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CDN 2018-04-10 Item 2A - Update - Ryan Hill Neighborhood Study
To: City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM Community Development and Neighborhoods Cgmmittee From: Jack Pace, Director, Community Developmen Jay Wittwer, Chief, Fire Sy: Moira Bradshaw, Senior Planner Copy: Mayor Ekberg Date: April 3, 2018 Subject: Ryan Hill Neighborhood Study ISSUE Ryan Hill Neighborhood Update BACKGROUND A Comprehensive Plan/Zoning amendment request to change 15 acres in the neighborhood from Low Density Residential to High Density Residential was received for 2017. Staff recommended deferring consideration on that request until a study of the needs and future of the whole neighborhood could be performed. The concern was that this one request could trigger additional changes without a clear plan in place for the neighborhood. The City hired a consultant to help prepare a neighborhood -wide study and a public involvement process. A web page was created and a public open house was held in November 2017. An on- line and paper survey for property owners and residents was used to gather input. Alternative draft land use scenarios were prepared to generate discussion and opinion about the area's future. DISCUSSION The property owners/residents (50:50 own and live or own and don't live; 50% have been owners for 20 years or more followed by 25% of 5-9 years) liked the attention; they feel a certain amount of neglect by the City although the emergency services have always been good. Responses about quality of life are split between very good and fair. The neighborhood, which is divided north to south by the Seattle City Light 200 -foot -wide right of way, thinks differently about the future. The north half of the neighborhood is slightly more interested in change while the southern half prefers the neighborhood as is. The neighborhood is most in favor of sewer improvements and would potentially be willing to consider self-assessment to fund them. There are also some concerns about the safety of some intersections and the lack of sidewalks. Two items are currently listed in the City's Capital Facilities Plan for the neighborhood — a neighborhood park ($3 million) and a sewer system ($1.9 million) both of which are unfunded and beyond the current 6 -year CIP Seattle Fire Station 33 is less than half as far as Tukwila Station 53 from the neighborhood boundary. Negotiation have been underway to create mutual aid agreements with the City of Seattle, which would in particular benefit this neighborhood. Good operating practice is to have a looped water system, which does not exist in this neighborhood. The addition to the Capital Facilities Plan of a metered intertie with the City of Seattle Water system will be discussed with the Public Works Department. 1 INFORMATIONAL MEMO Page 2 FINANCIAL IMPACT The cost estimates in the study assume development driven infrastructure improvements. SUMMARY Community Input The study revealed a number of things that were unknown. The residents and property owners have differing opinions about the future of the neighborhood depending on where they live or own property. Higher density is more desirable to property owners north of the Seattle City Light right of way than south of the right of way. Likely Development Scenarios Except for the 15 acre Raisbeck property located along the west side of the neighborhood and bordering MLKJR Way S., future development is likely to be small scale (short plats) and incremental. Development of less than 4 lots does not require frontal improvements nor would the through connection be financially feasible for most short plat developers. In addition, the City is unable to require developers fix current deficiencies. Transportation network Enhancing and improving the circulation system is feasible from an engineering standpoint but not likely from a financial standpoint. The 1,200 -foot -long dead end (twice the length of the City's maximum standard) can be eliminated by connecting between the 109th/48th and 110th/49th Avenue S intersections. The cost of mitigating environmentally sensitive area impacts will be as expensive as the cost of the public and private infrastructure improvements because mitigation will likely be off-site. Boundary issues The irregular City limit boundary, which has existed for close to 30 years, will continue to cause additional coordination for private individuals and the Cities of Seattle and Tukwila. The existing boundary leaves the west half of the 51 Avenue S. as part of unincorporated King County and the east half of the right of way in the City of Seattle and three private parcels are in Seattle and Tukwila. Based upon the study, the following administrative actions will be implemented. o Coordination between Community Development and Public Works on the Study findings y relative to infrastructure. o Continue support for negotiations with area fire and emergency service providers for automatic aid; especially with the City of Seattle. o Continue processing the comp plan zoning/amendment requests. RECOMMENDATION Information only. ATTACHMENT Ryan Hill Neighborhood Study 2 City of Tukwila Nei hborhood 4 TABLE OF CONTENTS TABLE OF CONTENTS INTRODUCTION 1 Background 1 Study Objectives 1 How Will the Study be Used? 2 Contents 2 NEIGHBORHOOD INPUT 3 EXISTING CONDITIONS 5 Existing Land Use 6 Critical Areas 8 Transportation 10 Utilities 12 DEVELOPMENT SCENARIOS 15 Overview 15 Assumptions 15 Baseline / No Change Scenario 16 Scenario One 18 Scenario Two 20 Scenario Three 22 Land Use Types 24 Scenario Comparison 25 CONCLUSIONS 26 Overview 26 Opportunities for Change 26 Medium Residential Zone 28 APPENDIX A: COST ESTIMATES 29 APPENDIX B: NEIGHBORHOOD SURVEY RESULTS 38 5 6 iotel •, S HAZEL ST ' S FOUNTAIN ST S113TfH ST rp ',5 i147r' IST � x Neighborhood Map • ■ Ryan Hill Study Area ■M • s • Tukwila City Limits Parcel Boundary 74111 Utility Right -of -Way C 400 800 Feet 1,600 t$r�i N� r , �1 rl ,0 ,'. 8 INTRODUCTION Background The Ryan Hill neighborhood is located on the northeastern edge of the City of Tukwila. It is bordered by Interstate 5 on the west and by the City of Seattle on the north and east. The Ryan Hill neighborhood was annexed into the City of Tukwila in 1989 as part of the Fire District #1 annexation. Over the past 30 years, there have been small additions to the neighborhood but, as a whole, the neighborhood has remained relatively unchanged. The neighborhood is located on the eastern wall of the Duwamish River basin and contains extensive sensitive features such as wetlands, streams, and slopes. The neighborhood also has limited sewer, water, and transportation infrastructure and is dissected by a 200 -foot wide Seattle Power & Light utility easement. The neighborhood's existing character is predominantly single-family residential, with residents describing portions of the neighborhood as a rural oasis within the greater urban area. Development interest within the Ryan Hill neighborhood has gradually been increasing. The renewed interest in development has created the need for a comprehensive look at what, if any, land use changes should be made and what types of infrastructure improvements would be required to support potential redevelopment. The intentions of this study are to ensure that any development decisions work collectively to achieve neighborhood -driven goals and to ensure that development -driven infrastructure improvements, such as sewer, water, and roadways, are coordinated and maximized. Study Objectives Change is inevitable and, with our roaring regional economy, is happening very quickly. We may not be able to stop change, but we can certainly coordinate how and to what extent it happens. There are many areas of the Ryan Hill neighborhood that will likely remain the same, but there may be opportunities where development could support neighborhood goals. The primary objective of this study is to engage the neighborhood in an effort to determine what, if any, land use changes should be made and the types of water, sewer, roadway, and public facility improvements that would be required to support such changes, should they occur. This study is a proactive approach to understanding the realities of the area and the desires of its property owners and residents. RYAN HILL NEIGHBORHOOD STUDY Tukwila Comprehensive Plan Neighborhood Goals: • Land use patterns that encourage a strong sense of community • Physical features that preserve and strengthen neighborhood character and enhance neighborhood quality • Enhancement and revitalization that encourages long-term residency and environmental sustainability • High quality pedestrian character with a variety of housing options for residents in all stages of life • Supportive neighborhood commercial areas and protections from noise impacts Goals from Element 7, Residential Neighborhoods, in the City of Tukwila Comprehensive Plan 1 9 id How Will the Study be Used? The Ryan Hill Neighborhood study provides information that can be used to assist with the coordination of development - driven infrastructure improvements should any land use changes and development or redevelopment within the neighborhood take place. To that end, this study is different than a traditional neighborhood study that would typically examine design -related issues and would determine goals and objectives to guide future development and redevelopment. This study was commissioned to determine what, if any, land use changes could be made based upon input from residents and property owners and how infrastructure could be coordinated to ensure maximum benefit. While this study assesses new land use scenarios, it should also be noted that the purpose of this study is not to implicitly make any changes to the neighborhood — it is a "what if" assessment that analyzes existing conditions and constraints to develop scenarios that can be used during discussions regarding the neighborhood's future. Making minimal or no change to the neighborhood is reflected in the Baseline Scenario and is one of the future scenarios considered. This study can be used by city staff and leaders as a basis for decision-making regarding land use changes, capital facility planning, and quality of life enhancements. It is not, however, a stand-alone planning document intended to guide all decisions related to the future of the neighborhood but should be supplementary to those discussions. Contents The Ryan Hill Neighborhood Study has been divided into five sections that include: Neighborhood Input — A neighborhood input meeting and neighborhood survey were used to engage residents and property owners on what the future of the neighborhood should be. The general themes from the neighborhood meeting and survey are outlined in this section. Existing Conditions — This is the baseline analysis that assessed many of the physical, environmental, and infrastructure limitations to future development within the neighborhood. Maps and background information that served as the basis for scenario development is located within this section. Development Scenarios —This section outlines the various scenarios developed including opportunities, input received, challenges, and planning -level cost estimates for infrastructure improvements. Cost Estimate Matrix — This section provides a summary of the scenarios and an overview of the cost estimate breakdown for each. Conclusions — A summary of the opportunities and challenges for the neighborhood, property owners, and the City. RYAN HILL NEIGHBORHOOD STUDY NEIGHBORHOOD INPUT Major Change Scenario On November 15, 2017, a neighborhood input meeting for the Ryan Hill Neighborhood Study was held at the Tukwila Community Center from 5 to 7 pm. Approximately 30 individuals attended the meeting where input on the future of the neighborhood was solicited. In addition to numerous existing conditions maps, three future scenario maps, along with a summary on each, were provided for input. Overall themes from the neighborhood input meeting are summarized on the following page, but generally the key takeaways from the meeting include the following: • The rural atmosphere is an asset that many want to preserve and protect • Many residents & property owners wanted to see neighborhood change and new development • Many residents also expressed a desire to preserve and keep the neighborhood the same • Generally, attendees from the northern half of the neighborhood, near Ryan Hill Way, were more likely to support some degree of change where residents in the middle and southern portions of the neighborhood were more likely to support keeping the neighborhood the same, with a few exceptions • New sewer infrastructure is needed • New parks and recreation space is needed • Improved bicycle and pedestrian facilities are needed *f bed,. oF -na cnange-acenano 0 Ryan Hill Neighborhood Study: Baseline Scenario As part of neighborhood engagement, a mailer with a link to a survey was sent out to neighborhood residents and property owners. Additionally, a project webpagel was developed to host the survey and provide updates on the project's progress. Survey results depicted an even split in the neighborhood between those wanting to keep the neighborhood the same and those wanting some degree of change. The following are some of the most notable responses to the survey: • 50% of respondents lived in Ryan Hill and 50% of respondents owned property but did not live in Ryan Hill. • 75% of respondents indicated that they intended to keep living or owning property in Ryan Hill. • 43% of respondents want the neighborhood to remain the same, 14% would support minor changes, and 43% supported neighborhood -wide changes. • Generally speaking, respondents supported new single-family housing, were evenly divided on new townhomes, and were apprehensive to multifamily. • For those on septic, 57% indicated they were interested in connecting to public sewer, 29% indicated they were not interested in connecting, and 14% indicated they might be interested in connecting to public sewer. 1 Project Website: http://www.tukwilawa.gov/departments/community-development/community-planning/ryan-hill- neighborhood-study/. RYAN HILL NEIGHBORHOOD STUDY 3 11 What the Neighborhood Said... Ryan Hill's Assets o Close to everything yet far enough away to be peaceful o Wooded, nice neighbors, proximity to transit and airport o Close proximity to the City o Convenient access to Interstate 5, Interstate 405, and Highway 167 Opportunities o More Retail o Preserving the neighborhood as it exists today o Safe bicycle & pedestrian access, especially to light rail and transit o More parks & greenspace o Sewer improvements & enhancements o More development, new neighbors, and activity Challenges o Maintaining the neighborhood's character and feel o Keeping areas of the neighborhood the same / no change o Impacts of additional traffic should growth occur EXISTING CONDITIONS Existing conditions within the Ryan Hill neighborhood are diverse. They range from traditional single-family neighborhoods served by public sewer to areas that remain largely untouched with large parcels and homes served by private septic systems. One multifamily senior living facility is located on 51St Avenue S. and a few retail/service uses are located on 51St Avenue 5. at 107th Street. No significant public facilities are present within the neighborhood and no public parks currently exist; however, the City has identified a future park as part of its Parks, Recreation, and Open Space Plan. Most homes in the neighborhood were constructed prior to 1970, with a few infill homes constructed over the past 20 years. Recently, a new townhome development was completed on 51st Avenue S. directly adjacent to the senior living facility. The new townhome development represents the growing pressures for change. The following section outlines in greater detail the existing conditions that were evaluated as part of the neighborhood analysis, including the existing land use framework, critical areas, transportation network, and public utilities. The existing conditions analysis serves as a baseline from which planning -level decisions can be made and is a critical step in creating a framework for decision-making by neighbors and City leaders. RYAN HILL NEIGHBORHOOD STUDY 49th Avenue S. Streetscape Townhome Development Along 51St Avenue S. S. Ryan Hill Way at Beacon Avenue S. Rural Characteristics along S. 109th Street 5 13 Existing Land Use The Existing Land Use Map on the adjacent page provides a visual on how land use within the neighborhood is currently being used. Land use is guided by the City's zoning ordinance and the current land use pattern generally coincides with existing zoning. The most predominant land use in Ryan Hill is single-family residential, shown in yellow, which represents traditional single-family detached homes. The area of high density residential along 51St Avenue S. represents the senior housing facility. The medium density residential in orange represents new townhomes recently constructed along 51' Avenue S. The largest commercial area in the neighborhood is the southeast corner of MLK R. Way S. at S. Ryan Way where Raisbeck Engineering is currently located, with other small service establishments located along 51' Avenue S. The figure below shows the existing land use breakdown for the neighborhood based on the Existing Land Use Map. Almost half of neighborhood parcels are currently vacant, largely coinciding with areas where steep slopes, critical areas, and limited infrastructure have hindered development potential. A total of 42 percent of the neighborhood land area contains detached single-family homes. The 200 -foot wide Seattle City Light easement that runs east -to -west through the neighborhood accounts for approximately 7 percent of the total land area. High and medium density residential uses along with commercial and public/semi-public uses account for the remaining 6 percent of the existing land use breakdown. Ryan Hill Neighborhood Existing Land Use Breakdown Commercial. Public/Semi-Public 2% 1% High Density 2% Medium Density 1% 14 Vacant 45% Utility Low Density 42% 1 RYAN HILL NEIGHBORHOOD STUDY Figure 1 S107THST _ _--.SCRESTON.ST 5l.'I I ' ti p 1 tri 5 y 5'BAIYG�Q#ST 5 HRZEL S� - #44, S 113TH ST c u Existing Land Use Ryan Hill Study Area Tukwila City Limits Low Density Medium Density High Density Commercial Public/Semi-Public Vacant Open Space Utility Right -of -Way 0 400 800 Feet 44,4,1 1,600 RYAN HILL NEIGHBORHOOD STUDY 7 15 16 Critical Areas The Ryan Hill neighborhood is located on the eastern wall of the Duwamish River basin, which creates many limitations and challenges for future development. There is a 300 -foot elevation change between the western and eastern portions of the study area as the terrain rapidly rises eastward from the Duwamish River. While there are many mitigation efforts that can be taken to facilitate development, should that be desired, encumbrances by streams, wetlands, and slopes will make any future development difficult across most of the neighborhood area — many vacant parcels depicted on the previous page directly coincide with areas where slopes, streams, or wetlands are present. Any future land use changes should seek to balance growth with the preservation of sensitive areas per City goals and policies. Wetlands There are several wetland areas within the study area, the largest of which is located across the west central portions of the neighborhood, near the southern end of 47th Avenue S. There are three additional wetland areas identified on iMAP, the City's GIS data and mapping system, and would require additional reconnaissance should a property owner seek to develop their property. Streams There are several identified streams located across the western half of the study area. These streams, and their buffers, also present challenges and limitations for future development. Based on available data, it does not appear that the identified streams within the Ryan Hill neighborhood are fish -bearing streams. Similar to wetlands, any development would require additional analysis to verify type and exact location. Development near or within streams and buffers would be required to mitigate development impacts in accordance with Washington State Department of Ecology and City of Tukwila standards. In many cases, these encumbrances limit future development. Slopes Steep slopes are the greatest development -related issue impacting the Ryan Hill neighborhood. The steep slopes present attractive views, including views of downtown Seattle from portions of the study area — they also create barriers and limitations. The Critical Areas Map on the adjacent page depicts pink and red areas where slopes over 15% are present. Steep slopes identified in red are those with impermeable soils likely composed of Vashon Till or other hard soils. While the impermeable surfaces would potentially be more conducive for structural development since the solid foundation reduces the landslide hazard risk, impermeable soils do not allow infiltration meaning that sites on impermeable soils would likely need to include detention facilities, an expensive addition. Steep slopes depicted in pink are those with permeable soils where stormwater infiltration is more likely. Typically, flat, permeable soils are the most attractive for development since they can infiltrate stormwater runoff. Infiltration is a cost advantage because some of the rainwater is able to be immediately infiltrated into the soils and that infiltration ability reduces the sizing of infiltration vaults which can preserve more buildable area. When infiltration is not feasible, all stormwater must be detained on site and released at a pre -development rate. The detention vaults are often significantly larger than infiltration vaults and the detention vaults can sometimes reduce the developable area of a site and are, at a minimum, costly to build. As mentioned above, impermeable soils generally indicate a solid foundation which is good for a structure but bad for infiltration. Permeable soils on slopes often lack this solid foundation and are therefore more prone to landslides. When there is any landslide risk, infiltration is not feasible because infiltration can further saturate and destabilize slopes that are already at risk. There is an interesting dichotomy between permeable soils on slopes being better for infiltration but less conducive for development and impermeable soils generally being better for structures but less conducive for infiltration. Different approaches to development would be required based upon the underlying soils of a site. RYAN HILL NEIGHBORHOOD STUDY EXISTING CONDITIONS S VICTOR ST 0 • .Z. ' Trk ' Figure 2 " • " SRUGGLES ST • I.° 110 F 1 G z ,111 S113fH ST -z Critical Areas f:A Ryan Hill Study Area =I Tukwila City Limits >15% Slope - Permeable immor >15% Slope - Impermeable Park Stream Stream Buffer Wetland Wetland Buffer Right -of -Way 5 ft Contours 10 ft Contours 0 400 800 1.800 Feet 4 • • -6 ,; k1.1 ct _ C41 C 32. • „Ss 44.44 Ck- "se to Oil 4-4 *IA • • t . RYAN HILL NEIGHBORHOOD STUDY 9 17 Transportation Existing Network S. Ryan Way is the primary east/west arterial through the neighborhood and provides access to Interstate 5. 51St Avenue S. is the primary north/south arterial through the neighborhood and also serves as the border between the City of Tukwila and the City of Seattle. While the roadway serves as the City limit boundary between the two cities, the roadway from the centerline eastward is within the City of Seattle's jurisdiction and the area from the centerline to the west property line is under King County's jurisdiction leaving no portion of the 51St Avenue S. ROW within the City of Tukwila's control. This has complicated efforts to make improvements to 51st Avenue S. 49th Avenue S. also provides an additional north/south connection and was recently resurfaced. With the exception of S. Ryan Way and 51St Avenue S., most of the existing roadways do not meet current City standards. They generally lack sufficient pavement widths, storm drainage infrastructure, and have little to no pedestrian or bicycle infrastructure. Gaps The Transportation Network Map, Figure 3, contains numerous connectivity gaps. As platting occurred in the past, right-of- way was provided, but much of the existing right-of-way set aside for future roadways has not been improved. The Transportation Network map on the adjacent page shows this connectivity gap well. Grey areas depict where current right- of-way exists. The grey areas form a great roadway grid, but steep slopes and critical areas significantly limit the ability for this roadway network to be achieved. Yellow areas highlight existing roadway pavement and the limited connectivity that has actually been realized. One outcome for scenario development is reviewing the existing roadway network and determining where additional connectivity can be achieved. In addition to roadways, connectivity and transportation also involves pedestrian and bicycle infrastructure. With the exception of 51' Avenue S. and S. Ryan Way, no significant pedestrian or bicycle infrastructure exists. Neighborhood input identified these improvements as needed, particularly if any additional development occurs. S-VIC.TQR_S.T--- 1 • Figure 3 —S -104TH PL S CR,ESTON ST S. B.ANGoft ST r • r • ■ rp S: 'SEL S T rn - ---S-FOUNTAIN-SF +r —S -913TH -i T --S-114TH s--1-174 Tit Si 6,5,41/6tom- S A VC?N ST Transportation Network - ■ Ryan Hill Study Area ■ a ■ Tukwila City Limits Parcel Boundary Link Light Rail Ryan Hill Roads • Bus Stop Utility Right -of -Way 0 400 800 1,600 Feet W ci Q Cts' jin ctl 11r�fl ' Jp RYAN HILL NEIGHBORHOOD STUDY 11 19 2d2 Utilities Sewer Existing sewer service within the neighborhood is limited, as depicted on the Utility Map, Figure 4 on the adjacent page. Public sewer is primarily confined to MLK JR. Boulevard, S. Ryan Way (west of 47th Avenue 5.), 47th Ave S. (north of S. Ryan Way), S. 114th Street, and along 51' Avenue S. Topography across the neighborhood has played a large part in limiting public sewer extensions. Elevations decreases rapidly west of 51St Avenue 5. which limits the service potential from the existing sewer main at that location. All future sewer service will require additional sewer main extensions from mains located on MLK Jr. Way S., S. 110 Street, and S. Ryan Way. The condition of existing sewer mains within the neighborhood is unknown, but no capacity issues have been identified. Water The neighborhood water system is primarily served by the City of Seattle water main located along Beacon Avenue 5. and a 12 -inch City of Tukwila water main along portions of S. Ryan Way. Public water mains within the interior of the neighborhood is extremely limited with several dead-end water mains (mains where no looping is available). The interior network of 8 -inch water mains serves several hydrants, primarily along 47th Avenue S., 48th Avenue S., and S. 107th Street. Should any future development occur, a key infrastructure objective would be the looping of the 8 -inch water main to support water quality and increase fire flow capacities. Additionally, many homes in the neighborhood are served by "spaghetti lines" which are private, two-inch service lines that extend from a water meter box placed off a public water main to the individual home. Spaghetti lines are private service lines owned and maintained by the individual property owner. As water mains are expanded and looped, many of the long private service lines will likely be reduced. Discussions with City Staff indicate that future capacity is needed and could be accomplished through construction of a costly reservoir, or through an agreement with the City of Seattle, in cooperation with the Cascade Water Alliance (Tukwila's water provider) for an intertie and Master Meter, ideally at the northern border with the City of Seattle at MLK Jr. Way S. Septic Due to the limited sewer infrastructure, a large number of neighborhood residents are currently on private septic systems. In most cases, septic systems can be designed and utilized without a significant impact to public health given percolating soils and sufficient room to infiltrate within designated septic drainfields. The Septic/Sewer Map, Figure 5, provides an overview of parcels that are either connected to sewer or are utilizing private septic systems. The map breaks down septic systems into two categories — functional septic systems and problematic septic systems. The Seattle/King County Department of Health data was analyzed to provide a high-level assessment of the current status of existing septic systems. Those identified as functional septic systems in yellow are currently shown as being in good condition by the Department of Health. The data indicates that an inspection has occurred and no issues were detected, or could mean that the septic system obtained required permits from the Department of Health and no issues have since been reported. Problematic septic systems in red are those where either no permit data for the system exists, potentially because the system was installed prior to 1970, or where issues have been reported. It's important to note that properties identified as problematic septic systems do not necessarily have failing septic systems. Input received through the neighborhood meeting and the neighborhood survey indicates that the sewer/septic situation in Ryan Hill is one of the most pressing needs. Many with septic systems expressed a desire to voluntarily connect to public sewer in the future. RYAN HILL NEIGHBORHOOD STUDY Figure 4 4b5. RUGGLES ST -- M. '- --• Utility Map Ryan Hill Study Area Tukwila City Limits Sewer Main • Sewer Manhole 18" Water Main 12" Water Main 8" Water Main 6" Water Main 4" Water Main Seattle Water Main PRV Hydrant Valve Parcel Boundary Utility Right -of -Way © 400 800 1,600 Feet RYAN HILL NEIGHBORHOOD STUDY 13 21 214 S VICTOR ST Figure 5 S;107TH ST 5 CRESTON ST S BANGOR ST Septic/Sewer Map .. :• Ryan Hill Study Area Tukwila City Limits Sewer Connection Functional Septic Questionable Septic Parcel Boundary Right -of -Way 0 400 800 1,600 Feet RYAN HILL NEIGHBORHOOD STUDY DEVELOPMENT SCENARIOS Overview As part of the analysis, a total of four land use scenarios were developed. At the onset of the project, a baseline scenario and two land use scenarios were developed to promote neighborhood input on the possible future scenarios for their neighborhood. These initial scenarios were presented at the November 15th neighborhood input meeting and feedback on the options was solicited. The three scenarios included: • Baseline/No Change Scenario — Assumed no changes to the neighborhood's land use pattern and no significant infrastructure improvements. Certain infill development would occur, but the neighborhood would likely remain relatively unchanged. • Minor Change Scenario — Assumed new medium density residential near Ryan Hill Way where existing access and minor infrastructure improvements could support change, if desired. An expanded retail node was also shown along 51St Avenue S. at 107th Street. • Major Change Scenario — Depicted pockets of medium density residential, an area of high density residential along MLK Jr. Way S., and an area of new medium density residential along 49th Avenue S. served by a new roadway that connects 47th Avenue S. to 49th Avenue S within the city's existing roadway design standards. Neighborhood input on these three scenarios was received and was combined into the creation of a new scenario that attempted to blend neighborhood input into a consolidated approach. This final scenario adjusted new medium density residential to only be located north of the Seattle City Light utility easement, where residents were generally supportive of change, and kept all land use to the south of the utility easement the same in response to feedback from residents regarding the protection of the rural character in that portion of the neighborhood. A high-density area was depicted along MLK Jr. Way S. to facilitate the roadway connection between 47th Avenue S. and 49th Avenue S. This section outlines in greater detail the specifics related to each of these development options. Assumptions At the onset of the process, meetings were conducted with various City of Tukwila departments to determine whether infrastructure, planning, parks, police, and fire issues exist and what, if any, improvements are planned. Based upon those discussions, the following assumptions were used during the drafting of land use scenarios: • All water and sewer infrastructure improvements within the neighborhood would need to be development -driven. • There is only one source of water through the City of Seattle intertie and the lack of water main looping is a concern. Additional water storage/capacity would likely be needed with new development and this could be achieved with an additional intertie and master meter with the City of Seattle. • While right-of-way for future roadways exists, there is currently an overall lack of connectivity and nonmotorized facilities such as sidewalks. Improved connectivity is desired and should be examined. • There were no identified deficiencies or needs with police coverage, other than minor issues occasionally reported. • Concerns have been expressed by the Tukwila Fire Chief about being able to provide adequate emergency medical service for any increase in demand. Response times could be improved through a mutual aid agreement, which is currently being negotiated with the City of Seattle. The primary challenge for fire relates to fire flow for fighting fires and for sprinkler systems, upgrading hydrants as development occurs, and difficult access for fire trucks due to the lack of street connectivity. • The Parks, Open Space, and Recreation Plan identifies a future park for this neighborhood, but is not currently budgeted. RYAN HILL NEIGHBORHOOD STUDY 15 23 24' Baseline / No Change Scenario Overview The first scenario assessed outcomes should no land use change or infrastructure improvements take place. The No Change/Baseline, Figure 6, on the adjacent page maintains the existing Future Land Use and Zoning designations and proposes no changes to land use. Additionally, the scenario depicts existing water and sewer infrastructure and also assumes no major changes or upgrades of public infrastructure. Given these assumptions, a parcel -by -parcel analysis was conducted to determine whether infill development on vacant parcels could occur. This review did not account for redevelopment on sites where existing homes are located — it only assessed vacant parcels for infill potential. On the No Change/Baseline Map, parcels with blue dashed lines are those where infill development could potentially occur. These are sites that have access to public sewer or are large enough to potentially support a private septic system and drainfield. Additionally, these sites could support a new single-family home and are located in areas where driveway access could reasonably be provided. All potential infill is assumed to be the type of development currently permitted by existing zoning. Parcels in the No change/Baseline Map with red dashed lines are those where infill development would be more challenging and less likely to occur. These are sites that are encumbered by critical areas, located on steep slopes, and are sites where new private septic systems would be challenging. It's important to note that a parcel identified as unlikely to receive infill development does not necessarily mean that infill development is impossible — these are sites where infill development would be considerably more challenging due to physical constraints and infrastructure limitations. Analysis Many residents have expressed a strong desire for the neighborhood to remain the same. The neighborhood is a rural oasis within the surrounding urban environment and contains many sensitive environmental areas, scenic views, and rural tranquility. Should no land use changes or infrastructure improvements be made, only limited development and redevelopment would likely occur and the neighborhood's existing characteristics would likely be preserved during this development cycle. Facility Improvement Costs This scenario assumes no major public facility improvements; therefore, no infrastructure improvements are depicted. RYAN HILL NEIGHBORHOOD STUDY DEVELOPMENT SCENARIOS Figure 6 S BZFINGIRP S CRESTON ST r r -r SBANGQR-ST` -1,14 trill -7-- 9 Na Change/Baseline r . . N. Ryan Hill Study Area Tukwila City Limits Low Density High Density Commercial Office Industrial Infill Possible Infill Unlikely Existing Sewer Main Sewer Manhole Tukwila Water Main Seattle Water Main PRV Hydrant Pressure Valve Parcel Boundary Utility Right -of -Way 0 400 800 1 1,600 Feet • w �.0 plop.S FOUNTAIN ST • • • - r TORN • i RYAN HILL NEIGHBORHOOD STUDY 25 2d8 Scenario One Overview Scenario One, Figure 7, was presented at the Neighborhood Input Meeting as the "Minor Change Scenario." Scenario One proposed land use changes between S. Ryan Way and the Seattle City Light utility easement. While improvements would be needed, this portion of the neighborhood is generally more conducive for development and could be more directly served by S. Ryan Way reducing traffic impacts to areas of the neighborhood where the lack of roadway infrastructure would present traffic and cost challenges. An expanded area of commercial/retail was depicted along 51St Avenue S. at 107th Street where a node of neighborhood service retail could be situated to serve existing and future residents. Given the location of the land use changes, infrastructure improvements would be relatively minimal. Extension of public sewer eastward along S. Ryan Way and S. 107th Street would serve their respective surrounding areas. The most critical infrastructure piece in this scenario would be the extension of sewer main from MLK Jr. Way 5 eastward to 47th Avenue S. A ridge located to the south of S. Ryan Way limits the ability for areas along 47th Avenue S. to be served from S. Ryan Way which makes a public extension to 47th Avenue S. from MLK Jr. Way south a critical element for future sewer service to the entire center of the neighborhood. Without this extension in some capacity, the expansion of additional sewer service to the central portions of the neighborhood will remain unlikely. Many of the areas where medium density residential is shown are currently supported by existing water infrastructure. Water main looping within the interior areas of the neighborhood would occur in conjunction with any new development, particularly when internal looping might be required to obtain minimum fire flow requirements set by the fire marshal. Finally, the additional storage/capacity intertie with the City of Seattle would likely be necessary to support the full realization of this scenario. Analysis Scenario One proposes land use changes over approximately one third of the neighborhood area. Given the critical areas and slopes, a land use change to medium density residential would provide an incentive for redevelopment to occur and would help to drive the provision of infrastructure improvements. Input received on this scenario at the neighborhood input meeting was generally positive, with a lot of positive feedback on an expanded commercial/retail node. As with other scenarios, many also expressed a strong desire to keep the neighborhood the same. Neighborhood feedback on this scenario also referenced the need for bicycle and pedestrian improvements, especially across the Boeing Access Road. The majority of the neighborhood would remain unchanged in this scenario, but additional traffic would be generated. Facility Improvement Costs Due to most of the proposed improvements occurring near S. Ryan Way, facility improvement costs are limited. This cost estimate only includes anticipated public extensions, which in this scenario are confined to sewer extensions, including the wetland mitigation required with the proposed sewer extension. The details for cost estimates are included within Appendix A. Scenario One Cost Estimate Sanitary Sewer Segment Cost MLK to 47th Ave. S. S. Ryan Way & 5. 107th Street Extension $632,250 $593,500 Scenario One Total $1,225,750 RYAN HILL NEIGHBORHOOD STUDY Figure 7 S1RUGGL-ES ST s aoE!NG Ru S CRESTON ST Future Land Use Scenario 1 W Ryan Hill Study Area Tukwila City Limits Low Density Medium Density High Density Commercial Industrial Existing Sewer Main - - - Proposed Sewer Main ■ Sewer Manhole Tukwila Water Main - - - Proposed Water Main Seattle Water Main PRV Hydrant Pressure Valve Parcel Boundary Utility Right -of -Way 400 800 1,600 RYAN HILL NEIGHBORHOOD STUDY 19 27 2d° 49th & 112th S. 114th Street to S. Wallace Street 48th Ave. S. to 49th Ave. S. Water Main Total $773,200 $109,100 $80,000 $962,300 Scenario Two Overview Future Land Use Scenario 2, Figure 8, was drafted based on feedback received from the Neighborhood Input Meeting. The primary themes at the meeting included keeping the neighborhood the same, supporting some neighborhood change, and/or encouraging the commercial/retail node along 51st Avenue S. Attendees from the area north of the Seattle City Light Utility Easement were generally more supportive of some degree of change where attendees from the central and southern portions of the neighborhood generally indicated a desire to keep the neighborhood the same. In order to blend this feedback, medium density land use changes are only shown north of the Seattle City Light easement and no land use changes are proposed south of the easement. In order to address connectivity elements, an area of high density residential has been shown along MLK Jr. Way S. High-density construction at this location could facilitate the new roadway connection between 47th Avenue S. and 49th Avenue S. and the construction of a new traffic signal at 47th Avenue S. Any development at the high-density location would need to extend sewer to 47th Avenue S. to support the higher density to the east. This extension would serve the entire central portion of the neighborhood assuming the sewer line would continue to be extended from this point in the future. Finally, a new roadway connection between S. 114' Street and S. Wallace Street is depicted to help improve connectivity and could be constructed with any future single-family development at that location, as currently allowed by zoning. An additional storage/capacity intertie with the City of Seattle, which would directly increase the neighborhood's storage capacity, would likely be necessary to support the full realization of this scenario. Analysis Sewer infrastructure expansions are incrementally proposed under this scenario, as depicted on the Scenario Two map. The two most critical sewer main extensions in this scenario are the extension eastward along S. Ryan Way to serve the area along Beacon Avenue S, and the extension through the high-density site which would bring sewer from MLK Jr. Way S. to 47th Avenue S. Sewer could temporarily terminate at 47th Avenue S. with future extensions eastward as development occurs. Water infrastructure improvements and expansions are also proposed under this scenario, with water main looping being a major priority. Water main looping along 49Th Avenue S. is the most significant proposal in this scenario. Additionally, water main looping between 48Th Avenue S. to 49Th Avenue S. will significantly improve fire flow and will allow for additional hydrants to be placed throughout the central core of the neighborhood where deficiencies currently exist. As with sewer, even if fire flow requirements at the high-density location are able to be achieved without looping, water main would ideally be constructed in conjunction with the roadway improvement with some financial agreement likely required. Facility Improvement Costs Sanitary Sewer Segment Cost Estimate MLK to 49th Ave S. S. Ryan Way & 107th Street Extension 49th Ave. S. S. 114th Street to S. Wallace Street Sanitary Sewer Total $517,000 $593,500 $210,000 $84,250 $1,404,750 Water Main Segment Cost Estimate New Roadways Cost Estimate Hazel - 48th - Fountain (47th to 49th Spine) S. 114th Street to S. Wallace Street New Roadways Total $2,567,900 $1,191,880 $3,759,780 Scenario Two Total $6,126,830 RYAN HILL NEIGHBORHOOD STUDY Figure 8 tn i rc-ii•cb _ SCRESTONST r 0 S BANGOR ST -----` . to'r z w Lu l.�a S HAZEL ST us 0lie )1 Future Land Use Scenario 2 ■ Ryan Hill Study Area I1 Tukwila City Limits Low Density Medium Density 1110 High Density Commercial Industrial Existing Sewer Main - - - Proposed Sewer Main • Sewer Manhole Tukwila Water Main Proposed Water Main Seattle Water Main PRV Hydrant Pressure Valve Parcel Boundary Utility Right -of -Way New Roadway 400 800 1,500 RYAN HILL NEIGHBORHOOD STUDY 21 29 Scenario Three Cost Estimate Sanitary Sewer Segment MLK to 49th Ave S. S. Ryan Way & 107th Street Extension 49th Ave. S. Sanitary Sewer Subtotal Water Main Segment 49th & 112th 48th Ave. S. to 49th Ave. S. Water Main Subtotal New Roadways Hazel - 48th - Fountain (47th to 49th Spine) New Roadways Subtotal Cost Estimate $517,000 $593,500 $210,000 $1,320,500 Cost Estimate $773,200 $80,000 $853,200 Cost Estimate $2,567,900 $2,567,900 Scenario Three Total $4,741,600 3d2 Scenario Three Overview Scenario Three, Figure 9, was presented at the Neighborhood Input Meeting as the "Major Change" Scenario. This option was originally created to assess the option of extending public infrastructure through the central core of the neighborhood by creating a new roadway connection between 47th Avenue S. and 49th Avenue S with water and sewer infrastructure. This new infrastructure spine would dramatically increase sewer service potential, water main looping, and roadway connectivity. In order to achieve those objectives, an area of medium density residential was depicted near the existing high density zoned areas. Development -driven infrastructure improvements through the central core would be costly, and higher density would likely be the mechanism to help justify such improvements financially. Additional areas of medium density residential were added along S. Ryan Way and a high-density option was added along MLK Jr. Way S.to assist with the completion of needed infrastructure improvements through development -driven means. Analysis The primary purpose of the "Major Change" scenario was to create an option that provides significant infrastructure improvements within the neighborhood. As part of the objective of achieving development -driven improvements, this scenario depicts much higher densities, particularly in the central core of the neighborhood, to offset the costs of new infrastructure. Sewer infrastructure is extended into the central core at 47th Street through the high-density parcel which, from this location, could be extended to serve the vast majority of areas currently not able to be connected to gravity sewer due to ridges and topography. Additionally, significant water main looping is proposed, the most significant of which is located along 49' Avenue S. and along the proposed new roadway. The most significant issue with Scenario Three, and is also reflected in Scenario Two, is the wetland mitigation that would be required as part of the new roadway between 47th Avenue S. and 49' Avenue S. There are many variabilities associated with the wetland mitigation, but estimates put the wetland mitigation costs alone at approximately $1.25 million. Neighborhood input received on this scenario expressed concern over how Major Changes could impact the rural feel of the neighborhood and increase traffic congestion. In particular, several comments expressed concern over the medium density residential depicted south of the Seattle City Light easement. Other comments related to the desire for more parks and greenspace with higher densities and the desire for more pedestrian and bicycle connectivity, especially with linkages to transit. Facility Improvement Costs RYAN HILL NEIGHBORHOOD STUDY Figure 9 4 5RUGGL-ES ST BANGOR3ST Future Land Use Scenario 3 . Ryan Hill Study Area Tukwila City Limits Low Density Medium Density High Density Commercial Industrial Existing Sewer Main - - Proposed Sewer Main • Sewer Manhole Tukwila Water Main Proposed Water Main Seattle Water Main PRV Hydrant ry Pressure Valve Parcel Boundary Utility Right -of -Way New Roadway 400 800 1,600 S LEO ST RYAN HILL NEIGHBORHOOD STUDY 23 31 DEVELOPMENT SCENARIOS Land Use Types The different scenarios developed used the land use categories from the City of Tukwila Comprehensive Plan. Should any changes occur, they would be required to be consistent with the adopted Comprehensive Plan. The following are illustrative examples of the types of development depicted on the various land use scenarios. Low Density Low density represents single-family detached neighborhoods and is the predominant land use across the neighborhood. It includes more developed single-family detached neighborhoods and large -lot parcels with a more rural feel. Medium Density Medium density reflects areas where cottages, townhomes and similar products that generally have higher dwelling unit per acre allowances than low density areas. High Density High density reflects multifamily buildings such as apartments, condominiums, and senior living facilities. Commercial For purposes of this study, commercial areas are intended to provide neighborhood services. Areas depicted as commercial in the drafted scenarios are intended to provide a walkable, cohesive node of services for current and future residents. Industrial Only one area within the neighborhood is currently designated as Industrial. No additional industrial designates are depicted or anticipated. Raisbeck Engineering occupies the one industrial site within the study area. 314 Medium Density Residential Commercial (Neighborhood Services RYAN HILL NEIGHBORHOOD STUDY Scenario Comparison Cost estimates prepared for each of the three scenarios were developed as planning -level estimates and are subject to a variety of different factors. The numbers developed used most recent data pertaining to costs within the Seattle metropolitan region. It is important to note that the primary purpose of cost estimate development is to weigh the significance of each of the proposed land use scenarios in light of what major public infrastructure improvements would likely be required for each of those scenarios to be realized. In some cases, no cost estimate is provided. In such cases, it is not being suggested that no improvements would be required, but rather that no major public infrastructure improvements were developed or identified as part of the scenario evaluation. Water utilities are not as dependent on topography and gravity as sewer systems. Water main scenarios focused on looping of water mains to improve fire flow pressure and alleviate water quality challenges. Public looping is depicted; however, there may be opportunities to accomplish looping objectives at different areas if a new development project presents such an opportunity. Sewer mains are much more critical due to its reliance on gravity flow for optimal operation. All sewer mains depicted on each of the scenarios accounted for topography and slope. The sewer system is conceptual and is intended for planning purposes only. As with all infrastructure planning, other alternatives or routing of sewer main may prove beneficial and are evaluated on a case-by-case basis. Sewer cost estimates accounted for the construction of new sewer mains but did not account for situations where additional measures must be included, such as in cases where deep sewer must be provided. New Roadway cost estimates assumed the construction of an entirely new roadway with curb and gutter, storm sewer, and pedestrian facilities. The new spine roadway across the central part of the neighborhood is seen to be the most critical should any new development occur. The scenario considered grades and proposed a route that can be constructed within the City's current roadway design parameters, including maximum slope. As with all other cost estimates, unknown circumstances may change the actual costs of construction, but these estimates provide an overview for planning decision- making. * All numbers provided are planning -level estimates for public infrastructure only Ryan Hill Scenario Cost Estimate Scenario One Summary* Utility Baseline/No Change Scenario Two Scenario Three Water $0 $0 $962,300 $853,200 Sewer $0 $1,225,750 $1,404,750 $1,320,500 New Roadways $0 $0 $3,759,780 $2,567,900 Total $0 $1,225,750 $6,126,830 $4,741,600 * All numbers provided are planning -level estimates for public infrastructure only CONCLUSIONS Overview The scenarios drafted within this report are intended to portray a different array of change opportunities as well as the major public infrastructure components that would likely be needed to support those changes. While the intent of this project is to examine growth scenarios, a no -change scenario is entirely possible. Should a no -change path forward be selected, information contained within this report can still be used to guide the provision of infrastructure through an incremental, case-by-case evaluation of proposed projects. Opportunities for Change The greatest opportunity identified as part of this study pertains to the extension of public sewer mains. There are opportunities to continue to extend sewer in the northern and southern portions of the neighborhood, areas where public sewer already exists. The central portion of the neighborhood, however, currently lacks public sewer and, due to topography, is not able to be served from the existing sewer on Ryan Way. The only way that sewer service can be provided to the entire central portion of the neighborhood is through a sewer extension from MLK Jr. Blvd. Regardless of what type of development occurs, it is critical to bring public sewer from MLK JR. Blvd. to 47th Avenue S. From this point, sewer can be extended to serve the portion of the neighborhood not currently able to be served by gravity sewer. The second biggest opportunity is the provision of a new roadway connection through the neighborhood. This new roadway connection is depicted in Scenarios Two and Three. The vacant right-of-way within the neighborhood was assessed to determine if an east -to -west roadway connection through the central portion of the neighborhood was viable, especially considering the significant slopes. Of all the scenarios assessed, the roadway connection depicted in Scenarios Two and Three is feasible from a buildable perspective. The roadway grading performed as part of the analysis indicated that the roadway connection could be provided at grades less than 15 percent and with limited retaining walls. The greatest challenge to construction of the roadway connection pertains to the required wetland mitigation. Planning -level estimates for wetland mitigation are $1.25 million'. The specifics of mitigation require an in-depth assessment, but the costs are significant compared to the overall roadway cost estimate. Water main looping is another opportunity within the neighborhood area. The current system of water mains is extremely disconnected leaving many dead-end water mains. Dead-end water often presents a maintenance hassle as they require the use of blowoffs and fire hydrants to keep water from stagnating, unless a high-water user is located at the dead-end of the main. Water main looping helps to keep water continuously moving within the water mains and also increases fire flow pressure. In areas where no adjacent water main is present, "spaghetti lines" are being used by property owners to get water to their homes. As described earlier, the spaghetti lines are private water lines that extend from the water main (and water meter) to the actual home. Long spaghetti lines are often a maintenance problem for the property owner, especially due to leaks. Water system improvements would help to limit water quality issues, increase fire flow pressures, and reduce the water waste issues associated with spaghetti lines and blow -offs. Finally, there is an opportunity to establish additional water ties with the City of Seattle to increase water supply and capacity within the Ryan Hill area. Building a reservoir, as recommended by the State Department of Health to provide back-up capacity, is an extremely expensive undertaking and is not likely to be feasible from a development -driven perspective. A new reservoir is also not depicted within the City's capital facilities plan. Establishing additional interties 2 Estimates are based upon a $30-$50 per square foot cost to buy wetland mitigation through King County's Wetland Mitigation Bank (https://www.kingcounty.gov/about/policies/rules/utilities/put811pr.aspx ). Stream mitigation would likely be higher and, due to many variabilities, is difficult to estimate and are not applicable to this roadway since only wetland disturbance would be required. The high end of $50 per square foot was used for this mitigation estimate due to the many variabilities and unknowns. 26 34 RYAN HILL NEIGHBORHOOD STUDY with the City of Seattle with a master meter would help to support additional capacity without the need for the building of a capacity reservoir. Challenges There are many challenges to development within the study area. The most significant challenge to future development within the study area is the prevalence of critical areas and steep slopes. While steep slopes are the most visible barrier, portions of the neighborhood also contain wetlands, streams, and their respective buffers. Wetland and stream impact with mitigation is permitted under certain circumstances; however, the mitigation of these areas will pose significant costs, which might impede the realization of development -driven improvements through such areas. Specific mitigation costs and approaches would need to be assessed in detail. The area currently lacks service by a regional detention facility. This is a significant impediment to development because without a regional detention facility stormwater would need to be retained on individual development sites. The building of on-site storm facilities is a common practice in this region due to the focus on improving run-off flowing into streams, wetlands, and Puget Sound. Many development sites incorporate storm facilities through detention or infiltration vaults, which minimize visual appearance and are often able to be counted as on-site open space if designed for active or passive use. Infiltration, in particular, would be complicated in many areas of the Ryan Hill neighborhood due to steep slopes. Geotechnical assessments would be required to verify whether or not a site on a slope is suitable for development and to what extent on-site infiltration is possible, although infiltration is not typically optimal in areas where steep slopes are present. There are no plans for a regional detention facility in the Ryan Hill neighborhood. As expressed throughout the report and analysis, the limited sewer infrastructure is a significant barrier for development. Portions of Ryan Hill are served by public sewer or are able to be served by public sewer with an extension from an existing sewer main. The entire central portion of the neighborhood, however, is not able to be served by public sewer without an extension of sewer from the main along MLK Jr. Blvd. Any development that would occur in the central portion of the neighborhood would be required to extend sewer from MLK Jr. Blvd in order to be served by gravity sewer. It is not likely that any smaller development would be able to justify the costs of such an extension and the use of a latecomers agreement for potential reimbursement is not a feasible option for a small development project as there is no guarantee that the costs would be recouped — latecomers are generally used if the builder is able to pencil the project with the infrastructure extension making any reimbursement received additional profit. A developer cannot rely on a reimbursement through a latecomers since such a reimbursement is typically only good for a set time period and is not guaranteed. At the neighborhood meeting, residents expressed a desire to increase parks and open spaces within the neighborhood. If new residents were added, there would likely be the need to add additional parks and open spaces. There are many challenges with expanding parks and open spaces within the neighborhood as the City's financial obligations are spent operating and maintaining existing facilities. The 200 -foot wide Seattle City Light utility easement that extends east to west through the neighborhood does present an opportunity. In the Seattle City Light easement to the north and east within the City of Seattle, the Chief Sealth trail, a major recreational amenity and nonmotorized transportation facility, has been developed. The biggest challenge to providing recreation or park facilities within the easement is the steep slopes and attempting to make facilities ADA compliant. Roadway, pedestrian, and bicycle infrastructure would need significant upgrades if additional residents were to be added to the Ryan Hill area. The neighborhood is generally within one mile of the Rainier Beach light rail system. An additional light rail station is planned in Tukwila to the west of Interstate 5 near E. Marginal Way S. In order to mitigate increased traffic, new pedestrian and bicycle facilities would need to link the Ryan Hill area with these transit facilities. Within the neighborhood itself, roadways would need to be widened as development occurs. These frontage improvements would RYAN HILL NEIGHBORHOOD STUDY 27 35 368 need to incorporate sidewalks and certain roadways would need to provide bicycle facilities. Depending on the size of the site, frontage improvements could be quite costly further complicating the ability for already tough sites to "pencil out" from a development perspective. The most significant development challenges pertain to infrastructure — water, sewer, roads, pedestrian, bicycle, and stormwater. Without some investment in public infrastructure by the City, it is not likely that significant reinvestment in Ryan Hill will likely occur. Development -driven improvements are a common practice and it is expected that development should pay for the impacts that the development is imposing on the existing infrastructure system, but due to the significant deficiencies within the neighborhood, it is highly likely that some public investment will likely be needed in some capacity. The best approach for change, should that be desired, is to focus on key areas where incremental change can start. Medium Residential Zone All development scenarios depict an expansion of Medium Density zoning which would fall under the requirements of Chapter 18.12 - Medium Density Residential (MDR) District. Overall, the requirements specified within Chapter 18.12 are relatively consistent with other jurisdictions in regards to townhome development. The one requirement that might impact redevelopment within the Ryan Hill area in particular is the lot area calculations of 3,000 sq. ft. per unit as part of the density calculations for townhomes. Many jurisdictions allow for medium density calculations of 2,000 sq. ft. per unit for townhomes within medium density zoned areas, as is the standard within the City of Tukwila's High Density Residential (HDR) District. Much of the recent townhome construction within the City has occurred within HDR areas. In regards to townhomes, the MDR and HDR bulk regulations are very similar, but the HDR Zone allows for lot area/density calculations of 2,000 sq. ft. where the MDR zone requires a lot area/density calculation of 3,000 sq. ft. Due to the similar requirements between the two, developers are much more likely to build within the HDR zone due to the additional units they are able to achieve within that zone. Should zoning changes be made to the Ryan Hill area, developers will likely face many challenges, such as providing new water, sewer, and storm infrastructure and assembling smaller lots to make development feasible. The topographical constraints and new water, sewer, and stormwater infrastructure will be an added cost that might not be seen as economically viable in areas where lots must be assembled in order to build enough units to justify costs. The 3,000 sq. ft. lot area/density calculation within the MDR zone could be assessed to determine if a different standard might facilitate change. Townhome developers will likely continue to favor HDR zones due to the immediate economic gains with MDR areas being left to a later development cycle. RYAN HILL NEIGHBORHOOD STUDY APPENDIX A: COST ESTIMATES Scenario One Cost Estimates Sewer Ryan Hill Neighborhood Scenario 1 Engineer's Estimate LDC Tel: 025)1306-1M Project Name: Description: Ryan Hilq Neighborhood Engineers Estimate Project ND.: Date: Calc. By: 17-144 Zf19/2018 JCS Sanitar Sewer t4MIJK - East Unit Price Unit Quantity Cot Clearing and Grubbing 5 40,004.00 AC 0.8 $ 32,000.00 8" Sanitary Sewer 5 85.04 LF 850 5 72,2.50.00 Sanitary M i holes 5 L001100 EA 4 $ 12.O430.00° Netland Mitigation 5 54.00 ' 10000 $ Sga0,0Uo.ou Restore Native 5 20,404,00 AC 0.8 $ 16,000.00 SubtotaI $ 632,250.0:0 5. Ryan Way '& 107th Unit Price Unlit Quantity Cost 8" Sanitary Sewer 5 85.04 LF 1700 $ 141,500.00 Sanitary Manholes 5 3,004110 EA 8 $ 24,13013.00 Restore Existing Roadway $ 25[}-00 LF 1700 $ 425,000.00 Subtotal $ 593500.00 Summary M LK - 49th S. Ryan Way & 107th 29 $ 632,2513-04 5 593,500-00 Total: 51,2.25,7501.00 Page.3 of RYAN HILL NEIGHBORHOOD STUDY 37 Scenario Two Cost Estimates Sewer Ryan Hill Neighborhood - Scenario 2 Engineer's Estimate LDC Tel: {425} 806-1869 Project Name: Description: Ryan Hill Neighborhood Engineer's Estimate Project No.: Date: Calc. By: 17-149 1/19/2018 JCS Sanitary Sewer MLK - 49th Unit Price Unit Quantity Cost Clearing and Grubbing $ 40,000.00 AC 1 $ 40,000.00 8"' Sanitary Sewer 5 85,00 LF 2600 $ 221,000,00 Sanitary Manholes $ 3,000.00 EA 12 $ 36,000.00 Restore Native $ 20,000.00 AC 1 $ 20,000.00 Restore Existing Roadway 5 250.00 LF 800 $ 200,000.00 Total 5 517,000,00 S. Ryan Way & 107th Unit Price Unit Quantity Cost 8" Sanitary Sewer $ 85,00 LF 1700 $ 144,500.00 Sanitary Manholes $ 3,000,00 EA 8 $ 24,000,00 Restore Existing Roadway $ 250,00 Lf- 1700 $ 425,000.00 Subtotal $ 593,500.00 49th from 114th to 112th Unit Price Unit Quantity Cost 8" Sanitary Sewer $ 85.00 LF 600 $ 51,000.00 Sanitary Manholes $ 3,000:00 EA 3 $ 9,000.00 Restore Existing Roadway $ 250.00 LF 600 $ 150,000.00 Subtotal $ 210,000.00 Page 1 of 2 3go RYAN HILL NEIGHBORHOOD STUDY Ryan Hill Neighborhood - Scenario 2 Engineer's Estimate LDC Tel: (425) 806-1869 Project Name: Description: Ryan Hill Neighborhood Engineer's Estimate Project No,: Date: CaLc. By: 17-149 1/19/2018 JCS Unnamed - From 114th - Wallace Unit Price Unit Quantity Cost 8" Sanitary Sewer $ 85.00 LF 850 $ 72,250.00 Sanitary Manholes $ 3,000.00 EA 4 $ 12,000.00 Subtotal $ 84,250.00 Summary IVILK - 49th $ 517,000:00 5. Ryan Way & 107th $ 593,500.00 49th from 114th & 112th $210,000.00 Unnamed - From 114th - Wallace $84,250.00 Total: $1,404,750,04 Page 2 of 2 RYAN HILL NEIGHBORHOOD STUDY 31 39 4d2 Water Ryan Hill Neighborhood - Scenario 2 Engineer's Estimate LDC Tel: (425) 806-1869 Project Name_ Description: Ryan Hill Neighborhood Engineer's Estimate Project No.: Date: Calc. By: 17.149 1/2112018 JCS Water Main 49th & 112th Unit Price Unit Quantity Cost 8" D.I. Water Main $ 70.00 LF 2600 $ 182,000.00 8" Gate Value $ 2,500.00 EA 10 $ 25,000.00 Fire Hydrant $ 3,000.00 EA 10 $ 30,000.00 Blow Off $ 600.00 EA 2 $ 1,200.00 Clear & Grub $ 40,000.00 AC 1 $ 40,000.00 Restore Existing Roadway $ 250.00 LF 1900 $ 475,000.00 Restore Native $ 20,000.00 AC 1 $ 20,000.00 Total $ 773,200.00 S. Wallace to 5. 114th Unit Price Unit Quantity Cost 8" D.I. Water Main $ 70.00 LF 1200 $ 84,000.00 8" Gate Value $ 2,500.00 EA 5 $ 12,500.00 Fire Hydrant $ 3,000.00 EA 4 $ 12,000.00 Blow Off $ 600.00 EA 1 $ 600.00 Subtotal $ 109,100.00 Summary 49th & 112th $773,200.00 5, Wallace to 5. 114th $109,100.00 Total: $882,300.00 Page 1 of 1 RYAN HILL NEIGHBORHOOD STUDY New Roadways Ryan Hill Neighborhoods - Scenario 2 Engineer's Estimate LDC TEI: I425J BN -18 8 Project N6re: Description_ Ryan Hill Neighborhood Engineer's Estimate Project No.: Date: Cmlc. B : 17-10 2/19/201! JCS New Road Construction Hazel - 43th - Fountain unit Price Unit Quantity City Cost Asphalt Pavement 5 14_00 SF .2500)0 $ 350,000.00 Concrete Curb 8 qust?r• 3 36,00 inF 2300 $ $2,6 .0rl 5' Concrete Sidewalk $ 110.00 LF 20130 $ 2211.00T1.00 12" Storm Drain .$ 50.00 LF 1500 $ 90,41X1.00 StG m Structures 3 2,10313_00 EA 11 $ 234130.00 Imported Fill 5 75,00 CY 1300 $ 97,500.00 Earth Moving 3 45.00 CY 61Cr17 $ 17.x,600.00 Clearing & Grubbing $ 40,000.130 AC 3 $ 120000.00 Wetland Mitigation 5 SQ_0Q Sf 25005 $ 1,150,000.00 Restore Native $ 20,000_00 AC 3 $ 50;000.00 Total $ 2,S67. 0x0.00 Page lof2 RYAN HILL NEIGHBORHOOD STUDY 33 41 Ryan N111 Neighborhood - Scenario 2 Engineer's Estimate LDC TM: {425] 805-1899 ProIect Name; Description_ Ryan Hill Neighbir odl Engineers Estimate Protect No,: Date: Calc. 6y: 17-141 Zf't91Z0113 JCS 114th- Wailabili Jnit. Price Unit Quantity Cost. Asp#ralt Pavement c. 14100 SF 21250 $ 297,509,00 Concrete Curb & Gutter 3f. 00 IF 1955 $ +70^,387,04 5' Concrete S+devoga $ 110-00 JF 17p0 $ 167,04}4.04 12" Sturm Drain 60.01 LF 8Sli $ 51,000.40 Storm Structures -. 1,100.00 EA 8 S 15,800.00 Imported Fill 1 75_00 CY 1105 $ 82,575.00 Earth Mowing $ 45.10 CY 5185 $ 233,325.00 Clearing & Grubbing $ 40,000.00 AC 2.55 $ 102..000.00 Restore Native $ 20,090;00 Al- 2,5$ $ 51,006,04 Rockery Retaining vt1alts $ 25-00 Si- 4000 $ 100,000.00 Total $ 1,191r880.00 Summary Hazel -48th - Fountain 114th -Wallace S 2.567900.00 $ 1,141,8154.40 Total $3,759,780.00 Page 2 of 2 414 RYAN HILL NEIGHBORHOOD STUDY Scenario Three Water Ryan 1-1111 Neighborhood - Scenario 3 Engineer's Estimate LDC Tet (15r-1HI69 ProJect Name: Description: Ryan NW NeIghtourhuuo Engineer's Estimate Prv]ect No.: [date: Calc. By: 17-149 1/19f2018 JCS New Road Construction i1.a?rl-4RSh-Fountain Unit Pr! r^e Unit Quantity Cost AsphaiI Pavement $ 14.00 SF 25000 S 3500000.00 concri to Curb Si. Gutter $ 36.00 LF 2340 $ 92,500:00 5' Concrete Sidewalk $ 110.00 LF 2000 S 220,001100 12" Storm Drain $ 60.00 LF 1500 $ 90,041100 Storm Strucures $ 2,100.00 EA 11 $ 23300.00 Imported Fill $ 75.00 CY 1340 5 97500_00 Earth Ming $ 45,04 CY 6100 $ 270500-00 Clearing& EFUbbing $ 40,000.00 AC 3 $ 120,000.00 Wetland Mitigation $ 50,00 25000 $ 1,250,1744-40 Restore Native $ 20,000.00 AC 3 $ 600000.00 Total 5 25670900.00 %9A Inl'1'Yal'"? Hazel 48th - Fountain RYAN HILL NEIGHBORHOOD STUDY $ 2,567;900.00 To#a1; $3,547.900,00 Page 1 of 1 35 43 Sewer 446 Ryan Hill Neighborhood - Scenario 3 Engineer's Estimate LDC Tel: (425) 806-1869 Project Name: Description: Ryan Hill Neighborhood Engineer's Estimate Project Na.; Date: Calc. By: 17-149 1119/2018 JCS Sanitary Sewer MLK - 49th Unit Price Unit Quantity Cost Clearing and Grubbing $ 40,000.00 AC 1 $ 40,000.00 8" Sanitary Sewer $ 85.00 LF 2600 $ 221,000.00 Sanitary Manholes $ 3,000.00 EA 12 $ 36,000,00 Restore Native $ 20,000.00 AC 1 $ 20,000.00 Restore Existing Roadway $ 250.00 LF S00 $ 200,000.00 Total $ 517,000.00 5. Ryan Way & 107th Unit Price Unit Quantity Cost 8" Sanitary Sewer $ 85.00 LF 1700 $ 144,500.00 Sanitary Manholes $ 3,000.00 EA 8 $ 24,000,00 Restore Existing Roadway $ 250.00 LF 1700 $ 425,000.00 Subtotal $ 593,500.00 49th from 114th to 112th Unit Price Unit Quantity Cost 8' Sanitary Sewer $ 85.00 LF 600 $ 51,000.00 Sanitary Manholes $ 3,000.00 EA 3 $ 9,000.00 Restore Existing Roadway $ 250.00 LE 600 $ 150,000.00 Subtotal $ 210,000.00 Summary MLK - 49th $ 517,000.00 5. Ryan Way & 107th $ 593,500.00 49th from 114th & 112th $210,000.00 Total: $1,320,500.00 Page 1 of 1 RYAN HILL NEIGHBORHOOD STUDY New Roadways Ryan Hill Neighborhood - Scenario 3 Engineer's Estimate LDC Tel: (425)806-1869 Project Name: Description: Ryan HiII Neighborhood Engineer's Estimate Project No.: Date: Catc. By: 17-149 1/19/2018 JCS New Road Construction Hazel - 48th - Fountain Unit Price Unit Quantity Cast Asphalt Pavement $ 14.00 SF 25000 $ 350,000.00 Concrete Curb & Gutter $ 36.00 LF 2300 $ 82,800.00 5' Concrete Sidewalk $ 110.00 LF 2000 $ 220,000.00 12" Storm Drain $ 60.00 LF 1500 $ 90,000.00 Storm Structures $ 2,100.00 EA 11 $ 23,100.00 Imported Fill $ 75.00 CY 1300 $ 97,500.00 Earth Moving S 45.00 CY 6100 $ 274,500.00 Clearing & Grubbing $ 40,000.00 AC 3 $ 120,000.00 Restore Native S 20,000.00 AC 3 $ 60,000.00 Total $ 1,317,900.00 Summary Hazel -48th - Fountain $ 1,317,900.00 Total: $1,317,900.00 Page 1 of 1 RYAN HILL NEIGHBORHOOD STUDY 37 45 Appendix B: Neighborhood Survey Results 38 46 RYAN HILL NEIGHBORHOOD STUDY Ryan Hill Neighborhood Survey SurveyMonkey Q1 Which of the following best describes you? I own my property and... I rent a home in the Ryan... I own property in the Ryan... I do not live or own prope... Answered: 8 Skipped: 0 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ANSWER CHOICES I own my property and live in the Ryan Hill neighborhood I rent a home in the Ryan Hill neighborhood I own property in the Ryan Hill neighborhood but do not live there I do not live or own property in the Ryan Hill neighborhood TOTAL 1/15 RESPONSES 50.00% 4 0.00% 0 50.00% 4 0.00% 0 8 47 Ryan Hill Neighborhood Survey SurveyMonkey Q2 How long have you lived or owned property in the Ryan Hill neighborhood? Answered: 8 Skipped: 0 Less Than 5 years 5 to 9 Years 10 to 14 Years 15 to 19 Years Greater Than 20 Years Not Applicable -Idonot L... 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ANSWER CHOICES Less Than 5 years 5 to 9 Years 10 to 14 Years 15 to 19 Years Greater Than 20 Years Not Applicable - I do not live or own property in the neighborhood TOTAL 48 2/15 RESPONSES 12.50% 1 25.00% 2 0.00% 0 12.50% 1 50.00% 4 0.00% 0 8 Ryan Hill Neighborhood Survey SurveyMonkey Q3 How would you rate the quality of life in the Ryan Hill Neighborhood? Very Good Good Fair Poor Very Poor ANSWER CHOICES Very Good Good Fair Poor Very Poor TOTAL Answered: 8 Skipped: 0 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% RESPONSES 37.50% 3 12.50% 1 37.50% 3 12.50% 1 0.00% 0 8 # IF YOU'D LIKE, PROVIDE COMMENTS ON WHY DATE 1 Quiet 11/22/2017 3:56 PM 2 Nice and quiet neighborhood. No traffic, noise, or parking problems. 11/22/2017 2:53 PM 3 It's not safely walkable. There are not community parks...if there are I don't know where they are. 11/8/2017 2:00 PM We have septic tanks. 3/15 49 Ryan Hill Neighborhood Survey SurveyMonkey Q4 Overall, how safe do you feel in the neighborhood? Extremely Safe Very Safe Somewhat Safe Not Very Safe Not Safe at All Not Applicable Answered: 8 Skipped: 0 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ANSWER CHOICES Extremely Safe Very Safe Somewhat Safe Not Very Safe Not Safe at All Not Applicable TOTAL 50 4/15 RESPONSES 0.00% 37.50% 50.00% 12.50% 0.00% 0.00% 0 3 4 1 0 0 8 Ryan Hill Neighborhood Survey SurveyMonkey Q5 Do you see yourself continuing to live in the neighborhood for the foreseeable future? Answered: 8 Skipped: 0 Yes No Not Applicable ANSWER CHOICES Yes No Not Applicable TOTAL 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% RESPONSES 75.00% 6 0.00% 0 25.00% 2 8 IF "NO," PLEASE TELL US WHY DATE 1 just own property, don't actually live there 11/22/2017 3:56 PM 5/15 51 Ryan Hill Neighborhood Survey SurveyMonkey Q6 What would you say is the neighborhood's greatest asset? Answered: 7 Skipped: 1 RESPONSES DATE 1 Location 11/27/2017 2:20 PM 2 accessibility to Seattle 11/22/2017 3:56 PM 3 not crowded. No parking, traffic or noise problems. Great neighbors! 11/22/2017 2:53 PM 4 rural, country yet in the city. quiet not overcrowded close to freeway and shopping, etc 11/19/2017 1:49 PM 5 The reason we hope to retire there is the rural feeling so close in. We also love the economic 11/19/2017 11:00 AM racial and cultural diversity. 6 Close to everything yet far enough away to feel like you have privacy 11/8/2017 2:00 PM 7 Proximity to Seattle 11/6/2017 1:18 PM 52 6/15 Ryan Hill Neighborhood Survey SurveyMonkey Q7 What changes, if any, are needed in the neighborhood? Answered: 7 Skipped: 1 # RESPONSES DATE 1 Higher density zoning 11/27/2017 2:20 PM 2 NONE 11/22/2017 3:56 PM 3 None!!!! 11/22/2017 2:53 PM 4 too many vehicles parked onto the street and often times rental cars which take up neighborhood 11/19/2017 1:49 PM parking 5 Increase walkability Increase parks 11/8/2017 2:00 PM 6 Sewer line installed 11/6/2017 5:16 PM 7 Sewer 11/6/2017 1:18 PM 7/15 53 Ryan Hill Neighborhood Survey SurveyMonkey Q8 Which of the following best describes your view on the future of the neighborhood? Answered: 7 Skipped: 1 I do not support any... I support minor change... I support neighborhood... Other (please specify) 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ANSWER CHOICES I do not support any changes - keep the neighborhood the same I support minor changes in appropriate areas I support neighborhood -wide changes Other (please specify) TOTAL 54 RESPONSES 42.86% 3 14.29% 1 42.86% 3 0.00% 0 7 OTHER (PLEASE SPECIFY) DATE There are no responses. 8/15 Ryan Hill Neighborhood Survey SurveyMonkey Q9 How appropriate would the inclusion of the following development types be within the Ryan Hill neighborhood? Answered: 8 Skipped: 0 Single -Family Housing Townhomes Apartments/Mutt ifamily Neighborhood Services... No Additional Development ... 0 1 2 3 4 5 6 7 8 9 10 VERY APPROPRIATE APPROPRIATE NEUTRAL NOT APPROPRIATE VERY INAPPROPRIATE TOTAL WEIGHTEC AVERAGE Single -Family Housing 57.14% 0.00% 14.29% 0.00% 28.57% 4 0 1 0 2 7 2.4: Townhomes 25.00% 12.50% 25.00% 12.50% 25.00% 2 1 2 1 2 8 3.0( Apartments/Multifamily 25.00% 0.00% 12.50% 25.00% 37.50% 2 0 1 2 3 8 3.5C Neighborhood Services 14.29% 28.57% 14.29% 14.29% 28.57% (Restaurants, 1 2 1 1 2 7 3.14 Entertainment, and Shopping) No Additional Development is Needed 33.33% 2 16.67% 33.33% 1 2 9/15 0.00% 16.67% 0 1 6 2.5( 55 Ryan Hill Neighborhood Survey SurveyMonkey Q10 Of the following city services, which would you consider to be the greatest neighborhood need? Answered: 8 Skipped: 0 Public Sewer Public Water Better First Responder... Parks or Traits Better Street or Sidewalk... No Additional Services Needed Other (please specify) 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ANSWER CHOICES Public Sewer Public Water Better First Responder Coverage (i.e., Police or Emergency Medical, Fire) Parks or Trails Better Street or Sidewalk Access No Additional Services Needed Other (please specify) TOTAL OTHER (PLEASE SPECIFY) There are no responses. 56 10 / 15 RESPONSES 50.00% 4 0.00% 0 0.00% 0 12.50% 1 0.00% 0 37.50% 3 0.00% 0 8 DATE Ryan Hill Neighborhood Survey SurveyMonkey Q11 How concerned are you about any of the following issues within the neighborhood? Answered: 8 Skipped: 0 Flooding/Runoff from Rainfall Septic System Issues Safety Code Compliance... Police & Fire Coverage 0 1 2 3 4 5 6 7 8 9 10 EXTREMELY SOMEWHAT CONCERNED NEUTRAL NOT TOTAL WEIGHTED CONCERNED CONCERNED AVERAGE / NOT AN ISSUE Flooding/Runoff from Rainfall 12.50% 12.50% 25.00% 50.00% 1 1 2 4 8 3.13 Septic System Issues 25.00% 12.50% 25.00% 37.50% 2 1 2 3 8 2.75 Safety 0.00% 50.00% 12.50% 37.50% 0 4 1 3 8 2.88 Code Compliance (i.e., 0.00% 37.50% 25.00% 37.50% Weeds, Graffiti, Junked Cars, 0 3 2 3 8 3.00 Trash) Police & Fire Coverage 0.00% 0.00% 50.00% 50.00% 0 0 4 4 8 3.50 OTHER (PLEASE SPECIFY) DATE There are no responses. 11 / 15 57 Ryan Hill Neighborhood Survey SurveyMonkey Q12 Should changes be made to increase the likelihood of development within the neighborhood, such as rezones or incentives? Answered: 8 Skipped: 0 Yes No Maybe ANSWER CHOICES Yes No Maybe TOTAL 58 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 12 / 15 RESPONSES 37.50% 3 50.00% 4 12.50% 1 8 Ryan Hill Neighborhood Survey SurveyMonkey Q13 If you are currently served by a private septic system, is connecting to a public sewer system something you would be interested in? Answered: 7 Skipped:1 Yes No Maybe 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% ANSWER CHOICES RESPONSES Yes No Maybe 57.14% 28.57% 14.29% 4 2 1 TOTAL 7 13/15 59 Ryan Hill Neighborhood Survey SurveyMonkey Q14 Would you support a self-assessment on your property taxes to pay for water, sewer, and/or roadway improvements within the neighborhood? Answered: Skipped: 0 Yes No Maybe ANSWER CHOICES Yes No Maybe TOTAL 60 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 14 / 15 RESPONSES 12.50% 1 37.50% 3 50.00% 4 8 Ryan Hill Neighborhood Survey SurveyMonkey Q15 Do you have any additional comments regarding the future of the Ryan Hill neighborhood? Answered: 6 Skipped: 2 # RESPONSES DATE 1 No Changes! 11/22/2017 3:56 PM 2 No further development needed!!!! 11/22/2017 2:53 PM 3 i love the quiet rural neighborhood we have more traffic than the roads can adequately hold now 11/19/2017 1:49 PM and am not interested in having more which would be generated by apartments 4 We hope any opportunity to connect the area for pedestrians and bicycles to the planned Boeing 11/19/2017 11:00 AM Access Road lightrail station is pursued. Connecting the existing bike trail along the river to the Chief Sealth trail or an eastward path would be a cause we would be happy to support financially. Given proximity to the existing trails as well as the light rail, any further development of the area would necessarily involve pursuing non auto dependent transportation to make sense. This is a unique opportunity that should not be missed, and would continue to bolster the diversity and sense of place for the neighborhood, as well as ease the dependence on Ryan Way and 1-5. Anecdotally, my family (9 and 11 year olds) can currently bike to an evening at southcenter within 30 minutes, but we have to drive the section over the freeway and MLK. The light rail station will never be able to build enough parking spaces if other modes of travel than the car are allowed. I believe the benefits to the neighborhood's sense of safety, cohesion, and economic diversity, as well as its residents' appreciation of its open spaces won't be fully realized without developing ways of competing with the car. (True for Seattle generally, but even more so in Ryan Hill, as one is forced to leave it for work and shopping, and as it is so close to light rail and excellent bike routes.) 5 Thanks for the opportunity to weigh in 11/8/2017 2:00 PM 6 No 11/6/2017 1:18 PM 15/15 61