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HomeMy WebLinkAboutSEPA EPIC-07-88 - CITY OF TUKWILA - SANITARY SEWER EXTENSION (LID #32)SOUTHCENTER PKWY SANITARY SEWER EXTENSION LID #32 MINKLER BLVD. TO STRANDER BLVD. EPIC 7 -88 WAC 197 -11 -970 DETERMINATION OF NONSIGNIFICANCE Description of Proposal PROVIDE A GRAVITY SANITARY SEWER IN SOUTHCENTER PARKWAY, FROM MINKLER BLVD. TO STRANDER BLVD TO ALLOW ELIMINATION OF A SERIES OF PRIVATE PUMP SIAIIONS CURRENTLY SERVING PRIVATE PROPERTIES, AND ALSO ALLOW FOR ULTIMATE DEVELOPMENT OF THIS AREA. (LID #32) Proponent CITY OF TUKWILA Location of Proposal, including street address, if any MINKLER BLVD TO STRANDER BLVD Lead Agency: City of Tukwila File No. EPIC -7 -88 The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. 0 There is no comment period for this DNS [[ This DNS is issued under 197 -11- 340(2). Comments must be submitted by . The lead agency will not act on this proposal for 15 days from the date below. Responsible Official Rick Beeler Position /Title Planning Director Address Dat one 433 -1846 6200 Southcenter Boulevard, Tuk il.er98188 oG Signature ' You may appeal this determination to the City Clerk at City Hall, 6200 Southcenter Boulevard, Tukwila, WA 98188 no later than 10 days from the above date by written appeal stating the basis of the appeal for specific factual objections. You may be required to bear some of the expenses for an appeal. Copies of the procedures for SEPA appeals are available with the City Clerk and Planning Department. FM.DNS C C A..EQ . No. "Pt�0 -swoa� Control No. Epic File No. 104:- -7 Fee $100.00 Receips;Nq r aD t j 1l ENVIRONMENTAL CHECKLIST 1988 I; , A. BACKGROUND C' n�c(� i ( ;; + u i?A LA 6lcr -H-c l 1 i• \ l/� tt `^a ��' � 5 fA.' F i.{ DEPT. 1. Name of proposed project, if applicable: x e\A3o< > — LA,041- 2. Name of applicant: CIT •a-F 710-,DILq 3. Address and phone number of applicant and contact person: ('_ t-rti r, ► (UKW\lA — ?A-It 1nAs — 4 —U 1 �01 4. Date checklist prepared: 3/ 10 /8zS 5. Agency requesting Checklist: City of Tukwila 6. Proposed timing or schedule (including phasing, if applicable): Cc, r(S `tali cri — S tlrti, v . 8B 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No_ 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. 1984 C vv.() 11 r14.1s(vF SMAA Pu-try - C'rr' a TutLv,,i+✓� 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Ltl) PAo onus t< PLA -c1NC; Fit O 174 PL 11-‘---/ I'T(c.1044r10-1,- (-)r Druk_LoPmp ■rt- -12yizq Aviv/ • Ham. • 1 10. List any government approvals or permits that will be needed for your proposal. F N'P AbV Pc( v • 1 ' :, b nt vi .,, 'T6t,Y1.ci ( 744/14) t c cP Q-rr'f �Au dAi '17osstR> ;_ ? c ' _ 11. Give brief, complete description of your proposal, including the proposed use and the size of the project and site. There are several questions later in thi . checklist that ask you to describe certain aspects of your proposal. You do no . need to repeat those answers on this page. Section E requires a complete description of the objectives and alternatives of your proposal and should not be summarized here. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applica- tions related to this checklist. F,.F m;nf -ti- ''9 13. Does the proposal lie within an area designated on the City's Comprehensive Land Use Policy Plan Map as environmentally sensitive? N� -3- , TO COMPLETED BY APPLICANT Evaluation for Agency Use Only B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, Fiyff- b. What is the steepest slope on the site (approximate percent slope)? c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. -Top a Fl- UARAN) lt-iPkoiM ; Limn US/MS Lori vv% 9 ss of ,s►L rs d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Nom_ e. Describe the purpose, type, and approximate quanti- ties of any filling or grading proposed. Indicate source of fill. NoNr prP f.. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. ND. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? N0 cE+4c\ /W1'0r1 tit 01/S sjApjats r. Evaluation for Agency Use Only h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: NA- 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. I L1. S `mac i i� a ST E=Y1y n i S S 1•o1r.. % As PAkT O��t,n,e 1'►Lllcj�pi.�� It/�� b. Are .there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. 1 D . c. Proposed measures to reduce or control emissions or other impacts to air, if any: NW 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year - round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. FLLYQ d? t Pr yt Ovi 74=11 ( �1� ►t t�� 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. KIJA- 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. nN /A 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quan- tities, if known. N IA 5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. -TPinPok44-t Ni ,s-,.c N Dt-cuov tIIN1�- 1) 1 \ t'J(^ C 7'.3( -flat 71ow Y± 11 (5 TZEcm p VIT Evaluation for Agency Use Only Evaluation for Agency Use Only b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quan- tities, if known. A ALOd\ P rt1. 6 2) Describe waste materials that will be discharged into the ground from septic tanks or other sour- ces, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.) Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. 't 1f c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Evaluation for Agency Use Only 2) Could waste materials enter ground or surface waters? If so, generally describe. 14 d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: IN) 14- 4. Plants a. Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other _ evergreen tree: fir, cedar, pine, other X shrubs x grass _ pasture crop or grain _ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other X other types of vegetation = L✓iti/1S'c- OP(■4- IN 345 +v -ess rpg_opotTilr._( b. What kind and amount of vegetation will be removed or altered? np I U- '1p 2r7N-L4TA ►mil ar (Wclh-,nr-4-i•)) (000 L LD'wih15 7_311 SINS LAN9 <CP PI 1\1r c. List threatened or endangered species known to be on or near the site. N �►�.,�__ Evaluation for Agency Use Only . Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: S b b pOtc,t -7 R �� 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle mammals: deer, bear, elk, beaver, other: S fish: bass, salmon, trout, herring, shellfish, other: I'o N� b. List any threatened or endangered species known to be on or near the site. N c. Is the site part of a migration route? If so, explain. d. Proposed measures to preserve or enhance wildlife, if any: 0�i Evaluation for Agency Use Only 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solor) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. .)oNV' b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. t\h c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: N/A 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. Nona 1) Describe special emergency services that might be required. wp■c Tbuct- 1u1- C11 g s'( itu cTt lam C-I aD oni At jr S 11N- Pos ry w1- - Au _ '► t\- -Cf Ovs Tt11� L� 2) Proposed measures to reduce or control environ- mental health hazards, if any: H1S& Evaluation for Agency Use Only b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Ti'mP• co brCT41-C[cji�l�l t D)oL f 2) What types and levels of noise would be created by or associated with the project on a•short- term or a long -term basis (for example: traf- fic, construction, operation, other)? Indicate what hours noise would come from the site. —POIA ('. C7 C67,Qgril. r t NtN s e lea 3) Proposed measures to reduce or control noise impacts, if any: NETT ji(s 75 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? _P1,101-e }-� 'i •S �T _ b. Has the site been used for agriculture? If so, describe. y bNp LOOT Sr rru� u 13 7tiv� c. Describe any structures on the site. 12-6A0 w 1A-A4 s - CTlb )N l i u.)rj rl &HUI avy:3, Lip r «Trt ---\ Evaluation for Agency Use Only d. Will any structures be demolished? If so, what? No e. What is the current zoning classification of the site? t21ca 172-E1,3,\U- a o.o cm f. What is the current comprehensive plan designation of the site? -gU g /NE-S S g. If applicable, what is the current shoreline master program designation of the site? N /A- h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No i. Approximately how many people would reside or work in the completed project? o g j. Approximately how many people would the completed project displace? -LION IS, k. Proposed measures to avoid or reduce displacement impacts, if any: 1. Proposed measures to ensure the proposal is com- patible with existing and projected land uses and plans, if any: i °o Aoc c,) Ftj L&Sl or 1) Mq -It^S Evaluation for Agency Use Only 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing? kton,-r b. Approximately how many units, if any, would be eli- minated? Indicate whether high, middle, or low - income housing. Nov-E c. Proposed measures to reduce or control housing impacts, if any: 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? b. What views in the immediate vicinity would be altered or obstructed? NON L3 c. Proposed measures to reduce or control aesthetic impacts, if any: 4ip04:_ l.�vr► vijf 0)N e>F L(FTSTAS t km it ‘w pr'nvq Evaluation for Agency Use Only 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? m1 e b. Could light or glare from the finished project be a safety hazard or interfere with views? c. What existing off -site sources of light or glare may affect your proposal? Nlri d. Proposed measures to reduce or control light and glare impacts, if any: Nl� 12. Recreation a. What designed and informal recreational oppor- tunities are in the immediate vicinity? b. Would the proposed project displace any existing . recreational uses? If so, describe. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: N1A Evaluation for Agency Use Only 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or pro- posed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. b. Generally describe any landmarks or evidence of historic, •archaeological, scientific, or cultural importance known to be on or next to the site. >aom KNOti c. Proposed measures to reduce or control impacts, if any: 14. Transportation a. Identify public streets and highways serving the site, and describe proposed accss to the existing street system. Show on site plans, if any. ui i Cg r7tk T w 4 Ot P rp')ea l 'P" b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? N l2o, c. How many parking spaces would the completed project have? How many would the project eliminate? N Evaluation for Agency Use Only d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). NO.. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. N f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Mt, g. Proposed measures to reduce or control transpor- tation impacts, if any: .A (V Av (Tf :4-\A:4-\ . P 1-1'u ( r3 M Pd K3FEN e P 5- 7111/1 -p t i 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. No b. Proposed measures to reduce or control direct impacts on public services, if any. 1 f At 13 6'-y 7VLI DS c-)F �T L4 FT sills__ 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refus-0) service, telephone, sanitary sewer , septic system, other. s TY c or V M\1 i:er b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. C. Signature The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make decision. Signature: Date Submitted: � /0/82 PLEASE CONTINUE TO THE NEXT PAGE. Evaluation for Agency Use Only TO BE COMPLETED BY APPLICANT Evaluation for Agency Use Only D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (do not use this sheet for project actions) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not imple- mented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, ani- mals, fish, or marine life? Proposed measures to protect or conserve plants, ani- mals, fish, or marine life are: Evaluation for Agency Use Only 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resourses are: 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts are: 5. How would the proposal be likely to affect land and shoreline use, inclduing whether it would allow or encourage land or shoreline uses incompatible with existing plans? Evaluation for Agency Use Only Proposed measures to avoid or reduce shoreline and land use impacts area: How does the proposal conform to the Tukwila Shoreline Master Plan? 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. Evaluation for Agency Use Only 8. Does the proposal conflict with policies of the Tukwila Comprehensive Land Use Policy Plan? If so, what poli- cies of the Plan? Proposed measures to avoid or reduce the conflict(s) are: TO BE COMPLETED BY APPLICANT E. SUPPLEMENTAL SHEET FOR ALL PROJECT AND NON PROJECT PROPOSALS The objectives and the alternative means of reaching the objectives for a proposal will be helpful in reviewing the aforegoing items of the Environmental Checklist. This information provides a general overall perspective of the proposed action . in the context of the environmental infor- mation provided and the submitted plans, documents, suppor- tive information, studies, etc. 1. What are the objective(s) of the proposal? 2. What are the alternative means of accomplishing these objectives? 3. Please compare the alternative means and indicate the preferred course of action: Evaluation for Agency Use Only Evaluation for Agency Use Only 4. Does the proposal conflict with policies of the Tukwila Comprehensive Land Use Policy Plan? If so, what poli- cies of the Plan? Proposed measures to avoid or reduce the conflict(s) are: -23- L.I.D. NO. �2 SOUTHCENTER PARKWAY R/W AND UTILITY LOCATIONS FROM CITY RECORDS 1_, 19 UALE I FOR . MEN R/W :EQUIPMENT I 15' UTIL. ESMT. 36' R/W 43' 45 OPaN r-zoR TRAFFIC. DURING COKIST R. UCT ION. 36' R/W 43' R/W 15' UTIL. ESMT. LANDSCAPE 4" GAS TEL. O O • 3_ STORM O ELEC. 42 " -12 "STORM -1L 30' -30'. SIDE WALK 10I Z. A.0 . CLASS 5 CPISIDE_ SEWER. 4" Al 4" CR. GR, 28' '-t-- SELEC -f GRAVEL BAC,.i,F I LL . MECN. COMPAQ 110 N -TO 95% pR.O GTO FIFE bEC:C)ING PIPE FOUNDATION r 42 " -36" STORM PLANNED LOCATION, DEPEt�Ir.�1NU ON UTILITY cL»JFLIGTS. ALT r-NATE Loc,AT(O»4 , IF NO UTILIT Y COIJFI -IG T S. JET FUEL ELEC. TEL- 4' G O RECEIVE MAR r1196 TUKWILA 'UBLIC WORK .. SPECIAL BENEFIT STUDY OF PROPOSED SEWER L.I.D. #32 DATE OF APPRAISAL: FEBRUARY 1, 1988 CLIENT: CITY OF TUKWILA PUBLIC WORKS DEPARTMENT 6300 SOUTHCENTER BOULEVARD TUKWILA, WASHINGTON 98188 PREPARED BY: WASHINGTON APPRAISAL SERVICES, INC. 10232 N.E. 10TH STREET BELLEVUE, WASHINGTON 98004 453 -1456 W.A.S. 88 -8 WASHINGTON APPRAISAL SERVICES, INC. 10232 N.E. 10th STREET - BELLEVUE, WA. 98004 -4289 - (206) 453-1456 February 17, 1988 City of Tukwila Public Works Department 6300 Southcenter Boulevard Tukwila, Washington 98188 ATTN: Phil Fraser, Senior Engineer RE: Special Benefit Study on proposed sewer L.I.D. project number 32 W.A.S. 88 -8 Dear Mr. Douglas: Pursuant to your request, this office has competed a Special /Benefit Study of the above reference property. The purpose of this report was to estimate the amount of special benefits, if any, attaching to the properties within the LID district by reason of the completed LID. Special Benefits are defined as: The difference between the Fair Market Value of the property immediately after the special benefits have attached, and the Fair Market Value of the property before benefits have attached. Fair Market Value is defined as: The price it will bring when offered for sale by one who desires but is not required to sell and sought by one who desires but is not required to buy after due consideration of all elements reasonably affecting value. The term price is synonymous with the terms amount in cash and amount in money. This report was made under the methods and techniques approved by the American Institute of Real Estate Appraisers and the Society of Real Estate Appraisers. The Code of Ethics of these organizations has been observed. City of Tukwila February 17, 1988 Page Two After careful consideration of all factors affecting value, together with other data gathered during the preparation of this report, it is the opinion of the appraiser that the Special Benefits occurring to the subject parcels by reason of sewer L.Z.D. number 32 was: SPECIAL BENEFIT $399,200.00 Sincerely yours, 9 .James M. Lema MAI, SRA, SR /WA IDENTIFICATION CLIENT: City of Tukwila LID STUDY AREA: Southcenter Parkway from Strander Blvd to Minkler Blvd. THE PURPOSE OF THE REPORT: The purpose of this report is to estimate the Special Benefits, if any, that will accrue to the ownership of the above referenced properties. SUMMATION OF THE APPRAISAL PROBLEM: The amount of special benefits, if any, attaching to the property by reason of local improvement, is the difference between the Fair Market Value of the property immediately after the Special Benefits have attached, and the Fair Market Value of the property before the benefits have attached. Fair Market Value is defined as: The price it will bring when . offered for sale by one who desires but is not required to sell and sought by one who desires but is not required to buy after due consideration of all elements reasonably affecting value. The term price is synonymous with the terms amount in cash and amount in money. In the valuation process, the appraiser assumes the property to be owned in fee simple. The appraiser will measure the amount of special benefits, if any, that attach to the subject parcels by exploring the following areas: analysis of comparable sales in the Bellevue area; and to traffic patterns before and after the LID. 1 RELEVANT DEFINITIONS: Local Improvement District - These districts are activated under state law by the local city and county or by vote of the inhabitants of a particular geographical area. Upon activation, the district becomes a separate legal entity governed by a board of directors and possessing many of the characteristics of a city, particularly in the field of taxation. As a rule, the district issues its own bonds to finance particular improvements such as water distribution systems, drainage structures, irrigation works, parking facilities and a host of other types of developments. to repay the funds borrowed through the issuance of bonds, these districts have the power to assess all lands included in the district on an ad valorem basis. Such assessments constitute liens on the land until paid. these liens can be foreclosed by sale similar to a tax sale and are prior to private property interest. General Benefits - The benefits which accrue to the community at large, to the area adjacent to the improvement, or to other property similarly situated as that taken but which property is not taken. Special Benefits - The amount of special benefits attaching to property by reason of a local improvement is the difference between the Fair Market Value of the property immediately after the special benefits have attached, and the Fair Market Value of the property before the benefits have attached. Fee Simple - An absolute fee; a fee without limitation to any particular class of heirs or restrictions, but subject to the limitations of eminent domain, escheat, police power, and taxation. An inheritable estate. ASSUMPTIONS AND LIMITING CONDITIONS: The Appraisal Report, of which this statement is a part, is expressly subject to the following conditions: That the legal description as given is assumed correct. No survey or search of title of the property has been made for this report and no responsibility for legal matters is assumed. The report assumes good merchantable title and any liens or encumbrances that may exist have been disregarded. The Appraisers herein, by reason of this report, is not required to give testimony or attendance in court or at any governmental hearing with reference to the property in question, unless arrangements have been previously made. The Appraiser has no present or contemplated interest in the subject property and their employment to make this report is in no manner contingent upon the value reported. The Appraiser herein certifies that to the best of his knowledge and belief the statements and opinions set forth in the report, subject . to the limiting conditions herein stated, are correct. Possession of this report, or a copy thereof, does not carry with it the right of publication, nor may it be used for any purpose by any but the applicant without the previous written consent of the Appraiser or applicant and in any event, only with proper qualification. 3 ■ ■ ■ ■ The opinions and values shown in the report apply to the subject parcels only. No attempt has been made to relate the conclusions of this report to any other LID's, past, present, or future. Neither all nor any part of the contents of this report shall be conveyed to the public through advertising, public relations, news, sales, or other media without the written consent and the approval of the author, particularly as to the valuations, the identity of the Appraiser or firm with which he is connected or any reference to the American Institute of Real Estate Appraisers or to the Society of Real Estate Appraisers. 4 ■ ■ ■ ■ ■ ■ ■ Location Map 5 NEIGHBORHOOD The subject neighborhood is located within the city of Tukwila. The area lies just south of Interstate 405 and east of Interstate 5. The Southcenter regional mall lies approximately 1/2 mile north of the project area. The subject neighborhood is bordered on the north by Strander Blvd., on the south by South 188th Street, on the west by Southcenter Parkway, and on the east by Andover Park West. The northern boundary of the subject neighborhood, along Strander Blvd., consists of various commercial uses including the Southcenter regional shopping mall as well as hotels and various other retail outlets. Along the southern boundary of the subject neighborhood, South 188th Street, development varies slightly between the north and the south sides of the street. Along the northern side development consists mainly of retail outlets, warehouses, discount houses, and other similar structures. The southern side of this street is somewhat less densely developed and includes some vacant land as well as a bank aid various office buildings. Along the eastern boundary of the subject neighborhood, Andover Park West, development consists of warehouse distribution centers for national and regional distributors as well as several office buildings, including the Southland Piaza Office Park and the Southcenter Corporate Square office buildings. The western boundary of the subject neighborhood is the most densely developed portion. Development along Southcenter Parkway consists mainly of one story commercial and retail buildings. Examples of development along Southcenter Parkway include various restaurants, discount houses, retail strip uses, a movie theatre, and an occasional office building. The major development in the subject area along this street is the Parkway Piaza shopping mall. Overall, land use in the subject neighborhood is mainly office 6 and /or retail in nature. Portions of the project area represent somewhat of a "island" of land used for industrial /warehouse purposes, which is surrounded on all sides by commercial, retail, and /or office uses. As development continues in the area it is expected that increased office /retail activity will take place. As this happens, the industrial /warehouse uses will be "squeezed out" in favor of more intense commercial development. 7 AREA DESCRIPTION (BEFORE) • Roads and Access: The main access route in the area is I -5 which is located on the western edge of the neighborhood. Local arterials in the area are Southcenter Blvd, Strander Blvd and S. 180th St. Land Use and Zoning: • The area is mainly zoned for retail and commercial uses. The development in the area falls into three general categories: retail, commercial, and industrial warehouse. The one portion zoned residential is considered to have a commercial use potential. Topography and Drainage: The area is mostly level and at grade with adjacent streets. Properties on the west side of Southcenter Blvd slope steeply up to I -5 on their western boundaries. The northern end on the project near Strander Blvd is higher in elevation than the southern end on the project area. Utilities: Basic utilities: water, telephone, electric, and natural gas are available to properties within the project area. Sewer service: parcels 1 thur 3 are served by a private system, parcels 7 thur 9 are served by a private system, and parcels 11 thur 13 are served by a private system. The eastern half of parcel 10,outside of the boundary, is served by service in the Minkler right of Way. 8 Defined as that use which, at the time of appraising the property, is most likely to produce the greatest net return to the land and /or the building over a given period of time. The use must be legal and in compliance with regulations and ordinances within the policy power of the county and state, including health regulations, zoning ordinances, building code requirements, and other regulations. (Washington Real estate Practices, Alan N. Tonnon, 1981, page 216). Most of the properties in the area are already developed. The principally permitted uses in the C -M district include any principally permitted uses in the C -1 and C -2 districts, as well as additional manufacturing uses. Thus, commercial uses allowed under the C -1 and C -2 districts are also allowed in the C -M district. According to Rebecca Fox with the City of Tukwila Planning Department, the current comprehensive plan reflects little change in the area zoning. As touched upon in the neighborhood description, the area is primarily commercial /retail in nature, with several office developments as well. It is expected that the future trend in the area will be towards increased commercial, retail, and office development. After considering the current zoning, comprehensive plan, development trends, location, access and other relevant data, it is the opinion of the appraiser that the highest and best use for the subject sites is for an office and /or retail use. 9 ■ DESCRIPTION OF THE L.I.D. The existing public service in the area consists of a 12" line in the south side of the Minkler Blvd. right of way with a crossing at Southcenter Parkway to the Wendy's property. Parcels 7 thur 9 have private pump station that pumps into the line at Minkler. Parcels 11 thur 13 have a private pump station that pumps north to Strander Blvd. Parcels 1 & 2 have a private pump station that pumps north to Strander Blvd. It is assumed that parcel 3 also is served by this private station. The proposed new service will extend north along the east side of Southcenter Blvd. from Minkler Blvd. to a- point in front of parcel 10. At this point the line will cross the street to parcel 7 or 8. The line will extend north along Southcenter Parkway to a point adjacent to parcel 1. There will also be a crossing to parcels 11 thur 13 provided and extension easterly to the private pump station. Effect of the L.I.D.: The major effect of the L.I.D. will be to improve the sewer service in the area. The private pump stations in the project are will be no longer needed. New service will be available to parcels 5 & 6. Service will also be available to the Puget Power parcel(4). The area included that is parcel ten represents excess land that could be developed to its highest and best use. Service to this area of the Penneys parcel will be greatly enhanced. The parcels with private pump stations will gain the benefit of public service. The private stations cost money to run and maintain, repair when broken, and potential loss of retail income if the station is down for a day or two. Most of the 10 • ownerships with private stations have restaurants located on the properties. The typical lease agreements are often based on an base rent with a percentage of gross sales over the base. When sewer service is not available due to breakdowns, it is very difficult to run a restaurant or food service business. Overall the project will provide necessary utility service to the area. 11 MEASURE OF SPECIAL BENEFITS The measure of Special Benefits is the difference between the Fair Market Value of the property immediately after the Special Benefits have attached, and the fair Market Value of the property before benefits have attached. there are many factors which lead to this change in value: zoning changes,, shorter development time, decreased development costs, reduced operating expenses, and property enhancement. The following are the primary factors utilized in establishing the benefits that accrue to reach property: 1. Physical inspection of the existing facilities and all properties contained in the study. General inspection of the surrounding properties and neighborhood. 2. Base study of market values in the subject neighborhood for all parcels. Said base study included sales with characteristics of each LID project. 3. Consideration of the location, utilities, zoning, and physical characteristics of each LID parcel. 4. Consideration of utility improvements and access utilities for each parcel before completion of the LID. to 5. Consideration of utility improvements and access to utilities for each parcel after completion of the LID. 6. An analysis was made of each property based on before and after sales to establish the probable value change of each parcel as a result of the completion of the LID project. Individual variation in benefits occur due to differences in physical and locational characteristics. 12 Sale No. Location OPARABIE SALES CHART Ealing Size Sale Date Sale Price Price Pier /SF 1 Interurban Ave South C -2 2 West Valley Road C -2 3 11809 Renton Ave North C-G 4 14221 Interurban Ave South C -2 5 51st Avenue South C-2 6 NWCI West Valley & Strarder C -2 7 NWC,'1 West Valley & Strarder C -2 8 92nd Ave S. & S of SW 16th L1 9 300 & 410 Andover Parkway CM 10 West Valley & Strarder Blvd. IND 11 West Valley Read IND 12 108th SE, Renton 9•1 13 NEC SE 10th St. & Lind Ave B-1 14 1202 West Meeker GC 15 710 Rainier Ave, Renton B-1 16 SWC SW 41st St & E. Valley Rd. B-1 44,070 265,000 11,850 50,035 72,155 91,476 193,406 30,932 570,726 33,671 98,485 66,410 37,391 44,431 31,900 59,417 13 05-JUn-87 18- 7u1 -85 29-Dec-86 24 -Dec-86 30-Oct -87 17- Tan-85 17- Jan-85 08-Apr -86 30- Dec -86 15- Dec-87 24- Dec -86 03- ,7u1 -85 20 May -87 01-Oct -86 01-Am-85 07- May-85 $134,500.00 $1,750,000.00 $150,000.00 $290,000.00 $774,250.00 $862,488.00 $1,400,000.00 $250,000.00 $2,332,440.00 $450,000.00 $434,000.00 $422,500.00 $336,519.00 $485,000.00 $371,447.00 $410,000.00 $3.05 $6.60 $12.66 $5.80 $10.73 $9.43 $7.24 $8.08 $4.09 $13.36 $4.41 $6.36 $9.00 $10.92 $11.64 $6.90 ■ ■ ■ ■ ■ ■ ■ ■ ■ ■ The appraiser has made a search for comparable before and after sales in the general Tukwila /Valley area. The results of the search has provided 16 comparable sales for analysis purposes. Actual details on the sales are retain in the appraiser files. A summary of the Sales is included on the opposite page. The appraiser has estimated the "Before" and "After" land values for the subject properties using comparable sales. The improvements were noted, however, said improvements were not valued in this report. The appraiser made a preliminary analysis of the noted improvements to determine if the contribution value of said improvements were effected by the project. If the improvements were found to be not effected, then the improvements were not specifically valued in this report. The Special benefits generally run with the land only. The improvements located on the properties will receive only a general benefit from the project. Site improvements are subject to physical change, economic obsolescence and functional inadequacy. Also, improvements tend to vary greatly from property to property. Each represents varying degrees of highest and best use and some show no economic value. Thus, for purposes of analysis, the Special Benefits are considered to be part of the land only. The Special Benefit Study has resulted in recommended assessments which meet the following tests: 1. The assessment on each parcel is less than the Special Benefit received, due to the project's completion. 2. Each assessment is proportionate to the special Benefit enjoyed by each parcel and to that of all other parcels within the L.I.D. The final opinion and conclusions set forth in this report are supported by the available data. In conclusion, it is the 14 ■ opinion of the appraiser that the amount of Special Benefits accruing to the subject properties after the construction of the proposed LID will be: Land Value, After LID $ 12,261,900.00 Land Value, Before LID $ 11,862,700.00 Special Benefits $ 399,200.00 The opinions and values shown in this report apply only to the subject. parcels. 15 SOUTHCENTER PARKWAY R/W AND UTILITY LOCATIONS FROM CITY RECORDS 9' U SAi3LE FOR :MEIN. R/W EQUIPMENT 15' UTIL. ESMT. 36' R/W 43' 45.." f OR t TRAFFIC... OURINC GONTR:UCT ION. R/W 36' R/W 15' UTIL. ESMT. 43' LANDSCAPE 4" GAS TEL. --0 0 8" STORM SIDE WALK 30' IO ELEC. 42" -12 "STORM _ _ -_ LvIIS10e- Z A.0 . CLASS 5 - - -- qn AT 15 '-1-- SELECT GRAVEL T / E ACK, FILL. MECN, COMPACTION TO 95% pR.00TOe., PIPE E,EDIDING PIPE FOUNDATION 30' 28' 1 42 " -36" STORM 4" G 0 0 0 10" WATER JET FUEL. EL C. TEL. 0 y ;2 is r 7 p • i. Ii�TM ST, •. • ••• •••l.I 4144• n. y 336 PCL I • toe 11 111111 ' 44 •. PCL • 2 EXHIBIT A Page 2 ea. so 0\ ..'. SQ1y0r I� 'III �I�I IIIIIII��YiiN IIIII'�IIIII��I AGN 1 Q.'.21! —.4. • PcL y. f REAL PROPERTY PUMP TOYS R US . •i 129 •44 4•• .rt 29 ,91't . bl •4. •• 32 • 3J •3• '33 • ••• •• 36 Yy• 41 NII•14P•P PHOENIX MUTUAL LIFE INS. CO. EXIST. j PUMP w a LL 0 z 0 0 —J BON . MARCHE 1 lilir NIMtlIAIlnIIff cr a PENNEYS .4 • •• •• 39 •n • •u TU SP eo.45•SS - ei0604O707 L• / r • PROPOSED LID 32 .• S. LLIT ur IUKWILA LAPIIAL PROJECT REQUEST 1988 -1993 1. Project Title Sanitary Sewer Extension - Southcenter Parkwy 2. CIP Reference Number PW 87 -SW02 ENR # '87 -5045 ('88 -5297) 3. Status: New X Changed_ No Change Delete In Approved Plan? Yes X No 4. Fund 4C3 -SEWER Dept. PUBLIC WORKS Bud. Proj.# -- Plan Name and Page # SCP PROJECT NO.. 18 - Pg. VI -t 5. Project Location: SOUTHCENTER PARKWAY, FROM MINKLER BLVD TO STRANGER BLVD. 6. Project Description: 1,800 L.F. of 10" diameter gravity sewer line extending from existing sewer main in Southcenter Parkway at Minkler Blvd. - to the North. ** *Includes costs to form /administer L.I.D. CITY OF TUKWILA NON -CITY TOTAL 7. Estimated Total Costs ($ 000's) Operating G.O. & Rev. Grant, LID & Revenues Bonds Other Sources BARS # (41) Planning /Design /Engineering $ $ $ 34,000 * ** $ 34,000 * ** (61) Land /Real Property $_ $ (62) Building Improvement $ $ (63) Non - Building Improvement $ $ (64) Machinery & Equipment $ $ Miscellaneous Materials, etc. $ TOTAL $ 8. Yearly Costs ($ 000's) BARS # (41) Planning (61) Land (62) Building Improvement. (63) Non - Building Improvement (64) Equipment Misc. Materials, etc. TOTAL $ $ $ $ $ $102,000 $ 102,000 $ $ $ 136.000 * ** $136,000 * ** Prior Years* Program Year FY'88 Progran Year FY'89 Program Year FY'90 Program Year FY'91 Program Year FY'92 Prograrr Year FY'93 After Sixth Year - CTRL ** 34,000 34,000 102,000 102,000 136,000 136,000. *Actuals through 1986 and 1987 Budgeted * *1989....1993 Inflated 3' a y of Tukw1a. COMPREHENSIVE. SEWER PLAN APRIL 1914 PREPARED HORTO CONSU SEATT DENNIS €3c ASSOC.. i TINE ENGINEERS. E, /1/A $ H 1 NG T O N` i®wwooror o It is recommended that Pump Station No. 8 be monitored and, when redevelopment buildout conditions incur excessively high cycle ratios on Pump Station No. 8, the economics of these alternatives be re- evaluated. Since the station services no upstream areas, and its current operation is adequate and anticipated to be so for some time to come, it is taken to be a low priority project. The area adjacent to Southcenter Parkway and north of Minkler Boulevard is currently serviced primarily through private pump stations. Construction of a 10 -inch sewer to the existing line at the intersection of Minkler and Southcenter Parkway would facilitate ultimate development in this area, as well as eliminating private pump stations (See Project 18 on Figure 28 ). Project No. 18 - Gravity Sewer to an Area Along Southcenter Parkway North of Minkler Boulevard 1,800' of 10" sewer @ $40 /LF = $ 72,000 45% Allied Costs = 32,400 TOTAL ESTIMATED PROJECT COST = $104,400 Priority for this project should be high in light of the possible pump station eliminations, associated overflows and maintenance problem. This project should be a prerequisite to further development in this area. South Service Area Basin This basin, being outside current City limits, lies between I -5, the Green River, South 188th Street and South 204th Street. The area lying in King County (appro- ximately 315 acres) presently is zoned primarily for agriculture and surbaban estate, with about 54 acres of heavy industry. Approximately 30 acres of this basin are designated wetland, which essentially precludes development under the King County Sensitive Areas Ordinance No. 4365. Army Corps of Engi- neers Flood Mitigation.Plans, in conjunction with a document published by King County and adopted by surrounding municipalities, entitled "The River of Green" provides for substantial construction setbacks from the Green River banks (on the order of 200'). In conjunction with Soil Conservation Service G- Channel (Green River) Construction Plans, 70 acres of marsh and agricultural lands VI -40 CITY OF TUKWILA BASIN 12 VI- 30 RECOMMENDED IMPROVEMENTS PROJECT NO. FIGURE ?a CITY OF TUKWILA OFFICE OF COMMUNITY DEVELOPMENT XXXXXXXIMNAK PROPOSED DECLARATION OF NON- SIGNIFICANCE Description of proposal Comprehensive Sewer Plan Proponent City of Tukwila Public Works Department Location of Proposal Tukwila Planning Area Lead Agency City of Tukwila File No. EPIC- 199 -82 This proposal has been determined to (0446 /not have) a significant adverse impact upon the environment. An EIS (ik /is not) required under RCW 43.21C.030(2)(c). This decision was made after review by the lead agency of a completed environmental checklist and other information on file with the lead agency. Responsible Official Position /Title Brad Collins Planning Director Date 27 December 1982 Signature 6.a-gA 6,41-(2A-p.,2 COMMENTS: This Declaration of Non - Significance applies only to the legislative act of adopting the Comprehensive Sewer. Plan. Separate environmental assessment shall be conducted for any project which implements the Comprehensive Sewer Plan.