HomeMy WebLinkAboutPermit L93-0019 - HOLLY RICHARD - BOUNDARY LINE ADJUSTMENTL93-0019 HOLLY BOUNDARY LINE ADJUSTMENT
boundary LINE ADJIJSTMENT/LOT' OLIDATION
CITY OF TUKWILA, WASHINGTON
FILE NO.
LE GAL DESCRIPTIONS
BEFORE THE ADJUSTMENT: . -7T Gt71.) 94' Va 7 Sao 3
50,eCrY/1-1A1'
AFTER THE ADJUSTMENT: — SJ •e- 71—C E LSJx'_(/ }'/U4,7
APPROVAL
Department of Community Development
Examined and ap • oved r
25 day.,.
,1
Dir • or, Dept. of Community Development
Dept. of Public Works:
Examined and a proved this
ZS day of ,19 q
irector, Dept. of Public Works
Return to:
Filed for record at the request of:
RECEIVED
APR 271994
NAME
COMMUNITY
FIEVELOEMENT
Dept. of Community Development
Planning Division
City of Tukwila
6300 Southcenter Boulevard
Tukwila, Washington 9818
Page of 1
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MAP
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Land Surveyor's Certificate:
This Boundary Line Adjustment /Lot Consolidation correctly
represents a survey* made by me or under my direction in
conformance with the requirements of appropriate State statute.
Name:
Date.
Certificate No. R E C
* A lot consolidation does not require a survey ofkill 2 71994
perimeter unless the lines are adjusted. Page of
Map on File in Vault
Direction:
Scale:
Stamp:
COMMUNi 3 Y
DEVE= OP &:s y - obi 9.
21�Vt9` 45:t!H2i7. "_+:l` ::7ww4ie•5%ri ^, .:.
' " AFFIDAVIT OF OWNERS h
DECLARATION:
Know all men by these presents that we; the undersigned, owner(s) in fee simple and/or contract
purchaser(s) of the land herein described do hereby make an application for a boundary line ad-
justment /lot consolidation thereof. The undersigned further declare that the attached map is the
graphic representation of said boundary' line adjustment /lot consolidation and the same is made
with the free consent and in accordance with the desire of the owner(s).
In witness whereof we have set our hands and seals.
Name:
Name: Name:
ame: __.
Name:
Name: Name:
ti
CAD STATE OF WASHINGTON
0 County of King
OOn this day personally appeared before me h it-it �" d L . H 0119
gad' to me known to be the individual described in and who executed the within and foregoing in-
strument, and acknowledge that h.2 signed the same as h 15 free and voluntary act and
deed, for the uses and purposes therein mentioned.
GIVEN under my hand and official seal this / day of Ja nn)cL rc.j ,19 9 s.
Notary Public in and for the State of Washington,
residing at
:.,STATE OF WASHINGTON
County of King
On this day personally appeared before me
to me known to be the individual described in and who executed the within and foregoing in-
strument, and acknowledge that signed the same as free and voluntary act and
deed, for the uses and purposes therein mentioned.
GIVEN under my hand and official seal this day of ,19
4.:. ;C a s,': r
AR 271994
COl\i:MUNI !"Y
Notary Public in and for the State of Washington,
residing at
Page
of __�—
1.1;13 — 00ler
•
t.
City of Tukwila John W Rants, Mayor
Department of Community Development Rick Beeler, Director
April 25, 1994
Mr. Richard Holly
Box 954
Seahurst, WA 98062
RE: Boundary Line Adjustment #L93- 0019 /APRD #L93 -0020
4216 South 152nd Street, Tukwila
Dear Mr. Holly:
The City has approved your revised applications for the above
Boundary Line Adjustment (BLA) and Administrative PRD.
As we discussed earlier, you will need to submit the approved BLA
to the King County .Department of Records for recording. The
recorded document must be returned to DCD in order for your BLA to
be considered completed.
Attached is 1) the original BLA and original mylar of the survey,
and 2) a copy of the BLA. Please submit all of these materials to
the County for recording. The County will keep the originals and
mylar. Have the County record (stamp) the copy, and return it to
Tukwila DCD as soon as possible. Once we receive this recorded
copy, your BLA is considered completed (otherwise, the County takes
approximately 4 -6 weeks to mail us the recorded document).
Please let me know if you have any questions on this (431- 3670).
5incerel
n Siegen Xialer
Associate Planner
cc: File
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
TO:
Tom', Keef e: via : Mike . Alders • n
FROM: Ann Siegenthaler, DCD
RE: FINAL APPROVAL:
M E M O R A N D U M
Ross Earnst via John Pierog
HOLLY BOUNDARY LINE ADJUSTMENT #L93 -0019
DATE: April 21, 1994
The Rick Holly Boundary Line Adjustment (4216 South 152nd) is ready
for final approval. All departments have previously reviewed the
project, and the applicant has made the appropriate revisions.
Attached is the final survey and supporting documents. Please
review these and indicate your approval. Tom Keefe may initial
approval below. Ross Earnst, please sign both Page 1 and survey,
map.
John, today Ross Earnst said he can approve this BLA on Monday
4/25, as he is getting right -of -way via separate documents. I need
to get Rick Beeler's signature on this by Tuesday 4/26. Please
return your approval by Tuesday 4/26/94.. Thanks.
cc: Jack Pace
RE:(- INED
APR 2 5 1994
DEVELOPMENT l'
City of Tukwila
John W Rants, Mayor
Department of Community Development Rick Beeler, Director
April 21, 1994
Mr. Richard Holly
Box 954
Seahurst, WA 98062
RE: Boundary Line Adjustment #L93- 0019 /APRD #L93 -0020
4216 South 152nd Street, Tukwila
Dear Mr. Holly:
The Department of Community Development has reviewed your recently
revised (3/28/94) survey for the above Boundary Line
Adjustment /Administrative PRD application. Some items previously
requested are not addressed. Below are the additional items which
need to be completed for approval of your application.
1. As I mentioned when you submitted the survey, we will
need to have the surveyor's original signature on the
survey. As your survey is larger than the specified
maximum of 8 -1/2 x 14 inches, please submit three copies
(at least 1 with original signature).
2. The Sensitive Areas Ordinance requires you to complete a
study by a geotechnical engineer (TMC 18.45.040(d)(1).
As I explained in my letter of 9/3/93, the geotech report
may be waived if you do the following:
a. Show a slope protection zone on your survey
map at 50 feet from the top of the slope,
labeled with: "Geotechnical report may be
required for development beyond slope
protection zone."
b. Alert future buyers to the possibility of
additional requirements with a note on the
survey map which states that "Future
development may require a geotechnical report
and additional setback from the slope prior to
issuance of building, land - altering or tree
removal permits."
These earlier - requested items must be noted on your
survey. Otherwise, you will need to complete a
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
;;
Mr. R. Holly
BLA, 4/21/94, Page 2
geotechnical report prior to approval of your
application.
Please complete the items listed above, and submit the requested
revisions to the Dept. of Community Development for our review.
When these conditions have been met, your application will be
forwarded to the Director of Community Development with a
recommendation for approval. Review by the Director requires
approximately one week. After the Director's decision, you will
need to submit the approved application to the King County
Department of Records for recording. The County will notify us
within approximately 4 -6 weeks of the recording number, at which
time the short subdivision is considered complete. You can shorten
this processing time by hand - carrying the recording number to DCD.
Please let me know if I can be of further assistance in resolving
any of these issues (431 - 3670).
Sincerely,
An Siege aler
Associate Planner
cc: John Pierog, Public Works
To: Ann Siegenthaler, Planning Division
From: John A. Pierog, PW Development Engineer
Date: April 7, 1994
Subject: Holly BLA and Administrative PRD
4216 South 152nd Street
Activity Nos. L93 -0019 and L93 -0020
Review Comments
I received the BLA plat for the above actions on March 31st. You
requested any additional comments we might have by today.
The individual lot descriptions should be changed to exclude the
west 15 feet for roads. A dedication of an additional five feet of
right -of -way is required along 42nd Avenue South. This will bring
the right -of -way half -width up to 30' which is in line with the
functional street classification ordinance. Since the City intends
to purchase Lot C, no additional dedication along South 152nd
Street is required.
The legal description for Lot A needs to be modified to include the
10' water line easement including bearings and distances for same.
If you have any questions concerning the above, please let me know.
JAP / j ap
cf: Development File
R
_iVE D
APR 7 1994
COMMUNITY
DEVELOPMENT
03/14/94
.. .
10:56 ..._ .,2065210257 _..�_._.Y _ C &�
R'
Cushman do Wakefield of Washington, Inc.
700 Fifth Avenue, Suite 2700
Seattle, WA 98104 -5027
Tel: (206) 682 -0666
Fax: (206) 521 -0298
March 10, 1994
Mr. Ric Holly
4216 S. 152nd
Tukwila, WA 98188 •
RE: PURCHASE & SALE AGREEMENT
Dear Ric:
J 002
CUSHVIAN at
wAitERELDe
Enclosed for your records is a fully executed original purchase and sale agreement We are pleased we
were able to assist you and the City reach agreement quickly.
Should you require any assistance in completing your obligations under the agreement, please let us
know.
Thank you for your cooperation with us.
Sincerely,
Robert R. Larsen, SIOR
Associate Director
RRL0394.7I6
RECEIVED
MAR 11994
COMMUNITY
DEVELOPMENT
03 %14 %aa 10:58 11`2065210257 C &{W
EXHIBIT A
The real estate purchase and sale agreement is subject to the following:
Item 1: Purchaser must identify the portion of Lot 18, 19 and 20 that it needs in order to build a water
quality treatment and detention area. Purchaser and seller must agree to the approximate
dimension by April 15, 1994. •
Item 2: Purchaser will review with Seller their design for water quality and detention area by April 15,
1994.
Item 3: Purchaser agrees to screen the Sellers property from the subject property with a tramline at
Purchasers expense. The subject tree line improvement will be completed within six months of
final completion of water quality treatment and detention area.
Items 4: Seller is in the process of a lot line adjustment with the City of Tukwila. This sale is subject to
having this lot line•adjustment completed on or before closing.
Item 5: Seller may refinance his property on or before May 15, 1994, but the failure of the Seller to
complete such refinance shall not affect the validity of this agreement or Seller's obligation
hereunder.
Item 6: Purchaser shall have 30 days from the date of execution of this agreement to inspect the
structures located on the subject property. Seller warrants there are no hazardous materials
stored or have been used in these structures as defined by State and Federal law. This
inspection must meet Purchaser's approval or this sale is null and void. Seller shall provide
access to these structures within 48 hours of either written or oral notification by Purchaser to
Seller for inspection. If Purchaser discovers concerns regarding their inspection, then
Purchaser shall have the right to hire consultants to investigate their findings and this
inspection period shall be extended an addition 30 days once Purchaser notifies Seller in
writing. If satisfied with the results of such inspections, Purchaser shall notify Seller in writing
that this condition has been met and waived by Purchaser.
Item 7: After closing, the Purchaser shall demolish the existing structure on the subject property at
their cost and expense unless Seller moves the structures pursuant to City ordinances at his
expense within 30 days of closing.
• Item 8: Seller shall donate approximately a five foot right -of -way along 42nd Avenue South., City of
Tukwila, King County, to Purchaser on or before closing.
Item 9: Purchaser will provide a Letter, stating that the property was under consideration for
condemnation proceeding. letter shall be delivered to the Seller by April 1, 1994.
GRD0394.710
03/14/94 10:57
%T206521025. ..,.. ._.._ „..,.. C &W jU05
13. Liquidated Damages. If title is insurable to the satisfaction of Purchaser in accordance with
Paragraph 2 above, and/or if all contingencies are satisfied or waived by the applicable party, and
Purchaser fails or refuses to complete this purchase, then because actual damages would be impractical
and difficult to ascertain, the Deposit shall be forfeited as liquidated damages unless Seller elects to
enforce this Agreement, and Purchaser shall pay any cancellation or escrow fees. The parties agree
that such forfeiture as damages shad be the sole and exclusive remedy of Seller.
14. Legal Counsel. Seller and Buyer each covenant and warrant that they have been advised by
Cushman & Wakefield of Washington, Inc., to obtain independent legal counsel before the execution
of this Agreement. By signature hereon, Seller and Purchaser hereby agtce that this Agreement is in
font and substance satisfactory to their counsel or that they have waived their right to have the
document reviewed by independent counsel and agree to hold Cushman & Wakefield of Washington,
Inc. harmless from liability as to the legal sufficiency, effect and tax consequence of this Agreement and
attachments,
15. Time, Time is of the essence of this Agreement
16. Agency Disclosure. At the signing of this Agreement Cushman & Wakefield represented
the City of Tukwila. Each party signing this document confirms that prior oral and/or written
disclosure of agency was provided to him/her in this transaction. The Seller is not responsible for any
fees paid to Cushman & Wakefield.
• AGREED TO AND ACCEPTED BY: .
PURCHASER:
SELLER:
la4 44314-6
Richard L. Holly
Address: 4216 South 152nd
Tukwila. Washington
03/14/94 10:57 4$2065210257 C &W
3. Conveyance of Title- Payment of Existing Contracts. Title shall be conveyed by Statutory
Warranty Deed free of encumbrances or defects except those noted in Paragraph 2.
4. amaligal. Taxes for the current year shall be prorated as of date of closing.
5. Possession Purchaser shall be entitled to possession on date of closing.
6. Condition of Property Zoning. Purchaser offers to purchase the property in its present
condition on an "as is" basis, except subject to Exhibit A, Item 6.
7. Time for Acceptance. Purchaser's offer is made subject to the acceptance of Seller on or
before twelve o'clock midnight on March 5, 1994. If Seller does not accept this Agreement without
modification within the time specified, this Agreement shall be null and the earnest money shall be
refiinded to Purchaser on demand.
• 8. Closing. The sale shall be closed in the office of Chicago Tide on or before June 1, 1994,
which shall be the termination date. Purchaser and Seller shall place with the closing agent all
instruments, documents and moneys necessary to complete the sale in accordance with this Agreement.
Escrow fees shall be paid one -half each by Suer and Purchaser. The closing date shall be extended if
the contingencies in Exhibit A are not resolved by closing In the event contingencies are not resolved
by August 1, 1994, this purchase and sale agreement is null and void, unless a further extention is
agreed to by both parties in writing. Both parties agree to close the sale of the property as soon as
possible.
9. Closing Date. For purposes of this Agreement, "date of closing" shall be construed as the
date upon which all appropriate documents are recorded and proceeds of this sale are available for
disbursement to Seller. Funds held in reserve accounts pursuant to escrow instructions shall be deemed
for purposes of this definition as available for disbursement to Seller whether credited to his account or
made payable in cash.
10. Entire Agreement. This Agreement supersedes any and all agreements between the parties
hereto regarding the subject property which are prior in time to this Agreement. Neither Purchaser,
Seller nor Agent shall be bound by any understanding, agreement, promise, representation or
stipulation, express or implied, not specified herein, except for information or other material supplied to
Agent by Purchaser or Seller.
11. pdenda. Any addendum attached hereto and either signed or initialed by the parties shall
be deemed a part hereof
12. Contingencies. (See Exhibit A) In the event any contingency to this Agreement has not
been eliminated or satisfied within the time limits and pursuant to the provisions herein, this Agreement
shall be deemed null and void, the escrow shall be 'canceled, and the Deposit shall be returned to
Purchaser less one -half the amount of any cancellation or csaow fees. Seiler agrees to pay the other
half.
GRD0394.71 0
004
RAU_
03/14/94 10:56 '2065210257
[6003
A C .FILE # D51%
DATE 3 - Y
REAL ESTATE PURCHASE AND SALE AGREEMENT
Tukwila, Washington
March 4, 1994
•
This contract controls the terms of sale of the property.
• Read carefully before signing.
City of Tukwila ( "Purchaser ") hereby agrees to purchase, and the undersigned Seller agrees to sell,
the following real estate located in the City of Tukwila, County of King, State of Washington,
commonly known as SW 80 feet of Lot 18, 19, and 20,. and legally described as: (The parties hereto
hereby authorize Cushman & Wakefield of Washington, Inc. ("Agent ") to insert the correct legal
description of the above- designated property if unavailable at time of signing or to correct the legal
description entered if erroneous or incomplete.
• TERMS OF SALE:
1. Purchase Price - Earnest Money Deposit. The purchase price is twenty -seven thousand
dollars (S 27,000.00) payable -as follows: two thousand seven hundred dollars ($2,700.00) as an
Earnest Money Deposit ('Deposit ") which sum is in the form of cash and which Deposit, together with
Agreement, shall be held by Agent in trust for the benefit of the parties hereto. The balance of the
purchase price shall be payable in all cash at closing.
2. Title Insurance. Seller shall furnish to Purchaser at Seller's expense that form of Purchaser's
Policy of Title Insurance as Purchaser may choose from the Title Insurer of Purchaser's choice. As
soon as reasonably possible following the opening of escrow, Purchaser shall be furnished with a
Preliminary Commitment for the issuance of such a policy of title insurance covering the subject
property, together with full copies of any Exceptions set forth therein. Title of Seller is to be free of all
encumbrances or defects.
Encumbrances to be discharged by Seller may be paid out of the purchase money at date of closing.
Purchaser shall have ten (10) days after receipt of said Preliminary Commitment within which to notify
Seller and Escrow in writing of Purchaser's disapproval of any Exceptions shown in said Preliminary
Commitment; provided, however, that rights reserved in federal patents or state deeds, building or use
restrictions general to the district (including but not limited to restrictions imposed by the Shoreline
Management Act or similar acts), Misting easements not inconsistent with Purchaser's intended use,
and building or zoning regulations or provisions shall not be deemed Exceptions which Purchaser may
disapprove. In the event of disapproval of any Exceptions as set forth in the Preliminary Commitment,
Seller shall have until the date for closing of escrow within which to attempt to eliminate any
disapproved Exception(s) from the Policy of Title Insurance to be issued in favor of Purchaser and, if
not eliminated, the escrow shall be canceled unless Purchaser then elects to waive its prior disapproval
Failure of Purchaser to disapprove any Exceptions within the aforementioned time limit shall be
deemed an approval of said Preliminary Commitment. Agent shall not be responsible for delivery of
title.
GRD0394,710
City of Tukwila
John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
MEMORANDUM
TO: Ross Heller, PW Senior Engineer
Ann Siegenthaler, Associate Planner
FROM: Gary Schulz, Urban Environmentalist
DATE: January 13, 1994
RE: Wetland use on the Holly Property - BLA #L93 0019.
A portion of the Holly Property located along 42nd Avenue S. is being considered for a new
stormwater treatment and detention facility associated with a City roadway improvement
project. The City identified a small wetland on this portion of the site which appears to be
rated a Type 3 Wetland.
Following administrative review and approval by the Department of Community
Development, this wetland may be altered or used for the treatment of stormwater runoff.
According to TMC 18.45.080 B. (SAO), incorporating a wetland with a regional stormwater
detention facility is permitted when existing values and functions are enhanced. Wetland use
and development design is subject to the standards of SAO and other Tukwila requirements.
cc: Ross Earnst, PW Director
Rick Beeler, DCD Director
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
MEMORANDUM
TO: Ron Cameron /John Pierog
FROM: Phil Fraser
DATE: 5/23/93
SUBJECT: Holly Boundary Line Adjustment and Administrative PRD
4216 S 152 St
At the 5/25/93 PW Engineering Plan Review Meeting the subject boundary
line adjustment was discussed. Because there are many issues that
need further discussion with staff (easements /R /W requests; SAO;
drainage, letters for sewer and water availability; access) I
recommend a separate meeting inviting DCD, Fire and PW reviewers to
discuss these issues jointly.
I summarize the easements /R /W. issues discussed at the 5/25/93 meeting
as follows:
1. Provide 5 ft R/W fronting 42 Ave S in order to bring 42
Ave S up to 60 ft standard width.
2. Provide 5 ft to 30 ft (to be decided at meeting) on North
side of S 152 St R/W (unopened) to provide for access and 0 & M
for future regional detention facility and to provide for 0 & M
and access for existing drainage course. This drainage course
is a critical part of the planned drainage system for the
current road improvement project in 42 Ave S.. It's primary
use is to convey public drainage.
3. Provide easement for regional detention facility (Project
C2 in the City's Surface Water Management Plan). The easement
will allow 0 & M of the regional' detention pond and access.
First estimates are this pond reaches 190 to 200 ft elevation
during peak storm events.
4. Provide easement to construct and maintain detention
facility as part of the 42 Ave S Street Improvement Project.
Although the final design and configuration of this easement is
not complete (Ross H.) a rough estimate is that a 50 ft x 50 ft
x 6 ft detention facility will be needed.
Finally, there was a questions as to what the PRD process is. In my
discussion with Rick Beeler today, Rick said Administrative PRD's
follow the same criteria as shortplats and subdivisions; however, more
flexibility in code varience is allowed under PRD's. In light of this
I recommend the attached Application Checklist for Short Plats be used
to outline our initial response.
Attachments (2)
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comMui,:iTY
DEVELOPMENT
Lar3 -DO 14
>. .:: ��
November 3, 1993
Rick Holly
4216 152nd Street South
Seattle, Washington 98188
RE: Wetland Analysis Report - Holly Property
B- twelve Job #93 -146
B- twelve Associates, Inc.
Dear Rick,
Enclosed please find our Wetland Analysis Report for the above mentioned project.
Please call our office should you need additional copies or information regarding the
enclosed information.
Sincerely,
B- twelve Associates, Inc.
Ed Sewall
Senior Wetland Ecologist
Encl
file: 93146wa.doc
RECEIVED
APR 8 1994
GOMMUNrrY
DEVELOPMENT
521 South Washington Ave. • Kent. WA 98032 • 100/85Q-0515 • Fax: 206/852 -47 2
•
•
B- twelve Associates, Inc.
HOLLY PROPERTY
42ND AVENUE SOUTH
CITY OF TUKWILA WETLAND ANALYSIS REPORT
PREPARED FOR
RICK HOLLY
4216 152ND STREET SOUTH
SEATTLE, WASHINGTON 98188
BY
B- TWELVE ASSOCIATES INC.
521 SOUTH WASHINGTON AVE.
KENT, WASHINGTON 98032
NOVEMBER 3, 1993
JOB #93 -115
521 South Washington A\`e. • Kent. WA 98032 • 2O6/85) -0515 • Fax: 206/852-4732
B- twelve
Associates, Inc.
HOLLY PROPERTY
42ND AVENUE SOUTH
CITY OF TUKWILA WETLAND ANALYSIS REPORT
1.0 INTRODUCTION
1.1 General
This report documents our findings in regards to jurisdictional wed
the southwest corner of the Holly Property (the site). The site is 1
intersection of 42nd Avenue South and South 152nd Street in the Ci
Washington (see Exhibit A).
2.0 MELD METHODS
Ed Sewall of B- twelve marked the wetland boundary on October 29
combination of field indicators (including vegetation, soils, topogra
were used to determine wetland edges. Soil colors were identified
Edited and Revised edition of the Munsell Soil Color Charts (Koll
Corp. 1990). The wetland on -site was identified using the method
the Federal Manual for Identif in • and Delineatin • Jurisdictional
(Interagency Cooperative, 1989). This is the methodology currentl
City of Tukwila for wetland determinations and delineations. It sh
that this area would also be considered wetland using the methodol
Corps of Engineers Wetlands Delineation Manual (Dept. of the Ar
note that professional interpretation of the wetland edge may vary
seasonal differences and long -term climatic conditions (i.e., droug
One Type 3 wetland was delineated on the southwestern portion of
the only area on the site investigated for jurisdictional wetlands an
point on the delineated wetland was marked with sequentially num
florescent pink flagging marked "WETLAND DELINEATION"
points were marked with blue and white striped flagging labeled D
corresponds to the attached data sheets. The wetland edges had no
the time this report was prepared.
3.0 OBSERVATIONS
3.1 Uplands
The site is located on a moderately - steeply sloping hillside. The t
in the area of the delineated wetland slopes to the south and east.
wetland is bordered by the steep road slope from 42nd Avenue So
ds and streams on
ted near the
y of Tukwila,
1993. A
hy, and hydrology)
sing the 1990
orgen Instruments
logy described in
etlands
recognized by the
uld also be noted
gy described in
y, 1987). Please
epending on
t or flood).
the site. This was
streams. Each
ered (Al -A11)
d "B-twelve". Data
#1 -DP #3 and
been surveyed at
pography of the site
he west side of the
th. A steep bank
521 Smith Washington Ave. • Kent. \VA 98032 • 106/859-0515 • Fav 206/852-4732
Holly Property/Tukwila/Jo %/93 -146
B- twelve Associates, Inc.
November 3, 1993
Page 2
slopes down to the wetland from off -site on to the south side of the property and is
vegetated with big leaf maple (Acer macrophyllum), Himalayan blackberry (Rubus
discolor) and red alder (Alnus rubra). The east side of the wetland is bordered by a
large shed and a large mass of Himalayan blackberry creeping down a steep side
ravine. The north side of the wetland is an abandoned pasture dominated with a mix of
invasive vegetation such as Himalayan blackberry, orchard grass (Dactylis glomerata),
bracken fern (Pteridium aquilinum) and stinging nettle (Urtica dioica). Upland soil pits
revealed a sandy loam with a soil color of 10YR 2/2 with no mottles. The soil in this
pit was moist at 16 inches.
3.2 Wetlands
There is one small, emergent wetland located on the southwest portion of the site. The
wetland is located in a topographically well defined depression. The area is dominated
by a mix of manna grass (Glyceria elata), soft rush (Juncus effusus), nightshade
(Solanum dulcamara), horsetail (Equisetum spp.) and lady fern (Athyrium ftlix femina).
A single red alder tree is located on the southwest corner of the wetland and Himalayan
blackberry encroaches into the wetland from all sides. Soils within the two wetland
soil pits are characterized by a silt loam A horizon 6 inches deep with a color of 10YR
2/1 and 2/2. The B horizon was found from 6 inches to the bottom of the pit (16
inches deep). The B horizon in the two wetland soil pits revealed a silt loam with a
matrix color of 10YR 2/2 and 3/2, with mottles of 7.5YR 3/4 and 5YR 4/6
respectively. Soils were found to be saturated to the surface throughout the wetland.
The hydrology of this wetland appears to be strongly influenced by the local
groundwater table. Groundwater is emerging out of the soil at the toe of the fill slope
along 42nd Avenue South. Soils within the wetland are most likely saturated
throughout the year and surface water may flow out of the wetland to the east during
periods of heavy precipitation.
According to the US Fish and Wildlife Wetland Classification method (Cowardin et al.
1979), this wetland would be classified as PEM1B (palustrine, emergent, persistent,
saturated). According to the City of Tukwila Sensitive Areas Ordinance No. 1599, this
wetland would be considered a Type 3 wetland due to its small size (although not yet
surveyed appears well below 1 acre in size), isolated nature and single wetland class.
3.0 REGULATIONS
Wetlands within the City of Tukwila, Washington are regulated on both the Federal and
local level. The two regulatory agencies (the City of Tukwila and the Army Corps of
Engineers) operate separately and activities permitted by one agency may be prohibited
by the other. Approval for all projects must be obtained separately from both agencies
prior to beginning work. Approval by one agency does not guarantee approval by the
other. Generally, the City of Tukwila's regulations are more restrictive than those of
the Corps.
This wetland is a Type 3 wetland according to the criteria outlined in Section
18.45.020 of the Ordinance. Type 3 wetlands typically have a 25 foot buffer measured
out from the wetland edge. Additionally, a 10 foot Building Setback Line is typically
measured from the edge of the buffer for residential developments.
Holly Property/Tuk-wila/Jobf93 -146
B- twelve Associates, Inc.
November 3, 1993
Page 4
REFEREN
Adamus, P.R., Clairain, E.J., Smith, R.D. and
Evaluation Technique (WET): Vol. II: Mthodol
87 -_. US Army Engineer Waterways Experim
Cowardin, L., V. Carter, F. Golet, and E. LaR
and Deepwater Habitats of the United States.
FWS /OBS- 79 -31, Washington, D. C.
Diers, R. and J.L. Anderson. 1984. Develop
Horizons, Winter 1984, pg 9 -15.
Environmental Laboratory. 1987. Corps of En
Technical Report Y -87 -1. U. S. Army Corps o
Station, Vicksburg, Mississippi.
Federal Interagency Committee for Wetland De
Identifying and Delineating Jurisdictional Wed
U. S. Environmental Protection Agency, U.S.
U.S.D.A. Soil Conservation Service, Washingt
publication).
ES
Young, R.E. 1987. Wetland
gy. Operational Draft Tech. Rpt. Y-
nt Sta., Vicksberg, Miss.
. 1979. Classification of Wetlands
.S. Fish and Wildlife Service,
ent of Soil Mottling. Soil Survey
ineers Wetlands Delineation Manual,
Engineers Waterways Experiment
ineation. 1989. Federal Manual for
ds. U.S. Army Corps of Engineers,
ish and Wildlife Service, and
n, D.C. (Cooperative technical
Hitchcock, C. and A. Cronquist. 1976. Flora sf the Pacific Northwest. University of
Washington Press, Seattle, Washington.
King County Planning Division. 1983. King •ounty Wetlands Inventory Notebook,
Vol.s 1 -3. King County Courthouse, Seattle, ashington.
King County Ordinance No. 9614 1990. Sensi 've Areas Ordinance.
Kulzer, L., 1990
38p.
Munsell Color.
. Water Pollution Control As
1988. Munsell Soil Color Ch
Baltimore, Maryland.
National Technical Committee for Hydric Soils
States. USDA Misc. Publ. No. 1491.
Reed, P., Jr. 1988. National List of Plant S
(Region 9). 1988. U. S. Fish and Wildlife Se
Section, St. Petersburg, Florida.
Snyder, D., P.. Gale, and R. Pringle. 1973.
Washington. U.S.D.A., Soil Conservation Se
Williams, R.W, Laramie, R.M. and J.J. Ames
Streams and Salmon Utilization., Vol I, Puget
Olympia, Washington.
ects of Aquatic Plants. Seattle Metro,
s. Kollmorgen Instruments Corp.,
1991. Hydric Soils of the United
ies that Occur in Wetlands: Northwest
ice, Inland Freshwater Ecology
oil Survey King County Area
ice, Washington, D.C.
1975. A Catalog of Washington
ound Region. WA. Dept. of Fisheries,
•
NORTH
EXHIBIT A: Vicinity Map
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Reproduced with perrniuion granted by THOMAS BROS. MAPS.
Thii map is copyrighted by THOMAS BROS. MAPS. It is unlawful
to copy or reproduce all or any part thereof, whether for
personal use or resale, without permluion.
Job No.: 93-/.4 Date:
Drawn By: 2-/eS, Checked By:
Revised: • ' Scale:
Si 154" ST
B-twelve Associates, Inc.
Ecological Systems Design & Management
521 South Washington Ave. • Kent, WA 98032
HOLLY PROPERTY
CITY OF TUKWILA, WA
DATA FORM
ROUTINE WETLAND DETERMINATION
Project/Site: CcPr.it1 of 5. 152Nd ST 4.24 A..t,S
ApplicantJOwner: R:ck 40111
Investigator: A-s sae ,'‘- +<s
Date: /0 - .,9 -93
County: /4/;
State: WA
Have vegetation, soils, or hydrology been disturbed?
Is the area a potential Problem Area?
(If needed, explain on reverse.)
Yes
Yes
Community ID:
Transect ID:
Plot ID: D Ptc-1
VEGETATION (Note those species observed to have morphological adaptations to wetlands with a •)
Dominant Plant Species
1.
2.
3.
4.
5.
6.
7.
8.
7 I-, N.. 1 -:";/ -
5p)oN,
�((- ✓wst
vcAML/"c..
Stratum indicator
1tH b F-Ac_
hcn b
Dominant Plant Species
9.
Stratum Indicator
Percent of Dominant Species that are OBL, FACW or FAC
(except FAC -1. Include species noted (•) as showing
morphological edoptatior.e to wetlands.
Describe Morphological Adaptations:
Remarks:
HYDROLOGY
_ Recorded Data (Describe in Remarks):
• Stream, Lake, or Tide Gage
— Aerial Photograph
Other
_ZNo Recorded Data Available
Feld Observations:
Depth of Surface Water: cir'e. (in.)
Depth to Free Water in Pit: /"o,v't_ (in.)
Depth to Saturated Soil: 1 Z (in.)
Wetland Hydrology Indicators:
Inundated
Saturated in Upper 12 Inches
Water Marks
Drih Linos
Sediment Deposits
Drainage Petterns in Wetlands
_ Oxidized Root Channels in Upper 12 Inches
_
Water-Stained Leaves
Local Soil Survey Data
_ Other (Explain in Remarks)
Remarks:
13
USAE Waterways Exoenmont Station 12/91
SOILS
Map Unit Name: Vrs, M..r1/le 01 Drainage Class:
// // Reid Observations
Taxonomy (Subgroup): Confirm Mapped Type? Yes No
Profile Description:
Depth Matrix Color Mottle Colors Mottle Texture, Concretions,
(inches) Horizon (Munsell Moist) (Munson Moist) Abundence /Contrast Rhi=oepheres etc.
0- (o A /0R-2-17... '7 /»v
/6 8 /o Y2 z/Z 7,5-`92-31-9- .5./ ,Ii.,. /Owh
•
•
Hydric Soil Indicators:
— Hiatosoi _ Concretions
Histic Epipedon -_High Organic Content in Surface Layer
— _ Sulfidic Odor Organic Streaking
_ Probable Aquic Moisture Regime —_ Listed on Local Hydric Soils Ust
_Reducing Conditions _ Listed on National Hydric Soils Ust
Gleyed or Low - Chroma Colors ^ Other (Explain in Remarks)
Remarks:
WETLAND DETERMINATION
Hydrophytic Vegetation Present?
Hydric Soils Present?
Wetland Hydrology Present? .
No (Circle)
No
No
Is this Sampling Point Within • Wetland?
(Circle)
No
Remarks:
14
DATA FORM
ROUTINE WETLAND DETERMINATION
Project/Site: Copr*4. a><.S 152�.t 42,4
Applicant/Owner: R . z. rt Holt.„
Investigator: fL" k� ' 6-
f� ✓G Si
Arcr. e
Date: /o -LA —13
County:
State: knA
Have vegetation, soils, or hydrology been disturbed?
Is the area a potential Problem Area?
(If needed, explain on reverse.)
Yes
Yes
Community ID:
Transect ID:
Plot ID:
ADZ
VEGETATION (Note those species observed to have morphological adaptations to wetlands with a •)
Dominant Plant Species
1. ,
AA5u. -c
2. A//t7/'/vel Fd/Jr'/ M.•�c\
3. G l� cv) c /•�.
4.
Stratum
5.
6.
7.
8.
Indicator
Dominant Plant Species
Stratum Indicator
9.
10.
11.
12.
13.
14.
15.
16.
Percent of Dominant Species that ate OBL, FACW or FAC
(except FAC -1. Include species noted (•) as showing
morphologic& ede •stione to wetlands.
/DD%
Describe Morphological Adaptations:
Remarks:
HYDROLOGY
_ Recorded Date (Describe in Remarks):
_Stream, Lake, or Tide Gage
_ Aerial Photopreph
^v
Other
No Recorded Date Available
Feld Observations:
Depth of Surface Water:
Depth to Free Water in Pit:
Depth to Saturated Soil:
Remarks:
Wetland Hydrology Indicators:
woNe. (in.)
Inundated
.ii. Saturated in Upper 12 Inches
Water Marks
Drih Linos
_ Sediment Deposits
Drainage Patterns in Wetlands
_ Oxidized Root Channels in Upper 12 Inches
_ Water- Stained Leaves
Local Soil Survey Dete
SveAc.L (in.)
_ Other (Explain in Remarks)
13
USAF Waterways :xcenmont Stetson 12/91
SOILS
Map Unit Name: Un✓, •./0/261 Drainage Class:
1 Reid Observations
Taxonomy (Subgroup): Confirm Mapped Type? Yes No
Profile Description: •
Depth Matrix Color Mottle Colors Mottle Texture, Concretions,
(inches) Horizon (Munsell Moist) (Munsell Moist) Abundence/Contrest Rhizospheres, etc.
p- (, /0 yk / 5 ,'/A /o/-,
6 16" .3 /0y• 3/7_ 674 4/, s /It 4 ,
•
•
•
Hydric Soil Indicators:
Histosol _ Concretions
__ Histic Epipedon High Organic Content in Surface Layer
— _ Sulfidic Odor Organic Streaking
Probable Aquic Moisture Regime _ Listed on Local Hydric Soils Ust
`_ Reducing Conditions Usted on National Hydric Soils Ust
,,,,? Gleyed or Low•Chroma Colors _ Other (Explain in Remarks)
Remarks:
WETLAND DETERMINATION
Hydrophytic Vegetation Present?
Hydric Soils Present?
Wetland Hydrology Present?
No (Circle)
No
No
Is this Sampling Point Within a Wetiend?
(Circle)
No
Remarks:
14
DATA FORM
ROUTINE WETLAND DETERMINATION
Project/Site: Co.et" oC 5. ISZJ S-r /,vc S .
Applicant/Owner: R .i.lk 14o1li
Investigator: B— tii..eL Asson-F(s
Date: /D
County: N%
State: �✓4.
Have vegetation, soils, or hydrology been disturbed?
Is the area a potential Problem Area?
(If needed, explain on reverse.)
Yes No
Yes. No
Community ID:
Transect ID:
Plot ID: D /113
VEGETATION (Note those species observed to have morphological adaptations to wetlands with a '1
Dominant Plant Species Stratum Indicator
1 �
1 . Ch: - . Jcr- �RGt1-
2. Prti,r/: Yr., . t.l %� �., ham, b rc v
4.
S.
6.
7.
8.
•
Dominant Plant Species Stratum Indicator
9.
10.
11.
12.
13.
14.
15.
16.
Percent of Dominant Species that are OBL, FACW or FAC
(except FAC-). Include species noted (•) as showing
morpholo; ce! adaptation tc wetlands.
Describe Morphological Adaptations:
Remarks:
HYDROLOGY
Recorded Data (Describe in Remarks):
_Stream, Lake, or Tide Gage
Aerial Photopreph
~_ Other •
k No Recorded Data Available
Field Observations:
Depth of Surface Water:
Depth to Free Water in Pit:
Depth to Saturated Soil:
Wetland Hydrology Indicators: N °' —_
Inundated
Saturated in Upper 12 Inches
Water Marks
Drift Linos
Sediment Deposits
_ Drainage Patterns in Wetlands
_ Oxidized Root Channels in Upper 12 Inches
Water - Stained Leaves
Local Soil Survey Data
_ Other (Explain in Remarks)
Remarks: .
13
USAEWaterways Expenmont Station 12/91
SOILS
Map Unit Name: VN Mti �Qtx Drainage Class:
T Reid Observations
Taxonomy (Subgroup): Confirm Mapped Type? Yes No
Profile Description:
Depth Matrix Color Mottle Colors
raths_si Hori;on (Munson Moist) (Muneell Moist) Abundence1Contrest Rhitospheres etc.
0-/6 A- /oy/2. z/ z
Mottl• Texture, Concretions,
•
Hydric Soil Indicators: tvo,'L..
Hiatoaol
_ Histic Epipedon
Sulfidic Odor
_ Probable Aquic Moisture Regime
_ Reducing Conditions
Gleyed or Low - Chrome Colors
Concretions
High Organic Content in Surface Layer
+_ Organic Streaking
Usted on Local Hydric Soils Ust
Listed on National Hydric Soils Ust
Other (Explain in Remarks)
Remarks:
WETLAND DETERMINATION
Hydrophytic Vegetation Present?
Hydric Soils Present?
Wetland Hydrology Present?
Yes
Yes
Yes
(Circle)
(Circle)
1s this Sampling Point Within a Wetland? Yes No
Remarks:
14
Wafer 2isIrjct no. 125, J'n4 Coun1j
Telephone: 242.9547
CITY 1 uk IL P-
DATE: EP
NAME:
FRANKLIN PEARSO
Superintendent
ANN WILSON
Office Manager
P.O. Box 68147, Riverton Hts. Br. Office: 2849 South 150th
SEATTLE, WASHINGTON 98168
q '1
,14
oLL T
PHONE:
ADDRESS OR APPROX ADDRESS: -T� k ‘o S r 1 Sa-
LEGAL DESCRIPTION: LOT BLOCK: ADDITION:
PROPOSED USE
\--2uSS
TO BE FILLED OUT BY WATER DISTRICT NO. 125
SIZE OF MAIN SERVING SITE IS
MAIN IS FEET FROM THE SITE.
INCHES.
ff.^� t�
THE NEAREST HYDRANT IS APPROXIMATELY b ^ .00 FEET FROM THE SITE.
THERE IS APPROXIMATELY l00 GALLONS PER MINUTE.
tZL&LCD Ptk7L
SINCERELY YOURS,
RUSSELL AUSTIN
;
0,0-t-- IbS,
r
f
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ST.
.
•
' ;
:...
s
%7te /l :Ood ece / a, B000t
% 4 silie? Rir a 4944 r Gfaf.: Aro
-or# 76 /'weir x'aa/
To: Ann Seigenthaler, Associate Planner
From: Ron Cameron, City Engineer
Subject: Holly shortplat
Date: September 29, 1993
The Holly shortplat on the east side of 42 Ave S and north of S 152 St
needs to dedicate 5 feet of r/w on 42 Ave S and 5 feet on S 152 St..
This is to meet minimum r/w requirements for these streets.
The existing r/w on 42nd is 25 feet (east side of centerline) and 30 is
required (60 total) to meet standards for a collector arterial.
Dedicating the 5 feet will provide standards for this street.
S 152 St is an access street with a standard of 50 feet. There's 20
only, which is on the north side. 5 more are needed to provide the 25
feet on the north side of centerline.
These are(standard shortplat requirements, providing r/w dedication to
meet the street standard here—the r/w is substandard.
psik‘dno7 B s.
RECEIVED
SEP 2 91993
COmMUN{'i Y
DEVELOPMENT
EXISTING BUILDINGS
#1 Shoo/storage 12x16
concrete and wood
with electricity
42 Sheds to be removed.
#3 Garage 20x25 with
electricity
#4 Shed to be removed.
#5 Rouse 24x40 one
story frame const.
04
1
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1
1
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MEMORANDUM
TO: Ann Siegenthaler, Associate Planner
Rick Beeler, DCD Director S`p 61993 FROM: Gary Schulz, Urban Environmentalist �; ✓,,,:I, • y
DE\ /ELOPlJiENT
DATE: September 15, 1993
RE: Conflict Resolution for Sensitive Areas - Holly BLA #L93
0019.
I met with Rick Holly on 9/13/93 to resolve sensitive area issues
and help with decisions regarding DCD's 9/3/93 review letter.
Because the steep slope area has been surveyed and mapped, the DCD
Director may waive the requirement for a geotechnical study if
slope impacts are avoided. Even if a study is not required, an
approved slope setback must be included in the final BLA. Mr.
Holly expressed an interest in building a new garage on proposed
Lot B near the steep slope. A geotechnical review would likely be
required for that building permit application.
Because of the location of a small, on -site wetland, a wetland
study is required. I informed Mr. Holly that the most important
part of the study would delineate the boundary. A report could be
scaled down to a brief letter because the wetland is relatively
small and impacts could be avoided. An on -site visit confirmed the
subject wetland is greater than 400 square feet in size and would
not be exempt from regulation.
In summary, there are several variables that we ended our meeting
with. We agreed that a wetland study will be conducted to help
plan for a building site in the area of Lot C. Mr. Holly may
decide for having a geotechnical review to plan for a future garage
near the slope. I recommended having the review cover the entire
slope area so the slope buffer issue is settled. Because of the
extent of wetland, proposed Lot C may be revised. We also
discussed a revision for two lots as future building sites along
42nd Avenue S. This idea keeps Lot A as proposed but would change
Lot B to a smaller lot and add the area of Lot C to the existing
house. This would require building a new driveway portion for
access to the existing house.
It appears the current lot line configuration needs adjustment for
the wetland area. In addition, the driveway is not mapped
accurately as shown on Lot C. I informed the applicant that he
would probably need some additional work from the surveyor ie.
potential revisions to the current boundary line adjustment plan,
field location of approved lots, and wetland boundary mapping. If
the applicant makes both Lots A and B smaller, there would be more
open space kept with the third lot and a less critical slope issue.
City of Tukwila John W Rants, Mayor
Department of Community Development Rick Beeler, Director
September 3, 1993
Mr. Richard Holly
Box 954
Seahurst, WA 98062
RE: Boundary Line Adjustment #L93- 0019 /APRD #L93 -0020
4216 South 152nd Street, Tukwila
Dear Mr. Holly:
The Department of Community Development has completed its review of
recent revisions to your Boundary Line Adjustment /Administrative
PRD application. Prior to final approval, your proposal must
comply with the Tukwila Subdivision Code, Zoning Code, and
Sensitive Areas Ordinance requirements.
Below are the additional items which need to be completed for
approval of your application.
Wetland
A. As we discussed last Friday, a site inspection revealed
that a small wetland exists on your proposed Lot C. To
meet the requirements of the Sensitive Areas Ordinance
for wetlands, you will need to complete the following as
part of your BLA application:
1. The Sensitive Areas Ordinance requires that a
wetland be protected from development with a
buffer area surrounding the wetland
(TMC 18.45.080 (c)). To do this, a special
wetlands study is required. The study
involves a wetlands specialist, who will
define the edge of the wetland and buffer (TMC
18.45.040(b) and (c)).
Attached is a handout which describes the
City's criteria for a wetlands report. You
can use this to give potential wetlands
specialists an idea of the type of work to be
done. If you would like assistance getting
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431 -3665
Mr. R. Holly
BLA, 9/3/93, Page 2
started on the wetlands study, you can contact
Gary Schulz, our Urban Environmentalist (431-
3670).
2. Once the wetland has been delineated, the area
within the buffer and wetland must be aside as
a special sensitive areas tract or easement
(TMC 18.45.090). A sensitive areas easement
can be accomplished in the following manner:
a) Revise your legal description to
describe the area as a "Wetland
Protection Easement." The easement
must include wording which reserves
the area as a natural area and
prohibits its development.
Alternatively, you could write the
easement as a separate document to
be recorded with the BLA.
Revise your survey map to show a
"Wetland Protection'Easement" of the
width required by the wetlands
study.
To guide you in establishing a special
easement, sample wording is included.
As an alternative, you may wish to create a
sensitive areas tract. As a tract, the area
would become a separate property under joint
ownership (an easement area remains part of
the underlying lot). Creation of a tract
would require revisions to show a new
"Sensitive Areas Tract X" with new lot lines
and lot areas. The King County Assessor may
provide assessment relief for areas designated
for sensitive areas open space. Prior to
creating your tract or easement, you may wish
to check with the Assessor (296- 7300).
3. The Sensitive Areas Ordinance requires a 10'
building setback from a sensitive areas buffer
(TMC 18.45.040(c)(3)). Revise your survey to
show the 10' building setback line from the
wetland buffer.
Mr. R. Holly
BLA, 9/3/93, Page 3
4. To ensure that proposed Lot C is "buildable,"
the Director will allow your existing garage
to stand alone on a lot separate from the
house it serves. To accomplish this, you will
need to do the following:
a)
b)
On your survey map, eliminate the
"jog" in the property line for Lot
C; and
Include a notation on the survey
that "Existing garage on Lot C must
be removed, unless within two years
from the date of filing of this
Boundary Line Adjustment a home is
built on Lot C."
B. In rare cases, a wetland study may be waived, if we can
ensure that there will be no detrimental impact to the
wetland or buffer (TMC 18.45.020(f)(2)). One possible
approach, as you suggested last Friday, is to revise the
BLA to two lots.
If you revise your BLA to create two lots only (proposed
Lot A, and combined Lot B /C), we can waive the wetlands
study requirement for the BLA only. The relatively large
size of Lot B/C would provide reasonable assurance that
development can be located away from the wetland, and
that both lots are "buildable." As you mentioned, this
might allow you additional time to investigate the
factors contributing to the wetland.
However, this approach could add complications to your
project later. Before you choose this course of action,
please be aware of the following effects:
1. Any development on new Lot B/C may require a
wetlands study and wetlands buffer plus
setback.
2. Separating Lot B/C into two lots later will
require a short plat. A short plat may
require right -of -way dedications, upgrading of
utilities and storm drainage facilities.
3. A future short plat or
require a wetland study,
in current drainage
geotechnical report.
BLA on Lot B/C will
regardless of changes
patterns, and a
Mr. R. Holly
BLA, 9/3/93, Page 4
Stream:
C. Your survey complies with the Sensitive Areas Ordinance
(SAO) requirement for a 35 -foot stream buffer. The area
within the buffer and stream must now be set aside as a
special sensitive areas tract or easement
(TMC 18.45.090). The requirements for establishment of
a special easement are noted above for the wetland. Use
these to guide you in revising your legal descriptions
(or include separate document) and survey map for the
"Stream Protection Easement."
Steep Slope:
D. The slopes on your site are considered Class 3 slopes in
our Sensitive Areas Ordinance. The Ordinance requires a
study by a geotechnical engineer to determine whether a
permanent buffer is needed between the slope and future
development (TMC 18.45.040(d)(1)). However, the geotech
report may be waived if we can ensure that there will be
no detrimental impact to the slope (TMC 18.45.020(f)(2)).
To meet the requirements of the Sensitive Areas
Ordinance, you have two options: 1) have the geotech
report waived for the BLA only, recognizing that a
geotech report and additional setback may be required for
each new structure or vegetation clearing for any of the
lots; or 2) complete the geotech report now.
If you would like to have the geotech report waived for
this BLA, you will need to do the following:
1. Provide interim protection to the slope by
making provisions in the BLA to keep future
development away from the slope. You could
accomplish this with a slope protection zone
drawn on your survey map at 50 feet from the
top of the slope, labeled with: "Geotechnical
report may be required for development beyond
slope protection zone."
2. Alert future buyers to the possibility of
additional requirements. This requires a note
on the survey map which states that "Future
development may require a geotechnical report
and additional setback from the slope prior to
issuance of building, land - altering or tree
removal permits."
Mr. R. Holly
BLA, 9/3/93, Page 5
A slope protection zone will not require
removal of any existing buildings.
Legal descriptions:
E. Revise your legal descriptions to include wetland and
stream easements (or describe them in a separate
document).
F. Your legal descriptions need to be revised to include a
description of the 10' wide utilities easement for the
waterline across Lot A to Lot B.
G. As we discussed earlier, your legal descriptions need to
include the access easement across Lot C to Lot B (if you.
combine Lots B and C, this is not necessary).
H. There appears to be an error in the legal description of
your proposed Lot A. The description excludes the "east
10 feet for roads." This should probably read the "west
10 feet...," consistent with the other descriptions. If
necessary, have your surveyor correct this.
Please complete the items listed above, and submit the requested
revisions to the Dept. of Community Development for our review.
After City approval of these items, you will need to do the
following:
1) Demolish the sheds shown on your survey map
"to be demolished." Please contact Bob
Benedicto at our Building Division for
information on necessary permits for
demolition (431- 3676).
2
Call me (431 -3670) for a site inspection when
Item 1) has been completed.
When these conditions have been met, your application will be
forwarded to the Director of Community Development with a
recommendation for approval. Review by the Director requires
approximately one week. After the Director's decision, you will
need to submit the approved application to the King County
Department of Records for recording. The County will notify us
within approximately 4 -6 weeks of the recording number, at which
time the short subdivision is considered complete. You can shorten
this processing time by hand - carrying the recording number to DCD.
Mr. R. Holly
BLA, 9/3/93, Page 6
Please note that you have the right to appeal the above Sensitive
Areas Ordinance requirements. Any appeal must be made in writing
within 10 (ten) days of the date of this letter, and must include
an explanation of the basis of your appeal. The Planning
Commission will review the appeal based on the intent of the
Ordinance, technical information and /or reports, and the findings
of the Department of Community Development (TMC 18.45.125).
Please let me know if I can be of further assistance in resolving
any of these issues (431- 3670).
Sincerely,
Ann Siege haler
Associate Planner
cc:
Jack Pace, Senior Planner
Gary Schulz, Urban Environmentalist
John Pierog, Public Works
Encl: TMC 18.45.020, 040, 080, 090, 125
Wetlands Report Criteria
Sample Protection Easement wording
August 30, 1993
Mr. Richard Holly
Box 954
Seahurst, WA 98062
RE: Boundary Line Adjustment #L93- 0019 /APRD #L93 -0020
4216 South 152nd Street, Tukwila
Dear Mr. Holly:
The Department of Community Development has completed its review of
recent revisions to your Boundary Line Adjustment /Administrative
PRD application. Prior to final approval, your proposal must
comply with the Tukwila Subdivision Code, Zoning Code, and
Sensitive Areas Ordinance requirements.
Below are the additional items which need to be completed for
approval of your application.
Wetland
A. As we discussed last Friday, a site inspection revealed
that a small wetland exists on your proposed Lot C. To
meet the requirements of the Sensitive Areas Ordinance
for wetlands, you will need to complete the following as
part of your BLA application:
1. The Sensitive Areas Ordinance requires that a
wetland be protected from development with a
buffer area surrounding the wetland (TMC 18.45.080 (c)). To do this, a special
wetlands study is required. The study
involves a wetlands specialist, who will
define the edge of the wetland and buffer (TMC
18.45.040(b) and (c)).
Attached is a handout which describes the
City's criteria for a wetlands report. You
can use this to give potential wetlands
specialists an idea of the type of work to be
done. If you would like assistance getting
Mr. R. Holly
BLA, 8/30/93, Page 2
started on the wetlands study, you can contact
Gary Schulz, our Urban Environmentalist
(431- 3670).
2. Once the wetland has been delineated, the area
within the buffer and wetland must be aside as
a special sensitive areas tract or easement
(TMC 18.45.090). A sensitive areas easement
can be accomplished in the following manner:
a) Revise your legal description to
describe the area as a "Wetland
Protection Easement." The easement
must include wording which reserves
the area as a natural area and
prohibits its development.
Alternatively, you could write the
easement as a separate document to
be recorded with the BLA.
b) Revise your survey map to show a
"Wetland Protection Easement" of the
width required by the wetlands
study.
To guide you in establishing a special
easement, sample wording is included.
As an alternative, you may with to create a
sensitive areas tract. As a tract, the area
would become a separate property under joint
ownership (an easement area remains part of
the underlying lot). Creation of a tract
would require revisions to show a new
"Sensitive Areas Tract X" with new lot lines
and lot areas. The King County Assessor may
provide assessment relief for areas designated
for sensitive areas open space. Prior to
creating your tract or easement, you may wish
to check with the Assessor (296 - 7300).
3. The Sensitive Areas Ordinance requires a 10'
building setback from a sensitive areas buffer
(TMC 18.45.040(c)(3)). Revise your survey to
show the 10' building setback line from the
wetland buffer.
Mr. R. Holly
BLA, 8/30/93, Page 3
4. To ensure that proposed Lot C is "buildable,"
the Director will allow your existing garage
to stand alone on a lot separate from the
house it serves. To accomplish this, you will
need to do the following:
a) On your survey map, eliminate the
"jog" in the property line for Lot
C; and
b) Include a notation on the survey
that "Existing garage on Lot C must
be removed, unless within two years
from the date of filing of this
Boundary Line Adjustment a home is
built on Lot C."
B. In rare cases, a wetland study may be waived, if we can
ensure that there will be no detrimental impact to the
wetland or buffer (TMC 18.45.020(f)(2)). One possible
approach, as you suggested last Friday, is to revise the
BLA to two lots.
If you revise your BLA to create two lots only (proposed
Lot A, and combined Lot B /C), we can waive the wetlands
study requirement for the BLA only. The relatively large
size of Lot B/C would provide reasonable assurance that
development can be located away from the wetland, and
that both lots are "buildable." As you mentioned, this
might allow you additional time to investigate the
factors contributing to the wetland.
However, this approach could add complications to your
project later. Before you choose this course of action,
please be aware of the following effects:
1. Any development on new Lot B/C may require a
wetlands study and wetlands buffer plus
setback.
2. Separating Lot B/C into two lots later will
require .a short plat. A short plat may
require right -of -way dedications, upgrading of
utilities and storm drainage facilities.
3. A future short plat or BLA on Lot B/C will
require a wetland study, regardless of changes
in current drainage patterns, and a
geotechnical report.
Mr. R. Holly
BLA, 8/30/93, Page 4
Stream:
C. Your survey complies with the Sensitive Areas Ordinance
(SAO) requirement for a 35 -foot stream buffer. The area
within the buffer and stream must now be set aside as a
special sensitive areas tract or easement
(TMC 18.45.090). The requirements for establishment of
a special easement are noted above for the wetland. Use
these to guide you in revising your legal descriptions
(or include separate document) and survey map for the
"Stream Protection Easement."
Steep Slope:
D. The slopes on your site are considered Class 3 slopes in
our Sensitive Areas Ordinance. The Ordinance requires a
study by a geotechnical engineer to determine whether a
permanent buffer is needed between the slope and future
development (TMC 18.45.040(d)(1)). However, the geotech
report may be.waived if we can ensure that there will be
no detrimental impact to the slope (TMC 18.45.020(f)(2)).
To meet the requirements of the Sensitive Areas
Ordinance, you have two options: 1) have the geotech
report waived for the BLA only, recognizing that a
geotech report and additional setback may be required for
each new structure or vegetation clearing for any of the
lots; or 2) complete the geotech report now.
If you would like to have the geotech report waived for
the BLA, you will need to do the following:
1. Provide interim protection to the slope by
making provisions in the BLA to keep future
development away from the top of the slope.
You could accomplish this with a "no- build"
zone, drawn on your survey map at 50 feet from
the top of the slope; and
2. Alert future buyers to the possibility of
additional requirements. This requires a note
on the survey map which states that "Future
development may require a geotechnical report
and additional setback from the slope prior to
issuance of building, land - altering or tree
remo - permits."
zone.. will not require removal of
CCU buildings.
•
Hr. R. Holly
BLA, 8/30/93, Page 5
Legal descriptions:
E. Revise your legal descriptions to include wetland and
stream easements (or describe them in a separate
document).
F. Your legal descriptions need to be revised to include a
description of the 10' wide utilities easement for the
waterline across Lot A to Lot B.
G. As we discussed earlier, your legal descriptions need to
include the access easement across Lot C to Lot B (if you
combine Lots B and C, this is not necessary).
H. There appears to be an error in the legal description of
your proposed Lot A. The description excludes the "east
10 feet for roads." This should probably read the "west
10 feet...," consistent with the other descriptions. If
necessary, have your surveyor correct this.
Please complete the items listed above, and submit the requested
revisions to the Dept. of Community Development for our review.
After City approval of these items, you will need to do the
following:
1) Demolish the sheds shown on your survey map
"to be demolished." Please contact Bob
Benedicto at our Building Division for
information on necessary permits for
demolition (431- 3676).
2) Call me (431 -3670) for a site inspection when
Item 1) has been completed.
When these conditions have been met, your application will be
forwarded to the Director of Community Development with a
recommendation for approval. Review by the Director requires
approximately one week. After the Director's decision, you will
need to submit the approved application to the King County
Department of Records for recording. The County will notify us
within approximately 4 -6 weeks of the recording number, at which
time the short subdivision is considered complete. You can shorten
this processing time by hand - carrying the recording number to DCD.
f $14 ;,4!iii`i'ar,I n,' -, lsV3P111,4vewown....
��_........_. r..-.. �.-_,..—.......,_.....,. .,....n...v,.y�ury;n.,r..rn�rwo �e.,...w
Mr. R. Holly
BLA, 8/30/93, Page 6
Please note that you have the right to appeal the above Sensitive
Areas Ordinance requirements. Any appeal must be made in writing
within 10 (ten) days of the date of this letter, and must include
an explanation of the basis of your appeal. The Planning
Commission will review the appeal based on the intent of the
Ordinance, technical information and /or reports, and the findings
of the Department of Community Development (TMC 18.45.125).
Please let me know if I can be of further assistance in resolving
any of these issues (431- 3670).
Sincerely,
Ann Siegenthaler
Associate Planner
cc:
Encl:
Jack Pace, Senior Planner
Gary Schulz, Urban Environmentalist
John Pierog, Public Works
TMC 18.45.020, 040, 080, 090, 125
Wetlands Report Criteria
Sample Protection Easement wording
CITY OF TUKWILA
Wetland and Watercourse Special Studies
Report Criteria
A development proposal that is within 50 feet of a sensitive area
will submit appropriate studies to adequately identify and evaluate
the sensitive area and it's buffer. Projects proposing sensitive
area impacts will require specific studies to assess the impacts
and propose mitigating measures.
Professional Qualifications
Wetland and stream specialists performing work for City review
will, upon request, submit professional qualification statements.
A project list with references should be included to verify work
history and performance.
Wetland and Watercourse Analysis
The exact location of wetland and watercourse boundaries will be
determined by the applicant's consultant. Wetland delineations,
performed by wetland specialists, will apply the wetland definition
in TMC 18.06.938 and the methodology in the "Federal Manual for
Identifying and Delineating Jurisdictional Wetlands" (1989).
Watercourse analysis will be performed by qualified stream or
wetland specialists to characterize and classify the watercourse
according to the watercourse definition in TMC 18.06.395 and the
City's Water Resource study (1990). All buffers will be measured
from the ordinary high water mark (OHWM), if field delineation is
possible, or from the top of bank.
Wetland and watercourse reports submitted to the City should
contain the following:
1. A plant species list or description with scientific names
(nomenclature), relative abundance and distribution of
species, and the major habitat types of vegetation.
2. Data plot forms, according to the Federal Manual method, to
substantiate wetland study findings.
3. Report site maps should include:
a. Vicinity map
b. Public resource document maps including City's Sensitive
Area inventory mapping, if applicable.
c. Accurate topographic mapping, if required, showing
contours at the smallest available interval.
d. Field delineated and professionally surveyed wetland
and /or watercourse boundary mapping.
4. The written report should discuss the following:
a. Site description and general observations of habitat
value related to wildlife use.
b. Study methodology.
c. Soil types mapped on the site including on -site
verification and analysis.
d. Vegetation description according to the classification
system outlined in "Classification of Wetlands and
Deepwater Habitats of the United States ", Fish and
Wildlife Service, U.S. Department of the Interior, 1979
(FWS /OBS- 79/31).
e. Wetland or watercourse rating and associated buffer width
according to the Sensitive Areas Ordinance of the Zoning
Code.
Mitigation Proposals (W4"1p4i-44.49
A mitigation proposal of wetland or watercourse relocation and /or
buffer reduction should include the standard report format plus the
following:
1. Conceptual mitigation or enhancement plan to describe and
illustrate what impacts and compensatory actions are proposed.
a. Include hydrology aspects, vegetation composition, and
wildlife habitat details.
b. Describe how water quality and flood storage potential
would be improved.
2. Upon approval of conceptual plan, a final mitigation or
enhancement plan will be required to include the following
components:
a. Detailed planting and grading plan including species to be
used for revegetation.
b. Performance standards.
c. Construction management.
d. Monitoring program to ensure success of the plan.
e. Contingency plan to correct performance standards or
unanticipated impacts.
f. Performance security in the form of a monetary bond or
other means to guarantee the successful completion of the
plan.
SAMPLE WORDING FOR
SENSITIVE AREAS PROTECTION EASEMENTS
Proposed Lot A and B legal descriptions
ADD: "together with a Stream Protection Easement,
as delineated on approved survey map for
Boundary Line Adjustment # •"
Proposed Lot C legal description
ADD: "together with a Stream Protection Easement
and Wetland Protection Easement, as delineated
on approved survey map for Boundary Line
Adjustment # ."
Survey map
ADD NOTATION:
"SENSITIVE AREAS RESTRICTIONS:
1. Use and development of Lots created by this
Boundary Line Adjustment are controlled by
provisions of Tukwila Sensitive Areas
Ordinance (TMC 18.45, or as hereafter amended)
2. The areas designated in this Boundary Line
Adjustment as Stream Protection Easement and
Wetland Protection Easement shall not be
developed, but shall be reserved as natural
areas. The owner of each lot in this Boundary
Line Adjustment shall be responsible for the
maintenance, care and protection of said
Protection Easements, and shall hold harmless
the City of Tukwila for any and all costs,
expenses, claims, attorneys fees or other
related charges for any act or omission
arising out of the designation of a Protection
Easement."
'
DEPUTY . DIRECTOR, KING COUNTY
• DEPT. OF .RECORDS AND ELECTIONS
RECORDING NO;
1
DIRECTOR, KING 'COUNTY
•DEPT. OF • RECORDS AND, :: ELECTIONS,t
SURVEYOR'S CERTIFICATE
I HEREBY... CERTIFY THAT THIS. PLAT OF "BRIGACCON. RIDGE" Ic BASED' . _IPCN..A� ;:ACTs'iAi
'-'.'SURVEY: AND SUBDIVISION OF SECTION' 23, TOWNSHIP 23 •NORTH', ..RANGE. . 4.• . EAST, : %W;t,d;';. THAT
.THE COURSES. AND DISTANCES ARE SHOWN CORRECTLY .THEREON,' THAT 'THE...MONO.MENTS'
BEEN SET AND, THE LOT CORNERS STAKED CORRECTLY ON THE GRCUNL,.' A`• CCNVTRUCTI I
IS '.COMPLETED; AND THAT 'I HAVE FULLY COMPLIED WITH THE . PROVISIONS OF .THEPLATT1;;'.
ORDINANCE.
• /.
pc�LSL_
R.• SCOTT MACINTOSH; PROFESSIONAL LAND SURVEYOR • • . DATE. •
CERTIFICATE NO. 15661
PRELIMINARY. PLAT. .CONDITION
.THE :: EXCEPTION OF THE •600 'FOOT LENGTH' LIMITATIONS ON .CUL- DE— .SAC'S` :WAS, APPR(;V `E;:� ',..
SUBJECT TO'.THE • CONDITION OF A CONNECTION. THROUGH ADJACENT•. LOT. 19 'TC
;,STREET :.IF /WHEN IT IS SUBDIVIDED,. AND THE. PROPOSED' ROAD. WILL 'CONNECT 5.7th: Av'E': 'F :•
'.SOUTH AND SOUTH 150th STREET '. ' •
ESTRICTI.ONS•
NO':LOT OR .PORTION OF A LOT IN THIS PLAT SHALL BE DIVIDED AND BOLL`. OFK RESOLE `"
OR OWNERSHIP CHANGED OR TRANSFERRED WHEREBY THE OWNERSHIP' OF ANY :PORF4GN
. OF THIS . PLAT SHALL BE LESS THAN THE 'AREA REQUIRED FOR THE . USE DISTRICT .IN: ;' •WHICH: LOCATED.'
THE; CITY' OF TUKWILA REQUIRES THAT AT LEAST THREE (3)' DECIDIOUS TREES,,
BE .PLANTED • ON EACH LOT:
EACH :.LOT OWNER .IN THIS . PLAT SHALL HAVE AN UNDIVIDED' •INTERIST.:.I.N =.A. ••COMMON*:AREA
DESIGNATED AS OPEN SPACE ON THE FACE OF THE PLAT. (BUFFER LOT). 'THE; CITY:OF •TUKWILA 'SHALL NOT BE RESPONSIBLE FOR THE MAINTENANCE AND CARE OF : SAJD.OPEN
SPACE, AND :EACH LOT OWNER AGREES TO INDEMNIFY AND HOLD : HARMLESS: •TH.E.,CITY• :C F,.:,
;TUKWILA TOR . ANY AND ALL COSTS, EXPENSES; . CLAIMS, 'ATTORNEYS FEES .'OR 'OTHER •
•' RELATED" CHARGES FOR ANY ACT OR• OMISSION. ARISING OUT OF -..THE 'DESIGNATION'.C,R :USE:: `=
•'OF'THE OPEN SPACE. EACH 'LOT OWNER IN THIS PLAT SHALL BE :, REQUIRED. :.TO ; PAY3•.AN, .E 00A
.;':.SHARE IN PROPORTION: TO THE NUMBER OF. LOTS OWNED FOR ..THE MAINTENANCE- ::AK.. CAPE
OF SAID OPEN SPACE • INCLUDING THE IRRIGATION SYSTEM INSTALLED • THEREON.. '; i ' .:. •
PARKING WILL BE RESTRICTED ON • THE NORTHERLY SIDE OF .SOUTH:. 150th ' PLACE PER
CITY COUNCIL . MOTION AT THE MARCH 5th , 1990 MEETING• • •
THE FRONT. SET BACK • FOR SINGLE FAMILY HOMES IS FROM THE • EDGE OF RIGHT .OF:,
WAY 'AND NOT THE : EDGE OF THE SIDE WALK. .
THE :NATIVE GROWTH PROTECTION EASEMENT DESIGNATED ON THE ..PLAT SHALL' BE. THE;:
' RESPONSIBILITY OF THE • INDIVIDUAL OWNER OF THE. LOT -THAT THE EASEMENT: ENCUMBER;.
SURVEY INSTRUMENTATION
• SURVEYING PERFORMED ° IN CONJUNCTION WITH THIS PLAT UT1LIZ.ED: ,THE
....FOLLOWING EQUIPMENT. AND PROCEDURES: •
10" TOTAL STATION MAINTAINED TO MANUFACTURER'S SPECIFICATIONS AS
REQUIRED BY WAC -332— .130 -100. •
• PROCEDURE .USED:' FIELD TRAVERSE •
DATUM ASSUMED —BASIS OF • BEARING IS THE RECORD OF SURVEY',.BY
HORTON. DENNIS AND ASSOC.,. INC. RECORDING NO.. :8104229002. ,'
A CML ENGUN R NC, (FAO SURYEy,' eWn pRO.EGT M i o
1S ' 45: o2O •
tection measures if present. \,.sting depends on the
number of different types of habitat present.
(B) Corridor Quality.
(i) Width of unmaintained vegetation:
A measure of the width of unmaintained vegetation
from the ordinary high water mark.
(ii) Vegetation diversity: Quantifies
the elements of terrestrial habitat associated with the
watercourse corridor.
(111) Corridor barrier function: Provides
some measure of effectiveness of the buffer to limit
intrusion and disturbance.
(iv) Surrounding land use: Evaluation
of the land use immediately outside the vegetated
corridor.
(e) Areas of Potential Geologic Instability. Areas
of potential geologic instability are defined in Section
18.06.050, and are classified as follows:
(1) Class 1 areas, where landslide potential is
low, and which slope is less than fifteen percent;
(2) Class 2 areas, where landslide potential is
moderate, which slope is between fifteen and forty
percent, and which are underlain by relatively perme-
able soils;
(3) Class 3 areas, where landslide potential is
high, which include areas sloping between fifteen and
forty percent, and which are underlain by relatively
impermeable soils or by bedrock, and which also
include all areas sloping more steeply than forty
percent;
(4) Class 4 areas, where landslide potential is
very high, which include sloping areas with mappable
zones of groundwater seepage, and which also include
existing mappable landslide deposits regardless of
slope;
(5) Areas of potential seismic instability, with
soft soils, loose sand and a shallow groundwater table.
(f) Sen i ve Areas Special Studies.
1 Require • . applicant for a development
proposal that nc udes sensitive areas shall submit
those studies as required by the City to adequately
identify and evaluate the sensitive area and its buffers.
If there is agreement between the
Director o i - P epartment of Community Devel-
opment (DCD) and the applicant concerning the sensi-
tive area classification and type, the Director of DCD
may waive the requirement for sensitive area studies.
There must be substantial evidence that the sensitive
areas classification is correct, that there will be no
detrimental impact to the sensitive areas or buffers, and
that the goals, purposes, objectives and requirements of
this chapter will be followed.
(3) Review of Studies. The Department of
Community Development will review the informa-
tion submitted in the sensitive area studies to verify
the information, confirm .the nature and type of the
sensitive area, and ensure the study Is consistent with
this chapter.
TITLE 18 — ZONING
(g) When mnis chapter imposes greater restrictions
or higher standards upon the development or use of
land than other laws, ordinances or restrictive
covenants, the provisions of this chapter shall prevail.
(h) All other relevant standards of this Code mus,
also be met.
(Ord 1608 §7, 1991; Ord. 1599 §3(part), 1991)
18.45.030 Interpretation.
The provisions of this chapter shall be held to be
minimum requirements in their interpretation and
application and shall be liberally construed to serve the
purposes of this chapter.
(Ord. 1599 §3(part), 1991)
18.45.040 Sensitive area buffers.
a General.
fland alteration must be located out of
the buffer areas as required by this section. Buffers in
general are intended to:
(A) Minimize long -term impacts of devel-
opment on properties containing sensitive areas;
(B) Protect sensitive areas from adverse
impacts during development;
(C) Preserve the edge of the sensitive area
for its critical habitat value; and
(D) Prevent loading of potentially unstable
slope formations.
Land alteration is permitted for public
access, supplemental planting and approved land use
as provided in Section 18.45.080.
An undisturbed sensitive area or buffer
may substitute for the yard setback and landscape
requirements of Chapters 18.50 and 18.52.
(2) Wetland and watercourse buffers are
intended to:
(A) Provide shading to maintain stable
water temperatures and vegetative cover for additional
wildlife habitat;
(B) Provide input of organic debris, and
uptake of nutrients;
(C) Provide an area to stabilize banks, to
absorb overflow during high water events, and to
allow for slight variation of aquatic system boundaries
over time due to hydrologic or climatic effects;
(D) Reduce erosion and increased surface
water runoff;
(E) Reduce loss of or damage to property;
(F) Intercept fine sediments from surface
water runoff and serve to minimize water quality
impacts;
(G) Preserve the edge for its habitat value;
and
(H) Protect the sensitive area from human
and domestic animal disturbance.
(3) Buffers for areas of potential geologic
instability are intended to:
(A) Protect slope stability;
Page 18-37
,TUKWILA MUNICIPAL CODE '$. 46,O1-0
(B) Provide erosion control and attenua-
tion of precipitation surface water and stormwater
runoff;
and
(C)' Reduce loss of or damage to property;
(D) Preserve the natural character of
woo • • .- • exist.
bl Special Buffer Studies,-) Applicants for a use or
development on a legal lot of record within a sensitive
area maximum buffer shall be required to conduct a
sensitive area study to provide a buffer analysis for the
sensitive area. This study may be waived by the
Director of the Department of Community Devel-
opme n 18.45.020(f) (2).
c) Ratings and Buffer Widh
tRatings and appro-
or wetlands and watercourses are listed
below.
(1) .For
(A)
(B)
(2) For
follows:
(A)
(B)
wetlands:
Type 1, one - hundred- foot -wide buffer;
Type 2, fifty- foot -wide buffer;
Type 3, twenty- five - foot -wide buffer.
watercourses, the buffer shall be as
Type 1, seventy- foot -wide buffer;
Type 2, thirty -five- foot -wide buffer;
Type 3, fifteen- foot -wide buffer;
commercial and industrial devel-
opments shall be set back fifteen feet and all residential
development shalrbi set back ten feet._ This setback
shall be measured from the foundation to the buffer's
edge.
(B) The DCD Director may waive setback
requirements when a site p1anTenionstrates- there
will be no impacts to the buffer zone.(See Figure 18 -4.)
(4) Variation of Standard or Creation of Variable
Width Wetland/Watercourse Buffers.
(A) The DCD Director may reduce the
_ standard wetland /watercourse buffers on a case-by-
- basis, provided the buffer does not contain slopes
fifteen percent or greater. The approved buffer width
shall not result in greater than a fifty percent reduction
in width, and the reduced buffer shall not be less than
fifteen feet for wetlands and ten feet for watercourses.
Any buffer reduction proposal must demonstrate to the
satisfaction of the DCD Director that it will not result in
direct or indirect, short -term or long -term adverse
impacts to wetlands or watercourses, and that
(i) The buffer is vegetated and
includes an enhancement plan as may be required to
improve the buffer function and value; or
(ii) If there is no significant vegetation
in the buffer, a buffer may be reduced only if an
enhancement plan is provided. The plan must include
using a variety of native vegetation that improves the
`unctional attributes of the buffer and provides addi-
tional protection for the wetland or watercourse func-
tions and values.
(B) Buffers for all types of wetlands and
watercourses will be increased when they are deter-
mined to be particularly sensitive to disturbance or the
proposed development will create unusually adverse
impacts. Any increase in the width of the buffer shall
be required only after completion of a wetland or wa-
tercourse study by a qualified wetlands specialist or
expert which documents the basis for such increased
width. An increase in buffer width may be appropriate
when:
(I) The development proposal has the
demonstrated potential for significant adverse impacts
upon the wetland or watercourse which can be miti-
gated by an increased buffer width; or
(ii) The area serves as habitat for
endangered, threatened, sensitive or monitor species
listed by the federal government or the State.
(C) Every reasonable effort shall be made
to maintain the existing viable plant life in the buffers.
Vegetation may be removed from the buffer as part of
an enhancement plan approved by the Director of
DCD. Enhancements will ensure that slope stability
and wetland and watercourse quality will be
maintained or improved. Any disturbance of the
buffers for wetlands or watercourses shall be replanted
with a diverse plant community of native northwest
species that are appropriate for the specific site as
determined by the DCD Director.
If the vegetation must be removed, or
because of the alterations of the landscape the vegeta-
tion becomes damaged or dies, then the applicant for a
permit must replace existing vegetation along wetlands
and watercourses with comparable specimens;
approved by the DCD Director, which will reproduce
the existing buffer value within five years.
(D) The DCD Director shall require subse-
quent corrective actions and long -term monitoring of
the project if adverse impacts to regulated wetlands,
wat ourses- or— theiLhiiffers are identified.
Ar s of Potential Geologic Inastabili�L)
1) Each development proposal for fl al lot of
record containing an area of potential geologic instability
shall be subject to a geotechnical report pursuant to the
requirements of Sections 18.45.060 and
18.45.080(e)(4). The geotechnical report shall analyze
and make recommendations on the need for and
width of any buffers necessary to achieve the goals and
requirements of this chapter. Development proposals
shall then include the buffer distances as defined
within the geotechnical report.
(2) Buffers may be increased by the DCD
Director when an area is determined to be particularly
sensitive to the disturbance created by a development.
Such a decision will be based on a City review of the
report as prepared by a qualified geotechnical consultant
and by a site visit.
(Ord 1608 §3, 1991; Ord. 1599 §3(part), 1991)
Page 18-38
1 1 t i. i V- LVI�IIV�a
'18.45.060 Procedures. • -
When an applicant submits an application for any
building permit, subdivision, short subdivision or any
other land use review which approves a use, devel-
opment or future construction, the location of any sen-
sitive areas and buffers on the site shall be indicated on
the plans submitted. When a sensitive area is identi-
fied, the following procedures apply. The Director of
the Department of Community Development (DCD)
may waive item numbers 1, 2, 4 and 5 of the follow-
ing if the size and complexity of the project does not
warrant that step in the procedures and the Director
grants a waiver pursuant to Section 18.45.020(f)(2).
(1) Sensitive Areas Study and Geotechnical
Report. The applicant shall submit the relevant study
as required in Section 21.04.140"and this chapter. (.*-Si.w.,)
It is intended that sensitive areas studies and
information be utilized by applicants in preparation of.
their proposals and therefore shall be undertaken early
in the design stages of a project.
(2) Planned Residential Development Permit.
Any new residential subdivision, residential short
subdivision, residential boundary line adjustment, or
multiple family residential proposal which includes a
sensitive area or its buffer on the site shall apply for a
planned residential development permit and meet the
requirements of Chapter 18.46. C ')
(3) Denial of Use or Development. A use or
development will be denied if it is determined by the
DCD Director that the applicant cannot ensure that
potential dangers and costs to future inhabitants of the
development, adjacent and local properties, and
Tukwila are minimized and mitigated to an acceptable
level.
(4) Pre - development Conference. The
applicant, -specialist(s) of record, contractor, and
department representatives will be required to attend
preconstruction conferences prior to any work on the
site.
(5) Construction Monitoring. The specialist(s)
of record shall be retained to monitor the site during
construction.
(6) On -site Identification. The DCD Director
may require the boundary between a sensitive area
and its buffer and any development or use to be
permanently identified with fencing, or with a wood
or metal sign with treated wood, concrete or metal
posts. Size will be determined at the time of
permitting, and wording shall be as follows:
"Protection of this natural area is in your care.
Alteration or disturbance is prohibited pursuant to
Section 18.45. Please call the City of Tukwila for
more information."
(Ord. 1608 §4, 1991; Ord. 1599 §3(part), 1991)
18.45.080 Uses and standards.
(al General Uses, The uses set forth in this entire
section, including subsections (a) through (h), and the
following gene... uses, may be located within a
sensitive area or buffer, subject to the provisions of
Chapter 21.04 and of this section:
(1) Maintenance and repair, of existing uses
and facilities provided no alteration• or additional fill
materials will be placed or heavy construction
equipment used in the sensitive area or buffer;
(2) Nondestructive education and research;
(3) Passive recreation and open space;
(4) Maintenance and repair of essential streets,
roads, rights -of -way, or-utilities;
(5) Actions to remedy the effects of
emergencies that threaten the public health, safety or
welfare.
(b) Permitted Uses Subject to Administrative
Review. The .following uses may be permitted only
a t�f er administrative review and approval by the
Director of the Department of Community Develop-
ment (DCD):
(1) Maintenance and repair of existing uses
and facilities where alteration or additional fill materials
will be placed or heavy construction equipment used;
(2) Construction of new essential streets and
roads, rights -of -way and utilities;
(3) New surface water discharges to wetlands
or watercourses or their buffers from detention
facilities, presettlement ponds or other surface water
management structures may be allowed provided that
the discharge meets the clean water standards of RCW
90.48 and WAC 173.200 and 173.201 as amended, and
does not increase the rate of flow to the wetland or
watercourse beyond the level of the existing rate;
(4) Regional stormwater detention areas may
be allowed if use results In no decrease in rating of
resource and enhances existing values and functions.
Design shall be subject to the standards of this section
and other applicable City standards;
(5) Enhancement or other mitigation including
landscaping.
( (c) Wetland
er .
(A) No use or development may occur in
a Type 1 and Type 2 wetland or its buffer except as
specifically allowed by subsections (a), (b) and (h) of
this section. Any use or development allowed is
subject to the standards of this section.
(B) Only isolated Type 3 wetlands can be
altered or relocated, and then only with the permission
of the DCD Director. A mitigation or enhancement
plan must be developed and must comply with the
standards of compensatory mitigation required in this
chapter.
(C) Mitigation plans shall be completed for
any proposals for dredging, filling, alterations and
relocation of wetland habitat allowed in subsections (a),
(b) and (h) of this section.
Page 18-39
• v■tYfl -1-. 1V11.11V1V1t"HL \.•L)
(2) Compensatory Mitigati
(A) The mitigation plan shall be developed
as part of a sensitive area study by a specialist approved
by the DCD Director. Wetland and /or buffer alteration
or relocation may be allowed only when a mitigation
plan clearly demonstrates that the changes would be
an improvement of wetland and buffer quantitative
and qualitative functions. The plan shall follow the
performance standards of this chapter and show how
water quality, wildlife and fish habitat, and general
wetland quality' would be improved.
(B) In order to achieve the City's goal of
no net loss of wetland functions and acreage, alteration
of wetlands will require the applicant to provide a
restoration, enhancement or creation plan to compen-
sate for the impacts to the wetland and will compen-
sate at a ratio of 1.5 to 1.
(C) Mitigation Location.
(1) On -site compensation shall be
provided, except where the applicant can demonstrate
that
a. The hydrology and ecosystem
of the original wetland and those who benefit from the
hydrology and ecosystem will not be damaged by the
on -site loss; and
b. On -site compensation is not
scientifically feasible due to problems with hydrology,
soils, waves or other factors; or
c. Compensation is not practical
due to potentially adverse impact from surrounding
land uses; or
d. Existing functional values at
the site of the proposed restoration are significantly
greater than lost wetland functional values; or
e. That established regional goals
for flood storage, flood conveyance, habitat or other
wetland functions have been established and strongly
justify location of compensatory measures at another
site.
(ii) Off -site compensation. shall occur
within the same watershed where the wetland loss
occurred.
(111) In selecting compensation sites,
applicants shall pursue siting in the following order of
preference:
a. Upland sites which were for-
merly wetlands;
b. Idled upland sites generally
having bare ground or vegetative cover consisting
primarily of exotic • introduced species, weeds or
emergent vegetation;
c. Other disturbed upland.
(D) Mitigation Standards. The scope and
content of a mitigation plan shall be decided on a case -
by-case basis. As the impacts to the sensitive area
increase, the mitigation measures to offset these
impacts will increase in number and complexity. The
components of a E., plete wetlands mitigation plan are
as follows:
(1) Baseline information of quantita-
tive data collection or a review and synthesis of exist-
ing data for both the project impact zone and the
proposed mitigation site;
(ii) Environmental goals and objec-
tives that describe the purposes of the mitigation
measures. This should include a description of site -
selection criteria, identification of target evaluation
species and resource functions;
(iii) Performance standards of the spe-
cific criteria for fulfilling environmental goals, and for
beginning remedial action or contingency measures.
They may include water quality standards, species
richness and diversity targets, habitat diversity indices,
or other ecological, geological or hydrological criteria;
(iv) Detailed construction plan of the
written specifications and descriptions of mitigation
techniques. This plan should include the proposed
construction sequence and construction management,
and be accompanied by detained site diagrams and
blueprints that are an integral requirement of any
development proposal;
(v) Monitoring and /or evaluation pro-
gram that outlines the approach for assessing a
completed project. An outline shall be included that
spells out how the monitoring data will be evaluated
by agencies that are tracking the mitigation project's
progress;
(vi) Contingency plan identifying
potential courses of action, and any corrective
measures to be taken when monitoring or evaluation
indicates project performance standards have not been
met;
(vii) Performance security or other
assurance devices as described in Section 18.45.135.
(E) Mitigation Timing. Where feasible,
compensatory mitigation projects shall be completed
prior to activities that will permanently disturb wet-
lands and immediately after activities • that will
temporarily disturb wetlands. Construction of com-
pensatory 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.
(3) Essential Utilities.
(A) Essential utilities must be constructed
to minimize or, where possible, avoid wetland distur-
bance.
(B) All construction must be designed to
protect the wetland and its buffer against erosion,
uncontrolled drainage, restriction of groundwater
movement, slides, pollution, habitat disturbance, any
loss of flood carrying and storage capacity, and excava-
tion or fill detrimental to the environment..
(C) Upon completion of.. installation..of
essential utilities, wetlands must be restored to pre-
Page 18--40
cgmpleted development substan'. y complies with
the recommendations in the geot�chnical report and
with all geotechnical- related permit requirements.
Occupancy of the project will not be approved until the
report has been reviewed and accepted by the DCD
Director.
(8) Conditioning and Denial of Use or Devel-
opments.
(A) Substantial weight shall be given to
ensuring continued slope stability and the resulting
public health, safety and welfare in determin
whether a development should be allowed.
(B) The City may impose conditions that
address site -work problems which could include, but
are not limited to, limiting all excavation and drainage
installation to the dryer season, or sequencing activities
such as installing erosion control and drainage systems
well in advance of construction. A permit will be
denied if it is determined by the DCD Director that the
development will increase the potential of soil move-
ment that results in an unacceptable risk of damage to
the proposed development, its site or adjacent proper-
ties.
(f) Abandoned Mine Areas.
(1) Development of a legal lot of record con-
taining an abandoned coal mine area may be permitted
when a geotechnical report shows that significant risks
associated with the abandoned mine workings can be
eliminated or mitigated so that the site is safe. Approval
shall be obtained from the DCD Director before any
building or land - altering permit processes begin.
(2) Any building setback or land alteration shall
be based on the geotechnical report.
(3) The City may impose conditions that
address site -work problems which could include, but
are not limited to, limiting all excavation and drainage
installation to the dryer season, or sequencing activities
such as installing drainage systems or erosion controls
well in advance of construction. A permit will be
denied if it is determined that the development will
increase the potential of soil movement or result in an
unacceptable risk of damage to the proposed develop-
ment or adjacent properties.
(��reas of Important Geological or Archaeologi-
cal Evidence. -
(1) Development on a legal lot of record
determined to have historic or prehistoric geological or
archaeological evidence, shall be prohibited until that
evidence has been studied or researched for any valu-
able information about our history. Removal or salvage
of the evidence shall be done in accordance with RCW
27.53, and shall be performed in a timely manner.
(2) Once the geologic or archaeological evi-
dence or articles have been studied or researched, or
the importance of the site is declared to be marginal or
not of use to the scientific community, development
shall be allowed on the site. Development shall not
begin on such .a, e until the DCD Director gives
approval.
(h) Permitted Uses Subject to Exception Approval.
Other uses .may be permitted upon receiving a reason-
able use exception pursuant to Section 18.45.115. A
use permitted through a reasonable use exception shall
conform to the procedures of this chapter and be
consistent with the underlying zoning.
(Ord. 1608 § §1, 5, 1991; Ord. 1599 §3(part), 1991)
18.45.090 Sensitive areas tracts.
.e o• • •• •sa s for planned resi-
dential or mixed area use developments, short subdi-
visions or subdivisions, and boundary line adjustments
and binding site plans, applicants shall create sensitive
areas tracts, in lieu of an open space tract, per the
standards of Section 18.46.080.
(b) Applicants proposing development involving
uses other than those listed in subsection (a) of this
section, on parcels with sensitive areas or their buffers,
may elect to establish a sensitive areas tract which
shall be:
(1) If under one ownership, owned and main-
tained by the ownership, which protection of the tract;
(2) Held in common ownership by multiple
owners who shall collectively be responsible for main-
tenance of the tract; or
(3) Dedicated for public use if acceptable to the
City or other appropriate public agency.
(Ord. 1599 §3 (part), 1991)
18.45.115 Exceptions.
(a) General. With the approval of the Director of
DCD, isolated wetlands that are four hundred square
feet or smaller in area, and which are low in value
according to the rating methodology used in the City's
Water Resource Rating and Buffer Study, may not
require the compensatory mitigation standards of this
chapter.
(b) Piping. Piping will be allowed in Type 1 and
Type 2 watercourses only where relocation or alter-
ation of a watercourse is denied and would result in
denial of all reasonable use.
(c) Reasonable Use Exceptions.
(1) If application of this chapter would deny all
reasonable use of the property containing wetlands,
watercourses or their buffers, the property owner or
the proponent of a development proposal may apply
for a reasonable use exception.
(2) The application for a reasonable use excep-
tion shall be in a format specified by and filed with the
Department of Community Development (DCD).
Requirements may include an environmental impact
statement pursuant to WAC 197 -11 -400. Reasonable
use exceptions shall be decided by the planning com-
mission following a public hearing noticed as specified
in Chapter 18.92.
.Page 18-46
(3) If the applicant demonstrates to the satisfac-
tion of the Planning Commission that application of the
provisions of this chapter would deny all reasonable
use of the property, development may be allowed
which is consistent with the general purposes of this
chapter and the public interest
(4) The Commission, in granting approval of
the reasonable use exception, must determine that:
(A) No reasonable use with less impact
on the sensitive area and its buffer is possible;
(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;
(C) As a result of the proposed develop-
ment 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;
(D) Alterations permitted shall be the
minimum necessary to allow for reasonable use of the
property;
(E) The proposed development is compat-
ible in design, scale and use with other development
with similar site constraints in the immediate vicinity
of the subject property;
(F) Disturbance of sensitive areas has
been minimized by locating the necessary alterations
In the buffers to the greatest extent possible;
(G) The inability to derive reasonable use
of the property is not the result of actions by the appli-
cant in segregating or dividing the property and creating
the undevelopable condition after the effective date of
the ordinance from which this chapter derives; and
(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. If a development is
approved as a reasonable use, the Board of Architectural
Review's process, review and standards shall be
applied.
(Ord. 1599 §3(part), 1991)
18.45.120 Variances.
. (a) The Board of Adjustment shall review
requests pursuant to Chapter 18.72 for variance from
the standards of this chapter unless excepted by
Section 18.45.115.
(b) If a variance is granted, it shall be the mini-
mum necessary to accommodate the permitted uses of
the underlying zoning districts proposed by the appli-
cation, and the scale of the use may be reduced as
necessary to meet this requirement
(Ord. 1599 §3(part), 1991)
TITLE 18 — ZONING
ziL45.125 Appea jb
(a) Any aggrieved party who objects to or dis-
agrees with Department of Community Development
(DCD) decisions or conditions for development in a
sensitive area shall appeal to the Planning Commis-
sion. Any such appeal shall be made in writing within
ten days of the interpretation, condition or decision
being appealed, and shall set forth the basis for the
appeal.
(b) In considering appeals of decisions or condi-
tions, the following shall be considered:
(1) The intent and purposes of the sensitive
areas ordinance from which this chapter derives;
(2) Technical information and reports consid-
ered by the Department of Community Development;
and
(3) Findings of the DCD Director which shall
be given substantial weight.
(Ord. 1599 §3(part), 1991)
18.45.130 Recording required.
The property owner receiving approval of a use or
development pursuant to this chapter shall record the
City- approved site plan clearly delineating the wetland,
watercourse, areas of potential geologic instability or
abandoned mine and their buffers designated by
Sections 18.45.020 and 18.45.040 with the King
County Division of Records and Elections. The face of
the site plan must include a statement that the
provisions of this chapter, as of the effective date of the
ordinance from which this chapter derives or thereafter
amended, control use and development of the subject
property, and provide for any responsibility of the
property owner for the maintenance or correction of
any latent defects or deficiencies.
(Ord. 1599 §3(part), 1991)
18.45.135 Assurance device.
(a) In appropriate circumstances, the Director of
the Department of Community Development may
require a letter of credit or other security device accept-
able to the city, to guarantee performance and mainte-
nance requirements of this chapter. All assurances
shall be on a form approved by the City Attorney.
(b) When alteration of a sensitive area is
approved, the Director of the Department of Commu-
nity Development may require an assurance device,
on a form approved by the City Attorney, to cover the
monitoring costs and correction of possible deficiencies.
Monitoring of alterations may be required for up to five
years.
(c) Release of the security does not absolve the
property owner of responsibility for maintenance or
correcting latent defects or deficiencies.
(Ord 1599 §3 (part), 1991)
Page 18-47
(3) If the applicant deni. states to the satisfac-
tion of the Planning Commission that application of the
provisions of this chapter would deny all reasonable
use of the property, development may be allowed
which is consistent with the general purposes of this
chapter and the public interest.
(4) The Commission, in granting approval of
the reasonable use exception, must determine that:
(A) No reasonable use with less impact
on the sensitive area and its buffer is possible;
(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;
(C) As a result of the proposed develop-
ment 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;
(D) Alterations permitted shall be the
minimum necessary to allow for reasonable use of the
property;
(E) The proposed development is compat-
ible in design, scale and use with other development
with similar site constraints in the immediate vicinity
of the subject property;
(F) Disturbance of sensitive areas has
been minimized by locating the necessary alterations
in the buffers to the greatest extent possible;
(G) The inability to derive reasonable use
of the property is not the result of actions by the appli-
cant in segregating or dividing the property and creating
the undevelopable condition after the effective date of
the ordinance from which this chapter derives; and
(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. If a development is
approved as a reasonable use, the Board of Architectural
Review's process, review and standards shall be
applied.
(Ord. 1599 §3(part), 1991)
18.45.120 Variances.
. (a) The Board of Adjustment shall review
requests pursuant to Chapter 18.72 for variance from
the standards of this chapter unless excepted by
Section 18.45.115.
(b) If a variance is granted, it shall be the mini-
mum necessary to accommodate the permitted uses of
the underlying zoning districts proposed by the appli-
cation, and the scale of the use may be reduced as
necessary to meet this requirement.
(Ord. 1599 §3(part), 1991)
ii i Lt lb — ZONING.
.125 Aa s.
(a) Any aggrieved party who objects to or dis-
agrees with Department of Community Development
(DCD) decisions or conditions for development in a
sensitive area shall appeal to the Planning Commis-
sion. Any such appeal shall be made in writing within
ten days of the interpretation, condition or decision
being appealed, and shall set forth the basis for the
appeal.
(b) In considering appeals of decisions or condi-
tions, the following shall be considered:
(1) The intent and purposes of the sensitive
areas ordinance from which this chapter derives;
(2) Technical information and reports consid-
ered by the Department of Community Development;
and
(3) Findings of the DCD Director which shall
be given substantial weight.
(Ord. 1599 §3(part), 1991)
18.45.130 Recording required.
The property owner receiving approval of a use or
development pursuant to this chapter shall record the
City- approved site plan clearly delineating the wetland,
watercourse, areas of potential geologic instability or
abandoned mine and their buffers designated by
Sections 18.45.020 and 18.45.040 with the King
County Division of Records and Elections. The face of
the site plan must include a statement that the
provisions of this chapter, as of the effective date of the
ordinance from which this chapter derives or thereafter
amended, control use and development of the subject
property, and provide for any responsibility of the
property owner for the maintenance or correction of
any latent defects or deficiencies.
(Ord. 1599 §3(part), 1991)
18.45.135 Assurance device.
(a) In appropriate circumstances, the Director of
the Department of Community Development may
require a letter of credit or other security device accept-
able to the city, to guarantee performance and mainte-
nance requirements of this chapter. All assurances
shall be on a form approved by the City Attorney.
(b) When alteration of a sensitive area is
approved, the Director of the Department of Commu-
nity Development may require an assurance device,
on a form approved by the City Attorney, to cover the
monitoring costs and correction of possible deficiencies.
Monitoring of alterations may be required for up to five
years.
(c) Release of the security does not absolve the
property owner of responsibility for maintenance or
correcting latent defects or deficiencies.
(Ord 1599 §3 (part), 1991)
Page 18-47
MEMORANDUM
TO: Ann Siegenthaler, Associate Planner
Rick Beeler, DCD Director
FROM: Gary Schulz, Urban Environmentalist
DATE: August 30, 1993
RE: Sensitive Areas - Holly Boundary Line Adjustment #L93-
0019.
As requested, I reviewed the Holly site on August 18, 1993 to
investigate the steep slope area on the eastern portion of the
property. The north fork of Gilliam Creek is situated at the
bottom of this slope area and is also located on the property.
Some potential indicators of instability were observed as surface
sloughing and leaning red alder trees.
Since each lot is fairly large (38,000 square feet +) with a
potential buildable area of 25,000 square feet, an agreed upon
slope setback area may be mapped in order to request a waiver to
the required geotechnical study. Without a slope assessment, a 50-
foot undisturbed buffer with a 10 -foot building setback may be
adequate for residential development. Maintaining an undisturbed
area along the top of slope is important as is controlling drainage
from new development that could cause significant erosion and
instability..
My on -site observations included a small wetland on the western
portion of proposed Lot C. It appears the wetland would be rated
a Type 3 and is greater than the size exemption limit of 400 square
feet. A waiver for the required wetland study may not be
appropriate for two reasons. First, the wetland is located in the
portion of Lot C where impacts from development are likely.
Second, a Type 3 wetland can be relocated and a mitigation proposal
would require the exact size of the wetland for replacement.
However, a simple study is appropriate to delineate the area and
provide a letter report that defines the methodology, supporting
data, and the wetland rating.
To summarize, I feel this proposal can be approved without a
geotechnical assessment. I did not investigate the entire site and
feel a wetland study should determine the identified wetland area
and confirm that there are no other on -site wetlands. As stated in
TMC 18.45.060, sensitive area mapping should be indicated on the
applicant's submitted plans and the studies undertaken early in the
design stages of a project. Even after much discussion, I hope
this helps you with your review.
RECEIVED
AUG 3 01993
OUIv11viUI'ii
DEVELOPMENT
City of Tukwila
John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
April 8, 1993
Mr. Richard Holly
Box 954
Seahurst, WA 98062
RE: Boundary Line Adjustment #L93- 0019 /Admin. PRD #L93 -0020
4216 South 152nd Street, Tukwila
Dear Mr. Holly:
The Department of Community Development (DCD) has completed a
preliminary review of your Boundary Line Adjustment (BLA)
application. We are not able to process the application for the
reasons noted below.
1. The existing garage is currently located on the same lot
(Lot 19) as the existing house. The proposed shift in
the lot line would locate the garage on a lot by itself
(Lot C).
As we discussed when you submitted your application, the
Zoning Code does not allow a garage on a lot by itself.
Under the code, a garage is not a "principally permitted
use" on a single - family lot. A garage is considered an
"accessory use" to the primary use of the lot for a
single family home. An accessory use must be "located on
the same lot as the principal use and is subject to the
regulations affecting the main building" (TMC 18.12.040;
also TMC 18.06.870).
Based upon these code requirements, we cannot approve a BLA which
places the garage on a lot without a single - family home.
To obtain City approval your proposal, you will need to do one of
the following:
• Option A:
Relocate the boundary line(s) in such a way
that the garage remains on the same lot as the
existing house. Have your surveyor correct
the survey map, and resubmit with an original
signature.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
Kts.•,.:,:,:.:,::.:... a.:,,.,,.:.m,�.- .:v- .r.,:. - „a., :,��Y r� ^�:�.,..:::•:'a::� r:1-:...�- ::,ir..r.: �:;_., ��r'.: >.'tai:.:i::: `(s�.:;:: t..JL'a� Yr.:.:. t; N.':: 3:,;:': Ya'r�:'tt4F5.:45.riY::'.fn,}':7f ft t■ 1,726UM.111.raw. rc. wtr4...... W...... naMmat�re: l!• mM' rt^: uvawr�w.tT w, rtN. �Y. ua ++ +w:r<Rw^,:v:.::i+.'t:Ytt::ia.
Mr. R. Holly
BLA #L93 -0019, 4/8/93
Page 2
• Option B:
Your other option would be to have the garage
demolished. If you choose this option, your
surveyor must add a notation to the survey map
that the garage will be demolished prior to
approval of the boundary line adjustment.
Submit this revised survey map with an
original surveyor's signature.
2. In addition to revisions which addresses the garage
issue, your survey should also show the following:
a) Existing access drive, and easement across
Lot C for access drive serving Lot B;
b) Lot sizes (in square feet);
c) Location of existing utility lines and easements.
Upon receipt of these revisions, we can resume our review of your
application. Other City departments still: need to review your BLA.
Based upon their review, we will send you a letter with any
additional revisions required for approval. If you decide not to
proceed with the BLA, I. will authorize a full refund of your BLA
and PRD application fees.
Please let me know if you have any questions regarding this matter
(431- 3670).
Sincerely,
G!� vG 76' e
Ann Siegentha el r
Associate Planner
cc: Jack Pace, Senior Planner
Encl: TMC 18.12.040, TMC 18.06.870 •
(2) Roadside stands C--
offering for sale only
products which are produced on the premises.
(Ord 1247 §1(part), 1982)
18.10.040 Conditional uses.
Golf courses, private or public, including club-
houses, accessory driving range, but not to include
miniature golf courses, require a conditional use permit
from the City as provided for in Chapter 18.64.
(Ord. 1247 §1(part), 1982)
18.10.050 Height, yard and area regulations.
In the R -A district, the height of the buildings, the
minimum dimensions of lots and yards, and the min-
imum lot area per family permitted on any lot shall be
as specified in Chapter 18.50.
(Ord 1247 §1(part), 1982)
18.10.060 Parking.
Parking regulations shall be as provided in Chapter
18.56.
(Ord. 1247 §1(part), 1982)
■
: 5.11.7 ,6,: "1EEw.fnY.r,tw,. ..fn.f r. .... •.........:.41,1,C:ArV:.
TITLE 18 — ZONING
Chapter 18.12
R -I DISTRICT —
SINGLE-FAMILY RESIDENCE
Sections:
18.12.010
18.12.020
18.12.030
18.12.040
18.12.050
18.12.060
18.12.070
Purpose.
Additional classifications.
Principally permitted uses.
Accessory uses..
Conditional uses.
Height, yard and area regulations.
Parking regulations.
18.12.010 Purpose.
The purpose of this district is to stabilize and
preserve low density, single - family residential neigh-
borhoods; to preverit intrusions by incompatible land
uses; to provide a range of minimum lot sizes in order
to respond to the development constraints of the natu-
ral environment; and to promote diversity and recog-
nize a variety of residential environments.
(Ord. 1247 §1(part), 1982)
18.12.020 Additional classifications.
The R -1 district is further subdivided into districts
differing only in the requirements of lot area per
dwelling unit as follows:
District Minimum Lot Size Per Dwelling Unit
R -1- 72 7,200 square feet
R-1=-9.6 9,600 square feet
R -1 -12.0 12,000 square feet
R -1 -20:0 20,000 square feet
(Ord 1247 §1(part), 1982)
18.12.030 Principally permitted uses.
In the R -1 district, no building or land shall be used
and no building shall be erected, altered, or enlarged,
which is arranged, intended or designed for other than
the following uses:
(1) One single - family dwelling per lot;
(2) Public parks and playgrounds but not
including amusement parks, golf courses, or commer-
cial recreation.
(Ord. 1247 §1(part), 1982)
8.12.040 Accessory uses
ses arid- sfivcru—res customarily appurtenant to the
principally permitted uses, such as:
(1) Private garage or carport not exceeding one
thousand square feet in floor area provided it is located
on the same lot as the principal use and is subject to
the regulations affecting the main building;
(2) Private stable, if located not less than sixty
feet from front lot line nor less than thirty feet from a
side or rear lot line. It shall provide capacity for not
more than one horse, mule or pony for each twenty
thousand square feet of stable and pasture area, but not
Page 18-17
"specified sexual activities" or ' "specified anatomical
areas "; and /or
(B) Any person is excluded by virtue of
age from all or any part of the premises generally held
open to the public where such prerecorded video
tapes, disks or similar material are displayed . or sold.
(b) "Specified anatomical areas" means:
(1) Less than completely and /or opaquely
covered human genitals, pubic region, buttock, or
female breast below a point immediately above the top
of the areola;
(2) Human male genitals in a discernibly
turgid state even if completely or opaquely covered.
(c) "Specified sexual activities" means:
(1) Acts of human masturbation, sexual
intercourse or sodomy; or
(2) Fondling or other erotic touching of human
genitals, pubic region, buttock or female breast; or
(3) Human genitals in a state of sexual stim-
ulation or arousal.
(d) "Stock -in- trade" means:
(1) The dollar 'value of all products, equipment,
books, magazines, posters, pictures, periodicals,
prerecorded video tapes, discs, or similar material
readily available for purchase, rental, viewing or use
by patrons of the establishment, excluding material
located in any storeroom or other portion of the
premises not regularly open to patrons; or
(2) The number of titles of all products,
equipment, books, magazines, posters, pictures, period-
icals, other printed materials, prerecorded video tapes,
discs, or similar material readily available for purchase,
rental, viewing or use by patrons of the establishment,
excluding material located in any storeroom or other
portion of the premises not regularly open to patrons.
(Ord 1465 §l, 1988; Ord 1247 §l(part), 1982)
18.06.830 Tract.
"Tract" means a parcel which may be several acres
in area.
(Ord 1247 §1(part), 1982)
18.06.840 Trailer court or park.
"Trailer court or park" means any area of land
occupied or designed for the occupancy of two or more
travel trailers or mobile homes.
(Ord. 1247 §l(part), 1982)
TITLE 18 — ZONING
18.06.860 Us
. "Use" means the nature of the occupancy, the type
of activity, or the character and form of improvements
to which land is devoted or may be devoted.
(Ord. 1247 §1(part), 1982)
08.06.870 Use, sso y 73.)
-"Accessory use" means a use incidental and sub-
ordinate to the principal use and located on the same lot
or in the same building as the principal use.
(Ord 1247 §1(part), 1982)
18.06.850 Trailer, travel.
"Travel trailer" means a vehicular portable struc-
ture built on a chassis, designed to be used as a tempo-
rary dwelling for travel and recreational purposes.
(Ord 1247 §1(part), 1982)
18.06.880 Use conditional.
"Conditional use" means an unusual and /or
unique type of land use which, due to its nature,
requires special consideration of its impacts on the
neighborhood and land uses in the vicinity.
(Ord 1247 §1(part), 1982)
18.06.890 Use, permitted.
"Permitted use" means any use authorized or
permitted alone or in conjunction with any other use
in a specified district and subject to the limitation of the
regulations of such use district
(Ord 1247 §l(part), 1982)
18.06.900 Use, primary or principal.
"Primary or principal permitted use" means the
use for which a lot, structure or building, or the major
portion thereof, is designed or actually employed.
(Ord. 1247 §1(part), 1982)
18.06.905 Use, unclassified.
"Unclassified use" means an unusual, large - scale,
unique and/or special type of land use which, due to
its nature, requires special review of its impacts on the
community and land uses in the vicinity.
(Ord 1247 §1(part), 1982)
18.06.910 Unlisted use.
"Unlisted use" means uses which are not specifi-
cally named as permitted in any use classification
contained within this title.
(Ord 1247 §l(part), 1982)
18.06.915 Utilities.
"Utilities" means all lines and facilities related to the
provision, distribution, collection, transmission or
disposal of water, storm and sanitary sewage, oil, gas,
power, information, telecommunication and telephone
cable, or refuse, and includes facilities for the generation
of electricity.
(Ord. 1599 §2(part), 1991)
Page 18-13
TITLE 18 — ZONING
(2) Roadside stands offering for sale only
products which are produced on the premises.
(Ord. 1247 §1(part), 1982)
18.10.040 Conditional uses.
Golf courses, private or public, including club-
houses, accessory driving range, but not to include
miniature golf courses, require a conditional use permit
from the City as provided for in Chapter 18.64.
(Ord 1247 §1(part), 1982)
18.10.050 Height, yard and area regulations.
In the R -A district, the height of the buildings, the
minimum dimensions of lots and yards, and the min-
imum lot area per family permitted on any lot shall be
as specified in Chapter 18.50.
(Ord 1247 §1(part), 1982)
18.10.060 Parking.
Parking regulations shall be as provided in Chapter
18.56.
(Ord 1247 §1(part), 1982)
Chapter 18.12
R -I DISTRICT —
SINGLE- FAMILY RESIDENCE
Sedans:
18.12.010
18.12.020
18.12.030
18.12.040
18.12.050
18.12.060
18.12.070
Purpose.
Additional classifications.
Principally permitted uses.
Accessory uses.
Conditional uses.
Height, yard and area regulations.
Parking regulations.
18.12.010 Purpose. •
The purpose of this district is to stabilize and
preserve low density, single - family residential neigh-
borhoods; to prevent intrusions by incompatible land
uses; to provide a range of minimum lot sizes in order
to respond to the development constraints of the natu-
ral environment; and to promote diversity and recog-
nize a variety of residential environments.
(Ord. 1247 §1(part), 1982)
18.12.020 Additional classifications.
The R -1 district is further subdivided into districts
differing only in the requirements of lot area per
dwelling unit as follows:
District Minimum Lot Size Per Dwelling Unit
R -1- 7.2 7,200 square feet
• R-1- 9.6 9,600 square feet
R-1-12.0 12,000 square feet
R -1 -20:0 20,000 square feet
(Ord. 1247 §1(part), 1982)
18.12.030 Principally permitted uses.
In the R -1 district, no building or land shall be used
and no building shall be erected, altered, or enlarged,
which is arranged, intended or designed for other than
the following uses:
(1) One single- family dwelling per lot;
(2) Public parks and playgrounds but not
including amusement parks, golf courses, or commer-
cial recreation.
(Ord. 1247 §1(part), 1982)
18.12.040 Accessory uses.
Uses and structures customarily appurtenant to the
principally permitted uses, such as:
(1) Private garage or carport not exceeding one
thousand square feet in floor area provided it is located
on the same lot as the principal use and is subject to
the regulations affecting the main building;
(2) Private stable, if located not less than sixty
feet from front lot line nor less than thirty feet from a
side or rear lot line. It shall provide capacity for not
more than one horse, mule or pony for each twenty
thousand square feet of stable and pasture area, but not
the
ga
the
:a1,
ea
�ty
of
�s.
:er
It
l;
n
1
4 U.•. I Ia.■■ IV's-I t 11'./11'• /"t1.. L4 dI..V
18.06.020 Access road.
"Access road" means a driveway that may provide
access to more than one parking lot or area, may pro-
vide access to more than one property or lot, and may
provide internal access from one street to another.
(Ord 1247 §1(part), 1982)
18.06.030 Alley.
"Alley" means a public thoroughfare which affords
only a secondary means of access to abutting property
and is not intended for general traffic circulation.
(Ord 1247 §1(part), 1982)
18.06.040 Apartment house.
"Apartment house" means any building or portion
thereof which is designed, built, rented, leased, let or
hired out to be occupied, or which is occupied as the
home or residence of five or more families living inde-
pendently of each other and doing their own cooking
in the building.
(Ord. 1247 §1(part), 1982)
18.06.045 Applicant.
"Applicant" means any person or business entity
which applies for a development proposal, permit or
approval subject to review under Chapter 18.45,
Sensitive Areas Overlay Zone.
(Ord. 1599 §2(part), 1991)
118.06.049 Area, site.
"Site area" means the total two- dimensional hori-
zontal area within the property lines excluding exter-
nal streets.
(Ord 1247 §l(part), 1982)
8.06.050 Areas of potential geologic instability.
"Areas of potential geologic instability" means those
areas subject to potential landslides and/or potential
seismic instabilities.
(Ord. 1599 §2(part), 1991)
18.06.060 Basement.
"Basement" means that portion of a building
between floor and ceiling which is all or partly below
grade. If the finished floor level directly above a base-
ment is more than two feet above grade for more than
twenty percent of the total perimeter or is twelve feet
above grade as defined at any point, such basement
shall be considered as a story.
(Ord 1247 §1(part), 1982)
18.06.070 Boardinghouse.
"Boardinghouse" means a dwelling in which
roomers and /or boarders are housed or fed.
(Ord 1247 §1(part), 1982)
18.06.080 Building.
"Building" means a structure as defined in Section
18.06.800. When a total structure is separated by divi-
sion walls without openings, each portion so separate
shall be considered a separate building.
(Ord. 1247 §1(part), 1982)
18.06.090 Building, accessory.
"Accessory building" means a subordinate build-
ing, the use of which is incident to the use of the main
building on the same lot.
(Ord. 1247 §1(part), 1982)
18.06.100 Building area.
"Building area" means the total ground coverage of
a building or structure which provides shelter, mea-
sured from the outside of its external walls or support-
ing members or from a point four feet in from the
outside edge of a cantilevered roof.
(Ord. 1247 §1(part), 1982)
18.06.110 Building, detached.
"Detached building" means a building surrounded
on all sides by open space.
(Ord. 1247 §l(part), 1982)
18.06.120 Building height.
"Building height" means the vertical distance mea-
sured from the average elevation of the proposed
finished grade around the building to the highest point
of a flat roof and to the mean height between eaves and
ridge of a pitched roof.
(Ord 1247 §1(part), 1982)
18.06.130 Building line.
"Building line" means the line of face or corner of
part of a building nearest the property line.
(Ord. 1247 §1(part), 1982)
18.06.140 Building, nonconforming.
"Nonconforming building" means a building or
structure which does not conform in its construction,
area, yard requirements or height to the regulations of
the district in which it is located.
(Ord 1247 §l(part), 1982)
18.06.150 Building permit.
"Building permit" means a permit for construction
in accordance with specific approved plans that are on
file with the Planning Department.
(Ord. 1247 §1(part), 1982)
18.06.160 Clinic.
"Clinic" means a building designed and used for
the medical, dental and surgical diagnosis and treatment
of patients under the care of doctors and nurses and /or
practitioners.
Page 18-4
WV
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EXHIBIT A
S. 148TH ST.
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S. 150TH ST.
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SCALE: 60 FL/In
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JOB NU. 0993
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BOUNDARY ADJUSTMENT
OR LOT CONSOLIDATION
APPLICATION
CITY OF TLIKWIL4
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431-3680
APPLICANT
Name: ICH itt6z0
Address: Lia I to S S-3 A-st
City . TO4(W i L. R.
SignatureS-
LOCATION
Zip: C1531S8
Date: "b
Street Address: LA aMo
Phone: a (4 3qq"3
t 1(113
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BOUNDARY LINE ADJUSTMENT
NO. *L93 -0019
CITY OF TUKWILA
KING COUNTY. WASHINGTON
APPROVALS:
CITY OF TUKWIL/\;
Emrrd end apprvr.d
City Er sneer. Ciy of Tukwila
E,aa Tdnud and a -oved thus day of
Plarrvnp Director. City of TLA-eade
KING COUNT
DEPARTMEN
Exmmtn.d and approved tJ
;:OTT Lc
Ktnp Gaeta y A.....or-
Accc*.r,t. m6. - OD Z.00
DEDICATION
KNOW ALL MEN BY THESE PREEEN TS TINT WE THE LICIERSTMED. WEIRS
IN FEE SIMPLE AN /CR CO/ TRACT RRCHASERIS OF THE LAM FEREN
CESCREIED 00 FEIREHY MAZE AN APPUCATJON FUR A M-WARY LSE
IiCW 581710 AND ACKPOLEDGE THAT SAM SLBOIV!SXN SHALL PDT I£
AI:LUBIhEM/MT CCINSCLEKTION THEREOF. THE ltd
FIRMER DECLARE THAT THE ATTACK MAPS THE C API E
NAME
NAME
Co ar OF INC3TON
NAME
NAME
CN THS DAY PERSCNNIY APPEARED EEFDRE ME e6-119'44 71/
TO ME IQO#I 1D I£ THE DIAL tD N AND WHO
WITHN AND i-u' CINi NSTRLIENT. AND ACKMWLEDGE THAT
THE SAME AS li i 4 FREE AND VDLLNTARY ACT AND
USES AND PURPOSES TFEREN hEMD&D.
WEN INER MY HMO OFFICIAL
Y&A ,7
NOTARY P_
REST AT
�I
!/vtou �r�hi5 c c H it L'
I.Gvkkvn i y icr 6cp1 5��/9G
TE
OED FOR TiE
4
`- 1994
WAS TEN.
DAY OF
FOR TFSTSTATE CF
��� %,,,R. H/ rrr•••i
Set ;;;;;;; iiiiiii
• ARY Atli:
_,�-
•
• tone Zr
/E• +J�h'�eh
FND MAY 1988
SCALE: 60 FL/in
10' VATER LINE
EASEMENT - APPROXIMATE
LOCATION AS LINE IS
NOT EXPOSED. 375.68
88'0'39
FR FND MANY 1988
GEOTECHNI(
DEVELOPMEt
THE SLOPE
BETVEEN TI
VESTERLY
LS 10119
S
/
o4 *o
416
artisP
\k/o ;I
4g0X-
S88'10'05 -E`
375.63
KING COUNTY
DEPARTMENT OF ASSESSMENT
Examined and approved thus 2(o1� dey of is 1199
��I7 / Lc t U v t
if-
Kula U.puty King C Lr,by A....sc r.
19.._,_-, Account, Akanb.r- Ooy20o -a361 -03so -03SS auh
B
N88*.N.211W
1316.93
SCALE: 60 ff../in
10' VATER LINE
EASEMENT- APPROXIMATE
LOCATION AS LINE IS
NOT EXPOSED. 3fa 68
SO8'0 .39
j //128..'
i(/
�t ' T
1 O 44t1i:6
RECORDING NO.
VOL. /PAGE
SCALE: l frith - 60 fi..
0 30
PORTION OF
Su 1/4 OF NE 1/4. s. 22
T 231
RR SPDT 2
FND MAY 1988 ��
•
GEOTECHNICAL REPORT MAY BE REQUIRED FOR
DEVELOPMENT BEYOND SLOPE PROTECTION • ZONE
THE SLOPE 'PROTECTION ZONE IS THE AREA
BETVEEN THE TOP OF SLOPE TO A LINE 50 FEET
VESTERLY LABELED 'SPZ'.
LS 10119
\
$ 1 ' . 1 /
_ 1 1111
--s\ 0 ,� \ ; \ It `i� \
/ / \ ; ...sup/.
..Sl tPE 1 V y 1 1 \ \
\\\ \ ) / / / / /
C 'rye. •\ \ ' r 1 i . / / $
,
I t
\
'r 1\ . - 375.63
TE
/ I S -r , . is
/
C=1 LAJ
QC a¢.
O
Lai Ge)
W
LAJ
co EXISTING LEGAL DESCRIPTION!
O LOTS 18, 19 AND 20. BLOCK 3, ADAMS' HOME TRACTS SECOND ADDITION. ACCI>I
�- TO PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS. PAGE 90, RECORDS OF K
•N�t- COUNTY, VASHINGTON, AND EXCEPT THE VEST 10 FEET FUR ROADS.
.et- PROPOSED LEGAL DESCRIPTIONS!
0,
LOT At LOTS 18. 19 AND 20. BLOCK 3. ADAMS' HOME TRACTS SECOND ADDITI►
ACCORDING TO PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS. PAGE 90.
OF KING COUNTY. VASHINGTONt
EXCEPT THE SOUTH 205 FEET THEREOF!
AND EXCEPT THE VEST 10 FEET FOR ROADS!
TOGETHER PROTECTION
NDARYLINEADJUSTMENT� DELINEATED ON APPROV
L93-
LOT Bt THE NORTH 125 FEET OF THE SOUTH 205 FEET OF LOTS 18, 19 AND
BLOCK 3. ADAMS' HOME TRACTS SECOND ADDITION. ACCORDING TO PLAT THER
RECORDED IN VOLUME 12 OF PLATS. PAGE 90. RECORDS OF KING COUNTY.
VASHINGTUN1 EXCEPT THE VEST 10 FEET FOR ROADS.
TOGETHER VITH A STREAM PROTECTION EASEMENT AND VETLAND PROTECTION E
AS DELINEATED ON APPROVED SURVEY MAP FOR BOUNDARY LINE ADJUSTMENT
•L93-0019.
LOT CI THE SOUTH 80 FEET OF LOTS 18. 19 AND 20. BLOCK 3, ADAMS' Hi
TRACTS SECOND ADDITION. ACCORDING TO PLAT THEREOF RECORDED IN VOL
12 OF PLATS.
PAGE 90. RECORDS OF KING COUNTY. VASHINGTONt EXCEPT THE VEST 10 FE
ROADS.
TOGETHER VITH A STREAM PROTECTION EASEMENT AND VETLAND PROTECTION
AS DELINEATED ON APPROVED SURVEY MAP FOR BOUNDARY LINE ADJUSTMENT
sL93-0019.
VOL. /PAGE
SCALE: 1 Inch 60 FL
REQUIRED FOR
!OTECTION .ZONE
S THE AREA
IA LINE 50FEET
/z co
I / t �n
w
A
ce
O
C..)
w v,
w
>-
w Q
EXISTING LEGAL DESCRIPTION:
O LOTS 18. 19 AND 20. BLOCK 3. ADAMS' HOME TRACTS SECOND ADDITION. ACCORDING
!,`,.-1 TO PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS. PAGE 90. RECORDS OF KING
•d- COUNTY, VASHINGTON. AND EXCEPT THE VEST 10 FEET FOR ROADS.
•szt- PROPOSED LEGAL DESCRIPTIONS:
LOT At LOTS 18. 19 AND 20. BLOCK 3, ADAMS' HOME TRACTS SECOND ADDITION.
ACCORDING TO PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 90. RECORDS
OF KING COUNTY. VASHINGTON:
EXCEPT THE SOUTH 205 FEET THEREOF:
AND EXCEPT THE VEST 10 FEET FOR ROADS:
TOGETHER VITH A STREAM PROTECTION EASEMENT, AS DELINEATED ON APPROVED
SURVEY MAP FOR BOUNDARY LINE ADJUSTMENT sL93 -0019.
LOT Bs THE NORTH 125 FEET OF THE SOUTH 205 FEET OF LOTS 18. 19 AND 20.
BLOCK 3, ADAMS' HOME TRACTS SECOND ADDITION. ACCORDING TO PLAT THEREOF
RECORDED IN VOLUME 12 OF PLATS. PAGE 90. RECORDS OF KING COUNTY.
VASHINGTON: EXCEPT THE VEST 10 FEET FOR ROADS.
TOGETHER VITH A STREAM PROTECTION EASEMENT AND VETLAND PROTECTION EASEMENT.
AS DELINEATED ON APPROVED SURVEY MAP FOR BOUNDARY LINE ADJUSTMENT
*L93 -0019.
LOT Cs THE SOUTH 80 FEET OF LOTS 18, 19 AND 20, BLOCK 3, ADAMS' HOME
TRACTS SECOND ADDITION. ACCORDING TO PLAT THEREOF RECORDED IN VOLUME
12 OF PLATS.
PAGE 90. RECORDS OF KING COUNTY, VASHINGTON: EXCEPT THE VEST 10 FEET FOR
ROADS.
TOGETHER VITH A STREAM PROTECTION EASEMENT AND VETLAND PROTECTION EASEMENT,
AS DELINEATED ON APPROVED SURVEY MAP FOR BOUNDARY LINE ADJUSTMENT
sL93-0019.
C.sD
r`.
N
O
gird-
(NOT C N)
375.55 ' S88'10'05'E
\�T`.,
∎\`` ■ \ •
NOTE! EXISTING GARAGE ON LOT C MUST BE RE
UNLESS VITHIN TWO YEARS FROM THE DATE OF
OF THIS BOUNDARY LINE ADJUSTMENT A HOME I
BUILT ON LOT C.
NOTE: 'FUTURE DEVELOPMENT MAY REQUI
GEOTECHNICAL REPORT AND ADDITIONAL
FROM THE SLOPE PRIOR TO ISSUANCE OF
LAND-ALTERING OR TREE REMOVAL PERMI
SURVEYOR'S CERTIFICATE
This boLridery Brie adOustmsrt represents a mummy
mode by me or under my direction in conformance
with the reqwrements of theapprogr fete stets, county
end city statute end ordinance
4Yg$. C?•
,•••$OFwp,S` •,
RECEIVED
APR 2 71994
COMMUNt Y
DEVELOPMENT
SAN hH
ttIIi El. 23320
IE10'22220
IE]2'213
VETLAND PROTECTION EASEMENT
V1 N1'06'39'E 73.06'
V2 N61'28'33'E 13.74'
V3 N61'28'33'E 28.05'
V4 S79'13'32'E 28.75'
V5 N88'09'36'E 38.98'
V6 S3'02'53'E 12.25'
V7 S3112'53'E 70.13'
V8 S69'24'41'V 26.55'
' V9 N88'10'05'11 84.92'
RECORDERS CERTIFICATE
fled for record this day of 19 ot.....M
In book of at pope of the request of
DENNIS L. LUND
Mgr.
Supt. of Records
jLLn-
Ceri4. No. 16213
mmmiummul
R. gas;
EXfrHE , /2
IIMMULIZari
/ / /
75E8-- , li i if Ai &
181076'E $. Oat 158,58\ \
IMD tECTI� ��►• �� pBE �, 1 ; S \\ I I I
DENT uFTLANDI �V E ! �+ \ I
1076 _ 1 / / / / / /
h / / / / /�(/ /
r -,-•. �\ E —ST 375E S68i05-
(NOT C�N)
\.�\ � � •-� �
ON EASEMENT
06'
1.74'
. 05'
1.75'
98'
25'
13'
92'
NOTE! EXISTING GARAGE ON LOT C MUST BE REMOVED.
UNLESS VITHIN TWO YEARS FROM THE DATE OF FILING
OF THIS BOUNDARY LINE ADJUSTMENT A HOME IS
BUILT ON LOT C.
NOTE! 'FUTURE DEVELOPMENT MAY REQUIRE A
GEOTECHNICAL REPORT AND ADDITIONAL SETBACK •
FROM THE SLOPE PRIOR TO ISSUANCE OF BUILDING;
LAND-ALTERING OR TREE REMOVAL PERMITS.'
STREAM PROTECTION
EASEMENT
LCD
I—
O
C
O
gszt-
Cn
,..L�`ti.ti�3'ia�Xs
BASIS OF BEARINGS-ASSUMED
FIELD TRAVERSE
TOPCON GTS-40
YOR'S CERTIFICATE
b o ,st-mer L repr essnts o sorvey
'der my direction in conformance
mints of the late stets. county
y
and ordnance° in . 19_
8 tea - *--0,4AAAg-
rt. sftcots No. 16213
= xwtuE, ,2 _ ,g•9
)
,,,,, fu .7 ,I, ., •, .l,f.,, ,,,,,,,!,1 I.' l
BOUNDARY LINE ADJUSTMENT
FOR
RICHARD HOLLY
LUND & ASSOCIATES SI
2220 S. 287TH ST.
FEDERAL WAY, WA. 980C
(206) 839_7755
DWN.BY DATE
DLL 3 -16 -S
REV. DATE
4 -21 -94
SCALE 1 , -
ZDTECTIDN
BASIS OF BEARINGS - ASSUMED
Flan TRA
TOPCJN GTS-48
.': `; •. �.....
LEGEND
O SET RBr w1n. CAP
❑ sEr LITE STAa
X SET mn. /AatAG
9:14/cp►sE N- -
04 UK rte,
• . DQSTAIG REEAR/La CAP C\• J
TREES rn
RY LINE ADJUSTMENT
FOR
ICHARD HOLLY
6e eef ,e;L C'cu�� f
RECEIVED
LUND & ASSOCIATES SURVEYORS
2220 S. 287TH ST. APR 2 11994
FEDERAL WAY, WA. 98003
(206) 839_7755 DEVELOPMENT
DWN . BY DLL
REV. DATE
4 -21 -94
DATE 3 -16 -94
JOB NO. 0993
SCALE 1 ' = 60
SHEET
OF