, December 12, 1994
(g) General Shoreline Regulations (TMC 18.44.110)
(h) Tree Regulations (TMC 18.54)
Q:/projects/Maule avenue street vacation /riverside /shoreline permit application
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PAGE 2
SHORELINE PERMIT
MAULE AVENUE VACATION
PROJECT DESCRIPTION AND HISTORY
In 1994 the City approved Ordinances 1702 and 1703 and attached
Agreement which cover the Maule Avenue street vacation from 5. 141St
Street to 5. 141st Place, the vacation of 5. 141st Street and the vacation of
5. 140th Place from Interurban Avenue South to the west bank of the
buwamish River. Conditions listed in the Agreement which were not
completed include paving, striping and signing the parking area, landscaping
along the buwamish River and along the north side of Fairway Center (along
the pedestrian trail). The Shoreline Substantial Development Permit (L93-
0062), issued in 1994 to cover this work, expired in 1997. In order to
complete the Agreement conditions, the City is applying for a new shoreline
permit to cover all the remaining work. BBN Trust, Fairway Center and the
City share responsibility for completing the remaining work.
This current application applies to the following work within the shoreline
that remains to be completed. Since the original Shoreline Permit, City code
changed. The landscaping plan now includes tree replacement at the rate of
8 trees for every tree cottonwood removed.
• Removal of four cottonwoods and replanting with 32 trees.
The City will plant and maintain all of the trees along the riverbank
abutting the Riverside Inn property and the property to the east
of Fairway and the trail. The trees will be red cedars and a mix of
other trees highlighted on the enclosed Tree List. The trees will
be at least 2 2" caliper and will be planted 30' on center as the
area allows.
Fairway Center will plant trees and other landscaping along the
north side of the Fairway Center property. The trees will be a mix
of any of the 6 trees highlighted on the enclosed Tree List. The
trees will be at least 2 2" caliper and will be planted 30' on center,
as the area allows.
Q: /projects /Maule avenue street vacation /riverside /shoreline permit application
PAGE 3
SHORELINE PERMIT
MAULE AVENUE VACATION
• Adding paving and striping at the Riverside Inn. A portion of the
proposed parking area intrudes into the 40' river environment. In
1994, the DCD Director, for permit L93 -0062, waived code
requirement to allow a small paving area within the river
environment.
• Installation of signs, by the City, for the public footpath /bike trail
access, combined parking area and identified parking stalls for
trail users
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PROJECT DESCRIPTION AND ANALYSIS z
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Item 12. Project Consistency with each Decision Criteria (TMC 18.44.110)
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1. Use conforms to underlying zone district: 0
underlying zone district is Commercial /Light Industrial. Existing uses _ - 0
within the project area include the Riverside Inn, a restaurant; Fairway o.
Center, an office building; and a public footpath /bike trail. The project w c
proposes expanding current parking for Riverside Inn and creating combined F
parking for the Riverside, the river trail and Fairway Center. All parking will z
be paved and striped according to the Zoning Code and other City of Tukwila
standards.
2. Use conforms to the Shoreline Master Program and the Shoreline Act
and regulations:
Use inside the River Environment consists of parking and public footpath and
bike trail. There is additional paved area proposed inside the river
environment. In 1994, the DCD Director, under permit L93 -0062, waived
code requirement to allow this small paving area. (Reference f, page 1)
Use inside the low- impact environment consists of public footpath /bike trail
and parking. The parking will be screened from the river by large, hardy
trees.
Q: /projects /Maule avenue street vacation /riverside /shoreline permit application
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PAGE 4
SHORELINE PERMIT
MAULE AVENUE VACATION
3. No structures or accessory facilities over the river:
This project proposes no structures.
4. Disruption of existing trees or vegetation within river environment:
One cottonwood within the river environment will be removed and three
cottonwoods will be removed within the low- impact environment. Thirty -two
large, hardy shade trees from the enclosed Tree List will be planted to
replace the habitat lost through removal of the four cottonwoods.
5. Effluent discharge into the Green River:
This project proposes no effluent discharge.
6. Compliance with State and Federal water quality regulations:
No surface water runoff from the parking areas flow toward the river. In
addition, all requirements in the 1998 King County Surface Water Design
Manual will be met. Requirements in the manual which may apply include
surface water runoff control and treatment. At a minimum, erosion
prevention and sediment control requirements in the manual do apply.
7. Protection of wildlife habitat in and along the river:
Strict adherence to erosion prevention and sediment control requirements in
the 1998 King County Surface Water Design Manual. Final stabilization of
bare ground by grass lawn or mulch.
Existing vegetation will be supplemented with formal landscaping. Removal
of blackberry bushes and weeds may enhance wildlife habitat.
8. Protect landfill perimeters and other Iandforms from erosion:
Strict adherence to erosion prevention and sediment control requirements in
the 1998 King County Surface Water Design Manual.
Q: /projects /Maule avenue street vacation /riverside /shoreline permit application
�nW: tk a�ir�.csrtsis�rb��.
PAGE 5
SHORELINE PERMIT
MAULE AVENUE VACATION
9. Obtain necessary Federal, State, County or Municipal permits:
Additional permits include kind altering and storm drainage from the City of
Tukwila.
10. Dredging is prohibited except for navigational purposes or flood
control:
11. Mining is prohibited:
12. Solid waste disposal is prohibited:
This project does not propose any of the above (items 10 -12).
13. Acquisition of property for public use requires dedication or just
compensation to the owner:
Any property acquisition for public use will be compensated for under the
Maule Avenue street vacation ordinance and conditions. (Reference a.)
13. Landfilling in the river channel
This project does not propose the above.
15. Cottonwood tree removal subject to TMC 18.54.
One cottonwood located within the river environment may be removed. In
addition, 3 cottonwoods will be removed within the low- impact environment.
Thirty -two large, hardy shade trees will be planted to replace the habitat
lost through removal of the cottonwoods.
16. Applicable Goals and Policies from Tukwila Comprehensive Plan
Goal 5.6, policies 5.6.1, 5.6.3 -5.6.7
Goal 5.7, policies 5.7.1, 5.7.3
Goal 5.9, policies 5.9.1, 5.9.2
Goal 5.10, policy 5.10.1
Goal 5.11, policy 5.11.1
Q: /projects /Maule avenue street vacation /riverside /shoreline permit application
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HOUGH BECK & BAIRD INC.
LANDSCAPE ARCHITECTURE
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HOUGH DECK & DAIRD INC.
LANDSCAPE ARCHITECTURE
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Number g7DIC
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Tree List
Maule Avenue Street Vacation and
Riverside Inn /Public Trail /Fairway Combined Parking
Table 1. Vegetation for proposed enhancement planting. *
Zone A. Selected riparian vegetation.*
Common Name Scientific Name
Trees:
Western Hemlock
Sitka Spruce
Western Red Cedar
/Red Alder
v. Big Leaf Maple
�BIacic Cottonwood
White Birch
Bitter Cherry
Pacific Crab Apple
✓ Oregon Ash
Pacific Dogwood
Tsuga heterophylla
Picea sitchensis
Thuja plicata
Alnus rubra
Acer macrophyllum
Populus balsamifera ssp. trichocarpa
Betula papyrifera
Prunus enarginata
Malus fusca
Fraxinus latifolia
Cornus nuttalli
Zone B. Selected streamside vegetation.
Common Name Scientific Name
Shrubs:
Highbush Cranberry
Red Elderberry
Sitka Mountain Ash
Salmonberry
California Wax Myrtle
,/Pacific Willow
e/ Red;Osier Dogwood
Vine Maple
Fern:
Deer Fern
Sword Fern
Lady Fern
Horsetails:
Giant Horsetail
Iridaceae:
Blue Eyed Grass
Golden Eyed Grass
Wild Flag
Saxifragaceae:
Red Stemmed Saxifrage
Piggyback Plant
Viburnum edule
Sambucus racemosa
Sorbus sitchensis
Rubus spectabilis
Myrica californica
Salix lucida ssp. lasiandra
Cornus stolonifera
Acer circinatum
Blechnum spicant
Polystichum munitum
Athyrium filix femina
Equisetum telmatiea
Sisyrinchium idahoence
Sisyrinchium califonicum
Iris setosa
Saxifraga lyallii
Tolmiea menziesii
Seasonality
Coniferous
Coniferous
Coniferous
Deciduous
Deciduous
Deciduous
Deciduous
Deciduous
Deciduous
Deciduous
Deciduous
Seasonality
7
Deciduous
Deciduous
Deciduous
Evergreen
Deciduous
Deciduous
Deciduous
Evergreen
Evergreen
Perennial
Perennial
Perennial
Perennial
Perennial
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