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Home My WebLink AboutRes 2045 - EXHIBIT A: 2022 Tukwila Pond Master PlanAdopted 3/7/22 by Res 2045 J.A. Brennan, PLLC BHC Consulting John Mason Schemata Woo lkslf'hop 'flf!"fdf,"I lie Watershed Corhpaory February 2022 TUKWILA PARKS QtECREAT0ON] o lloodll 1111 lo iii' ( nom Inin?"NNIIItlIi111p111111i1111 oiolillipMoo!MII111111IIIVIIII%hllllull1 Illllu l l l l 111 111111 IIIIII 11 Iluuuuuuuuuuuuuuuuuuuul „Homo.,IIlll1 111„1,m11151�1'1111u11m1111111111@11111111V,I,NIdp II I IluplplPulllllllllll11llllllll IIIInoin .m pM4 (\111111 la II �^11111IIIIIIII III ulumuull III' Ilhlifll�l�y�ll'I�I�N�N��IOIp��l1 1111111I�Illlllllllllul^11\�'I�,1�II\IIII \\\11111i11111� 1' I Vpp�III III Ir�Nllllllll) NII�I��V��IIVI�I Illll Shflullllllllluuuul��ll IIPIIIII..nI�IIiI. �I oomooi111 �1 llllllpl noo iminim um l IIIIIIIIIuuuulllllll oo,00N �li�l!11111��ii1i�l;liilf llllllll� I l lllujpOIII I�,'„Ilu ulu'. ` '�� III„IIII p u111111111 ulu IIII'lll"" IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII Ill, Ill, Illllllu„im ;iw;u,�lwllgl, araiahVh1111 Hllililii1 laaaaalaa I'h'"I�'IIIU uw, ato�lll„ o� I luil umil m �, I d'Ir,�l,;rtamll�l� III I IIIIII „a,,,,v,„�rd IIIIIIII1111111n Nl�mu IM 111 'I)mimmim II 111( rwIII IIIIIII,III�1��IIlIiI � I on puuuu Y11I 11 III��;lII wlvr ohnoini ,IIh 100111111001,11 I in1000mion on on duiN ' I!VI uuuu uuuuuuuuuuuuulpupl@aa �1111�'Iwf 1plllll !moo] V NII 1 000000000000,000 �IIIl�I l,"�hlluldululuII,, r�ll IlllllIILluuuuuuuuuuuuuuuuu lLII 1VIplI'"i uu 2p u1111 Sup 1 inrf! Acknowledgments VI Introduction 1 Site Considerations 3 Master Plan Design 26 Implementation of the Master Plan 56 Economic Analysis 61 Grants and Funding 66 Keep the Momentum 73 ■ Appendix Appendix Appendix Appendix Appendix Appendix Appendix Appendix Appendix Tulk.witllaPond PuirlkMasterPIlan ,ira 1 u kvvA A Master Plan B Placemaking Ideas C Architectural Components D Phasing Plan E Cost Estimating F Financial Analysis G Alternative Concepts H Stakeholder and Community Outreach Stormwater Maps Wetland Reconnaissance K Maintenance Appendix J Appendix Park Vicinity Map 3 Issues & Opportunities Map 8 Approximate Tukwila Pond FWHCA 9 Tukwila Pond Locator 9 Pond Habitat Types 10 Wig Mitigation Site at SE of Park 12 Gilliam Creek System 14 Drainage Map 15 Tukwila Zoning Map 20 Tukwila Pond Park Area Zoning Map 21 Esplanade required by zoning code 21 Sidewalks, Trails, Streets, Surrounding Schools 24 Bicycle Friendly Routes 24 Tukwila Pond Park Master Plan 27 Master Plan Context: Gateways and Green Streets 30 Connect & Embrace Plan 31 Tukwila Pond Park Boardwalk View 40 West Side Plan 41 Plaza Perspective View 42 Reuse of Existing Restroom 44 Architect's Rendering of Adapted Restroom 45 Tribal Theme Gateway 45 Master Plan North Edge Belvedere with Pavilion 46 North Edge Gateway Pavilion 46 Tukwila Pond Perspective View 47 Raingarden design 50 Marsh & Riparian Enhancement 52 WA DOH Environmental Health Disparities V 1.1 54 TPL Health Parks Explorer 54 ist Matrix Interventions 13 Water Quality Data & Monitoring Needs 14 Summary of Alternatives 29 Alternative Activation Ideas 30 Preliminary Budget Estimate 63 Available Capital Funding 71 Tulkwitlla Pond k'uirlk Musk6:air k'Ilan 70u m '1,111o1"1111111111111111111 �'� uuipu IIIA r ono Im ai iii t; di („A , 4 " ""' Owner Project Team ^ a m K ~ U U l L « u ) [1 AIIan Ekberg, Mayor Verna Seal, City Councilmember 2021 Kathy Hougardy, City Councilmember 2021 & 2022 De'Sean Quinn, City Councilmember 2021 & 2022 Kate Kruller, City Councilmember 2021 & 2022 Thomas McLeod, City Councilmember 2021 & 2022 Cynthia Delostrinos Johnson, City Councilmember 2021 & 2022 Zak Idan, City Councilmember 2021 Mohamed Abdi, City Councilmember 2022 Tosh Sharp, City Councilmember 2022 8r ^ UU Tracy Gallaway, Parks & Recreation, Director & Co -Project Manager Kris KeIIy, Parks & Recreation, Maintenance & CIP Manager Stephanie Gardner, Parks & Recreation, Analyst John Dunn, Parks & Recreation, Recreation Superintendent Matt Austin, Park & Recreation, Maintenance Supervisor Heidi Watters, Community Development, Urban Environmentalist & Co -Project Manager Jaimie Reavis, Community Development, Senior Planner Nora Gierloff, Community Development, Director Niesha Fort Brooks, Administrative Services, Community Engagement Manager Rachel Bianchi, Administrative Services, Deputy City Administrator Brandon Miles, Mayor's Office, Business Relations Manager Derek Speck, Mayor's Office, Economic Development Administrator Laurel Humphrey, City Council, Legislative Analyst Vicky Carlson, Finance, Director Mike Perfetti, Public Works, Senior Program Manager Hari Ponnekanti, Public Works, Director Cyndy Knighton, Public Works, Senior Program Manager Transportation Ryan Larson, Public Works, Senior Program Manager Russell Betteridge, Public Works, NPDES Inspector Jeff Heglund, Public Works, Sewer & Surface Water Superintendent Brittany Robinson, Public Works, Grant Analyst Griffin Lerner, Public Works, Analyst Matt Valdez, Police, Community Policing Team Detective Zachary Anderson, Police, Community Policing Team Sergeant CO 1St] J.A. Brennan Associates In association with: • BHC Consulting • John Mason • Schemata Workshop • Sieger Consulting Tulkwila Pond Park Master Pllan 00, y o 10,0 a IIII 11111111111111111111,111"1, 11111111111111111111111111111111111111111111111111111111111111111111111111111 II�IIYII�!,��! 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A 111 iiNIiNHiiiiiiiiiiiiii11111111111iiiiiiiiiiiiiiiiiiiiiiiiiii111111 11111111111 11 11 '11111111 uugluuuuu 111111111111111111111111111111111111111111111 uuumu 11111111111111111111111111100000 iip, iiiiip,l, ipm mumpuuuuuugp, m 111111111111111111111111 V nioo�i I ":.mYuuw�i11111m1"m.111111 .. ,'° IuV,llllllm�"� 1111111111111 Imon IAV � ,^IIIIIIIIII "��'fivllli IHIIIIIIII IIII 11111 ' � Ii', "11'x" 'gyp �' I' �I111111111111111111 "''b "Iliiiiiiiiiiiii a^rvm IIIIIIIIII1llll ",µ ��pp A� IIIVIllllllllil�llYl°b' Illllllllhl 1 m w11111111111r .P111 Ill m W, 111111.. tt UWV IIIIIII ^IIIIIIIIIIIIII (IIII IIIIIIIIIulllllllm d111111111111111111111111111111111111111111111111111111111111111111111111111111111111111A0 i4 ua,��^ IIIIIIIIII I�� IIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII uuuuu 1 IIIlu�511w"1' uuw uu 1 uuuuuuuw 4 � 1 ''� �W'Y.x°i' uuw11 r111 11111111111111111111111111111111111111111 11111111 1111111111' W1WIW1IW11mIWIWImMAMip ; \uulouuulopm,,1 11,8 z 0. ull;ullllllllllllllllllll 11111 11111 11111111111j 1111111111111111111111111111111. 111111111111111111111111111, 111111111111111111111 11111 00 III IVII1, 0000000001 11111111111111 1,1 W 11oww!uu ww `"1111 1111 1111111111 1111111111111111111111�11"1111111111111111111111111 1111111111111 111I61wmw'wrw�o 111000000000000000 LIII......I II 1M II111111111111111111111111111111111111111111 OHO 11 m1v1w1wv1m � a.'+, ml� "IIINm "I"IInoIIIIIIIIIIIIIIIII111111111 mmlmml111111fl11N11'IImo111", 11"11111111111111111111111111111111111111111mo1 ml onnonnonnoll ,111111111111111111111111111111111111111111111 1,1;11tt VO Pu111111111111 1 v\\*Ilttilki‘ aV n "'''!\14N citoo There are several highlights within this plan, many create connections that will enhance the park and surrounding communities. Highlights include improved ,0\m"\k1)%i signage, boardwalks, and trails, overlooks, public art, a Alt,!1\ nature play area, updated restrooms, and habitat and ecosystem enhancements. This plan demonstrates opportunities for partnerships and provides the detail/ groundwork needed to apply for funding opportunities. \AN\)*Irrt\i\ ‘10)\\ww\oi\)\1\ It is with great enthusiasm, on behalf of the vtAtt ooh 16) ucked away in the heart of Tukwila's Southcenter district lays a hidden sanctuary poised for rediscovery. This master plan's purpose is to craft a path toward expanding access, carrying out park improvements, and offering a connection to nature. The hidden 25 -acre Tukwila Pond Park has a central location—in the middle of the Tukwila Urban Center. Many hotels and the Westfield Mall are adjacent to or near the park. It is a park that has potential to be a prime destination for people who live, work, visit, shop, stay, and play in Tukwila. The western upland portion of the park currently features restrooms, walking trails, picnic tables, BBQ grills, and pond view decks. Yet there is no established parking or visible access to the park. The current conditions of the park leave many park visitors feeling unsafe and unwelcome due to the lack of signage, maintenance challenges lack of visibility, and litter that accumulates around the site. This master plan builds from the City of Tukwila's Parks, Recreation, and Open Space (PROS) Plan and the Southcenter Subarea Plan and includes critical input from stakeholders and the public. The master plan enhances connections to the park, improves its visibility, and activates areas within the park 1\1\\':\1\''r' by featuring new and updated amenities. Design 4\1\ .m\\ principles established from the community -driven design process inform the master plan to help ensure t9 \A\ it meets the needs of Tukwila and the community oio Tukwila Pond Park Master Plan development team, that this document be presented to the community and future Tukwila Pond Park users. Tamil a Pond k'uirlk Musk6:air k'Ilan .i r T 1 fliIlovIia Introduction u1111111111111111111111111IIIIIIIII '11111 1"1„,"1,1„11101„11111111„ 1110 „1111111111111111111111111111111'1'1'"1",',',";;;';11111111111111,iili 11111111 .............................................. .......................................... ........................................ ...................................... .................................... .................................. ....„.„.„.„.„.„.„.„.„.„ .............. „,,:111,0milmoononoisolooloo,olir000- 1111111111111111 1111,1,1,!,111111111111 11"1„"1„11,1,111,11.1,11'11„11111111111.111,111.111.1111.111111.11„1.1111,1„,„,„1,,,,,,,,',"„,„"„i1,1,1111 „, 1111111111111111111111111111111111114 1111000000010 1110111111'111'111,11„111„11,111111„1„,1.1 11'1'111'1'111'11111 l'I'VVV°° ."111,1'”' lool,"11,11j11,111,a11,!,0:0, 14,11111 I 0 1,111111'00,1111g' „ IA1110111 111111„„„1„„mollii,„1„1„1„1„„Y 11111„, ,I'll,'11,1,.11,111,,111,,111,,111,,111,,111,,111,,,111,,,111,,,11,1,,,11.1,,,Illj:,11,,,111,,,111111,,111,,,111,.,111,.,111,,111„11,1„11,1„11,1„11,1,111,111,11,.111,.111,.111,.111,.111,.111,.1111,111,111„111„111,111,111,.111,.111,.,111„11.11,.,11!1,11,.,11,.,11.,11,11,11,11,11,11,11,11,11,11,11,11,11,11,11,11,11,11,11,11,11,1,11,11,1,11,11,11,11,11,11,11,11,11,11,11,111,11,11,11,11,11,11,11,11,11,11,11,11,11,11,11,11.,11,11,11,11,1111111111111111111111111111111 loolo,1,1,111,111,1,1,1,1,1,1,1,1,1,11,1,1,1,1,1111111111111 111111,1,1'1'1'1'11 „ 11111111111 11111111111)1p 1111111111111111111111111111111'1'1111111111111 1111111IIIIIIIIIIIIIIIIIII11111111111 1111 1111111111 1.1.0.1.11[111111„ 111111111111,1111111111,111,1:11.1:11.1„11:11:111 1,11,1!1'111)„1., '1'1'1'1'1'1)'11'1"11"11'11'1111111111111111111111 lit 1111111111111111111111 u lk 1111 a Pond Pa r lk Maser Site Considerations 000000 Site History/ Background Tukwila Pond Park lies in the center of the Southcenter District in downtown Tukwila. Historically, the area was a riparian flood zone to the Green River and used by tribal people traveling the Green- Duwamish River and Black River watersheds. In the mid -1800s, settlers were attracted to the area and transformed the area into agricultural land use. In the late 1960s, the rise of the Southcenter Mall suburbanized the region, after which a paved industrial and commercial district emerged. Before the development of Southcenter Mall and the surrounding retail and light industrial uses, Tukwila Pond didn't exist. Valley lands were comprised of seasonally wet, water -storing soils connected to the Green River's flooding cycle. As urbanization advanced, the land was filled and developed, causing the pond to emerge as natural hydrologic connections were severed. Water collected in low areas to create Tukwila Pond. The present configuration developed further due to the construction of the Andover Park West roadway. Despite its altered status, the pond is a visual amenity that provides valuable open water habitat, wetlands, and crucial flood storage. The pond was designated a park in the 1990s through a grassroots movement that worked with the City, Audubon Society, and adjacent properties to establish the public open space. The City entered into an agreement with the Tukwila Pond Committee, and the initial park development was created. „ parliCeriter ui„,Btidge Figure 1 Park Vicinity Map 0111(11111111111111111010 I�'llllllllllllll" ui11.11:1;11111II1111111, 01011(0 00011111 lulkrviilla Poen( irlk NVasIrair k Ilan I 1 Site Considerations 44, wOotugothigg, 11:1100011V1r. '11 4 4., • ' " 4,4 44144; oh MMMMMMM1 IIIIRMjjjijijijijM"MMMMJJMMMMMMMMMM"MjMMMMMrrrrrrrrrrrrirrirrrrrrlrIIIIIIMM)Irirrlrrri!"irrrrrrrrrrrrrrrrrIMM(MMMMM • Ate; '111'1'1'11111,1,1. • ' Hi h 1111111111,1,11:„„„, 111.1111111111111111111111111111„111111111111111111111111oo luogglit 111 1111111111111 1 ' • • 01, " rolioif101,110 m.kg. Noudimodimit 11 ii.:.71!!!;,1177,........v ' '114 11)144JI,Iiiri,11,1,1,N Tulkwiilla Pond Parlk MasIer Pllan Site Considerations IIIII11111111111ro. 111,1,1,1,1111111111111111111111111111111111111111I11 IIII11111111111J IJJJJI uluuuuuuuuuuuuuuuuuuuuuu)))))M IIII11111111111111111u111 matt Nre it huuuuuuuui Context and Access Located in the heart of Southcenter and bound to the west by the 1-5 corridor, 1-405 to the north, the West Valley Highway (S.R.180), and the Green River to the east, Tukwila Pond Park is surrounded by commercial, retail, and industrial land use. Many people are unaware of the park's existence. • Park access and designated parking are not provided, and no well-defined entry point is available. Dated park signage in poor condition exists on Strander Boulevard behind the Target store. • The Target property location appears to have previously served as the primary access to the park. It now has a "no trespassing" sign. Visitors park behind the Target, but "no parking, unauthorized vehicles will be towed" is posted. A truck loading dock is on the building's west side for store deliveries, and the drive likely serves as a fire lane. „,,,v111"01,,..4 0111,1N18,111Tiliiieli • The northeast edge to the property is the adjacent strip mall called Southcenter Plaza and the Burger King restaurant, both owned by the Regency group. There is no legal access provided in this location. ;hill/IlllLll„a!Rsaa,mii ;;-;'. • hu,,n.fill Tulk.rviilla Poen( rlk MasIer k'Ilan I T. T V.11 Site Considerations • The north edge is elevated approximately with 6-8 feet of fill above the pond elevation. An existing user trail runs east -west along this north edge at the base of the unit block wall, connecting the park edge to Andover Park West. However this trail can only be accessed from private property. • Views are available from the north edge looking south with site lines to Mount Rainier. • The park's western edge has a fence alongside the DoubleTree Hotel and Parkway Square/Value Village. Both properties have controlled gated access. The gate to DoubleTree has a key -coded lock provided to hotel tenants. The gate to Value Village has a padlock that appears to be open year-round. • The southwest edge has a fence alongside the Macy's warehouse property, with no public access. ;,N ;111111ii111111l, II, �uid/lllliiii�lllJJJJJiuli�ul'lialllr�,(6,'";` 11132 II III �,yffff��fff f fffffffffffffffffffffffffffflllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll��ll�lll�lf�ll��llllllllllt III. ! IIIII11IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII111111111111111111111111111111111 1 IIIIIIII Ipl,ll aWfn� 9 �% �rrrar � llh �i ly p � The southeast edge abutting the Seattle South Business Square/Park Commons West property is not fenced but is dense in riparian vegetation. No designated park access exists in this area. An old railroad spur and a concrete sidewalk exists between the park boundary and the adjacent parking lot. The east edge abutting the Andover Park West is a noisy four -lane arterial street. This edge of the park has a small crushed -rock path implemented as part of the Wig Mitigation project in 2010. The path is overgrown and not well used except for dumping and encampments. There is no trail connecting Andover Park West to the park's west side. find.///lln i�/ll///ll///lll ///'l ,qq II 111111 TulkrviilIIa Poen( rlk MasIer k'Ilan ,: I T. T l 1 Site Considerations Current Use 11 AS 0 The west edge is +1- 2.7 acres of upland with park amenities. The amenities include a boarded -up restroom with an overhang that serves as a picnic shelter, some interpretive signage, and a picnic table. Of the two pond wooden overlooks decks, one was burned and destroyed; the deck was recently rebuilt. • The remaining park areas comprise open water (19 acres), edged with forested scrub -shrub and emergent wetland areas, and upland on the south and east sides • The park is bounded by Andover Park West to the east �puiytili I `�irrw»10 uJ lux4+, �11W "'4iPiJ I uliuil IyI 1 00:1%101j#II II III, 111111 llllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllillllllllfllflllll�ll lllllllllllllllllllilllllllllilllllllr IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII III,�rc�n.�1ti uuuupolJulluuuuJuJugll!Ul 1J111111111J11(J II NI, � ��VIIIIIII�'I�II 1,414.f Wi Tulk.rviilla Pon( Irlk NVasIralr k Ilan I I „II Site Considerations Key Issues and Opportunities Lack of visible entrances and connectivity to adjacent properties and city roadway system • The park lacks visibility and presence within the community • )pporhmi y Enhance the park's connectivity through multiple methods such as public transit, bike paths, walking paths, and wayfinding signage Poor water quality • Capitalize on wildlife and water viewing over water • )ppord°unUy; Provide enhanced water quality for improved aesthetics and habitat value Designated parking • The park lacks a dedicated parking area for park users • The west Target access/ loading area has parking but does not indicate parking is for park users • )ppoMinConsider negotiating a shared - use agreement or easement of existing parking areas with adjacent property owners. OMMERCIA a iM'PRO%EB6'I'/N"&b131kN(EON NBLICWJ T. AF!ONT TIPOT TUNITY I 0011 EDE /FA-WATERSE KBE p WAF MOVE BUI IWO�ACKTOt CREAE„x,W :A1RFRON' kl TING VIEWS gyµm,TYIa�F �m INTO PARK, MEDICAL CENTER UNION PACIFIC RAILROAD INCREASE SAFETY AND VISIBILITY; CPTED AFF .144 AY1, 14 TUKWILA PON • PARK DESIGNATED PARKING Figure 2 Issues & Opportunities Map Tulk.wiilla Pond Parlk Masker k'Ilan Site Considerations Wetlands, Pond, and Critical Areas Figure 3 Approximate Tukwila Pond FWHCA Approximate Tukwila Pond FWHCA (blue) and associated 100 -foot buffer (red). Subject parcel boundary shown in white. h1ouw j11jumlllllll,flllll))jljliil Alli PlA, ,,;euq uwfl (�,I,,,ffffiilffQlll�„IllllllllllllllYrp�,°,,,;;;;;; JJ 11 ,dorou',Au j'' IuIllii�Ulllllh rill 1111xu” NlllllllluIII 1111111,111k�' Ihb4�1� % "�i'IIIIIIIIU,�° lUl IIIIIIIIIIIIIIIIV11111 Figure 4 Tukwila Pond Locator Approximate Tukwila Pond subject property with estimated wetland boundaries, pond edge, and culvert locations. Locations are approximate. Two wetlands (Wetland A and Wetland B) exist within Tukwila Pond Park. No streams are present. Wetland A's estimated classification is Category II with six habitat points, which requires a standard buffer width of 150 feet. Wetland B's estimated classification is Category II with five habitat points, which requires a standard buffer width of 100 feet. Tukwila Pond Park is encumbered throughout by wetland area and associated buffers. Furthermore, most of the site is a Fish and Wildlife Habitat Conservation Area (FWHCA), likely requiring a minimum buffer width of 100 feet from the edge of the feature. The Watershed Company 2020 Wetland Reconnaissance Memo indicates the potential to moderately adjust standard wetland buffers and otherwise alter critical areas and associated buffers at the park. ,,i 1C 0 • Excellent waterfowl and bird viewing • Human impact and encampments • Invasive vegetation reduces habitat quality • High water temperature due to shallow depths and lack of shade • Eutrophic (high phosphorus load, likely from the ground rather than stormwater) • Stagnation • Valuable wet -forest habitat Mature trees, but limited wetland plant diversity, possibly resulting from water level fluctuations due to stormwater inputs Stormwater input directed to the pond impacts water level fluctuations but manages potential flood hazards in the Southcenter neighborhood The pond is underlain by more than 150 feet of alluvial sediment. The layers of clayey silt or silty clay encountered in the area 20-25 feet below the pond bottom provide a relatively impermeable seal and containment for the water in the pond Tulk.rviilla Pon( Palrlk Maser Pllan r Ilk/i I I Site Considerations a111. 1.11111, - II oll1111" Ilolooult11111.10 111110111111111111111111111110110011 111.1111 ayn, oil ,111,1,1,1,1,1,011,11,1,1,1,1,1,1,1,1,1,1,1,1„11,1,1, 1„1„1„1,1,1,1,1,1„,1,1,1,1,,11, 111,11,1,1110111,,,, 1,1,1,11111,111,1a111111' 1111111111111111 ..111„1..11,1.11.111,01,1 Figure 5 Pond Habitat Types 111111111111 aaa Tukwila Pond Habitat Types Open Water Shallow Open Water Wetlands Willow Islands Riparian Edge Mitigation Area • 11,114,N 0., 1111111111111111111111111111i111111111111111111111111111111111111111111111111111111111111199!!!!1,1,1,11111111111111111,1,1,1,11,1,1111111111,11111111111111111111111111111111111111111111111111111111111,1,1111111111111 1,11,1411iiii111,411,1111)i,11p IIII.,',1::41111111111a11111111111 aTa 111111111aa..1l'''a 1"1*-1.la ' — a, 111111111017' 1'7 , 11' 11111. 1t1:141"110.a',11•11 la41 aaa 1^.11aaa.,;.:1a,a.;;;;:4; II I II II.4.,;"aailaavcirr,. iiityoft IMMNIMMhibilikihniliMMEMMIdtbillniniElnE111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 Tukwiilla Pond Parlk Masher Pllan Site Considerations 11 #IIII;I 11N1e N ; Ilio'�Im��, n0 IIIIIIIII Illpluuqupplllp gnu mid iii6 "lid VAu�^ u�u 1111111111111111 11(11111 1n� m 1y)V� 8 V111111111111116111 e,1II IIII II IIIIII I I II I I I IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII7mIIII� II I '11 El Existing site development encumbrances include a conservation easement estab- lished in 1993 and a wetland mitigation area constructed in 2007 (Wig Mitigation). Both mechanisms typically require long-term protection of affected areas and preclude intrusions that impact associated wetland areas and wildlife habitats. u « II II ii II � II Ill° !I uu Conservation easements restrict development if the Washington State Department of Wildlife or the U.S. Fish and Wildlife determines that Tukwila Pond has significant value as a bird and other wildlife habitats. Requirements include retaining existing vegetation. Any development would not be allowed that affects the ability to preserve the ecological system as bird and wildlife habitats. Even with this restriction, it is reasonable that the proposed master plan could be achieved upon review. The key development restriction from the Tukwila Pond Park Conservation Easement is that "existing [native] vegetation shall be retained and no development shall be permitted on Tukwila Pond that would affect the ability to preserve the ecological system thereof as bird and other wildlife habitat for so long as Tukwila Pond is deemed to have significant value as bird and other wildlife habitat according to either the State of Washington Department of Wildlife or the U.S. Fish and Wildlife Service, or their successors." Table 1 Tukwila Pond Species Roster - Common Names* II 010 m lll � Iu I 1111'1111 I ) L IllllL. I ®0 .�n�ll SD III 1111111111111.111111111 , l0000l d � Ir., ,, 1. „.„,,,I,o 1 IIII...., . „..„.„ 0 „,„„,„,,,,,,,,, " ,„,„„„„,„„„„„„„„„„,,„„„„„„„,„„„„„„,,, ,"„ , .,,,,„ IM 1111111111 1111111111111111111 ) ) llfI"I elf rk III ' "" ....„„, „mi°)..)mmilim)1))1) )1)))))))m)))))) )))) )))) ) InI pII1'"" I III iiIII 010001 0 0 1 Ill 1 it llq 111 ti III Illlll lu lll Ill1IIII!it it ' II ill ! ill 01 1 a 11111111111111111111111111 1111111 11 II11 i EH ohol 001 o parr 18'11 '" , 1 o le 1111111 11111111 1 ole oe Vill000 II II II jgj 111 11111111°111 RI 0 01111111 IIIII In 13 N Rub 0 100004 I � � 0 II� lu � I�i .. ! �0MMIRtill III � � 0 101IIII0In f uul111111111111111111111111 1,1 or,µ'u1 1µN""1 also oI o l II I' I III IIIl1i1 u1�u li1iiliu uIiiiiiliiuluou hili lis � uou liiidulou W 100000 1111i 1011111 1111011 iul lliiiiuuIVllllii f pluscull I14000 1Ilil NI �r 111111111111 11 111111111111111111 1111111111 I 11111 II Tulk.wiiilla Pon( i SII Irlk NVasIralr k Ilan11 Site Considerations III f!»IIII l II « «„!!»II'IIm« II "iif d Ila a' An off-site mitigation project by the Wig property owner for impacts associated with the Southcenter Square project (2006) modified a portion of the park's southeast edge. The mitigation project impacted +1- 3.5 acres of existing upland and wetland. Mitigation involved grading and native planting. As park design advances, requirements to preserve this mitigation area will need to be fully clarified. The mitigation site will need to be retained intact, or if impacted, values restored elsewhere on site. An initial review indicates that avoiding the mitigation site is possible. However, a proposed boardwalk passes through the southern portion of the mitigation site. The Wig Mitigation report states, "The future enhancements or developments of Tukwila Pond will have a great influence on the success of the mitigation site. The mitigation site, in turn, influences what design strategies may be employed for the pond. A stipulation of the mitigation is that the City of Tukwila, in accordance with sensitive area's regulations, must protect the mitigation site in perpetuity. This protection includes restricting walkways or trails into the site.” Other easements: Right of Entry 95-059 from 1995, west of Target; Short-term construction easement for the initial park development appears expired Tukwila Pond Operation and Easement Agreement - 1988 • 2.1 Ingress and Egress - Defines a 30' area on the Target tract west edge Esplanade at park's north shore. Figure 6 Wig Mitigation Site at SE of Park Tulkrviilld Poen( rlk MasIer PIlan I T V.11 Site Considerations 6°P 10011 oo HIS 000 0 a I�� Ali mmummll ISI Irir 000n0000000000111111111111 II II II I 0 1 1 et 11111111111111111111111111111111 1 000ll Water Quality Conditions The water in the pond is overly high in nutrients, especially phosphorous. The pond water also becomes too warm in the summer, and with the high nutrient load and temperature, oxygen levels become low. Survival is not expected for Salmonids in the pond, but non-native spiny ray fish and amphibians are likely to survive. Because the Pond flows to the Green River, maintaining and enhancing water quality in the pond may be helpful for Salmonids in the Green River as oxygen levels are a limiting factor in the river. '00116 1111:'; k( ey V\late 11�6kwrl )000 Vol Tie 11 l° • 1995 the City hired KCM engineers to study water quality in the pond and make recommendations for enhancement. • KCM was purchased by Tetra Tech • 2008 Tetra Tech prepared: Tukwila Pond Lake Management and Water Quality Improvement Feasibility Study • 2011 Tetra Tech prepared a full design for alum treatment in the pond to remove phosphorous and improve water quality. The City decided against it, likely due to cost and requirement for continuous treatment. SO rie IImportall(Ita pollllnl0ts IIIIOc° IllikJt;,; • The pond was a former cow pasture in the 1970s • Commercial development around the valley brought fill, and cut-off riverine hydrology connections, which caused water to collect in the low area at the pond's location • The pond is +/- 19 acres of area with a depth of four feet or less, averaging around 2.5 feet. Water enters the pond from direct precipitation, two drainage swales that only flow from limited stormwater runoff areas, roof drains, and largely- from groundwater • The pond is considered hypereutrophic (overly rich in nutrients) based on extremely high total phosphorus and chlorophyll -a concentration, the presence of algal blooms, and low water clarity. • Summer water levels are likely maintained at groundwater level (TetraTech'08) • Blue-green algae are responsible for algal blooms and are potentially toxic • Groundwater and soils are likely contributing to nutrient loading of the pond, suggesting that even if water quality improves, it may remain high in nutrients. Tulk.witlla Pond Park Master PIlan C.I r T 1 f"llovAa Site Considerations uthgate 11 �NM ul In 2011 Tetra Tech prepared a full design for alum treatment in the pond to remove phosphorous and improve water quality. The design provided a vault and alum injection system and a series of pipes to distribute alum to the pond sediments. The City decided against it, likely due to cost and requirement for continuous treatment. ):1 g („w Background information on the Gilliam Creek Basin and the P17 Basin is described below, pulling from the City's 2013 Surface Water Comprehensive Plan and discussions with City staff. Tukwila Pond is within the 25 -acre Tukwila Pond Park located south of Westfield Southcenter Mall. Historically, this area drained north into Gilliam Creek via both subsurface and surface flow. Tukwila Pond formed as this area developed. Under normal flow conditions, Tukwila Pond overflows north towards Gilliam Creek via a conveyance system built along Andover Park West in the mid-1980s then on to the Green River. A manually operated slide gate installed in Andover Park West near the discharge point to Gilliam Creek is usually open. When open, the City of Tukwila can allow Tukwila Pond to flow north into Gilliam Creek when the pond is at high levels. Or it can provide storage when the Green River is at high levels and backs water into Gilliam Creek and the storm drain systems in the lower portion of the Gilliam Creek Basin. Flood storage is provided in the freeboard between the pond water surface and the invert of the outlet pipe. It will be important to maintain this storage function to avoid flooding near Gilliam Creek. Otherwise, flood storage would need to be constructed in another location. The increase in future flood levels, climate change, etc., is another important design consideration when filling within the pond above water level when adding islands, peninsulas, or other habitat features. °Gallia m 'CAI) Tukwila Pond „ Figure 7 Gilliam Creek System When the Green River is at high levels, or the gate valve is closed, water flows along Andover Park West to the south into the P17 basin, where King County Flood Control District operates the Tukwila Pump Station, then on to the Green River • Gilliam Creek flows into a section of the Green River on Ecology's 303(d) list for temperature, dissolved oxygen, and fecal coliform Tamil a Pond Puirlk Musk6:air PIlan .i r 1 uI. wIa Site Considerations '11)lig4°,)!)) "II • The P17 drainage basin is south of the Gilliam Creek basin. Approximately 60 percent of this basin is within the City of Tukwila, with the remaining portion in the City of SeaTac. The basin is fully developed, except for the steep slopes adjacent to the 1-5 corridor. The P17 basin includes a portion of the Tukwila South development site. The P17 drainage basin has multiple outlets, or outfalls, into the Green River. Runoff from the northern portion of the basin routes to the P17 stormwater pump station located at the east end of Minkler Boulevard. This P17 pump station, owned and operated by King County Flood Control District, discharges to the Green River. The southern portion of the basin drains to the P17 pump station or directly into the Green River through a WSDOT outfall. City of Tukwila's surface water pump station #15 is within this P17 drainage basin. rvIrtgo Water Quality Characterization: The P17 drainage basin use -based classification is Salmonid Spawning/Rearing and Primary Contact Recreation. The drainage discharges to the Green River upstream of the confluence with the Black River. Water quality data to be confirmed. • Fish Habitat Characterization: No fish habitat is identified in this basin apart from the main stem of the Green River. 5 tM1 enf'e M ��, yll Illmlll" .^M 111 1 111111111 ,1)i Bioswale 30" Primary Pond Overflow to Gilliam Creek. Water can back into pond from this pipe when Gilliam Creek is high due to high river events preventing flow to the river. TFa Pond Overflow 30" Secondary Pond Overflow to P-17 (Requires higher Pond elevation) r;IllYggiiryl"I, �.,�IIpI�IA 1 15,1 1.1.000000000),. Diagram provided by City of Tukwila Public Works staff, Ryan Larson, 2021 Figure 8 Drainage Map Parcels LII City Limits ] Buildings • Addresses (Tukwila) Storm Pump Station I Storm Vault Lid purr p �u41Vd�„ ,c(11111811.21 1 Stormw ter Detention Water Quality Structure A, Storm Clean Out Pipes and Ditches --- <all other values> """` Closed Pipe Culvert Ditch Stream Drain Points 111111 <all other values> X <all other values> CB Type 1 Flows In CB Type Flows Out Ditch CB Other Flow Start Ditch Flow End Catch Basin "ulk.wiilld Poen( irlk NVas1(air k Ilan 1 1 Site Considerations a IVO Drainage Issues - Sediment has accumulated in significant quantities in the stormwater conveyance system within the P17 basin. While not a drainage issue currently, this significant sediment buildup could potentially cause a severe localized drainage issue. Several pipe segments were identified for replacement, but no schedule for the work has been determined. • The City of Tukwila's stormwater pump station #15 is within the P17 drainage basin. Improvements to pump station #15 in 2015 were part of a capital improvement project Water Quality Issues - The P17 drainage basin use -based classification is Salmonid Spawning/Rearing and Primary Contact Recreation. The drainage discharges to the Green River upstream of the confluence with the Black River. No site-specific water quality issues were identified in this basin other than the potential water quality impact of sediment load currently contained within the stormwater pipes in the basin (mentioned above). • Aquatic Habitat Issues - Apart from along the mainstem of the Green River, described in the CIP Appendix, no fish habitat opportunities were identified in this basin. Several surrounding commercial properties along the northern border and from the southwest direct its discharge into the pond via bioswales. The bioswales are not well-maintained. The runoff could potentially be improved through Operations and Maintenance (O&M) conducted by commercial property owners. • There may be grant opportunities for stormwater retrofits to provide runoff treatment prior to the pond, particularly through Ecology funding. • The City of Tukwila falls under Ecology's NPDES Phase II Municipal Stormwater Permit. Any improvements to the pond should adhere to the requirements of the King County Surface Water Design Manual, as adopted by the city. Tamil a Pond Puirlk Musk6:air PIlan .i r a 1 uIlovIa Site Considerations Safety The park has a quality of feeling unsafe in its current form. The adjacent properties turn away from the park, so there is no sense of place or "eyes on the park." Legal access routes to the park are not apparent, and no parking provided. Wayfinding is limited, and most in the community are not aware of the park's existence. The existing park program does not invite the public to participate in the wonder of the space. The current users have limited amenities and activities. The public noted safety as a significant concern at the park. Many park users feel unsafe when visiting the site due to several issues: • Inadequate lighting and signage • Limited visibility into and through the park • Trash and dumping throughout the site • Lack of activities to increase the visits to the site hence visitors are often alone at the currently remote site. 0,20000 0100 wig ry ,� �1191�Il11)11111 kfffffll 1.00i)10' Tulk.wiilla Pond Parlk Master k'Ilan a Site Considerations \\),:',1,,,,„!111 iltrit4\'''' ,t.)11\A 14\)4k1vIti.110 *otot"),,AS* ‘,‘,,,t‘:"\% \. *01 10""*"11. IWOr*,„,,,,,,,s,„,„,"„„r,„, ,,,,,„,,,,,1,,,tut„.\\,„,„,„„,,,,,,,,‘„,tv ma Maintenance The park's isolated nature is challenging for park operations as illicit use has caused debris, vandalism, and abandoned shopping carts to become common occurrences within the existing park facilities. Fires resulted in burned -out wood benches and view decks. The park has dilapidated site furniture and lackluster amenities • Inviting gathering spaces are lacking • Structures in disrepair need restoration or replacement • The boarded -up restroom has been closed from public use since 2010 `O111("`aI �iIl1f; 1111 1111. arid a • Increased maintenance needs to be associated with planned long-term park improvements to Tukwila Pond Park. The purpose of the maintenance strategy is to assist with future maintenance planning and budgeting. The general park maintenance will include shoreline enhancement, boardwalk system, constructed water feature, restroom building maintenance, play area, and landscape elements. Long-term maintenance will need to address mitigation monitoring and maintenance needed for ten years after constructing the proposed mitigation features as part of the park. To fully achieve the project's goals, proper maintenance of the natural park landscape is essential. As detailed park design moves forward, staff will have to anticipate maintenance needs, analyze the park's budgetary provisions, and provide guidelines for maintenance, adaptive management, and future improvements. Implementation of recommended improvements will enhance aesthetics, access, and the function of recreation and habitat features. Future improvements will also need to anticipate compensatory mitigation work required to meet performance standards approved with permits authorizing impacts to critical areas and their buffers within the park. Included in the Appendix is a baseline annual maintenance regime budget based on information from previous park plans. st of Ma nte na n ce (o nsilde rat ns The list includes general maintenance recommendations appropriate for the budget planning effort. A more detailed maintenance plan should be developed as the final design is resolved and implemented. Tulk.witlla Pond Park Master PIlan C.i r o 1 uk%N Ia Site Considerations Summary This identifies long-term maintenance and associated costs to assist decision -makers in developing a maintenance budget for future improvements to Tukwila Pond Park and ultimately steward the available resources for successful park development. Management goals along this critical City of Tukwila open space should maintain a high quality of recreation while encouraging diverse fish and wildlife habitats. Balancing the needs of all wildlife, improving water quality, and providing quality vegetation management will ensure habitat quality. Maintaining safe and accessible places for people will allow continued enjoyment of the park. Maintenance of areas identified as critical areas mitigation will also be mandated to meet permit requirements. It may involve adaptive management or creating new areas if they do not meet their performance standards. Upon implementation for the 25 -acre park of Tukwila pond, a preliminary long-term annual maintenance budget could be in the range of $200,000.00 - $235,000 or roughly $6,000 - 10,00 per acre. 1111111111111111111111111111111,1 s "�I�liiiilllllllll IIII I 1 I I mum *11,V Nuw ulllP„lSid�myi •,m rtuu'lYn,yyJl) 1 ,1 Tulkrviilla Pon( rlk MasIer k'Ilan Y 11 Site Considerations Land Use and Zoning o 7Y1(';. t;0) ` 111 City of Tukwila Comprehensive Plan & Zoning Map e itaM 11.96 AA A Zoning Districts, Overlays, and SubAreas ra ��. iimmuu. .r 10111m1• ~� EJiverivi Figure 9 Tukwila Zoning Map lY One purpose outlined for this master planning effort was to help neighboring property owners envision the development opportunities associated with Tukwila Pond and the park. As part of this effort, we evaluated several adjacent properties that are seemingly under -developed and currently face away from the pond to improve the park's integration. By helping envision the potential increase in their property values due to the development of the pond, it is possible to reinforce the goals of a well -used park that is safe and accessible to all. The City of Tukwila has specifically addressed zoning requirements around the pond and within proximity to the Tukwila Transit Center that developers could use to their advantage. The building height allowed around the pond can be up to 70 feet with frontal improvements, with a 150 -foot setback from the pond with a height limit of 45 feet. Additionally, parking reductions are allowed for the areas near transit, including residential units within 1,320 feet of the transit station. That can allow for more density than what is currently there. Several lots around the Tukwila Pond seem to present opportunities for development, including two areas along Andover Park West on the north and south edges of the pond. These present good cases where landowners can achieve improved value by engaging the pond and using it as an amenity. They can take advantage of proposed green streets and public access points to bring people into commercial and retail spaces. Instead of facing away from the pond, restaurants could directly engage the pedestrian esplanade, boardwalk, and offer outdoor dining with water views. Residents living on the floors above the retail level would not only have access to great restaurants and shops, but the geography will offer many units views of the pond, park, and even Mt. Rainier down the valley. ((1u !I'll a Jai II II Center (I l 1) (Current Zoning in Proximity of the Park) TUC — Regional Center 2. TUC — Pond District 3. TUC — Transit -Oriented Development (TOD) 4. TUC — Workplace 5. TUC — Commercial Corridor Tulk.witlla Pond Park Master PIlan C, r y I. N Ia Site Considerations The Park Site is Within the Pond District UII�. Ilk, Pond Inds n IrflRmn:v The intent for the northern edge of the Pond District is to provide an area of higher -density mixed-use development over retail, restaurants, and services, oriented towards the Pond and a paved waterfront esplanade. Maximum building heights will be lower than the adjacent Regional Center District to provide sunlight and pond views. A more natural park environment will characterize the pond's eastern, western, and southern edges. Buildings will be separated from the pond by streets on the eastern and southern edges and stepped down in height toward the water to preserve views. Ground floors on these edges will range from office to support services and retail uses, with more private uses like residential above. 00 I"1111111111111111111111 Figure 10 Tukwila Pond Park Area Zoning Map Parking requirements for the Pond District are by Tukwila Municipal Code (TMC) 18.28.260 18w 28,1 20 Corridors The Tukwila city code states that the north side of the pond should have an esplanade providing a public environment along the northern edge of Tukwila Pond Park. It should serve as a focal point and central gathering spot for the urban center, suitable for shopping or strolling. The esplanade plan integrates with adjoining retail and restaurant activities, providing an active waterside promenade to augment the shopping, eating, and other uses in the vicinity. POND PROPERTY LINE ► M BACK OF SIDEWALK 25' ESPILANDE. Y Figure 11 Esplanade required by zoning code Tulkwitlla Pond Pulrlk Musk6:alr k'Ilan il1aa 1 Iia Site Considerations (1 1 r 'r rr yip Anil i�0(#111,11ii �llll/o�iii ii , i00,010#0,�/lll%�0 IJ�t� iil�i�ioilllJJ��I�»i��lll�ii�o�� II��Jiai�lfll�I�� ((/ (lf�//ilii »lffalllllJf l »>Itil�l�l�t�lia J 1 «J,, 'IfI (,,, f� ,,,, ill , °' u>»II� Iii»�1�1111�»/ll>>o, I>>>�II»�l»lll illllui�illMi»�» I i l�� 4 Irtr�ill'lflftffll� 1�� % �llf ��111111��11�1>� I�,,„� 11f1� I�Il1 �l�lll� ��,�� 1J1�I1000 11 �1��111�11111/I/%��Jl��I1�JJfl f%��ii �mII��I11�1�)� I)� ��1)111�111��1911111I�1 1�I191I1JJ1 0,)�� moo* « , ,� / «,-� (Ililil�i� ��11ti�JlllJlll>l�i��oi�li u11 �01�° �Ij»»��II�III»>I��Ii�,�lll»��11��/111/I/I��iill IllullipOf i�1/1/ff(( %j� i '`�� s i ��»I�i��! /�l��l�� i�l��I��I��Y�i�i»� Garir(�u r «� /0 , )41Ii!l l i 11111 /lu», 11 i» lrrl>> �u 1 al ll�a�l1#i11 ��l�l o�,1 11 lull J 1 �i ll��»1,0)1�I�II��rfJ>Iike , 1 J 1111J11f 16�J�if�J1��1J 1 r lll�ff>flflf�iit` f fI arrJ ! 'JJJY) l hi/) JJJJ7JllJJJIJr r'J/° lll�l%1�U>t �6,,, Related Plans and Policies . u S11UriillmaII , of 11U f Mnj?utfrorn 105 an Mn 9 During the Park Recreation and Open Space (PROS) Plan Update, community members expressed a desire to re -imagine Tukwila Pond Park. Residents, workers, and visitors are very interested in the potential of this site as a recreational, environmental, and economic resource. i 105 a,;ln re 111f(OIIIf(O1'II°'fda„d„Mons for mru II a '1nd );r„ II' PROS Amenities Still Anticipated Lyon t rniiIIiiooin Develop a pedestrian -friendly street on 61st PI South that leads visitors (Westfield Mall) to the natural greenspace at the heart of Southcenter (Tukwila Pond Park). Event space is envisioned at the terminus of this pedestrian connection providing a focal point, gathering space, and multi-purpose venue for concerts and events. Ove idoorollo Decks Cantilevered overlook decks are envisioned at key nodes along the esplanade to provide expansive views of the pond. Mu ruse I r&IIII An accessible trail provides a 0.8 -mile route for walking, jogging, and rolling along the pond's edge. IFI{ alkufrtat IPr!a^storat i.ouu Ongoing restoration of the site will include improvements to the pond's water quality and native plantings. Interpretive signage and seating areas will engage visitors to the important habitat the pond provides. 1i�m�.ornu k N u ina 0`.am) An elevated pond view structure will connect park visitors to experience the pond from above while providing birding and outdoor education opportunities. IFI{ alkufrtat II ands Additional habitat islands could create a refuge for migrating waterfowl. Native wetland plantings will help improve the water quality of the pond. III ay Meadow An open lawn and play area provide a flexible space for events, picnics, and recreational uses in the park. Tulk.witlla Pond Park Master PIlan C . r o 1 f"ou I. I a Site Considerations IsII:uIIauuade kgµ Bo a ray& k Along the north edge of the pond, new building frontages open up to a public esplanade. Shops, restaurants, and offices are located on the ground floor flow to a 25' wide esplanade. A raised boardwalk provides easy access to the water's edge. PROS Amenities No Longer Anticipated Bo n n II°H :uai, s '" Paddleboat and kayak rentals with a concessionaire building invite new interaction with the pond as water quality is improved. 7Y kip Subarea plan identifies several opportunities for the pond district: 1. Encourage the eventual redevelopment of underutilized properties and oversized parking lots into a pattern that connects the project areas' key anchors (Westfield Mall) and overlooked amenities (Tukwila Pond and the Green River) to each other and new infill commercial, residential, and public spaces. 2. Substantially enhance the walkability of the northern portion of the Southcenter area, augmenting the exclusively auto -oriented environment with pedestrian amenities, transit, and bicycle facilities. 3. Realign policies conditioning development in Southcenter with contemporary consumer and investor preferences, resulting in buildings and spaces that contribute to an identifiable sense of place and attract new types and forms of development envisioned by the community. 4. "Unearth" Tukwila Pond and the portion of the Green River that passes through Southcenter, restoring their natural health and beauty and featuring them prominently as amenities that enhance the identity and drawing power of Southcenter. flaia fl 111 kx, '1,11„11 3a re ;'r,; o r ll'IIt'rs'l,ll,,llll"II6D111!1111'/11110 d;; le CO e II1'/,r,d„11 Das `o II°0 i'/ • City improvements to public frontage, water quality, and pond amenities will help instigate the "unearthing" of Tukwila Pond Park not only as a public amenity but as an "amenity anchor" for the southern edge of the Regional Center and as the center of a new mixed-use Pond District. • "Southcenter's greatest amenity, Tukwila Pond, which prior development has rendered virtually invisible, will become the prized center of an entirely new part of Southcenter." TulkwitllaPond PuirlkMusk6:airk'Ilan .ira 1 ("oil aIia Site Considerations ill �� a ISI`a The Tukwila Walk and Roll Plan provides a way to ensure that Tukwila residents can know the joy of wandering through the community using trails and sidewalks and can experience the sense of accomplishment and freedom that comes from being able to walk or bike to school, to work, to the store and the library. Tukwila's Comprehensive Plan calls for identifying "bicycle -friendly" streets and creating improvements to allow trips in the community and outside the city to jobs or other destinations. The Walk and Roll Plan intends to carry out the Comprehensive Plan's goals. It expands the idea of transportation from simply keeping cars and trucks moving to the idea that Tukwila's streets should be for everyone, whether young or old, motorist or bicyclist, walker or wheelchair user, bus rider or shopkeeper, shopper or employee. This "complete streets" perspective will ensure that Tukwila residents and visitors can get around as freely as possible with a range of both motorized and non -motorized choices. The Walk and Roll Plan's plan for S. 168th Street provides an east -west route to connect the Southcenter Parkway and Andover Park West and gives pedestrians and bicyclists access to Tukwila Pond Park. mile school x MarPwerl ko boner `4; I` wetlands Parks Legend rogeed sours gamed gal bicycle friendly Woo - bike mules in Am word.. dadr, limfia Unlncorporatod --- King County —' Renton Sea -Tac Airport SaaTuo Figure 12 Sidewalks, Trails, Streets, Surrounding Schools ty Centers city Pelf owerrionilyreolortly cooler 0 employer mrary xmra school P9 lemel renter Kent 0 03 06 09 12 Figure 13 Bicycle Friendly Routes d Park Tulkwitlla Pond Puirlk Musk6:air PIlan Site Considerations Exploring Pond Examples in Urban Parks Tukwila Pond is unique with its body of water in an urban context. Consider the following projects as precedents for both pond management and activation. Other park and pond sites explored while developing the master plan include: • Green River Natural Resources Area, Kent, Washington • Scriber Lake, Lynnwood, Washington • Chase Lake Stormwater Pond, Snohomish County, Washington • Meadowbrook Pond, Seattle Washington • Lake Fenwick, Kent Washington dikkikkikkikkikkikkikkkkk"'""r""rk"Hrkr"'""'""id I I I 11 I II I I I IME /a/////////////////////////////////////////////////////////////////////////////// I I 1111 I I I II I II I I I I I I I I I I 1 1 11 1 HI 1 1 1 1 1 11 1 1 111 1 11 111111111111111 111111, 1 11,111111,111 1111111111111,1111111111111,11,1,111 111,1,11111111111111111111111111,1 1111111111111111Ni 11111111111Ni fillifillifillifillifillifillifillifillifillifillifillifill 11111111111111111111111111111Ni 111111111 I 11111111111111111111111 I I I I 1 111111111111111111111111111111111111111111111111111 1111111111111111111111111111111111111111111111111 1111111111111111111111 1 1 1 1 1 II '111 ..•. ,...„1 11;kkirkrIrdlikiir9 I III 1111111111111111111111111111 1 1111111111111111111 "Fulkwiilla Pond Park. Maser Pllan kr kyr dor! k \roil Site Considerations IHNIN IIIIIIIII1111111111111111111111 ry The master plan design for Tukwila Pond Park creates an activated attractive place in the heart of Tukwila's Southcenter District that is well-connected to the community. It offers engaging recreational activities that will draw visitors from all parts of the community for years to come. The park offers activities to young and old in a safe place that connects people to nature. The pond is protected and enhanced to improve its aesthetics and ecological value. The city staff and design team developed the preferred alternative plan after gathering community and stakeholder input. This plan synthesizes elements from two alternatives to create a cohesive vision for Tukwila Pond Park's future. Preferences for the plan include a community gathering space, loop path or boardwalk around the pond, art dispersed throughout the park, parking shared with adjacent properties, nature -themed play, and a flexible use pavilion. Highlighted below are further details. J1111'' 11f 11111!I) 1 ;« JJ1rrrP1f� f� �Il JJr `01 llll , IIIIIIIIIIII l��l lfff� 11111� »10//��) »,j»1l11l1l0ll�l111l!IIIlllyl /11��0�rla.I, �III1��» 111111, �111n»p1»„ 1. r�l1.J,J�t1 1l�lll)� ��fl01�!0ll� r11111111 111� �1/1i1i1� 1�1„1t)l1 1�11l 1 i00/1/1, �411 �1 MO �/101I11 1o 11i10 If ;,ii11111� aa%ai�i`aala��Jlaaaaa�111!i 01 TulkwitllaPond k'uirlkMa..Aairk'Ilan .irT Master Plan Design ,')'t\ip)111111i0411111110101110 ,„�,IM m ml 1411w 40000 ,OI 1 II I 111 1 111111Ill�lm''it 1 lf11�II 1 ,,,, I it �n ��I' fIII II1 SII" UY'II111IIIpIIuIN°III III��IIIIIIIIIIII II VIII ,ISI IIII u1u II� Sq'ai 111Q111111t 11,1111,1h,1,11,0,0,10,0 INNl'R 1111 00011, 00000001 „ 1i ISI 00 1010. mon '3,4444334.1.143434 ._ IIIIIIIIII1 1,40000001111 01111111 411,111111,„))11111,11,11111111111,14::11, r4111f`ii 1 lrcRll llm l Cllr' )III 11IhI 1111111111111114 000;100,00,000,00100, 111.000000,1 HIM 1111111 11 ;IKI 4134 '34 111111111 11111 1,41 14111 0011 0111110 IR 111111111111111111 1111111111111111111111111111 11111111111891 001411140010111040101000 11"1110110111110000 OIN IIII CL CC 0 Z Legend A REMODELED RESTROOM B WETLAND PLAZA. C POND EXPLORATION PLA"ARE D POND DEEPENING E WETLAND ENHAN F BOARDWALK LC'P G BOARDWALK d9ERLOOK;, I BELVEDERE/VIEW POINT ) MEF aENT MARSH K FLOATINGWETLAND L HABITAT ISLAND EXISTING WETLAND N SCULPTURAL FOCAL POINT ART ARTIST WORK ARBA FLOATING'ART Q .. ENTRY/ . `YFI I DING SIG AGE R FORESTED W LAND (WIG -MITIGATION SITE) INTEGRATED ART LOCATIONS OIh ISI n Illi f f f ll llr1 IWIIIIV1 lit jj111111ii11IliIIIIII, °m00000ills d11111111 :1111111 I i ,,,11,11 t\ 111111111111111 , ,\ Ill 11111111 11111II-w. b L RR ROW (U RAILR II llllI1111IIIIIIIII fII II IIdu,1111111111,1„1',1,311111,' lliIIII/31II,1lllII IIIIIIIIIIIIIIIIIIIIIIIII'VIIIII IIII1' 1liiil llll' I1111111)1IIIIIJ 111iiiii1,1,11 u 311 IlI 1111111 „yPII I IlIlIffI !Iuilll,uUl'q'III„ul�llIl,il,nlVl,11,,11„1111111111111111110101111 h I11111 I h PARKWEST COMMONS (SEATTLE SOUTH BUSINESS SQUARE) Master Plan 1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 Tukwila Pond Park Figure 14 Tukwila Pond Park Master Plan CITY OF TUKWILA 1611.iil lillil o 1111\111 11111111111111000001,00100i Scale: 1"=120' 11/22/2021 0' 120' 240' 00000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000 BHC CONSULTING, THE WATERSHED COMPANY, SCHEMATA WORKSHOP VERTICAL DATUM NAVD 19881 WA STATE PLANE COORDINATE SYSTEM NAD 831 BM: KING COUNTY 93V-914 a brentna,. as E; (Y is 1 a'f es 1, 0, 27 Project Vision and Activation A park vision statement established guides the development of the park. r/f /, / / iii111 'IP 1111111* ill", , it I itiffilylj"glillilillij/ti011if i 11,1ANI#I11 11* 10/ 1 ofr MOMENTUM )1,:U Following are the design principles defined in collaboration with City staff, the project stakeholder group, and the public to guide the discussions for Tukwila Pond Park's most appropriate activities, services, and design. 1. Connect Park to the surrounding community. Explore opportunities for land acquisition, shared use, development incentives, and easements to better connect to the park. 2. Design for safety and crime prevention. Improve visibility, create a staff presence, and activate the park with attractive amenities 3. Improve water quality and restore the pond. Consider deepening the pond, alum treatment, improving circulation 4. Preserve and enhance the ecological value of the pond. 5. Emphasize visual connection to the water through nature -themed play, viewpoints, and trail overlooks. 6. Activate with a rich array of recreational and community activities based upon community interests. Design placemaking features relevant to the diverse Tukwila community while balancing ecological needs and regulations. Tulk.witlla Pond Puirlk Master PIlan I C, I r a llovi I a Master Plan Design 11i 6 1„rw1u1u.6 When the city first considered improving the park in the mid-1990s, the City of Tukwila set a long-term goal to create more viable park space at Tukwila Pond. Since the development of Tukwila Pond Park, it has faced several challenges such as poor access, lack of visual identity, and lack of community awareness that the park exists. The community often mentions that the park doesn't feel safe. The local community is engaged in this current master planning process. Creating a meaningful gathering place and green space amenity is an exciting process that allows people to explore the pond and pass through the Southcenter District. The community is also committed to protecting and enhancing the pond environment. To achieve the design principles, noted above, Tukwila Pond Park must be accessible from the surrounding street grid and provide parking to meet the long-term goals for activation, safety, as outlined in the Southcenter Subarea plan's vision. In addition, the park's edges need a better connection with the neighborhood and adjacent properties. Wayfinding and pedestrian connections can welcome visitors into and through the park. A range of attractive uses in the park can be an equitable, enjoyable, and peaceful place for the community. A pond loop path is critical to success. Unlike most park master plans, this site requires extensive coordination with surrounding property owners to create partnerships to provide safe and legal access. Access will also need to be established for many of the grants used to implement the plan. Access ;;t;,;.; D an die II O d,r„ t o11°'0 "i The Tukwila Pond Park Master Plan capitalizes on the work from the Southcenter Subarea Plan which encourages property acquisition or shared uses for easements to strengthen connections and create additional park space. The Subarea Plan's vision of providing greater value in public and private investment integrates Tukwila Pond into the urban center and orients development toward the Pond as an "amenity anchor.” Property acquisition or easements adjacent to Tukwila Pond Park can create the required access and visibility, provide wayfinding elements and parking, and increase the park size and opportunities. The plan increases visibility from the surrounding streets and structures and improves access points. Improved wayfinding and directional signage can pique interest, enticing shoppers, residents, workers, and tourists to visit the park. In addition, a consistent theme throughout the park that reflects the community's diverse culture and history can create a unique destination for learning. Tamil a Pond Puirlk Musk6:air PIlan .i r T 1TullovAa Master Plan Design III Converting existing streets like Bach Boulevard into green streets prioritizes pedestrians. It effectively extends the park's area, blending it with adjacent properties and bringing a park -like feel to the surrounding arterials. Gateways at surrounding arterials can identify entrances to the park and confirm arrival to the destination. Threshold elements signify the beginning of the park experience. Most of the connections will depend on negotiations with landowners, street development, or code changes (see more detail in the implementation section). An iconic focal point is proposed to be visible from the surrounding community context to draw in visitors. Pedestrian connections to pursue Green River Trail connection via the abandoned/ inactive Union Railroad rail line or on City streets. East edge - Improve the sidewalk on Andover Park West (avoiding intrusion into the existing mitigation site). Create gateways and connections to the pond loop path. • Axial connection to Westfield Southcenter Mall to the north • Connections behind the Target Store • Connections to the west 7fj I I ti'(ll�� r Imu AR GALLERk/PAVIuo Rara LEGEND PARK ACTIVATION FOR PHASE 1 - SIG NATURE WATER PLAY ART DISPLAY (DISPERSED) SESTRIAiy CIRCULATIDN 4RDWALE CIRCULATION 1jCULAR CIRCULATION - ARTIST WORK PAVILION/SHELTER - MODEST GATHERING AREA WILDLIFE VIEWING TOWER ESTIVAL POND ENHANCEMENT& MANAGEMENT HERBICIDE TREATMENT MINOR DEEPENING MARSH CREATION/FILL IMPROVED ECONTONE/EDGE SHADING HABITAT STRUCTURE/NATIVE FISH AMPHIBIA �'GMlrmnrari c-1, ,,.::r Figure 15 Master Plan Context: Gateways and Green Streets Tulk.wiillaPond ParlkMasterk'Ilan a Master Plan Design Green Street Development Pursue the development of green streets to reduce the existing mega block street grid and provide better visibility and connection to the park. Green streets can also provide parking for the park. • Connectivity to the park, including Bach Boulevard to the south and westerly connections off Southcenter Parkway Boulevard near the Macy's warehouse • Connection from the west edge from Southcenter Parkway Boulevard through DoubleTree Hotel or other property's • Collaborate with Target to enhance the load / unload drive behind Target and clarify the existing easement. • Pursue a redesign of the area and a shared drive with parking between DoubleTree Hotel and Target • Strengthen the north connection to Westfield property • Improve northwest entry through Target and develop or refine easement to better define parking and pedestrian access • Enhance existing wall at Target with a mural • Create an entry plaza on the park's north edge and install a belvedere - type viewpoint with a gangway to the floating boardwalk • Explore shared driveways between Target and the DoubleTree Hotel to provide efficient access for each property and parking for the park • Encourage implementation of the north edge Esplanade. 11 DENTE powwow fa RAaRR AD Whe q Figure 16 Connect & Embrace Plan Key Topics: Connect and Embrace The Park TUC d 8.28.120 Tulkvviii1IIa Pond 25” Espllainad'e xiistliing iuukvviiilIIa Pond Pecdesthiiain Access TualkwlilIIa IMM hit of Vrfay (.IROW) Pirivate drive N Tulk.witlla Pond Puirlk Master PIlan , r a 1 ("oT llovAia Master Plan Design III Identifying parking is critical to the park's long-term success and viability for grant funding. Currently, no legal parking exists for the park. The master plan provides several parking recommendations for the park. All of these potential parking solutions require coordination with surrounding property owners. Since parking is critical to creating a viable and well -used park, there is an opportunity for a mutually beneficial solution for the park users and surrounding landowners. It is important to note that not all solutions will be possible, so the city should explore multiple solutions. The most desirable place to develop parking is the park's west side, the location of the active uses. Potential areas with shared or new parking include: • Northwest area - explore the potential for shared parking at DoubleTree Hotel and the Castle retail store sites. • Northwest area - redesign the drives between Target and the Dou- bleTree Hotel to create one shared drive to provide more ef- ficient circulation and additional parking for the park. • North edge - underground parking potential and associated shared park- ing. Create a plaza or node edge that aligns to the Westfield property and terraces to the pond. For example, the upper plaza could house a multi -use gathering shelter or a belvedere overlooking the pond. • Orient future development in a way that relates to the pond per the Subarea plan and TUC Zoning. • North end of pond at the Target property, pursue esplanade development per city zoning. Future development can relate to and improve the esplanade. (Work with owners and the City planner to prescribe exactions or potential impact fees to implement the esplanade.) • Consider acquisition of Burger King Property for potential park and stormwater treatment use. • West edge - Seattle South Business Park/Value Village and Park- way Square Shopping Village, consider shared parking. Work with DoubleTree owner to facilitate improved connection on the west edge. Consider the potential for a west -side esplanade. • South edge - Seattle South Business Park/Parks West Commons property, shared parking potential. Facilitate shared use agreement with Seattle South Business Park at the south end to provide opportunities for open space adjacent to the park, parking, and green street development. Consider potential for a south side esplanade. Tamil a Pond Puirlk Musk6:air PIlan .i r T 1 uIlovIa Master Plan Design III • East edge — parallel parking on Andover Park West and lane reduction. Consider one northbound lane, one southbound lane, and a center turn lane. Explore the potential impact of traffic flow. Acquisitions or easements for parking and park access, park visibility, and space for wayfinding elements are essential for long-term park development and initial phase success. City discussions with property owners regarding opportunities for better -defined parking areas and pedestrian access agreements to the park is an immediate step. City staff has plans to establish a task force for ongoing discussions related to this topic. o 7Y W y l Property acquisition or easements adjacent to Tukwila Pond Park should be pursued to improve access, parking, increase park size, and other opportunities. The city will continue discussions with surrounding property owners and potential project partners to explore opportunities. Codes and development incentives can achieve the desired park development. The zoning code currently identifies an esplanade on the northern edge of the pond that will direct attention to the pond and park in the future. • • ry losina k0 s and l„I`1 aar InE:Arno r 3o rat on C Create parking areas for the park • Improve park visibility and create pond overlooks • Create space for park wayfinding elements • Creation of green streets • Benefit employees, visitors and property owners oII11 o 3130 nllt E • Easements • Acquisition • Street development • Zoning code revisions • Development Agreement MOU between parks and private properties Development bonuses for the development 0 Co ns der of open space for the reduction of parking requirements and other landowner benefits • Joint plaza development • Fun approach • Placemaking events Clearly, from this discussion, the success of the implementation requires parking and access. Establishing access early in the implementation process will be critical. Tulk.witlla Pond Puirlk Master PIlan Gts "SullosSa Master Plan Design uW"'NII:11111111111111 11111111111111.1.1.1.1.1.1.1.1.1.1.1.1.111111111111111111111111111111111111'1!11 1111111111111111111111111111111111,1111111111111111111111111111111111111111111111111111111 11111‘11111 ■ ��1�VJ1�11ii UTJJyJ J1�yiJlyJJl �J1JTl�1l1 Vii' t # iid% 1111111111111 1111111111111 ei:PWW"Al lY 1g a lY Creating a stronger sense of place and identity is a key component to the park's success. The plan calls for developing gateways, focal points, wayfinding elements, vistas, and interpretive signage to engage the community and draw people into the park. The design of placemaking elements should express the culture of Tukwila and the diversity of the community. The pieces should explore the area's history and celebrate the arrival at a special place through meaningful storytelling. Several creative placemaking design concepts explore options to revitalize the park and draw in visitors. The following graphics of the three concepts convey potential themes for placemaking elements for a unified expression of park character. The city is developing a city-wide wayfinding design standard to inform the ultimate design of park wayfinding elements. Concests Tukwila Pond Placemaking- 1. The nexus of connected destinations in every direction 2. A culturally important gathering place that celebrates diverse Tukwila community 3. A catalyst for positive civic change to Tukwila/ Southcenter 4. A place for a new generation of stories 5. Green earth, fresh water, open skies, safe and fun 6. The embodiment of a new Tukwila Brand Tulkwitlla Pond Puirlk Musk6:air PIlan I Cl„r 1 Li vv Iia Master Plan Design III 111111111111111 Option 1: "Song of Tukwila Pond" Mural wall TARGE Diagrammatic concepts- Not to scale VKWILA PIIIIOI WELCOME TO TUKWILA POND oiromoll Inspired by Native storytelling, co-authored by or written in a voice that recalls Tribal legends, the Song is a story of the people, animals, and natural life of Tukwila Pond. The story reveals itself in a series of interpretive panels that follow the entire walking path of the park. Special needs visitors or people who wish to learn more may connect via Q -code link to a web story site. Tulk.witlla Pond Puirlk Master PIlan , r a 1Tullovi1a Master Plan Design III Option 2: "We are Tukwila" q�l/ mBhtl�lllllllllll."'°/ 9/ � ill Diagrammatic concepts- Not to scale Brand & Wayfinding O. II 2 1111111110000 "VS are 714kwila"(A ac, fir/fa/i I (o p I es c7 ice A contemporary, and colorful direction that creates a strong statement of civic pride in the diversity of the Tukwila population. We are represented by over eighty spoken languages, and countless cultures connected where we reside. This is a defining and enriching story to bring to this place and experience we create. Tulk.witlla Pond Pulrlk Master PIlan .I 1 a 1 u kvvAia Master Plan Design Option 3: "Connections, with Nature" Mural Wall Diagrammatic concepts- Not to scale Brand & Wayfinding 0 AIDE 1111111111 Slier fifliiUtil till 1,10 111111 6111111111M11.111iiiki ^:!1 1111 110 mu L r. nectitmns, vill';h ll' i l/,me" A celebration of the world we built, the connections we made through innovation and industrial mastery, and the organic natural world that inspires our artistic spirit. Natural forms interpreted in rail track, historical objects and concrete is our art, set in the natural setting of parkscape creates an interesting place for exploration of both. Tulk.witlla Pond Parlk aster Pllan , r 1TukvmMa Master Plan Design A well -used park is a safer park. Interesting, enticing, and attractive amenities accessible and appropriate to the community will activate the park. Opportunities for health and fitness, personal growth, community connection, civic engagement, and environmental stewardship at the park contribute to Tukwila Parks and Recreation's mission to enhance the community's quality of life through a quality system of public spaces programs and events. Safety is a key issue with the community. Research on park design has shown that the higher the park use, the greater the safety. Activation is critical to the park's success. 11011101 111111111111111111111111 1111111111111111111111i1 k `�dY��L�/�%Off Tamil a Pond k'uirlk Musk6:air k'Ilan CIr:y Master Plan Design III I(.II ll„ll ii The loop path is a critical activation element. The path combines an upland path, pile -supported boardwalk, and floating boardwalk using pre -manufactured floats. The path provides a range of visual experiences ranging from open water crossings to immersion in the surrounding scrub/shrub or forested wetlands. The floating boardwalk connects to the esplanade, linking the park's urban context to the north. In addition, the boardwalk surrounding the pond gives visitors a chance to experience the water in new ways and view wildlife more naturally. The loop path was one of the most sought-after elements by participants in stakeholder and public meetings and is critical to the master plan. The design features art installations and view decks, picnic floats, view nodes, and a potential iconic viewing tower to create a series of moments along the path. �.hi�'UlUlllllllllllllllllllll��gJllJlliliiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiijiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii 11111111111 11111111.11 ' 11111,01 11111! 0 iuuuuuuw uuuuuud/ry , "';y. , „,!U111111111p1 !pll!!Upl!I!"UIU, '!!UI!VlpppuUl7 �:,,I%i """"" Tlulkrviilla Pon( rlk MasIer k'Ilan !,:11T V.11 Master Plan Design A loop path with a pile -supported or floating boardwalk creates a path loop of approximately 3400 L.F. or .6 miles • Along the path, interpretive view nodes are approximately 200' O.C. • The loop path is well connected to the surrounding sidewalks and roadways to provide easy and accessible access • The well-connected walking route through the park provides an alternative route through the neighborhood improving district walkability • The floating boardwalk is 12' wide; spur paths can be 6' wide with bull rails on each side • Boardwalk is wide enough for gator maintenance vehicle on the main loop • An accessible gangway with railing will connect the northern belvedere to the floating boardwalk • An art garden on the loop trail can feature local art set on plinths or platforms along the path • A tower element along the south end of the loop path serves as an iconic focal point and directional feature • A ramp provides access to wildlife viewing, and stairs can lead to a higher level with additional wildlife viewing. • Bike and scooter parking is provided on the perimeter and not allowed on boardwalks. 407, '104* .ill am �P Figure 17 Tukwila Pond Park Boardwalk View Tulk.witlla Pond Puirlk Master Phan ia Master Plan Design OK AO RY/WAYFINDINS AG ST WORK ARE EMODELED RESTROOM pM6DELED RESTROOM IERAND PLAZA ND EXPLORAl101{PLAY AR OND DEPµtHINryG� I, `R OARDWALKO/ER K �ARDWALKO�ERL00K FJOAp1M(TWERANDS' Iry qqpp EkMING WRAND MAIISTWDRKAREA 1A 'y1 RY/WAYFI�SDING51AGE fF GRATKDNKLONS FLOAT tib` ETLAND` EMERGENT'MARS. T,LA 4 PLAZA'. y POND EXPLORATION P AREA 000 TLANDENHANCEM NT Figure 18 West Side Plan 111 )1111111111111111' 0.0116,,,A ,- jJ JJ) 111 1 )1!,J i The wetland plaza is another critical activating element. The community wants to prioritize an enhanced gathering space modest in size to fit 30 to 60 people. The gathering space site is adjacent to the pond exploration play area and existing restroom to create a centralized location with multiple amenities and activities on the park's west side. Cultural events and art installations can take place within this gathering area. Elements Moveable tables and chairs to provide flexible options for events or daily visitors The plaza should provide food truck access and an electrical connection A sloped lawn with stone or concrete seating walls to add to the experience of the circular formed space A multi-purpose lawn at the circle's center to accommodate larger crowds for the small events expected. It also serves well as a green space for sunning and enjoying the views of the pond. A circle of accent trees envelops the space from the plaza experience, which will be an attraction that will keep the community coming back to this special place in the heart of Tukwila The design of paving patterns, railing, and seat walls ornamentation can express the character of Tukwila's diverse culture. Wetland terraces on the east side of the plaza can incorporate pond water re -circulated through a series of wetland terraces to filter pond water, reduce nutrients, improve wildlife habitat, and create beautiful water terraces enhancing the sense of place. The sound of the water will captivate the visitor in this space. Floating wetlands within Tukwila Pond echo the ripple effect of the water terraces. The floating wetlands will improve water quality by removing nutrients and lowering the water temperature. The floating islands also provide enhanced wildlife habitats. Tolkwiilla Pond k'airlk Masklair k'Ilan (a01 1 ("voi la Master Plan Design rift Dry ow rr. rI�1,.-.41 rll Figure 19 Plaza Perspective View rig, 1 )o nd 'd„? oII;r,d,;11 1n ' ay A, rea The pond and nearby Green River serve as a muse for a nature -themed interactive feature for the park. A play area featuring water elements such as a constructed pond and stream can provide an immersive experience for children. The play area, situated in proximity to an enhanced natural wetland, adds educational benefit. Using the dynamic range of water, circulating water features, a hand -operated pump, and a colorful range of logs, rocks, and pebbles can provide children with activities to touch, see, and hear the water as it trickles out of the pump and cascades over logs and rocks. Benches and boulders for seating amongst plants create passive resting places, offering an alternative to active play features. While Tukwila Pond is unsuitable for active physical contact, a constructed pond and stream designed for play will reflect the park's water environment. Elements • Water play opportunities in a constructed stream and pond environment • Benches and seating boulders for resting • Design for multiple senses • Shade trees • Climbing snags and slide logs • Careful integration of planting • Pond education • Integration and enhancement of adjacent wetlands Tulk.witlla Pond Puirlk Musk6:air PIlan , r a 1TullovAa Master Plan Design 110 110 I a ui%II a rU 11 II (11i' II JJ(("II II In collaboration with local artists, an art garden provides an area to showcase art and celebrate various cultural -themed artwork. A centrally located artist work area is north of the restroom. A series of platforms or plinths are provided along the loop path to provide a setting to showcase the work of local artists. The setting is a great way to connect the visitor to the heart and soul of Tukwila's diverse community. A mural is proposed on the west side of the Target building, if acceptable to the owner. The mural can showcase local artists and express Tukwila's unique culture. 4.141 t‘tAA�TM\\.u'.\\\\\W\\\\��\\da'.+TAm;,�-.Y nn }\.•rnr`\l \\Vd\\�"'t,n \ 11 \ 11111 111 �1111�11 \ I\\ 11111 \\ \ \11 X111111 wettot )u",,,48‘%\\ 1,11I,,,„ � r cis I.. 9;111101111g 1,11 /ill. 11Y1ilI{�h�nj��l�>plli�'',I�I A�°'?IlV��o9I ii 1 1 ✓W 4 w1r nr rn p a plupu , u��,�iur�urt�!InV\�ri��i�Fdldkl�I��idaN�li@IIO 1li,!n'';,ir II�ii111 Iulk\Noilla Poled PaIrlk Mise k'IIldn Master Plan Design 111 Ada JAM! Management/ ',;111,JI°1;,, of d„II`,',itlln q lest IIo1l IlY(`YI A flexible use pavilion addition provides a space that serves as an additional artist work area, small event space, or classroom. Though boarded up and closed for the past several years, the existing restroom structure still has "good bones,” with existing water and electrical service, and presents an opportunity for adaptive reuse to help activate the space. The existing park restroom can be reused and adapted for additional flexible -use pavilion or incubator space for art and community programs. This priority building can be programmed to accommodate a small classroom/ event space that may include a small kitchen for house artists in residence. The existing restrooms are approximately 560 SF, but the total covered roof area is about 1,440 SF. The additional roof area provides shelter at the entries to the men's and women's restrooms and the plumbing corridor in the middle. However, on the east end is a larger outdoor covered area of approximately 350 SF above a display for the area's history, but currently, it mostly shelters those experiencing homelessness. A core concept of the master plan is to increase awareness and activate the park, which can help with overall public safety concerns. Providing spaces for designated activities and enhancing the connections and visibility to/from adjacent properties can activate and improve awareness. With this idea in mind, the plan proposes expanding and enclosing the area on the east side of the restroom building. An expansion of the roofline by about 8 feet creates an approximate 530 SF of flexible space. Multiple uses of the room range from classroom and community meeting space to a wedding reception venue. The space will activate the park and provide a potential source of revenue. OPIE ■ 1 pllumbiny 2 women's bathroom 3 men's bathroom 4 banquet haVl/ulassruum 4 =existing restroom building The new room would have a long banquet table along the existing wall to the restroom. The table would allow for a straightforward extension of plumbing from the utility corridor to a sink serving this room. To reinforce the room's connection to the park, a proposed large folding garage -style door on the east wall creates a canopy when opened and allows a flow of movement into the space from the park and from the space to the pond. Any plan to adapt and/or expand the existing restroom building will need to consider its relation to the critical buffer area of the existing wetland, as the existing structure is within the wetland buffer. Figure 20 Reuse of Existing Restroom Tamil a Pond P4irlk M4sVe PIlan .i r a 1ullovIa Master Plan Design )(At! II 0 d,11 a Se M A second structure or multi -use pavilion could be planned as the park program and community evolve with the surrounding property development, including more multi -family housing. Perhaps a second small community building could facilitate learning about the pond environment, create a larger workspace for artists, or host small events like weddings. Figure 21 Architect's Rendering of Adapted Restroom The additional multi -use building could reflect native construction or architectural character and conceived by a local native designer. Locating the building north of the existing restroom creates a strong geometry that frames the plaza space associated with the building. The building can offer a strong visual connection to the park's west edge. The Sullivan Center at the Tukwila Village could be a potential precedent to guide the building program. The vision for this collection of buildings located near the main entry includes space for events, camps, or even a resident artist. The area's imagined features, art, and storytelling can connect to the buildings. Additionally, the collection could enhance the connection to the neighboring hotel property. There is currently an exit from the convention/banquet spaces facing the park at the hotel, but with no visual connection to the park and pond. We imagine this additional development could establish a view portal to the pond through a courtyard. The portal could become an asset for the hotel as the park becomes part of its amenities and welcomes more visitors. Although not incorporated into this phase of the Master Plan, the additional multi-purpose building concept this phase of the Master Plan is included in this documentation to foster a future public/private partnership. It is not part of the cost of implementation. The feasibility of adding, and mitigating for an additional building in the critical areas buffer would need to be further assessed. WELCOME TO TUKWILA POND r�10 or Figure 22 Tribal Theme Gateway Tulkwiilla Pond k'airlk Mask6:air k'Ilan (55,5y 1 551 5/ H Master Plan Design o II"l„ fl rtfJoe l'fdfllf;:l'lld; A belvedere -type viewpoint on the north edge is an esplanade aligned with the Westfield Mall axis. A small shelter draws visitors from the north to the park. A prefabricated gangway with railing connects to the loop path and floating boardwalk from the belvedere. ENTRY/WAYFINDINGSIGNAGE BELS: EDERENIEWPOINT )1) kidHIF TER PLAZA CY CENTERS LP) 1111111111 1111111111111111 lllllfil��1111 A BELVEDERE/VIEW POINT B BOARDWALK OVERLOOK C BOARDWAL , LOOP D 1111111111J11Z11 IrrIro j 111 11 1 JAJJ I I ,11� y �,�� m�EIIVI car ,„I /'�IfililltS111111111111111111111!1111111:1•1,1111.i1.1.1.11.1.1.11,11.11.111.11.111.1,11,111111111„1„1.11„1.11,11,11,11,11,11,1i11,1!1.1.1:1,.1:1,1:111,1•:1,1:1,111,111,111,111,11111,1:1,1111,11111:11:1,i111,1111...111.1111.111!!1111!1:1.,1:1111 _' o_1'N��gh k oJ�,IOOOOOG> O� roI00000lllau�u a1.1 e 000VIVII0I,I,I,I4HI'M:011111,111111111111111111111111111,11111111111111,,„.. 1111,11,11,0000 Figure 23 Longhouse Study Food h al111111111111111111111)/ op0000rko Figure 24 North Edge Gateway Pavilion Tolk.witlla Pond k'uirlk Musklair k'Ilan , I T / 1' 11fifi vv.1I Master Plan Design if »1111111r »ir ))11111111 The final activating element is the iconic focal point viewing tower. An iconic focal point piece at the park's southern edge visually draws the site and provides a placemaking anchor. Envisioned is a tall piece that emerges from the forest canopy at the pond's edge. It provides a ramp -accessible elevated platform to provide views of the surrounding area and wildlife. Stairs lead to a second level to provide additional views of wildlife, the pond, and Mount Rainier. Alternatively, the focal point could be a smaller, vertical sculptural element or a dramatic pond water spray feature. uiii%i'7iii%RRRRR8 (am k p. "\..,ism." Figure 25 Vllii!li !bu„441/I6w Tukwila Pond Perspective View lulk.rviilIIa Poen( rlk MVasIer PIlan I ',: I ".,4/1 Master Plan Design 111 PTED PRNC P E TO GUIDE DEG INCLUDE: •,,,1 atural site lines . Access control • , Environmental design strategies • / 1alntena ce C ((` t,, ii ii ii � e %r �� r ii l , ii , ii,l '((` ,,l ii �, a rf4 I l ii ii� �, ii l ii �� l r ii l a � f s f n) � An improved environment that encourages activity, vitality, and viability can contribute to a greater sense of safety and security at the park. CPTED principles as a foundation for park design provide strategies to manage ongoing challenges. Collaboration with adjacent property owners is also vital. Natural site lines: Improve natural sightlines at Tukwila Pond Park by: Improving views from the primary paths to the viewpoints through vegetation diversification; redesigning the north entrance into the park at Strander Boulevard (the space behind the Target) Creating an east/west through -trail along the north and south sides of the park Enabling for views from adjacent businesses into the pond areas on the east and west side of the park Access control: Improve access control by: • Locating the park entrances, exits, fencing, and landscaping to direct foot traffic and automobile traffic in ways that discourage crime Environmental design strategies: Include signs, attractive landscaping, good maintenance, art, and well-defined spaces that foster a sense of community ownership. Moreover, improvements in park furniture, boardwalks, rustic fences, railings, and increased definition of spaces can improve a community sense of ownership for Tukwila Pond. Maintenance: Increase positive activity and maintenance at the park by: Developing areas for children to play, enhancing picnic areas, community clean-up and restoration planting days, and the addition of the loop trail A flexible -use pavilion space is an opportunity for an onsite presence to increase positive activities at the park further and reduce crime. Tamil a Pond Puirlk Musk6:air PIlan .i r a 1TullovAa Master Plan Design ISI` 1 Table 2 Interventions Matrix Interventions Type Frequency Cut/Fill — Deepen/Islands Naturalistic Once Maintenance Low Proprietary bio/filtration Engineered Ongoing High Engineered Ongoing Underwater pumped Recirculation Recommend Recommended By* Against* KCM '95 Tetra Tech '08 (but expensive) Tetra Tech Medium -High '08 KCM '95 Fountain Oxygenation Engineered Ongoing High Tree Shading & Increased Veg Naturalistic Once Low Alum Treatment Stormwater: Improved Upstream BMP's Stormwater: Increased Bioswales Floating Islands Dilution Engineered Ongoing High Once/ Engineered Low -Medium ongoing Engineered Once Medium Engineered Ongoing Medium -High KCM '95 Engineered Once Low Tetra Tech '08 No Tetra Tech '08 KCM '95 Tetra Tech '08 (investigate further) Tetra Tech '08 KCM '95 Tetra Tech '08 KCM '95 City Team Preference Yes Tetra Tech '08 Further study Yes No Yes Further study Yes Tetra Tech '08 (expensive) Yes Tetra Tech '08 Further study *Reports: - Tetra Tech 2008 (Tukwila Pond Lake Management and Water quality Improvements Feasibility Study) - KCM 1995 (Tukwila Pond Park Water Quality Impacts Assessment) (Note, limnologist Harry Gibbons was involved in both reports, KCM was purchased by Tetra Tech) **Recommended for consideration due to inability to control internal and external phosphorus loading Tamil a Pond Puirlk Musk6:air PIlan Gda IldadIa Master Plan Design HIGH STEM DENSITY VEGETATION, 4"- 6" HIGH SEDGES, RUSHES, AND GRASSES SHRUBS AND TREES IN GROUPINGS, BLOCK GOOSE LINE OF SIGHT 2'- 3' TO GROUNDWATER (LEVEL FLUCTUATES WITH LAKE) Green Stormwater Green Stormwater Infrastructure (GSI) can improve the pond's ecological health and create opportunities for play and art. ttm,.FRETrrR i ITiigrN4 PERFORATED UNDER DRAIN CLAY LINER (OR CLAYEY SOILS) Figure 26 Raingarden design Examples of GSI include: Artful runnels to display rainwater flows Raingardens or bioswales for aesthetic ways to capture, treat and convey stormwater • Treatment wetlands • Permeable pavement • Creek daylighting Consider a pond water quality monitoring program: • Identify water quality issues related to source control and help with selecting BMPs • Work with surrounding property owners to improve maintenance of bioswales and improve water quality (i.e., clean out structures, increase sweeping, etc.) ` 111°'fJ Wacer Qua Il d„ Management lt,cDllf(011f(01'11°'fJ,r„d„11 111'0`,` Pond enhancement and restoration strategies discussions within the project team and with stakeholders, city staff, and the public include pond ecosystem enhancement to extend pond life. This Master Plan provides a menu of pond preservation and restoration strategies. However, additional study is required to assess the best strategy moving ahead. The best pond management scheme will maximize the pond's beauty, protect and enhance wildlife habitat and be of reasonable cost in terms of capital and maintenance costs. Strategies Identified • Control noxious weeds and invasive vegetation in open water areas — deepen the pond and reduce phosphorous • Enhance and expand marsh areas to create sinuous edges or ecotones to the pond. Plant with native plant material to improve wildlife habitat, aesthetics, and water quality • Capture stormwater and create wetland treatment cells for water quality treatment, habitat, and education • Through wetland and buffer enhancement, create a more diverse and appropriately scaled patchwork of native vegetation communities. • Add habitat structures such as loafing logs and snags. • Create habitat islands with riparian or marsh plantings to enhance habitat, treat the water, and provide additional shade to lower pond temperature. Islands designs will need to protect flood storage function. Study further floating islands that can provide dual-purpose art and habitat Tukwila Pond Puirlk Musk6:air PIlan C 1( 1Tukvv.111a Master Plan Design ruuu nuuuuuuu n n n nuuuuuuuuuuuu uuui00000uuuuuuuuuuuuuuuuuuui n 1 11111111111 11111111111111111111111111 oteeh i 1 1 1111111111111111111111111111111111111111111 1111111111111111111111111111111 II 10000 IP I�mil IIIIIIIIIIII1111111111111111111111111111111, �mPiilkiik�fly Excavate or dredge the pond to develop an enhanced pond environment that emulates an oxbow form indicative of the Green River Valley of the past. Sections of deeper water will add to the pond's life as conditions change due to eutrophication (filling in with sediment and plants) and vegetation succession. • Vegetation management - herbicide application for invasive aquatic plant management • Create more emergent marsh edges with a modest amount of dredging to fill specific pond areas. • Increase the diversity of fish species by cooling pond with the addition of native riparian planting to shade and find opportunities to mix water to lower water temperatures. • Pond aeration • Tetra Tech's previous study proposed Alum treatment (1995, 2008, and 2012) as a viable option. Revisit the proposal as an opportunity to improve water quality. Alum treatment installation costs ($200K - $250K) with associated long-term operations cost to consider • Verify the stormwater outlet and if it is beneficial to evaluate if this structure should be lower to help with water quality and limit flashy high-water levels. It is important to note that water level fluctuations provide stormwater storage and reduce flooding in the district. Pond water level management and flood control See the Site Considerations section for a summary of stormwater control and flood storage from the surface water management plan. In the summer, the water levels reduce due to a lack of incoming water and increased evaporation. TetraTech indicated summer water levels are likely maintained by groundwater. Dilution was not recommend; TetraTech '08 indicated that only the River and City water supplies have low enough phosphorus to be useful for dilution, which are both infeasible. Importantly, diverting a cleaner water source into Tukwila Pond could contaminate it by raising the temperature and introducing pollutants to the source water supply, which the would end up in the River at greater rates at higher flow levels. Additionally, according to city staff, flow elevations are likely prohibitive to rerouting. 111 k;wrl ,) l ZoOl 1, 112 7o l CO) Work with City Planning to consider modifications to the critical area code f to balance public access with habitat and critical area improvements. In general, the pond offers a beautiful and unique habitat in the heart of a very urban district. Some of the willows are quite large and appear to be approaching the end of their life. Planting transitional trees and shrubs is recommended as the plant community advances in successional stages. Emergent and understory vegetation is limited, most likely due to seasonal high-water levels and flooding in the winter and early growing season. Tamil a Pond Puirlk Musk6:air PIlan .i r 1TullovA^ Site Considerations and Zones • High -functioning forest and shrub/scrub or forested wetland should be preserved. Limited boardwalk development is possible. Consider planting additional trees and shrubs and control of invasive species • Emergent marsh at the edges of the pond has a moderate function because it has many invasives. It maintains and enhances habitat by creating additional shallow water habitat. Planting should be done with diverse native emergents and shrubs tolerant of seasonal flooding. Plantings will need to be carefully located at key elevations. Open water wetland is low functioning. It has some invasive aquatic plants, poor water quality and water mixing, and some toxic algae. Water is very stagnant and shallow, with a depth of 1-3 feet. The open water wetland provides suitable waterfowl habitat. The open water wetland would benefit from enhancement. The enhancement project noted, including dredging or alum treatment to control nutrient levels, could substantially modify it. The open water wetland could support boardwalk development. �'u�►�illll�':��= 1i%�� 111114 Figure 27 Marsh & Riparian Enhancement The Tukwila Pond Park will be a dawn to dusk park except for potential special events. Limited egress lighting provided on the park's western edge will point away from the wetland. Lighting will continue at the restroom. Tamil a Pond Puirlk Musk6:air PIlan .i r T 1 uIlovIa Master Plan Design Tukwila Pond's buildings and site development can integrate innovation and sustainable technologies into the educational component. Sustainability will be integrated into the design wherever possible, and as the budget allows, so it is anticipated that not all approaches will be implemented: • Natural light: Use skylights or clerestory windows, combined with light shelves or other shading devices to allow natural light and minimize heat and glare in the summer. It is appropriate to use clerestories and windows to provide natural light in restrooms and comfort stations. • Recycled building materials: Wheat board, Dakota burl, cotton insulation, Kirei, paper stone, and bamboo showcase sustainable materials and contribute to the look of buildings, shelters, and kiosks. Commonly recycled materials for integration into new buildings include wood, OSB/plywood, metal shingles, and corrugated metal. Rainwater harvesting: State law encourages water reclamation, which requires a water rights permit from the Department of Ecology and an Army Corps review. Funding from low -impact development (LID) grants is a possibility. Harvested water could be used for irrigation and potentially for flushing toilets. Green roofs & living walls: Using green roofs reduces runoff and provides an opportunity for themed demonstration gardens. Trellis -like living walls lower heat absorption and irrigate with recycled rainwater. Low impact development drainage design: Process stormwater runoff from paved surfaces with filter strips, permeable paving, rain gardens, and infiltration to treat water in a naturalistic way and avoid adding pollutants to outflow areas. Wind and solar power: Wind turbines and solar panels could generate electricity for the buildings. In an environment like Tukwila Pond Park, removing select trees for recreation and the resulting new glades would increase access to sunlight. Photovoltaic cells could be integrated into new buildings by designing curtain walls or shingles to provide electricity. A photovoltaic/thermal system could capture waste heat and be used for heating water. Efficient fixtures: Install resource -efficient building products such as low - flow toilets, faucets, and LED lighting to interior and exterior spaces. !III 1! 1101P Ma l a The park's design emphasizes durable materials appropriate to the level of use expected. With the activation of the park, a dramatic reduction of vandalism is expected. Capital costs are balanced with the need to limit maintenance costs. Tamil a Pond Puirlk Musk6:air PIlan GTaa a Master Plan Design III Legend: (High) 11111111111111111111 11\ 0 11 111 k;;wr1 Essential to the City of Tukwila's 2017 equity policy is the equitable physical development of the city and other activities. The goals apply to plans such as the Comprehensive Plan, transportation, infrastructure, strategic plans, and the Tukwila Pond Park Master plan. The community's need for equitable environmental access is illustrated in the Department of Health's data of Environmental Health Disparities map (Figure 28). With a rating of 10, the graphic shows a high health risk factor evaluating exposures and factors that affect people's vulnerability to environmental conditions. Environmental Exposures, Environmental Effects, Socioeconomic Factors, Sensitive Populations 1)9 8 i6 I IS 14 3 11111111111111 notonotoonionotonon 1111 111111111111111111 1'1'1' 1110 111111111 111111111110111111111111111111111111111001111111, VI 911 11� il„ 11111111111 1111 1111111111111111111111 � d 000000 1111111 �' 11111111111111111111111111111 1 IIIIII ... d V 00000 111111111111111111111111111111111111oovvoo )VIM i I 1�/,w1ea1� 0„000000000000001 000000000.0,0:L1 •"•••1 001•111"1111° �ap� q uiu �N IIu��1 II • "1111 '001110..010101 100 I� �111111111111111111111111111111111111111111111111.1.111.11U11'1 a•°, 110111111111111111111111111111111111111,11.111010100 1111111111i110?- I10.0i � VW'• 001011,0011, 1111111111111111111111111 aI 11III111111111111111111111101 11 ia000000:00 000001 0111111111111111110111111001000111100010111101011011 N�11III 1"1111111111110110011111111 I1111111111111,1110,11,11,11,11,1111,11,101,101,10110001,11,111,1101,11,11,110101,11.1„11: 1 1,1,1,1,111111111111111 000.. 00000,000,0000. 111,11111111111111111111111111111111111111111111111111111111111111111111111111111111111111 111111,11111"111111 1111'111111( "'rid 1•1111111111111111111 111111111111111111111101111111000000000000000000000-0-0-000000 11110 ., i II11111111111111111„ 11 HI 0,T111p Yl1% 1 1u jj 11,111,11,111,1111,111111111111111,11/11 11101101111111111111110111111111111111Bi 1018110 n111111111111 2 II 1 (Low) Figure 28 WA DOH Environmental Health Disparities V 1.1 1000000,0000,000,001.111,1110, 1111,111,11,11,1011110.011 111 T„k N81, I, m� Figure 29 city TPL Health Parks Explorer Figure 29 illustrates a need exists in the Southcenter community for parks available within a 10 -minute walk service area. The Trust for Public Lands' Health Parks Explorer indicates the limited number of parks that serve the Southcenter community. k � U 11 e 6„ ::I(If e n • Pollution reduction • Climate change resiliency • Walking & exercise opportunities • Nature respite & access • Beauty & quality of life • Economic enhancement • Responsive design • Stakeholder involvement C Parks 10 -minute walk service area to parks Park Need: Very High High Moderate Tulk.witlla Pond k askialr PIlan I c0:fT: f Master Plan Design III 1111' I��IIIIIIII�IIIIIIiiiiiu9il��iiih�iiiiuiuuuuuuuuu�IIIfIIIViiiiuuuulul�lii�lll,lll�luirill'+Illy 00 ur fffff111111 V�1�I "IIIIIIIIIIIoIuWllllll (IIIIouI�IR� nnuuuf nrrrrc �,i lllllllllllllllllll'Vl�l"� h iu IIIIIIIIII�I��I� "' fr°p'Vm�llllll 1Nf ul i , Illlflllllllluuuuu SNI, ,Y,'111111:11:11111111111111111111111:1/01111:1,111 pl, ��, Jluuumgl III1NIIVllllluul 1111111111111111111„„, lfIllll111 I I I Iy„, 1 @ IIIIIIIIIIQIIV dlU! pmQlllllllllllllll VIII IIIu 11�JI111IIIIIIIIII Ili uu II Ilwll 'I �III�II II�IIIIIIII Y�� IIIIIIII hhell I IIIIIIIIIIIIIIIIII I Illi � Illllllllllll��llulu°°°°III Illlllllllllllllllllm,,,,,,, 111111 1 mU 41,1 Continuing Discussion with Surrounding Landowners Private/Public partnerships will be critical to the successful implementation of the park master plan. Parking and access will be impossible without this work. The city has formed a task force to continue discussions with surrounding landowners to ensure the park is accessible and well connected to the community. These discussions aim to ensure the park benefits the district's economy while creating an enjoyable and well -used park. L ?ootii, 6,17008, VALUE 0. VILLA SEAGAL[IRETAIIL. CENTER MACY'S WAREHOUSE UPS Project Cost Summary A cost estimate identifies the components of the project and associated costs in 2021 dollars. The table on the following page is the project cost summary. This is a long-term forecast and projects out 10 years. It is expected implementation will take place over period of 10 - 30 years. Tulk.witlla Pond k asklalrPIlan .Ir ' 1 ik/ Ilk vv. ia Master Plan Implementation Table 3 Preliminary Budget Estimate Date: 23 -Nov -21 SUMMARY ALL PARK COMPONENTS Tukwila Pond Park is 25 Acre Park Open water Pond area +/- 19 Acres Main park developed west use area +/- 2.7 Acres Item Description Quantity Unit Unit Costs Subtotal 1 Mobilization 1 LS $ 1,681,248.00 $ 1,681,248.00 2 Demolition and Clearing 1 LS $ 129,400.00 $ 129,400.00 3 Grading and Erosion Control 1 LS $ 158,200.00 $ 158,200.00 4 Trails & Misc. Pedestrian Circulation 1 LS $ 201,045.00 $ 201,045.00 5 North Boardwalk 1 LS $ 1,915,000.00 $ 1,915,000.00 6 South Boardwalk 1 LS $ 2,386,500.00 $ 2,386,500.00 7 Pond Enhancement 1 LS $ 6,082,220.00 $ 6,082,220.00 8 Wayfinding and Signage 1 LS $ 181,000.00 $ 181,000.00 9 Art Elements 1 LS $ 740,000.00 $ 740,000.00 10 Auto Circulation 1 LS $ 29,840.00 $ 29,840.00 11 Green Street Entry 1 LS $ 200,000.00 $ 200,000.00 12 Utilities 1 LS $ 75,000.00 $ 75,000.00 13 Storm Drainage 1 LS $ 656,000.00 $ 656,000.00 14 Structures 1 LS $ 1,171,000.00 $ 1,171,000.00 15 Plaza Gathering Area 1 LS $ 996,500.00 $ 996,500.00 16 Nature Play Area 1 LS $ 970,000.00 $ 970,000.00 17 Belvedere Overlook (North Target Access) 1 LS $ 300,000.00 $ 300,000.00 18 Site Furniture 1 LS $ 134,500.00 $ 134,500.00 19 Lighting 1 LS $ 134,000.00 $ 134,000.00 20 Planting and Irrigation 1 LS $ 637,275.00 $ 637,275.00 Total Total Tukwila Pond Master Plan Design and Construction Cost $ 18,493,728.00 SUBTOTAL DESIGN CONTINGENCY: 30% 30% % CONTRACTOR OVERHEAD & PROFIT: 12% 12% % LOCATION ADJUSTMENT (Seattle): 1.7% % SALES TAX: 10% (TUKWILA) 10.00% % CONSTRUCTION CONTINGENCY: 10% 10% % DESIGN & CONSTRUCTION MNGMT FEE: C 0% % PERMITTING FEE 1 LS 18,493,728.00 $5,548,118.40 24,041,846.40 $2,885,021.57 26926867.97 $457,756.76 27,384,624.72 $2,738,462.47 30,123,087.20 $3,012,308.72 33,135,395.92 $0.00 25,000.00 $25,000.00 $14,666,667.92 Parks Operation and Maintenance Annual Budget (25 Acres) $150,000.00 Subtotal (2021 U.S.D) $ 33,310,395.92 Inflation over 10 years 5.0% YR 10.00 16,655,197.96 Tukwila Pond Master Plan Design and Construction Cost Grand Total (2031 U.S.D) $49,965,593.87 Tulk.witlla Pond Park Master PIlan GT:y o 1 TullovAa Master Plan Implementation Initial Phasing Concept The phasing plan gives current and future decision -makers information about the elements of the master plan so that phases can be identified and adjusted over time. It is expected that the phases will be refined during each year's budget planning process and grant application development. Phasing will be influenced by outside grants and funding available at implementation. It is assumed that priorities may change over time, leading to adjustments of the phasing plan. o G. dJew 40 "IMNate 'r0 ty 0 fllo'r a tuIrrr )eve 0 �wlJ w �1�1r�117»JInII Adjacent o 1rr, II 1;; Agreements Working ii II eementr- Working with the adjacent property owners to develop long-term park access easements or other agreements through a memorandum of understanding or other legal documentation will be key to developing and implementing a thriving park that is highly activated. City departments will be working closely with property owners as development occurs in the coming years. This document identifies a series of private property opportunities that could be associated with each phase of park development. Most park grants require documented parking and access under the control of the project proponent. 011 boo, @oM111111111110111m!„ ntochOl Tukwila Pond Park has a long history in the heart of the downtown Southcenter core. The Park is a valuable green lung to the urban core that is on the cusp of becoming a true jewel for park users. The City needs to steward the resource and engage the neighboring properties to take care of this resource and protect sensitive resources such as the forest, ponds, wetlands, and shoreline. The recreational, educational, and aesthetic resources should also be maintained and enhanced, which will require city resources for capital development and maintenance. Tulk.witlla Pond Park Master PIlan C r T Ia Master Plan Implementation ° is ttat1iiiiiiiiiiiiiiiiiiiiiii111 , "r «) U II II ,' „ !! II p 'i III) )) II II o a;,', )) II II II II Park implementation will be phased over time to achieve the desired master plan. Access and some level of use will need to be maintained during construction. Project boundaries will need to be set during each construction phase, and access limited for safety and efficiency. In general, it is most efficient to work area by area through the park. It is essential that work constructed in earlier phases is not impacted or destroyed in subsequent phases. The long-range master plan approach undertaken by the city minimizes this type of in -efficiency. It will be possible to partially develop an area in one phase, then add low -impact construction items in subsequent phases as funding becomes available. Careful consideration must be given to construction access routes to future work sites. Several safety and security concerns within the park should be addressed early in the process. These include vehicular access and entry improvements, pedestrian access improvements, including better connections to the neighborhoods surrounding the park, and other life safety issues such as police and emergency vehicle access. III ua II II II d;d Capital improvements to the park can reduce the amount of future funds spent on park maintenance. Examples include improving paving surfaces, lawns, plantings, and irrigation to spend fewer resources on maintenance. New buildings proposed for the park should minimize energy consumption and focus on low -maintenance design. mi ,i8hm4G�nalu I!!' 1111'),0 ILII ( V �� l ill Iry m n ( j� N. �I'� illi wry�u°nw a �1I ��I��I I �� ILII MYNsfY NItl tltl aNm!�WP`�'� u�'m 111 �''�NP I� p III � Int +III � BryLI � �ml °'�VW��utltlGil I �1 �efllltti iiIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIiiiiiiiillllllllllllllllllllllllllllllllllliiiiiiilllllllllllllllllllllllllllllllllliiiiiiiiilllllllllllllllllllllllllllllllllllliiiiiiilllllllllllllllllllllllllllllllllliiiiiiiillllllllllllllllllllllllllllllllllllliiiiiilllllllllllllllllllllllllllllllllllliiiiiiillllllllllllllllllllllllllllllllllliiiiiiillllllllllllllllllllllllllllllllllliiiiiiiillllllllllllllllllllllllllllllllllllliiiiiilllllllllllllllllllllllllllllllllliiiiiiiillllllllllllllllllllllllllllllllllllliiiiiillllllllllllllllllllllllllllllllllllliiiiiilllllllllllllllllllllllllllllllllllllllliillllllllllllllllllllllllllllllllllllllliiiilmm lulkrviilla Pon( rlk MasIer PIlan ,:! r T1t 1tatta ! Master Plan Implementation III uum� ;��Oiorn ii Vim.i 4 �ii�� ra ni r»�1 Tukwila Pond Park is in the heart of the Southcenter District, a major, regional commercial retail district anchored by Westfield Mall and complemented by various commercial and light industrial uses. Historically, the Southcenter District has been a destination, with employees, shoppers, and others visiting the District during the day. This increases City of Tukwila's daytime population to almost 100,000 people greater than its actual residential population (estimated at 21,970 in the 2020 US Census). However, despite this activity, the City of Tukwila, like all Washington cities, is financially constrained by tax -limiting measures and structural imbalance between the growth in City revenues compared to the demand for and cost of City services. 11).0)9J S In Tukwila's 2020 Parks, Recreation, and Open Space Plan (March 2020), the City identified $12.2 million in capital improvement projects to improve the City's 23 existing parks, including Tukwila Pond Park. Over the Plan's life, the City an estimated $376,000 is needed per year in total capital reinvestment/ replacement cost. The PROS Plan identifies the City's highest priority capital projects over the life of the project. However, Tukwila Pond Park was not identified as one of these projects'. It can be assumed that even if the proposed annual capital reinvestment/replacement resources were sufficient to support the implementation of the Tukwila Pond Park Master Plan, these existing resources likely wouldn't be available for it. It is not clear why Tukwila Pond Park was not identified as a priority capital project in the 2020 PROS Plan. Prioritization criteria included: Will the project fulfill an identified park and/or recreation need? Is the project within a % mile from an identified park search area? Supporting Strategic Plan and Comprehensive Plan Goals Enhancing/Maintaining Existing Resources Unique Opportunity Available Partnerships Property Availability and Condition Capital and Resource Availability Priority projects were intended to identify "quick wins"that have the greatest potential (and greatest need) to build progress towards the proposed system vision. Tulkwiilla Pond k'airlk Mask6:air k'Ilan Economic Analysis However, Tukwila Pond Park is an identified project in the City's 2021-2026 Capital Improvement Project and 2018 Parks and Recreation Impact Fee Study, indicating some funding is already available. The following compares the estimated project costs of Tukwila Pond Park redevelopment, based on the Master Plan, to available revenues as defined by CIP and Impact Fee Rate Study. It also identifies other potential revenue sources to develop a flexible funding plan for Tukwila Pond Park redevelopment, including a more formal funding strategy for the first phase of redevelopment. The estimated capital costs of executing the Tukwila Pond Park Master Plan is $33,310,396 in Year of Estimate dollars (YOE$) or $49,965,594 in inflation-adjusted 2031 dollars (2031$). Phasing the project gives current and future decision -makers the flexibility to pursue implementation of the master plan in a way that is responsive to budget availability and allows the City to leverage competitive funding through grants and other sources. However, since the first phase of this project will be completed between 2021 and 2028 (within the six-year period of the City's current CIP), it makes sense to develop a more formal funding strategy for that phase of the project. The 2021-2026 six-year CIP does identify the Tukwila Pond Trail and Boardwalk as a capital project. Although titled in a way that appears to limit it to the trail and boardwalk elements of the project, the description appears to include the entire park. The park description further identifies that the project is on the Park Impact Fee list at 75% and that 1% Municipal Arts Fund for City -funded construction will be included. According to the City's 2018 Fire and Parks Impact Fee Update Rate Study,2 $5,437,500 (2017$) against a total cost of $7,250,000 (2017$) will be available from Parks Impact Fee over the 10 -year period of the Impact Fee Rate Study to fund this project. In 2021$ (to match the YOE$ in this plan), this would be $6,085,000 in Impact Fees dedicated to Tukwila Pond Park redevelopment. Within the CIP, $100,000 was in Lodging Tax Funds was set aside for this master planning process in 2021. The CIP also identifies $1,175,000 in additional projects ($115,000 for design, $150,000 for construction management, and $910,000 for construction) in 2023. The CIP further dedicates $500,000 in proposed grant funds and $675,000 in lodging tax funds for that effort. The CIP does not show Parks Impact Fees as available to this project. Assuming the Parks Impact Fee dollars are generated and available to this project (given the unprecedented development in Tukwila over the past four years, this feels like a safe assumption), the first phase of development of the Tukwila Pond Park project is essentially funded, as shown in Table 4 Available Capital Funding for Tukwila Pond Park Master Plan, 2021-2028 in $1,000s 2 www.tukwilawa.gov/wp-content/uploads/FIRE-Ord-2572-Parks-Impact-Fees.pdf Tulk.witllaPond PuirlkMasterPIlan ,ira 1 u kvvAia Economic Analysis As Table 4 shows, based on the Impact Fee Rate Study and CIP, more funding should support Phase 1 of the Tukwila Pond Park Master Plan than needed. Given that Park Impact Fees can only support 75% of total project costs and the City must provide 25% through other sources, Phase 1 of the project should be funded as follows: • No more than $5,451,750 in park impact fees • As much as $2,400,000 in Lodging Tax Funds • Remainder in real estate excise tax 1 (REET 1) and proposed grant funds The City still needs to identify grants that are a good fit for Phase 1 of this project. The grants listed in the Grants and Funding section may be appropriate for funding the Tukwila Pond Park redevelopment. The City's CIP proposes additional revenues from proposed grants, lodging tax funds, and REET 1 to support the Tukwila Pond Park redevelopment beyond 2028. However, It is anticipated that it will be updated to reflect this master planning effort. Given the ongoing financial constraints on the City's budget and other City capital priorities, these funds may not truly be dedicated to this project. It will be necessary for the City to continue considering long-term strategies for funding the future phases of this project. Table 4 Available Capital Funding For Tukwila Pond Park Master Plan, 2021-2028 in $1,000s Awarded Grant ..................................... Proposed Grant Mitigation Actual ........................................... Parks Impact Fees 2021 $6,085 Lodging Tax Funds Sioo .............................................................................................. REET i Funds 2022. 2023 $500 $675 ................. 2024 2025 2026 2027 2028 EYOND TOTAL $5,500 $6,000 $6,085 $1,500 $2,400 $5,600 $5,600 TOTAL REVENUES sioo $1,175 $12,600 $20,085 Source: 2021-2026 Financial Planning Model and Capital Improvement Program, City of Tukwila, 2021. City of Tukwila Fire and Parks Impact Fees Update Rate Study, BERK Consulting, 2021. Tulk.witllaPond PuirlkMasterPIlan ,ira 1 u kvvAia Economic Analysis i1111 141111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 II 1mm 1111111 1111111111111 lli 11111111111 lonoi 1111111111111111,11111111111111111,11111 Ongoing Operating Costs In Tukwila's 2020 Parks, Recreation, and Open Space Plan (March 2020), the City also identifies ongoing operations and maintenance costs for parks based on the City's four -tier levels of maintenance. Within the PROS Plan, it is estimated that maintaining the improved Park System proposed within the plan would cost approximately $2.7 million annually. The PROS Plan doesn't identify the specific maintenance levels for Tukwila Pond Park; it can be assumed that current park operations and maintenance costs are substantial and insufficient. Tukwila Pond Park is currently isolated and obscured so that there are no "eyes on the park." The result is a high degree of illicit use and, with it, debris, including abandoned shopping carts, and vandalism, including fires that have burned existing view decks and benches. These conditions make operations and maintenance of the park challenging and costly, not only for Public Works staff but also for the Police Department who provide ongoing monitoring and enforcement at the Park. In most master planning processes, it is generally anticipated that parks will require additional operations and maintenance for support once developed and finalized. In the case of Tukwila Pond Park, any additional operations and maintenance costs will likely be offset by a reduction in the operations, maintenance, and police enforcement costs currently generated by park operations and maintenance. For this reason, while we anticipate new operations and maintenance activities (to support landscaping, vegetation management, etc.), those costs have not been estimated as part of the master planning process. Tulk.witlla Pond Puirlk Master PIlan a 1TullovAa Economic Analysis am ni/ U ,; off 11.1 IAIRM as. Potential Funding Sources While the City of Tukwila could increase its general revenues to support additional funding for parks capital projects, like the Tukwila Pond Park Redevelopment, these additional revenues would be flexible. Funds could be spent for any general government purpose. While park redevelopment is among these purposes, given the extremely fiscally constrained environment faced by Washington Cities and the fungibility of these sources, funds could likely be used for other City purposes. For this reason, and because the City's CIP has identified specific sources for funding Tukwila Pond Park redevelopment, we have focused on strategies related to increasing or implementing those sources. These include: 1�f 111�11�11�';1 I'll'1!111111',11111101,. ,Y1,1101,110 „odqnq Tax lJ!II"(Id/s Lodging Tax revenues must generally be used for tourism promotion, acquisition of tourism -related facilities, or operation of tourism -related facilities (RCW 67.28.1815 — .1816) . Included are operations and capital expenditures of tourism -related facilities owned or operated by a municipality, including repayment of bonds (limited tax general obligation [LTGO] or unlimited tax general obligation [UTGO] bonds). Because the City's CIP identifies lodging tax funds as a funding source for Tukwila Pond Park redevelopment, we have assumed that it is eligible to use this funding source. However, it will be important to confirm that the final park, as master -planned, appropriately meets the definition of a tourism -related facility; 3 RCW 6728.080 defines "tourism -related facility" as "(...] real or tangible personal property with a usable life of three of more years, or constructed with volunteer labor that is: (a)(i) owned by a public entity; (ii) owned by nonprofit organization described under section 501(c) (3) of the federal internal revenue code of 1986, as amended; or (iii) owned by a nonprofit organization described under section 501(c)(6) of the federal internal revenue code of 1986, as amended, a business organization, destination marketing organization, main street organization, lodging association, or chamber of commerce and (b) used to support tourism, performing arts, or to accommodate tourist activities. Tamil a Pond Puirlk Musk6:air PIlan .i 1 uIlovIa Grants& Funding • Tukwila, located in King County, is not eligible to impose a basic lodging tax. However, the City does levy a special lodging tax of 1%. Tukwila lodging is also subject to convention and trade center tax and tourism promotion area (TPA) charges. The City of Tukwila has levied Growth Management Act (GMA) impact fees for parks since 2008. These impact fee rates were updated through ordinance based on a rate study in 2017. Tukwila Pond Park is included as a project within the current rate study, with 75% of the project costs assigned to growth and therefore eligible to be funded by impact fees. �rgym,M°r fr/t 1„11nd,`s REET is a tax on the sale of real property, calculated on the full selling price, including the amount of any liens, mortgages, and other debts given to secure the purchase and collected at the time of sale. Cities may impose REET 1, a "first quarter percent" of 0.25% for capital projects and limited maintenance. Cities planning under GMA may also impose REET 2, a "second quarter percent," of 0.25%, also for capital projects and limited maintenance. Tukwila currently levies both REET 1 and 2, the maximum allowable 0.50%, so there is no opportunity to grow this revenue source. )od (Mml l uE, Sou There are very few dedicated revenue sources for parks capital. The only such tool that is specifically available for parks capital in Tukwila at this time is a property tax levy lid lift, described below: o 1e M : f Tax ✓r II d l The City could increase property taxes in the city to pay for parks capital. Cities are currently limited to a 1% increase in property tax revenue without a public vote. A property tax levy lid lift occurs when taxing jurisdictions with a tax rate less than its statutory maximum rate ask voters to increase their tax rate to an amount equal to or less than the statutory maximum rate, effectively lifting the lid on the levy rate. The taxing jurisdiction then collects more revenues because of the higher levy rate. Tulk.witlla Pond Puirlk Master PIlan a llovAia Grants & Funding Grant Funding The City of Tukwila already leverages competitive grant funding as possible to support parks' capital projects. While these local, state, and federal grant programs (organized based on who administers grant funding, not the source of the funding — that is, federal funds administered by state agencies are listed as "state grants") are extremely competitive, grant funding would significantly improve the funding feasibility of the Tukwila Pond Park redevelopment. Based on the project plan, we have identified the following grants as most appropriate for Tukwila Pond Park: 11 1s US Fish and Wildlife - North American Wetlands Conservation Act Small Grants Program Funding for long-term protection, restoration, and/or enhancement of wetlands and associated uplands habitats for the benefit of all wetlands -associated migratory birds Grant requests are limited to $100,000, and funding priority is given to new grantees or partners Grant can be used to protect and enhance, making Tukwila Pond Park an attractive project. US Dept. of Housing & Urban Development - Community Development Block Grants (CDBGs) • Grants to improve community facilities and services, especially in low and moderate -income areas US Fish and Wildlife - North American Wetlands Conservation Act Small Grants Program • Funding for long-term protection, restoration, and/or enhancement of wetlands and associated upland habitats for the benefit of all wetlands -associated migratory birds. Federal Highway Administration - Surface Transportation Block Grant Program (STBG)& Recreational Trails Program (RTP) The TA Set -Aside authorizes funding for programs defined as transportation alternatives, including on- and off-road pedestrian and bicycle facilities, infrastructure projects for improving non -driver access to public transportation and enhanced mobility, community improvement activities such as historic preservation and vegetation management, and environmental mitigation related to stormwater and habitat connectivity; recreational trail projects; and safe routes to school projects. Tulk.witlla Pond Puirlk Master PIlan a 1TullovAa Grants& Funding II III 113 Washington State Department of Transportation (WSDOTFixing America's Surface Transportation (FAST) Act • Funds surface transportation across the country using a combination offederal funding, primarily the gas tax. One funding programs isa biock grant to states that includes set-aside funding for transportation alternatives, including smaller -scale transportation projects such as pedestrian and bicycle facilities and recreational trails. • Grant can be used to renovate community parks, develop regional trails, and conserve habitats, making Tukwila Pond Park an attractive project. Washington Recreation and Conservation Office (RCO) Washington Wildlife and Recreation Program (WWRP) • Funds land protection and outdoor recreation, including park acquisition and development, habitat conservation, farmland and forestland preservation, and outdoor recreation facilities construction • 50% match required. l096oftotal project cost must befromnon'state,non-federa|contributions • Grant can be used to renovate community parks, develop regional trails, and conserve habitats, making Tukwila Pond Park an attractive project. Land and Water Conservation Fund (LWCF) • To preserve and develop outdoor recreation resources including parks, trails, and wildlife lands. • 50% match required. For local agencies and special purpose districts, 10% oftota|pnojectcoetmustbefromnon'state,non-federa|contribution. ^ Tukwila Pond Parkwill include unpaved trails and boardwaik, making the project a candidate for the LWCF grant. Habitat Area Do Not Disturb 0.44 ��. Transportation Improvement Board • The TIB funds high-priority transportation projects in communities throughout the state to enhance the movement of people, goods, and services. 11111 Tuk.wdla Pond Park Master Pllan a Grants& Funding nq County of „evy rants The voter -approved 2020-2025 Parks, Recreation, Trails and Open Space Levy allocates approximately $110 million over six years for grants for parks, recreation, and open space throughout King County through four program areas. 2021-22 Grant Program Funding Categories: • Parks Capital and Open Space • Aquatic Facilities • Targeted Equity • Open Space River Corridors $9.5 million $13 million $3.8 million $8.5 million Robert Wood Johnson Foundation Grant • This grant opportunity pays up to $500,000 for green spaces that promote equity and racial justice. Additional Sources In addition to the grant programs, some infrastructure funding is allocated through the state budget process. These discretionary funds are limited, subject to state appropriation, and highly competitive as with grants. Given that Tukwila Pond Park has potential regional economic development impacts, it may be an appropriate project to pursue legislative appropriation. k�l Private Donations and Partnerships • The redevelopment of Tukwila Pond Park will provide a unique value to the Southcenter District and, in particular, those businesses directly adjacent to it. As part of the Tukwila Pond Park Master Planning project, we have developed a complementary economic analysis that explores and communicates those benefits to potential private businesses and property owners. Additional opportunities for private partnerships and contributions are documented in that memo. Tamil a Pond Puirlk Musk6:air PIlan .i 1 uIlovIia Grants& Funding III Crowdfunding • Crowdfunding is best suited for small popular or novel projects and installations, and could be successfully implemented to support a unique feature or amenity proposed for the park- like nature play within the Tukwila Pond Park Master Plan. 7Y The City can levy additional debt through two main financing tools, LTGO Bonds and UTGO Bonds. LTGO bonds will impact the General Fund, while UTGO bonds will have an additional tax burden. The loan schedules used in this analysis assume a 4% interest rate over 20 years, and a bond issuance fee of 1.5%. Limited Tax General Obligation Bonds • Council -manic bonds must be repaid from existing resources, as there is no dedicated source of new revenue for debt service. The City Council can issue these bonds without going out to residents for a public vote. Unlimited Tax General Obligation Bonds. • Voted bonds must be approved by a vote of the City's residents and paid off by a new city property tax levy. This type of bond issue is usually reserved for municipal improvements that are of general benefit to the public, such as arterial streets, bridges, lighting, municipal buildings, firefighting equipment, and parks. As an assessment raises the money levied on property values, the business community also provides a fair share of the funds to pay off such bonds. It is important to consider that taking on additional bond debt will affect the City's credit rating. We cannot estimate how a specific bond issuance will specifically affect the City's credit rating. Still, the amount of debt capacity utilized does affect this rating, and it is a factor to consider in determining the amount of debt issued to support parks capital projects plan. 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The Master PIan enhances park accessand activates the park to create a safe and attractive place for the community to recreate and relax. How to find out more or get involved: Visit Tuk wilo Pond Pork 299 Strander Blvd, Tukwila, WA 98188 Contact the City o/'Tukwila Tukwila Parks & Recreation 12424 42nd Avenue South Tukwila, WA 98168 Phone: 206 768-2822 'Frock the project online www.tukwilawa.gov U ~ 11111 111111111111111111111 • '' TukwdlaPond Parlk MasIePllamTukwUa Keep the Momentum <A e P11/L; Contents Appendix A Master Plan Appendix B Placemaking Ideas Appendix C Architectural Components Appendix D Phasing Plan Appendix E Cost Estimating Appendix F Financial Analysis Appendix G Alternative Concepts Appendix H Stakeholder and Community Outreach Appendix I Stormwater Maps Appendix J Wetland Reconnaissance Appendix K Maintenance Tukwila Pond Park Master Pllan Cfty of RI wJ.a Appendix A PP dix Tukwila Pond Park Master Pllan Cfty of RI a Appendix h ,0170 A1 r11100 0" "IVINvI IIII �Ibp; „VI,ti u�gl�N,la 0001 ^ Im„In maul 0,0u""I"dy01,W,, jli!i m!y 010111"uw'"""!wW!, I I; 0 I am WIIII�"oY�" "Nl 11IIIIlI 11'; N61m olllluuuuuu„ uuuuIIIIIIIIIIIIIIIIIVp!iiiii��','� 10111111v v11111111111111'11110.161p "1 °l , JW; ^''IwVW ,6 Ilr 0 000 011V,1: v":111vvvvviJ111 0.1 "I, IIII I Ny l ul d 010" Y II "W 0, 0,0 011ul","1." i6 i Ill"1 �,�j mry IU p' 11 MW Illlllllllllllllllllll lu x'111 q IyIlVllll it I�u�ku,w 1011111111100 11Vuiluu1,0: ,, 0' II111101Ili� 14h1 IIINiiinitl �� ulu1Y'O��llYi IIIIII '' "000 1 11,11 I vv '!!luuuiluwyrm��piwuilj��',',� 01,111, ,0 Nd� I�;; v��.Mn'I'I'�,1!',lyllrloudl 111 1NESTEIELD SHOPPING " ENTER 'l!9111111111q I I�"',' INN I 101 100 '1'11111,« p 11 X9,1". 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It should be noted that the future construction of Tukwila Pond improvements will take between 20 and 30 years and currently II there is no funding identified to complete improvements that extend past the current bound- aries of Tukwila Pond re'IiJIIiVIIIN)IIlUIl1 .:,, ,7 r plln^I � VIII � !r I ,,,; dril 1 WIG BLVD' ,Y i.vilriemlirr, GREEN STREET F ull i , r,��ii'i11111111111u�iruun l�du 81VUp i �l�m l�''wLl ki nuualDrlllht�udRdil+llrldllmr+^vrllrvgr�! i� I ,Ii Itl rain quml^ryllillhuiirPiu@WIIINJr II �j�li,�"pv!�IIIII'�I�,i�'�l�iaulau (sr�G.w!+udu�4�I�I�UiIIII V Y �ll 1 N,,,, ll@pliV,u G ' REEN STREE G 1 01,,,#,,,,,,,,,.',',,,,o d611W'u ,41 GREEN'(,STREEJ H „I'III II' IIIIIIII ry I;4 }6'1,,',1,1, 410,6 Iyer ,m,, , d ,,,, ) - SIGNATURE WATER PLAY - ART DISPLAY (DISPERSED) - LOOP PATH - ARTIST WORK PAVILION/SHELTER - MODEST GATHERING AREA - WILDLIFE VIEWING TOWER - FESTIVAL I I 16UINi GREEN STREET -1 +111111' iq nuo, uuulf(�. Ullll,'q1 111111 .1, 111 110 4 loll l�JJr11111tlp11 1/1fPapIV1, III�rhrum,' POND ENHANCEMENT & MANAGEMENT - HERBICIDE TREATMENT - MINOR DEEPENING - MARSH CREATION/FILL - IMPROVED ECONTONE/EDGE - SHADING - HABITAT STRUCTURE/NATIVE FISH AMPHIBIAN I r )10,1441 1 ,u,.r, , Me,n1 Draft Master Plan Tukwila Pond Park MINKLI ,,,,Irlllrr, Scale: 1"= 100' VERTICAL DATUM NAVD 1988 I WA STATE PLANE COORDINATE SYSTEM NAD 83 I BM: KING COUNTY 93V-914 fa, 07/06/2021 0' 100' 200' BHC CONSULTING, THE WATERSHED COMPANY, SCHEMATA WORKSHOP, assoc. tortes r'[.I.0 A�1 d IIWrI II ll ii IhN v1 rr. ro 0110 p 1111111111111111111111111111111 plh0m{. 0 1111 rl I0. a 16 � gyp DEFINE P D S `RIAN nwiw�n�.mwm AC IES*, GR EN CONNECTION N,Im'Wullll � 1 ,r .,. Nlri��`I� „Id�1 � ti , d a. 4 I " �I, � W� �I I�iI V I 1 AVAAA 11111111111111111 ,101,101,1,1iuNN'AA'V°IIV'[;IVIII,„11111111111.1 1111111 I 1111' 11111111111111111Pi1 JI i'r ))1 'i mliu VII I I I. 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Perspective Ve ukwila Pond Park CITY OF TUKWILA BHC CONSULTING, THE WATERSHED COMPANY, SCHE TA WORKSHOP iv ,114f; ' AA/ A ip VI, /A. Hrl elift ,)117.91;01. jd 71 )iirt If k 411 1 .1rffro Pirr BERM SEATING 48'-0" PATHWAY 8'-O" COMMUNITY GATHERING AREA 56'40" PATHWAY 21'-0" OVERLOOK DECK 80"-0" TUKWILA POND ENHANCED WETLAND SW -0" PROPERTY LINE OHW 4* 0044 r (ft HIGH WATER 'bR,r0'Ltil j1J0 ‘1,0 (p'Ato,k ))f — FENCE EXISTING GRADE. WATER QUALITY TREATMENTMARSH — STEEL MESH POND OVERLOOK MARSH ENHANCEMENT FLOATING WETLAND AERATION Appe dix Placemaking Tukwila Pond Park Master Pllan Cfty of RI a Appendix Placemaking: mull m�N� m111 mro� 11\� NIIIIIm III>O0001 0,00 o ;a1�u0 ,� II I1 111 �OaaI m1n 0 11m11111 t III mei ;,�1 mal ,qpq� NN 110OM ,u° 0 n11 : N0 1's llamas„ 0 am �Iw 1111 m111 11�a�V� m�NN Draft concepts only T lk.wiillaPond ParlkCasterk'Ilan ra ("L,rl rnIia ,1m1�N III ,11°11 m111 m�NV 0 ri n NNW 11� Appendix Tukwila Pond Story Tukwila Pond is the hidden holder of Tukwila's fascinating, storied history from the days when the Duwamish Tribe called the Land of The Green River their sacred home. The Pond quietly witnessed the rise of the entire region's agricultural boom, as vegetable and dairy farmers worked the rich soil and fed the fast growing, population of hardworking people who made Tukwila, and the entire valley surrounding it, their home. Tukwila was an important whistle-stop for a growing and interconnected rail system that enabled truck farmers to sell their crops to markets anywhere. Changing times, and the expansion of infrastructure gave rise to massive industrialization of the area. Tukwila lies at a key interchange in the region's highway system, which made it the ideal location for world -changing industrial production and distribution. The region prospered and grew, and as it did, over time, farms were replaced by concrete and commercialization in every direction. What was once the breadbasket of the area, became the a business address for generations of blue-collar bread winners, entrepreneurs and families from all over the world. Tukwila, today, is a fast -paced, highly mobile consumer hub. But somehow, The Pond has remained. And it's existence as a place, as a city's sentinel, and a storytelling symbol could not be more important to the people who want it be their community park. We asked, and you told us. Every day people spend at Tukwila Pond adds to its story. Its legacy. It is a living asset, it breathes, it responds to our presence and it remembers. Chief Seattle taught us that everything is connected, the water, the air, the sky is connected to us like the blood of a brother. So this is our promise: To use design to make possible and enjoyable the many connections to this place and the people who live here. Tualk.witlln Pond Park C aster k'Ilan C r'a of "D„):kw Ia Appendix To inspire our efforts, and align the many minds at work to make this happen, it is useful to identify some stories to tell. These are simply narrative directions that illuminate possibilities. They do not limit our thinking to singular themes. 1. "The Song of Tukwila Pond" Inspired by Native Storytelling, co-authored by or written in a voice that recalls Tribal legends, the Song is a story of the people, animals and natural life of Tukwila Pond. The story reveals itself in a series of interpretive panels that follow the entire walking path of the park. Special needs visitors or people who wish to learn more may connect via Q -code link to a web story site curated by our Tribal partners. 2. "We are Tukwila" (A Place of Many Peoples and Voices) A contemporary, and colorful direction that creates a strong statement of civic pride in the diversity of the Tukwila population. We arerepresented by over eighty spoken languages, and countless cultures connected by where we reside. This is a defining and enriching story to bring to this place and the experience we create. 3. "Connections, with Nature" A celebration of the world we built, the connections we made through innovation and industrial mastery, and the organic natural world that inspires our artistic spirit. Natural forms interpreted in rail track, historical objects and concrete is our art, set in the natural setting of our parkscape creates an interesting place for exploration of both. T lk.witlln Pond Park C aster k'Ilan C r a "D„):kw Ia Appendix Tukwila Pond Placemaking- VuM IUGavou \h4 hMV111�1�r�� "'uNIhIV14B mm m��n� m me a�ug �I�Va IUGavm! im \\vu IUGavm! �IGh 1. The nexus of connected destinations in every direction 2. A culturally important gathering place that celebrates diverse Tukwila community 3. A catalyst for positive civic change to Tukwila/ Southcenter 4. A place for a new generation of stories 5. Green earth, fresh water, open skies, safe and fun 6. The embodiment of a new Tukwila brand lkwftlln Pond F' irlk C ask6:air k'Ilan tat of To kyvn Iia Appendix Option 1: "Song of Tukwila Pond" Mural wall Diagrammatic concepts- Not to scale Gateway studies • • • • 0 TARGE Lr ,4\wit'h ,uKwILA P ....‘411101111i 1.4011.1 11111)11)11),11),11),11), Pirk A " • • 11) • • • • fn. W4t s,e .1 WELCOME TO TUKWILA POND Tulk.W1111a Pond Park. Master Pllan Appendix Option 2 Wayfinding Studies LongHouse Loop hall west Maln Gate Sow! eentor Link Eighty -plus languages spoken in Tukwila are represented in a conceptual interpretive display integrated into the parkscape, creating a fun experience to share and discover. ,11111111111111111111111111 1ky1yDF1N N�iFkl9lkl Jy7�1ll1 Wayfinding and placemaking studies Story Concept - "Song of Tukwila Pond" Feature storytelling elements mark several points of reflection and poetry along the pond's circular path. Co -written with tribal partners in their voice. lkwftllnF'oindF' irlkC ask6:airk'Ilan Ill raof (1rl rnIia Animal art in landscape Seating and exercise along the path d A Appendix �llllllllllllllll�'"""°°> loafing moon globes at night 9 1111111111111111 s Longhouse s'tudie� Food Truck ualkwiillaPoirdk'airlk.\lasPerPllain L i1 /illr 1 III I loollaLl III 111,11'611 11 L Appendix Option 2: "We are Tukwila" /4,111:11:.11:!„:1:1,c,1;11111 i„„ .....i....a„„„„„„„„„„„„„„„„„„„„. . W "1,11,. "::";111111111111111111111,...A.1.111.11.11 „.„..01000000000000 11111„„.. ..” 0101111111 Diagrammatic concepts- Not to scale Brand & Wayfinding Tukwila Pond Park. Master Pllan Cfty of To kw 11 a iiiiiiiipil111111111111111011"1"1"1" 1111,. 1111111111111111ii,„,,. 111111111111111111111 111 2 1.,111un 0111 11111111111111 Appendix Option 2 Mural Wall and Wayfinding Studies Mural Wall, v2 „ow Tukwila Pond branded transit shelter TARGET Brand & Wayfinding, v2 Mural, lighting and street trees transform challenged park access Pylon sign. Tukwila Pond Park. Master PIIan City of To lloiv II a OVIvvi 1111111111mmmmil mmummmmmmimmmmmmmmmmmmmmmmmmmimmmmmll II 111111111111111111111111111111 Wayfinding signs Appendix r�irri Option 2 Mural Wall and Wayfinding Studies Lighting in a variety of cylinders and vertical poles and spheres IillluullliJlll4I��lk Cylindrical Pedestrian Light Poles and Bollards Light Rings Longhouse Study �1111 111111111111111111 D drrr„„H 1111111 ool am 414 T lk.witllaPond ParlkCasterk'Ilan ra ("�.,rl rnI� At 0 lu Mips Appendix Option 3: "Connections, with Nature" Mural Wall att..t 0 -Fr 1 r Diagrammatic concepts- Not to scale Brand & Wayfinding MN •• •• 1p0,010,010,010,00 °00000010110001 000000000000m1401110 ARGE 111111111111111111 1111 1111111111111111111ft 00,111,000,101,, 00000000fro,v,v,v,v,v,v,v,v, Elas11111W" 11,11, 01, 10 0::000,0•0«,001, 000 00000,00:0000:10,00000000000000000,0,00:00000 •400 ''100;011olo :::::,00,0000,00,00,00:,000,00UUN,Ui10000'jjjJJN ' 11111:°11N1'°0°'01111110'°11 00000010: 0111H 11001.000000000000 11 111 00000000„,„„,.... 11,10110111111111111111111111111111 11111111111111111111111101,,,,.,„.„., 11110010 1111 11111 . 1111111 1,11 111111111. 1111 1111 ''1'1111111111111111111111 ouol N o N N Niro 0 11 1,y 111 ; Ammo A 1111111 1001110 0,000,0 1100,000,00,00 000, „,„ u Alum ,1110,1011111 0A°00110 0.0 ,,;u000.A. . 'A000°„4, 10000: „fr 0110:U A to, lu 010,0000 111111111'1'1'1'1 11111111 11111111 00, : 000 1 11111 11111 011R11 11 on Eli Ai 11HH .011 11111111111111111 IL 0111 11111111/ 11111 1111ell 1 1 111111111111111 1 MI 11111111 001 111111MIIIMON'F!040" 19 H0000 HH I°°: ''°0000:I vu un II lull 11'11 1111111111 0110000010 ,000,00,00,00,00,00.0 01.00 00000 010„„, 0000000000 0000001110000 0000010u ion glum v. du,1,1,1,1,1,1,1,1,1,1,1110„„„„„, 110 MR! nom IN I"N""0"'N II IN 1111111 100000000 NEEMEMENEMENNE1,1,1,1,1,1,1,1,1,1,11, " 1:1111:111,11,11,11,11,11,11,11,11,11,11,11,11,11,11,11,11,11,11,11,11,11,11,1;,11111))))))))))))). 111111111111111111111111111111100 Tulk.wdla Pond Park Master Phan Cfty o w a Appendix Option 3 Longhouse Study with swooping roof form and similar open pavilion structure Longhouse Study Food Truck nu Ill III Ill 'ill'I"lillicili"i"Illi"''''i',,Ill11111111111111111111111111111111"!:.111111111111111111111111111111111111111 "11111111111111111111111111111111111111111.,;.,1111,1111111!!':,,:•:,,;,,,,iir :::!,,f1I'lliiiii11111111111,1111111111111,11,111,1,!!!!!! ),1-1'..i'''11111111111.,11,11,11,11,11,11,11,11,11,11,111! „j11,...vvvvvvvvvvvvvv,11111111111111.1,,vvvvvvvvvvvvvvvvvvv,11, Branded Pathway Lighting 1V1111111111111111 hat •i issi P11,14111,11,4 v(111;1111'4, 1'11! 111 1111 floti 111111°1111111 1111111111111111111111111111 11111111111111111111111111111111111111111111111111111111111111111111 Homoomoomollon000nollon000n000n000n000n000no 111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 111111111111111111111111111111 (1114111111f111111111,,1,11110111111111111111111111111111111111111111111111111111111111111111111111111111v11111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111! vvvvvvv?fivv(111111111111111111 11111111111111111111111 11111 III „„„„,iiii,„,i1,1111111,11,1111111111111111111111111111111111111 vvi111,...1111111111111111111111111111111111111111111111111111111111111111111111111 111111111111 Tuk.wiilla Pond Park. Master Pllar Appendix Water sculptures made of heavy industrial railroad rails that mimic grasses, Floating moonlight on water spheres, Dock railings with xylophone wood pickets, Lots of possibilities to create experiences that create brand... Ideas for fountains and elevated boardwalks / tffiw mommetow T lk.witllnPond ParlkCasterk'Ilan ira of To 11f.vvnIia 1111111 1110111111111111111111111111111111111111111111111 1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 �II I1I1IIIII IIIIII 1111111111111111 .11101111 oil�;IIPii l yr% r1 %1%%%%%%l%ll�IJ»»iJJJ) mmmmmmmmmmmm VIIII I��II�((1��uuuuum11111�� IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII II 1111111111111111111111111111111111 11111111111111 III AMMIV Shape elevated piers to mimic canoe brand identity and create projections/ lookouts. Appendix Misc. elements of placemaking and Brand Meaning 11111111111111111111111 1111111 1111111 1111111 11111111111,,,,01111111I1 111111111111111111,... 1111,1 111111.1.11111 11111111110111110 VIII �II111111111111 II 111111111111 elil a 1 A ID q Bellevue 1111 e 3 co ell `ARenton 5. fD Southcenter SeaTacTu kwi I a AI ona Kent ° a . Pacific L Fife>:3a, *.' z LL 8O Q Puyallup Brand meaning 11 and logo play dllqd„„ Playful landmarks tell stories "Animal stories told in Song of Tukwila Pond" We could create coloring books and lessons for school kids who find these animal friends at Tukwila Pond Park Interactive owl at Northgate 111111111111111111111111111111111111111111111111 1111111111111111111111111111111111111111111 11 111111111111111111, II 116d�N��gIIP�p�I�� ,i111111111.1111111, k�i� 11,610ayy1/of�(1l/�/J� Natural play structures Simple musical instruments %2 a mmrairo n m„nra ar mrmmra /060000)600, a _.... 111111111111111111111111111111 h�E 0eivuui0000avimrnnviriviire0nrrn Whirlygigs of native paddlers, trains, farmers. space shuttle or jets... integrated into parkscape )b ,illl, ••)li••,,••s�i ,••1.,-Y )�,,.l, li ��., , ,N„k• k)b illln,,,li ��,, •,,�A)VDFS, OPS T lkwiilla Pond P irlk C ask6:air PIlan r1,1 Tukyvn Iia 11111111 Umk Aircraft fuselage section transformed into a kid's play structure. oil i auu111 Appendix C}26 !Bqqfoejy! !}!Djuz!pg!Uvlxjmb Uvlxjmb!Qpoe!Qbsl!Nbtufs!Qmbo Appe dix Architectural Tukwila Pond Park Master PIIan Cfty of RI a Appendix (1) schemata workshop 18 October 2021 Drew Coombs, Landscape Architect J.A. Brennan Associates, PLLC 2701 1st Ave Suite 510 Seattle WA 98121 Dear Drew: Re: Tukwila Pond Master Planning — Architectural Design Narrative The following is a brief description of the architectural concept designs as part of the Tukwila Plan. This provides a description of the option to re -use and adapt the existing restroom building as well as the potential for a future artist pavilion structure associated with it. Additionally, there's a brief description of the context opportunities for the development of neighboring properties. Adapted Restroom Building and Artist Pavilion Restoration and Adaptive Use of Existing Restroom Building The existing restroom building in the park at Tukwila Pond has been shuttered for several years and has become a target of vandalism and abuse. The likely reason for the abandonment is that it was not observable in this park and therefore became a health and safety concern. However, the building itself is sturdy with good bones that could allow for it to be restored if those circumstances were to change. The existing restrooms are approximately 560 SF, but the total covered roof area is about 1,440 SF. The additional roof area provides shelter at the entries to the men's and women's restrooms, as well as the plumbing corridor in the middle. However, on the east end is a larger outdoor covered area of approximately 350 SF that covers a display for the history of the area, but mostly shelters homeless people currently. A core concept of the Master Plan is to increase the awareness and activate the park, which can help with overall public safety concerns. We can accomplish this by providing spots for designated activities, as well as enhancing the connections and visibility to/from adjacent properties. With this idea in mind, we've proposed a plan that would expand and enclose the area on the east side of the restroom building. By expanding the roofline by about 8 feet, we can create a flexible space of approximately 530 SF. We imagine this room that can be used for anything from a classroom to community meeting space, or even for a wedding reception area. This space will not only activate the park but is a potential source of revenue. The new room would have a long banquet table along the existing wall to the restroom. This would allow for an easy extension of plumbing from the utility corridor through to a sink serving this room. To reinforce the connection to the park itself, we propose that the east wall have a large folding garage style door that creates a canopy when opened and allows a flow of movement into the space from the park, and from the space to the pond. Any plan to adapt and/or expand the existing restroom building will need to consider its relation to the critical buffer area of the existing wetland, as the existing structure is within the wetland buffer. Tulk.witllaPond PuirlkMasterPIlan ,i'rk 1 I, Iia schemata workshop inc 1720 12th avenue, seattle wa 98122 www.rsci rnrataworksiiop.com 206.285.1589 schemata workshop 1 plumbing 2 women's bathroom 3 men's bathroom! 4 banquet halil/classroom = existing restroom building sc&e: 1116" 1' - fJ" Future Potential Multi -Purpose Space Discussions relative to the master planning included an idea for developing the area adjacent to the existing restroom building and the formal entry to the park, with an additional structure (or two) that could be offered as flexible, multi -use spaces. The idea would be to incorporate the restroom building as part of its assembly, with an outdoor courtyard to activate this area. The vision for this collection of buildings includes space for events, camps, or even a resident artist. Since this would also be adjacent to the main entry, some of the features, art, and storytelling that have been imagined for that area could extend to these buildings as well. Additionally, this could be used to enhance the connection to the neighboring hotel property. At the hotel, there is currently an exit from the convention/banquet spaces facing the park, but with no visual connection to the park and pond. We imagine this additional development could be used to establish a view portal to the pond through a courtyard. This could become an asset for the hotel as the park becomes part of their amenities and the park welcomes more visitors. Though the additional multi-purpose building concept is not incorporated in this phase of the Master Plan, it this documentation to foster a future public/private partnership. It is not part of the cost of implementation. s included n Planning Costs The following are some Rough Area of Magnitude Cost Estimates based on similar parks projects estimated in the past year. Restore Existing Restrooms and Adapt Building for added use: $152,000 Tulk.witlla Pond Park Master PIlan C,i r y N Ia Appendix schemata workshop Context Opportunities One of the purposes outlined for this Master Planning effort was to help neighboring property owners envision the development opportunities associated with Tukwila Pond and the park. As part of this effort, we looked at several of the adjacent properties that are seemingly under -developed and currently face away from the pond. By helping envision the potential increase in their property values due to the development of the pond we reinforce the goals of a well -used park that is safe and accessible to all. The City of Tukwila has specifically addressed zoning requirements around the pond and within proximity to the Tukwila transit center that developers could take advantage of. The building height allowed around the pond can be up to 70 feet with frontal improvements, with a 150 -foot setback from the pond that has a height limit of 45 feet. Additionally, there are parking reductions allowed for the areas near transit, including if residential units are within 1,320 feet of the transit station. That can allow for significantly more density than what is currently there. There are a few lots around the Tukwila Pond that seem to present opportunities for development, including two areas in particular along Andover Park West on the north and south edges of the pond. These present good cases where we believe landowners have the potential for improved value by engaging the pond and using it as an amenity. They can take advantage of proposed green streets and public access points to bring people into commercial and retail spaces. Instead of facing away from the pond, restaurants could directly engage the pedestrian boardwalk and offer outdoor dining with views out over the water. Residents living on the floors above the retail level would not only have access to great restaurants and shops, but the geography will offer many units views of the pond, park, and even Mt. Rainier down the valley. Resp- `fully sub tted, off E. Anderson, AIA rincipal, Schemata Workshop Tulk.witllaPond PuirlkMasterPIlan ,ira 1 u kvvA Appendix Appe dix Phasing Tukwila Pond Park Master Pllan Cfty of RI a Appendix E}5 The following is a preliminary list of key portions of the Tukwila Pond Park Master Plan broken out into potential phases. This breakdown assumes that phasing will primarily occur by zone and that some zones will need to be broken out into more than one implementation phase. See phasing diagram for area allocation. Long-term planning costs assume inflation over ten years. t Time period — 2022 — 2026 • Park On-site Considerations: Dollar amount: $6.6 Million • Open restrooms make it operational for public use • Construct adaptive reuse of the existing restroom with a flexible space program. Children's nature -themed pond or water feature and nature play area • Site aurvey • Wetland delineation. • Upland enhancement • Wetland enhancement • Small plaza associated with restroom. • Continue the pond water -quality analysis work. Time period — 2024 — 2028 • Park On-site Considerations: Dollar amount: $5 million Northwest boardwalk- Build portion of 12' wide north boardwalk and gangway from pavilion overlook to west park edge Upland enhancement Wetland enhancement Private property Off-site Considerations/ Connections: Negotiate and prepare Memorandum of Understanding (MOU) with Doubletree for access and parking easement Negotiate and prepare a MOU with Target for improved pedestrian access easement through the load and unload area and north edge belvedere. • Create west green street connection • Negotiate and prepare MOU with Regency Center for improved pedestrian access easement for north edge belvedere Develop designated park parking stalls on Doubletree property (10 stalls) Define gateway marker off Southcenter Parkway through Doubletree property easement. Create green street connection • Create gateway marker with pedestrian route improvements off Strander Boulevard. • Develop belvedere overlook on the north edge—small gathering space with a vertical marker. • Develop designated north parking area (10 - 15 stalls) with MOU agreement Regency Centers Tamil a Pond Puirlk Musk6:air PIlan .i r T 1 fliIlovIa Appendix lase 2 Time period — 2026 — 2030 Park On-site Considerations: Dollar amount: $24.8 Million Pond Dredging Pond water quality implementation Gateway, Wayfinding, and Signage Construct Portion of 12' wide Southwest Boardwalk. Construct south access portion of the walking loop connecting west park edge to Andover Park W. Construct floating wetlands. Wetland enhancement and restoration Start art sculpture garden program Private Property Opportunity - Off-site Considerations/ Connections: East edge connection - Negotiate and prepare Memorandum of understanding with Seattle South Business Park (Omar Lee) for South access easement and consider shared parking opportunity Visioning for Esplanade - Negotiate and prepare Memorandum of understanding with Target Regency Centers for access easement with future development Develop designated north parking stalls for the park (10 — 15 stalls) with MOU agreement with Seattle South Business Park (Omar Lee) r,,,i11` Time period — 2028 — 2032 • Park On-site Considerations: Dollar amount: $4.9 Million Construct outdoor Tukwila Pond cultural space and lawn gathering area connecting play area to adaptive building reuse. Construct overwater pier from outdoor gathering space to the Pond. • Construct floating wetlands. • Wetland enhancement and restoration • Complete art sculpture garden program • Private Property Opportunity - Off-site Considerations/ Connections: • West edge connection - Negotiate and prepare MOU for access easement with Parkway Square property owner and consider shared parking opportunity • Southeast connection - Negotiate and prepare Memorandum of understanding for connection with green river trail through Union Pacific Railroad • Create south green street connection connecting to Minkler Street • Complete Gateway, Wayfinding, and Signage Tulk.witlla Pond Park Master PIlan C,i r a o 1 u N Ia Appendix Time period 2030 — 2034 Park On-site Considerations: Dollar amount: $5.1 Million Construct remaining portion of 12' wide northeast boardwalk and trail Gateway, Wayfinding, and Signage Plan for gangway connection to the southeast esplanade Wetland enhancement and restoration Upland forest & riparian habitat restoration Connect the freshwater source to the pond Private Property Opportunity - Off-site Considerations/ Connections: Northeast edge connection - Negotiate and prepare Acquisition of Burger King site with Regency Centers. Create north green street connection Visioning for Esplanade - Negotiate and prepare a MOU with Target and Regency Centers for access easement with future development Time period 2032 — 2036 • Park On-site Considerations: Dollar amount: $3.8 Million • Complete park walking loop - Construct the last portion of 12' wide Southeast Boardwalk and trail • Wetland enhancement and restoration • Upland forest & riparian habitat restoration Private Property Opportunity - Off-site Considerations/ Connections: • Begin esplanade development by others complete park connection r,`,s l!'' 6 Time period 2034 — 2038 • Park On site Considerations: Dollar amount: $3.1 Million • Private Property Opportunity - Off-site Considerations/ Connections: • Complete Esplanade development by others complete park connection Tulk.witlla Pond Park Master PIlan C,i r a o 1 u N Ia Appendix A PP Tuk.wdla Pond Park. Master Pllan City of Tu a dix E Cost Estimating Appendix Tukwila Pond Master Plan J.A. Brennan Associates, PLLC PLANNING LEVEL - CONCEPTUAL DESIGN Landscape Architects & Planners PRELIMINARY BUDGET ESTIMATE Date: 23 -Nov -21 SUMMARY ALL PARK COMPONENTS Tukwila Pond Park is 25 Acre Park Open water Pond area +/- 19 Acres Main park developed west use area +/- 2.7 Acres Item Description Quantity Unit Unit Costs Subtotal 1 Mobilization 1 LS $ 1,681,248.00 $ 1,681,248.00 2 Demolition and Clearing 1 LS $ 129,400.00 $ 129,400.00 3 Grading and Erosion Control 1 LS $ 158,200.00 $ 158,200.00 4 Trails & Misc. Pedestrian Circulation 1 LS $ 201,045.00 $ 201,045.00 5 North Boardwalk 1 LS $ 1,915,000.00 $ 1,915,000.00 6 South Boardwalk 1 LS $ 2,386,500.00 $ 2,386,500.00 7 Pond Enhancement 1 LS $ 6,082,220.00 $ 6,082,220.00 8 Wayfinding and Signage 1 LS $ 181,000.00 $ 181,000.00 9 Art Elements 1 LS $ 740,000.00 $ 740,000.00 10 Auto Circulation 1 LS $ 29,840.00 $ 29,840.00 11 Green Street Entry 1 LS $ 200,000.00 $ 200,000.00 12 Utilities 1 LS $ 75,000.00 $ 75,000.00 13 Storm Drainage 1 LS $ 656,000.00 $ 656,000.00 14 Structures 1 LS $ 1,171,000.00 $ 1,171,000.00 15 Plaza Gathering Area 1 LS $ 996,500.00 $ 996,500.00 16 Nature Play Area 1 LS $ 970,000.00 $ 970,000.00 17 Belvedere Overlook (North Target Access) 1 LS $ 300,000.00 $ 300,000.00 18 Site Furniture 1 LS $ 134,500.00 $ 134,500.00 19 Lighting 1 LS $ 134,000.00 $ 134,000.00 20 Planting and Irrigation 1 LS $ 637,275.00 $ 637,275.00 Total Total Tukwila Pond Master Plan Design and Construction Cost $ 18,493,728.00 SUBTOTAL DESIGN CONTINGENCY: 30% 30% CONTRACTOR OVERHEAD & PROFIT: 12% 12% LOCATION ADJUSTMENT (Seattle): 1.7% SALES TAX: 10% (TUKWILA) 10.00% CONSTRUCTION CONTINGENCY: 10% 10% DESIGN & CONSTRUCTION MNGMT FEE: C 0% PERMITTING FEE 1 LS 18,493,728.00 $5,548,118.40 24,041,846.40 $2,885,021.57 26926867.97 $457,756.76 27,384,624.72 $2,738,462.47 30,123,087.20 $3,012,308.72 33,135,395.92 $0.00 25,000.00 $25,000.00 $14,666,667.92 Parks Operation and Maintenance Annual Budget (25 Acres) $150,000.00 Subtotal (2021 U.S.D) Inflation over 10 years 5.0% YR 10.00 $ 33,310,395.92 16, 65 5,197.96 Tukwila Pond Master Plan Design and Construction Cost Grand Total (2031 U.S.D) $49,965,593.87 Tulk.witlla Pond Park Master PIlan C,i r a N Ia Appendix TUKWILA POND PARK MASTER PLAN PLANNING LEVEL PRELIMINARY BUDGET ESTIMATE - COMPLETE ALL ELEMENTS Overall Budget Buildout Date: 23 -Nov -21 Total Area: Full park 1,089,000 sf +/- (25 Acres) J.A. Brennan & Associates Landscape Architects & Planners 2701 First Avenue, Suite 510 Seattle, WA 98121 (206) 583-0620 MOBILIZATION Item Description Quantity Unit Unit Costs Subtotal Total Mobilization (10%) 0.1 % 16,812,480.00 1,681,248.00 $1,681,248.00 DEMOLITION & CLEARING Item Description Quantity Unit Unit Costs Subtotal Total Clear, Grub, Haul, & Dump 4.8 AC 8,500.00 40,800.00 Selective Clear and Grub (for restoration) 4.8 AC 6000.00 28,800.00 Debris, Load, Haul & Dump -Off Site (asphalt/concrete-5") 1360 CY 25.00 34,000.00 Cut and break Ex asphalt 8600 SY 3.00 25,800.00 Item GRADING AND EROSION CONTROL Description Temporary Sedimentation & Erosion Control Temporary Facilities Grading (Fill) Grading (Cut) Import Clean Fill Water Quality Monitoring During Construction Quantity Unit Unit Costs Subtotal 1 LS 11,000.00 11,000.00 1 LS 10,000.00 10,000.00 2100 CY 16.00 33,600.00 2100 CY 16.00 33,600.00 1500 CY 40.00 60,000.00 1 LS 10,000.00 10,000.00 TRAILS & MISC PEDESTRIAN CIRCULATION Item Description Quantity Unit Unit Costs Subtotal Asphalt Multi -Use Trail, 12' W 0 LF 42.00 0.00 Asphalt Path - 6' wide 0 LF 21.00 0.00 Crushed Rock Path - 8' Wide 6249 SF 5.00 31,245.00 Stair - 6' wide, concrete with pipe railing 0 LF 215.00 0.00 Rail Fence 1 LS 8,000.00 8,000.00 Entry Plaza - asphalt w/ bench & railing 3 EA 6,000.00 18,000.00 View Decks 0 EA 10,000.00 0.00 Concrete Paving (plain concrete) 10800 SF 13.00 140,400.00 Pedestrian Crosswalks 1 EA 3,400.00 3,400.00 Item Item Item NORTH BOARDWALK Description Boardwalk 12' wide (Floating ) Boardwalk 12' wide (Floating - with railing ) Boardwalk 8' wide (Floating) Gangways Boardwalk 8' wide (Pile supported system - diamond pier ) Boardwalk lighting Boardwalk- water supply for wash down Boardwalk overlooks Fixed pier abutment Site Furniture SOUTH BOARDWALK Description Boardwalk 12' wide (Floating ) Boardwalk 12' wide (Floating - with railing ) Boardwalk 8' wide (Floating) Gangways Boardwalk 8' wide (Pile supported system - diamond pier ) Boardwalk lighting Boardwalk- water supply for wash down Boardwalk overlooks Fixed pier abutment Site Furniture POND ENHANCEMENT Description Dredge(Pond Deepening) Haul inadequate material Habitat edge fill from dredge Riparian edge planting Emergent marsh planting Habitat floating islands Habitat Logs and Snags Herbicide treatment Quantity Unit Unit Costs Subtotal 780 LF 900.00 702,000.00 650 LF 1,200.00 780,000.00 O LF 600.00 0.00 320 LF 950.00 304,000.00 O LF 300.00 0.00 O LS 75,000.00 0.00 2000 LF 12.00 24,000.00 1 LS 45,000.00 45,000.00 4 EA 10,000.00 40,000.00 1 LS 20,000.00 20,000.00 Quantity Unit Unit Costs Subtotal 355 LF 900.00 319,500.00 800 LF 1,200.00 960,000.00 O LF 80.00 0.00 120 LF 950.00 114,000.00 1450 LF 600.00 870,000.00 O LS 75,000.00 0.00 1500 LF 12.00 18,000.00 1 LS 45,000.00 45,000.00 4 EA 10,000.00 40,000.00 1 LS 20,000.00 20,000.00 Quantity Unit Unit Costs Subtotal 30000 CY 120.00 3,600,000.00 12000 CY 80.00 960,000.00 18000 CY 35.00 630,000.00 31215 SF 8.00 249,720.00 30000 SF 6.00 180,000.00 1 LS 80,000.00 80,000.00 17 EA 2,500.00 42,500.00 1 LS 25,000.00 25,000.00 $129,400.00 Total $158,200.00 Total $201,045.00 Total $1,915,000.00 Total $2,386,500.00 Tulk.witlla Pond Park Master PIlan C,i I a k Appendix Total TUKWILA POND PARK MASTER PLAN J.A. Brennan & Associates PLANNING LEVEL Landscape Architects & Planners PRELIMINARY BUDGET ESTIMATE -COMPLETE ALL ELEMENTS 2701 First Avenue, Suite 510 Overall Budget Buildout Seattle, WA 98121 Date: 23 -Nov -21 (206)583-0620 recirculating pump for aeration and marsh terraces 1 LS 40,000.00 40,000.00 Alum treatment 1 LS 275,000.00 275,000.00 WAYFINDI NG & SIGNAGE Item Description Quantity Unit Unit Costs Subtotal Directional Signs 16 EA 1,000.00 16,000.00 Interpretive Sign 9 EA 5,000.00 45,000.00 Wayfinding Map and Kiosk 4 EA 20,000.00 80,000.00 Park Entry Signage 4 EA 10,000.00 40,000.00 $6,082,220.00 Total $181,000.00 ART ELEMENTS Item Description Quantity Unit Unit Costs Subtotal Total Art Elements dispersed throughout park 9 EA 60,000.00 540,000.00 Artful Elements at thresholds to the park 4 EA 50,000.00 200,000.00 AUTO CIRCULATION Item Description Quantity Unit Unit Costs Subtotal Frontage Improvements (NIC multi -use trail) 0 LF 1,415.00 0.00 Parking Area/Driveway (3" AC and aggregate base) 2000 SF 7.00 14,000.00 Striping 12 EA 120.00 1,440.00 Concrete Wheel stops 6 EA 200.00 1,200.00 Removable Bollards 6 EA 2200.00 13,200.00 GREENSTREET ENTRY AT TARGET ALLEY ACCESS Item Description Quantity Unit Unit Costs Subtotal Wall mural 1 LS 16,000.00 16,000.00 Entry kiosk 0 LS 20,000.00 0.00 Entry gateway at Strander Blvd 1 LS 45,000.00 45,000.00 Path entry Improvements 1 LS 20,000.00 20,000.00 Lighting 1 LS 20,000.00 20,000.00 West side Entry Plaza 800 SF 30.00 24,000.00 Designated park parking improvements 15 stalls 1 LS 20,000.00 20,000.00 Landscaping 1 LS 25,000.00 25,000.00 Irrigation 1 LS 10,000.00 10,000.00 Site Furniture 1 LS 20,000.00 20,000.00 $740,000.00 Total $29,840.00 Total $200,000.00 UTILITIES Item Description Quantity Unit Unit Costs Subtotal Total Potable Water Supply 0 LS 50,000.00 0.00 Electrical- Upgrades 1 LS 70,000.00 70,000.00 Sanitary Sewer 0 LS 150,000.00 0.00 Fire Hydrant 1 EA 5,000.00 5,000.00 $75,000.00 STORM DRAINAGE Item Description Quantity Unit Unit Costs Subtotal Total Stormwater Conveyance System 6 LS 75,000.00 450,000.00 Biofiltration -drainage swale 7 LS 18000.00 126,000.00 Stormwater Quality Treatment Facility 1 LS 80,000.00 80,000.00 $656,000.00 STRUCTURES Item Description Quantity Unit Unit Costs Subtotal Total Renovate existing Restroom 1 LS 155,000.00 155,000.00 Viewing Tower/Iconic Focal Point 1 LS 250,000.00 250,000.00 Artist residency/pavilion (future potential) 0 EA 586,000.00 0.00 Park pavilion - North Edge 1 EA 180,000.00 180,000.00 $1,171,000.00 WETLAND PLAZA AREA Item Description Seat walls Plaza paving Wetland -Edge wall- Weathering Steel Central 10' wide over water pier/ ( pile supported system) Landscaping Irrigation Site Furniture Quantity Unit Unit Costs Subtotal 30 CY 1,000.00 30,000.00 10050 SF 30.00 301,500.00 300 LF 600.00 180,000.00 1 LS 450,000.00 450,000.00 1 LS 25,000.00 25,000.00 1 LS 10,000.00 10,000.00 0 LS 20,000.00 0.00 Total $996,500.00 Tulk.witlla Pond Park Master PIlan C.I i T k Appendix TUKWILA POND PARK MASTER PLAN J.A. Brennan&Associates PLANNING LEVEL Landscape Architects & Planners PRELIMINARY BUDGET ESTIMATE - COMPLETE ALL ELEMENTS 2701 First Avenue, Suite 510 Overall Budget Buildout Seattle, WA98121 Date: 23 -Nov -21 (206)583-0620 02900 POND EXPLORATION PLAY AREA Item Description Quantity Unit Unit Costs Subtotal Total Nature Play Area w/ play curb 1 LS 900,000.00 900,000.00 Recirculating Pump for water play feature 1 LS 35,000.00 35,000.00 Landscaping 1 LS 25,000.00 25,000.00 Irrigation 1 LS 10,000.00 10,000.00 $970,000.00 BELVEDERE OVERLOOK (North target edge) Item Description Quantity Unit Unit Costs Subtotal Total Belvedere Overlook 1 LS 300,000.00 300,000.00 $300,000.00 02900 SITE FURNITURE Item Description Quantity Unit Unit Costs Subtotal Picnic Table w/ concrete pad 6 EA 3,500.00 21,000.00 Bike Rack 8 EA 1000.00 8,000.00 Picnic Grill 3 EA 300.00 900.00 Drinking Fountain 1 EA 5000.00 5,000.00 Trash Receptacle 8 EA 1,200.00 9,600.00 Bench 12 EA 2,500.00 30,000.00 Cafe Tables & Chairs 12 EA 5,000.00 60,000.00 02900 LIGHTING Item Description Quantity Unit Unit Costs Subtotal Upgrade Electrical/ New Service 1 LS 25000.00 25,000.00 Art projection lighting 1 LS 75000.00 75,000.00 North entry lighting 2 LS 12000.00 24,000.00 South entry lighting 1 LS 10000.00 10,000.00 West parking lot lighting 0 LS 75000.00 0.00 Lighting -Playground 0 LS 10000.00 0.00 Walkway Luminaire - 10' 0 EA 5200.00 0.00 Walkway Bollard - 42" 0 EA 2500.00 0.00 02900 PLANTING & IRRIGATION & MITIGATION Item Description Quantity Unit Unit Costs Subtotal Irrigation - all upland planted areas 31500 SF 1.25 39,375.00 Wetland Enhancement/ Mitigation 65000 SF 5.00 325,000.00 Wetland Creation/ Mitigation 9500 SF 10.00 95,000.00 Upland / Riparian 14000 SF 8.00 112,000.00 Meadow (no irrigation) 7000 SF 2.00 14,000.00 Lawn 17300 SF 3.00 51,900.00 SUBTOTAL DESIGN CONTINGENCY: 30% 30% % 18,493,728.00 $5,548,118.40 CONTRACTOR OVERHEAD & PROFIT: 12% 12% % 24,041,846.40 $2,885,021.57 LOCATION ADJUSTMENT (Seattle): 1.7% % 26926867.97 $457,756.76 SALES TAX: 10% (TUKWILA) 10.00% % 27,384,624.72 $2,738,462.47 CONSTRUCTION CONTINGENCY: 10% 10% % 30,123,087.20 $3,012,308.72 DESIGN & CONSTRUCTION MNGMT FEE: 0% 0% % 33,135,395.92 $0.00 PERMITTING FEE 1 LS 25,000.00 $25,000.00 Total $134,500.00 Total $134,000.00 Total $637,275.00 $18,493,728.00 $14,666,667.92 Parks Operation and Maintenance Annual Budget (25 Acres $6000/Ac) $150,000.00 Subtotal (2021 U.S.D) $33,310,395.92 Inflation over 10 years 5.0% YR 10.00 16,655,197.96 Grand Total (2031 U.S.D) $49,965,593.87 ASSUMPTIONS: 1. There are Potential Owner Costs which are not included in the construction cost estimate including City in-house project management. 2. Cost estimates do not include any costs related to MTCA cleanup; MTCA cleanup will need to be addressed concurrent with or prior to construction. 3. Cost estimates do not include indirect capital costs for site investigations and survey. 4. Total amount of contaminated soil is unknown. Additional testing will be required during detailed design phases of the project. Tulk.witlla Pond Park Master PIlan C.I i T k Appendix TUKWILA POND PARK MASTER PLAN PLANNING LEVEL PRELIMINARY BUDGET ESTIMATE - COMPLETE ALL ELEMENTS Date: 23 -Nov -21 Phase 1A Total Area: 95,516 sf +/- (2.2 Acres) MOBILIZATION Item Description Mobilization (10%) Item Item Item Item J.A. Brennan & Associates Landscape Architects & Planners 2701 First Avenue, Suite 510 Seattle, WA 98121 (206) 583-0620 Quantity Unit Unit Costs Subtotal Total 0.1 % 2,208,455.00 220,845.50 $220,845.50 DEMOLITION & CLEARING Description Quantity Unit Unit Costs Subtotal Total Clear, Grub, Haul, & Dump 1.8 AC 8,500.00 15300.00 Selective Clear and Grub (for restoration) 1.3 AC 6000.00 7,800.00 Debris, Load, Haul & Dump -Off Site (asphalt/concrete-5") 190 CY 25.00 4,750.00 Cut and break Ex asphalt 1200 SY 3.00 3,600.00 $31,450.00 GRADING AND EROSION CONTROL Description Quantity Unit Unit Costs Subtotal Total Temporary Sedimentation & Erosion Control 1 LS 11,000.00 11,000.00 Temporary Facilities 1 LS 10,000.00 10,000.00 Grading (Fill) 500 CY 16.00 8,000.00 Grading (Cut) 500 CY 16.00 8,000.00 Import Clean Fill 200 CY 40.00 8,000.00 Water Quality Monitoring During Construction 1 LS 10,000.00 10,000.00 $55,000.00 TRAILS & MISC PEDESTRIAN CIRCULATION Description Quantity Unit Unit Costs Subtotal Total Asphalt Multi -Use Trail, 12' W 0 LF 42.00 0.00 Asphalt Path - 6' wide LF 21.00 0.00 Crushed Rock Path - 8' Wide 875 SF 5.00 4,375.00 Stair- 6' wide, concrete with pipe railing LF 215.00 0.00 Rail Fence 1 LS 8,000.00 8,000.00 View Point/Plaza - asphalt w/ bench & railing 2 EA 6,000.00 12,000.00 View Decks EA 10,000.00 0.00 Concrete Paving (plain concrete) 9900 SF 13.00 128,700.00 Pedestrian Crosswalks EA 3,400.00 0.00 $153,075.00 NORTH BOARDWALK Description Quantity Unit Unit Costs Subtotal Total Boardwalk 12' wide (Floating) LF 900.00 0.00 Boardwalk 12' wide (Floating - with railing) 0 LF 1,200.00 0.00 Boardwalk 8' wide (Floating) LF 600.00 0.00 Gangways LF 950.00 0.00 Boardwalk 8' wide (Pile supported system - diamond pier) LF 300.00 0.00 Boardwalk lighting LS 75,000.00 0.00 Boardwalk- water supply for wash down 0 LF 12.00 0.00 Boardwalk overlook LS 45,000.00 0.00 Fixed pier abutment EA 10,000.00 0.00 Site Furniture LS 20,000.00 0.00 SOUTH BOARDWALK Item Description Quantity Unit Unit Costs Subtotal Boardwalk 12' wide (Floating) 0 LF 900.00 0.00 Boardwalk 12' wide (Floating - with railing) 0 LF 1,200.00 0.00 Boardwalk 8' wide (Floating) LF 80.00 0.00 Gangways LF 950.00 0.00 Boardwalk 8' wide (Pile supported system - diamond pier) LF 600.00 0.00 Boardwalk lighting 0 LS 75,000.00 0.00 Boardwalk- water supply for wash down 0 LF 12.00 0.00 Boardwalk overlook 0 LS 45,000.00 0.00 Fixed pier abutment 0 EA 10,000.00 0.00 Site Furniture 0 LS 20,000.00 0.00 Item POND ENHANCEMENT Description Dredge Haul inadequate material Habitat edge fill from dredge Riparian edge planting Emergent marsh planting Habitat floating islands Habitat Logs and Snags Herbicide treatment Quantity Unit Unit Costs Subtotal CY 120.00 0.00 CY 80.00 0.00 CY 35.00 0.00 SF 8.00 0.00 SF 6.00 0.00 EA 80,000.00 0.00 EA 2,500.00 0.00 LS 25,000.00 0.00 Tulk.witlla Pond Park Master PIlan C,i I a k Appendix $0.00 Total $0.00 Total TUKWILA POND PARK MASTER PLAN PLANNING LEVEL PRELIMINARY BUDGET ESTIMATE - COMPLETE ALL ELEMENTS Date: J.A. Brennan & Associates Landscape Architects & Planners 2701 First Avenue, Suite 510 Seattle, WA 98121 (206)583-0620 23 -Nov -21 Aeration fountain w/ recirculating pump LS 40,000.00 0.00 Alum treatment LS 275,000.00 0.00 WAYFINDI NG & SIGNAGE Item Description Quantity Unit Unit Costs Subtotal Directional Signs 4 EA 1,000.00 4,000.00 Interpretive Sign 3 EA 5,000.00 15,000.00 Wayfinding Map and Kiosk 1 EA 20,000.00 20,000.00 Park Entry Signage 1 EA 10,000.00 10,000.00 $0.00 Total $49,000.00 ART ELEMENTS Item Description Quantity Unit Unit Costs Subtotal Total Art Elements dispersed throughout park 1 EA 60,000.00 60,000.00 Artful Elements at thresholds to the park 1 EA 50,000.00 50,000.00 AUTO CIRCULATION Item Description Quantit Unit Unit Costs Subtotal Frontage Improvements (NIC multi -use trail) 0 LF 1 1,415.00 0.00 Parking Area/Driveway (3" AC and aggregate base) 0 SF 7.00 0.00 Striping 0 EA 120.00 0.00 Concrete Wheel stops 0 EA 200.00 0.00 Removable Bollards 0 EA 2200.00 0.00 GREENSTREET ENTRY AT TARGET ALLEY ACCESS Item Description Quantity Unit Unit Costs Subtotal Wall mural 1 LS 16,000.00 16,000.00 Entry kiosk 1 LS 20,000.00 20,000.00 Entry gateway at Strander Blvd 1 LS 45,000.00 45,000.00 Path entry Improvements 1 LS 20,000.00 20,000.00 Lighting 1 LS 20,000.00 20,000.00 Entry Plaza 800 SF 30.00 24,000.00 Designated park parking improvements 15 stalls? 1 LS 20,000.00 20,000.00 Landscaping 1 LS 25,000.00 25,000.00 Irrigation 1 LS 10,000.00 10,000.00 Site Furniture 1 LS 20,000.00 20,000.00 $110,000.00 Total $0.00 Total $220,000.00 UTILITIES Item Description Quantity Unit Unit Costs Subtotal Total Potable Water Supply 0 LS 50,000.00 0.00 Electrical- Upgrades 1 LS 70,000.00 70,000.00 Sanitary Sewer 0 LS 150,000.00 0.00 Fire Hydrant 0 EA 5,000.00 0.00 $70,000.00 STORM DRAINAGE Item Description Quantity Unit Unit Costs Subtotal Total Stormwater Conveyance System 1 LS 75,000.00 75,000.00 Biofiltration -drainage swale 1 LS 18000.00 18,000.00 Stormwater Quality Treatment Facility 0 LS 80,000.00 0.00 $93,000.00 STRUCTURES Item Description Quantity Unit Unit Costs Subtotal Total Renovate existing Restroom 1 LS 155,000.00 155,000.00 Viewing Tower/Iconic Focal Point 0 LS 250,000.00 0.00 Artist residency/pavilion (future potential) 0 EA 586,000.00 0.00 Park pavilion - North Edge 0 EA 180,000.00 0.00 WETLAND PLAZA AREA Item Description Seat walls Plaza paving Wetland -Edge wall- Weathering Steel Central 10' wide over water pier/ ( pile supported system) Landscaping Irrigation Site Furniture $155,000.00 Quantity Unit Unit Costs Subtotal Total O CY 1,000.00 0.00 O SF 30.00 0.00 O LF 600.00 0.00 O LS 450,000.00 0.00 O LS 25,000.00 0.00 O LS 10,000.00 0.00 O LS 20,000.00 0.00 Tulk.witlla Pond Park Master PIlan C.I i T k Appendix $0.00 TUKWILA POND PARK MASTER PLAN PLANNING LEVEL PRELIMINARY BUDGET ESTIMATE -COMPLETE ALL ELEMENTS J.A. Brennan & Associates Landscape Architects & Planners 2701 First Avenue, Suite 510 Seattle, WA 98121 Date: 23 -Nov -21 (206)583-0620 02900 POND EXPLORATION PLAY AREA Item Description Quantity Unit Unit Costs Subtotal Total Nature Play Area w/ play curb 1 LS 900,000.00 900,000.00 Recirculating Pump for water play feature 1 LS 35,000.00 35,000.00 Landscaping 1 LS 25,000.00 25,000.00 Irrigation 1 LS 10,000.00 10,000.00 $970,000.00 BELVEDERE OVERLOOK (North target edge) Item Description Quantity Unit Unit Costs Subtotal Total Belvedere Overlook 0 LS 300,000.00 0.00 $0.00 02900 SITE FURNITURE Item Description Quantity Unit Unit Costs Subtotal Picnic Table w/ concrete pad 3 EA 3,500.00 10,500.00 Bike Rack 2 EA 1000.00 2,000.00 Picnic Grill 3 EA 300.00 900.00 Drinking Fountain 1 EA 5000.00 5,000.00 Trash Receptacle 2 EA 1,200.00 2,400.00 Bench 3 EA 2,500.00 7,500.00 Cafe Tables & Chairs 0 EA 5,000.00 0.00 02900 LIGHTING Item Description Quantity Unit Unit Costs Subtotal Upgrade Electrical/ New Service 1 LS 25000.00 25,000.00 Art projection lighting 0 LS 75000.00 0.00 North entry lighting 1 LS 12000.00 12,000.00 South entry lighting 0 LS 10000.00 0.00 West parking lot lighting LS 75000.00 0.00 Lighting -Playground 1 LS 10000.00 10,000.00 Walkway Luminaire - 10' 0 EA 5200.00 0.00 Walkway Bollard - 42" 0 EA 2500.00 0.00 02900 PLANTING & IRRIGATION Item Description Quantity Unit Unit Costs Subtotal Irrigation - all upland planted areas 25000 SF 1.25 31,250.00 Wetland Enhancement 28100 SF 5.00 140,500.00 Wetland Creation 0 SF 10.00 0.00 Upland / Riparian 12135 SF 8.00 97,080.00 Meadow (no irrigation) 0 SF 2.00 0.00 Lawn 11800 SF 3.00 35,400.00 SUBTOTAL DESIGN CONTINGENCY: 30% 30% % 2,429,300.50 $728,790.15 CONTRACTOR OVERHEAD & PROFIT: 12% 12% % 3,158,090.65 $378,970.88 LOCATION ADJUSTMENT (Seattle): 1.7% % 3537061.53 $60,130.05 SALES TAX: 10% (TUKWILA) 10.00% % 3,597,191.57 $359,719.16 CONSTRUCTION CONTINGENCY: 10% 10% % 3,956,910.73 $395,691.07 DESIGN & CONSTRUCTION MNGMT FEE: 0% 0% % 4,352,601.80 $0.00 PERMITTING FEE 1 LS 25,000.00 $25,000.00 Total $28,300.00 Total $47,000.00 Total $304,230.00 $2,429,300.50 $1,948,301.30 Parks Operation and Maintenance Annual Budget (2.2 Acres $6000/Ac) $15,000.00 Subtotal (2021 U.S.D) $4,392,601.80 Inflation over 10 years 5.0% YR 10.00 2,196,300.90 Grand Total (2031 U.S.D) $6,588,902.71 ASSUMPTIONS: 1. There are Potential Owner Costs which are not included in the construction cost estimate including City in-house project management. 2. Cost estimates do not include any costs related to MTCA cleanup; MTCA cleanup will need to be addressed concurrent with or prior to construction. 3. Cost estimates do not include indirect capital costs for site investigations and survey. 4. Total amount of contaminated soil is unknown. Additional testing will be required during detailed design phases of the project. Tulk.witlla Pond Park Master PIlan C.I I T k Appendix TUKWILA POND PARK MASTER PLAN PLANNING LEVEL PRELIMINARY BUDGET ESTIMATE - COMPLETE ALL ELEMENTS Phase 1B Date: 23 -Nov -21 Phase 1B Total Area: 73,880 sf+/- (1.7 Acres) J.A. Brennan & Associates Landscape Architects & Planners 2701 First Avenue, Suite 510 Seattle, WA 98121 (206) 583-0620 MOBILIZATION Item Description Quantity Unit Unit Costs Subtotal Total Mobilization (10%) 0.1 % 1,675,090.00 167,509.00 $167,509.00 DEMOLITION & CLEARING Item Description Quantity Unit Unit Costs Subtotal Total Clear, Grub, Haul, & Dump 0.5 AC 8,500.00 4,250.00 Selective Clear and Grub (for restoration) 0.5 AC 6000.00 3,000.00 Debris, Load, Haul & Dump -Off Site (asphalt/concrete-5") 200 CY 25.00 5,000.00 Cut and break Ex asphalt 1200 SY 3.00 3,600.00 Item GRADING AND EROSION CONTROL Description Temporary Sedimentation & Erosion Control Temporary Facilities Grading (Fill) Grading (Cut) Import Clean Fill Water Quality Monitoring During Construction Quantity Unit Unit Costs Subtotal 1 LS 11,000.00 11,000.00 1 LS 10,000.00 10,000.00 150 CY 16.00 2,400.00 150 CY 16.00 2,400.00 200 CY 40.00 8,000.00 1 LS 10,000.00 10,000.00 TRAILS & MISC PEDESTRIAN CIRCULATION Item Description Quantity Unit Unit Costs Subtotal Asphalt Multi -Use Trail, 12' W LF 42.00 0.00 Asphalt Path - 6' wide LF 21.00 0.00 Crushed Rock Path - 8' Wide SF 5.00 0.00 Stair - 6' wide, concrete with pipe railing LF 215.00 0.00 Rail Fence LS 8,000.00 0.00 View Point/Plaza - asphalt w/ bench & railing EA 6,000.00 0.00 View Decks EA 10,000.00 0.00 Concrete Paving (plain concrete) 300 SF 13.00 3,900.00 Pedestrian Crosswalks EA 3,400.00 0.00 Item Item Item NORTH BOARDWALK Description Boardwalk 12' wide (Floating ) Boardwalk 12' wide (Floating - with railing ) Boardwalk 8' wide (Floating) Gangways Boardwalk 8' wide (Pile supported system - diamond pier ) Boardwalk lighting Boardwalk- water supply for wash down Boardwalk overlook Fixed pier abutment Site Furniture SOUTH BOARDWALK Description Boardwalk 12' wide (Floating ) Boardwalk 12' wide (Floating - with railing ) Boardwalk 8' wide (Floating) Gangways Boardwalk 8' wide (Pile supported system - diamond pier ) Boardwalk lighting Boardwalk- water supply for wash down Boardwalk overlook Fixed pier abutment Site Furniture POND ENHANCEMENT Description Dredge Haul inadequate material Habitat edge fill from dredge Riparian edge planting Emergent marsh planting Habitat floating islands Habitat Logs and Snags Herbicide treatment Quantity Unit Unit Costs Subtotal 380 LF 900.00 342,000.00 150 LF 1,200.00 180,000.00 LF 600.00 0.00 120 LF 950.00 114,000.00 O LF 300.00 0.00 1 LS 75,000.00 75,000.00 2000 LF 12.00 24,000.00 LS 45,000.00 0.00 EA 10,000.00 0.00 1 LS 20,000.00 20,000.00 Quantity Unit Unit Costs Subtotal LF 900.00 0.00 O LF 1,200.00 0.00 LF 80.00 0.00 LF 950.00 0.00 LF 600.00 0.00 LS 75,000.00 0.00 O LF 12.00 0.00 LS 45,000.00 0.00 EA 10,000.00 0.00 LS 20,000.00 0.00 Quantity Unit Unit Costs Subtotal CY 120.00 0.00 CY 80.00 0.00 CY 35.00 0.00 SF 8.00 0.00 SF 6.00 0.00 EA 80,000.00 0.00 EA 2,500.00 0.00 LS 25,000.00 0.00 $15,850.00 Total $43,800.00 Total $3,900.00 Total $755,000.00 Tulk.witlla Pond Park Master PIlan C,i I a k Appendix Total $0.00 Total TUKWILA POND PARK MASTER PLAN J.A. Brennan & Associates PLANNING LEVEL Landscape Architects & Planners PRELIMINARY BUDGET ESTIMATE -COMPLETE ALL ELEMENTS 2701 First Avenue, Suite 510 Phase 1B Seattle, WA 98121 Date: 23 -Nov -21 (206)583-0620 Aeration fountain w/ recirculating pump LS 40,000.00 0.00 Alum treatment LS 275,000.00 0.00 WAYFINDI NG & SIGNAGE Item Description Quantity Unit Unit Costs Subtotal Directional Signs 2 EA 1,000.00 2,000.00 Interpretive Sign 1 EA 5,000.00 5,000.00 Wayfinding Map at Kiosk 0 EA 20,000.00 0.00 Park Entry Signage 0 EA 10,000.00 0.00 $0.00 Total $7,000.00 ART ELEMENTS Item Description Quantity Unit Unit Costs Subtotal Total Art Elements dispersed throughout park 1 EA 60,000.00 60,000.00 Artful Elements at thresholds to the park 0 EA 50,000.00 0.00 AUTO CIRCULATION Item Description Quantity Unit Unit Costs Subtotal Frontage Improvements (NIC multi -use trail) 0 LF 1,415.00 0.00 Parking Area/Driveway (3" AC and aggregate base) 2000 SF 7.00 14,000.00 Striping 12 EA 120.00 1,440.00 Concrete Wheel stops 6 EA 200.00 1,200.00 Removable Bollards 6 EA 2200.00 13,200.00 GREENSTREET ENTRY AT TARGET ALLEY ACCESS Item Description Quantity Unit Unit Costs Subtotal Wall mural LS 16,000.00 0.00 Entry kiosk LS 20,000.00 0.00 Entry gateway at Strander Blvd LS 45,000.00 0.00 Path entry Improvements LS 20,000.00 0.00 Lighting LS 20,000.00 0.00 Entry Plaza SF 30.00 0.00 Designated park parking improvements 15 stalls? LS 20,000.00 0.00 Landscaping LS 25,000.00 0.00 Irrigation LS 10,000.00 0.00 Site Furniture LS 20,000.00 0.00 UTILITIES Item Description Quantity Unit Unit Costs Subtotal Potable Water Supply 0 LS 50,000.00 0.00 Electrical- Upgrades 0 LS 70,000.00 0.00 Sanitary Sewer 0 LS 150,000.00 0.00 Fire Hydrant 0 EA 5,000.00 0.00 STORM DRAINAGE Item Description Quantity Unit Unit Costs Subtotal Stormwater Conveyance System 1 LS 75,000.00 75,000.00 Biofiltration -drainage swale 1 LS 18000.00 18,000.00 Stormwater Quality Treatment Facility 1 LS 80,000.00 80,000.00 STRUCTURES Item Description Quantity Unit Unit Costs Subtotal Renovate existing Restroom 0 LS 155,000.00 0.00 Viewing Tower/Iconic Focal Point 0 LS 250,000.00 0.00 Artist residency/pavilion (future potential) 0 EA 586,000.00 0.00 Park pavilion - North Edge 0 EA 180,000.00 0.00 WETLAND PLAZA AREA Item Description Seat walls Plaza paving Wetland -Edge wall- Weathering Steel Central 10' wide over water pier/ ( pile supported system) Landscaping Irrigation Site Furniture Quantity Unit Unit Costs Subtotal O CY 1,000.00 0.00 O SF 30.00 0.00 O LF 600.00 0.00 O LS 450,000.00 0.00 O LS 25,000.00 0.00 O LS 10,000.00 0.00 O LS 20,000.00 0.00 $60,000.00 Total $29,840.00 Total $0.00 Total $0.00 Total $173,000.00 Tulk.witlla Pond Park Master PIlan C.I i T k Appendix Total $0.00 Total $0.00 TUKWILA POND PARK MASTER PLAN J.A. Brennan&Associates PLANNING LEVEL Landscape Architects & Planners PRELIMINARY BUDGET ESTIMATE - COMPLETE ALL ELEMENTS 2701 First Avenue, Suite 510 Phase 1B Seattle, WA 98121 Date: 23 -Nov -21 (206)583-0620 02900 POND EXPLORATION PLAY AREA Item Description Quantity Unit Unit Costs Subtotal Total Nature Play Area w/ play curb 0 LS 900,000.00 0.00 Recirculating Pump for water play feature 0 LS 35,000.00 0.00 Landscaping 0 LS 25,000.00 0.00 Irrigation 0 LS 10,000.00 0.00 $0.00 BELVEDERE OVERLOOK (North target edge) Item Description Quantity Unit Unit Costs Subtotal Total Belvedere Overlook 1 LS 300,000.00 300,000.00 $300,000.00 02900 SITE FURNITURE Item Description Quantity Unit Unit Costs Subtotal Picnic Table w/ concrete pad 0 EA 3,500.00 0.00 Bike Rack 1 EA 1000.00 1,000.00 Picnic Grill 0 EA 300.00 0.00 Drinking Fountain 0 EA 5000.00 0.00 Trash Receptacle 1 EA 1,200.00 1,200.00 Bench 1 EA 2,500.00 2,500.00 Cafe Tables & Chairs 0 EA 5,000.00 0.00 02900 LIGHTING Item Description Quantity Unit Unit Costs Subtotal Upgrade Electrical/ New Service 0 LS 25000.00 0.00 Art projection lighting 1 LS 75000.00 75,000.00 North entry lighting 1 LS 12000.00 12,000.00 South entry lighting 0 LS 10000.00 0.00 West parking lot lighting LS 75000.00 0.00 Lighting -Playground 0 LS 10000.00 0.00 Walkway Luminaire - 10' 0 EA 5200.00 0.00 Walkway Bollard - 42" 0 EA 2500.00 0.00 02900 PLANTING & IRRIGATION Item Description Quantity Unit Unit Costs Subtotal Irrigation - all upland planted areas 0 SF 1.25 0.00 Wetland Enhancement 39000 SF 5.00 195,000.00 Wetland Creation 0 SF 10.00 0.00 Upland / Riparian 0 SF 8.00 0.00 Meadow (no irrigation) 0 SF 2.00 0.00 Lawn 0 SF 3.00 0.00 SUBTOTAL DESIGN CONTINGENCY: 30% 30% % 1,842,599.00 $552,779.70 CONTRACTOR OVERHEAD & PROFIT: 12% 12% % 2,395,378.70 $287,445.44 LOCATION ADJUSTMENT (Seattle): 1.7% % 2682824.14 $45,608.01 SALES TAX: 10% (TUKWILA) 10.00% % 2,728,432.15 $272,843.22 CONSTRUCTION CONTINGENCY: 10% 10% % 3,001,275.37 $300,127.54 DESIGN & CONSTRUCTION MNGMT FEE: 0% 0% % 3,301,402.91 $0.00 PERMITTING FEE 1 LS 25,000.00 $25,000.00 Total $4,700.00 Total $87,000.00 Total $195,000.00 $1,842,599.00 $1,483,803.91 Parks Operation and Maintenance Annual Budget (1.7 Acres $6000/Ac) $10,200.00 Subtotal (2021 U.S.D) $3,336,602.91 Inflation over 10 years 5.0% YR 10.00 1,668,301.45 Grand Total (2031 U.S.D) $5,004,904.36 ASSUMPTIONS: 1. There are Potential Owner Costs which are not included in the construction cost estimate including City in-house project management. 2. Cost estimates do not include any costs related to MTCA cleanup; MTCA cleanup will need to be addressed concurrent with or prior to construction. 3. Cost estimates do not include indirect capital costs for site investigations and survey. 4. Total amount of contaminated soil is unknown. Additional testing will be required during detailed design phases of the project. Tulk.witlla Pond Park Master PIlan C.I i T k Appendix TUKWILA POND PARK MASTER PLAN PLANNING LEVEL PRELIMINARY BUDGET ESTIMATE - COMPLETE ALL ELEMENTS Phase 2 Date: 23 -Nov -21 Phase 2 Total Area: 601,400 sf+/- (14 Acres) J.A. Brennan & Associates Landscape Architects & Planners 2701 First Avenue, Suite 510 Seattle, WA 98121 (206) 583-0620 MOBILIZATION Item Description Quantity Unit Unit Costs Subtotal Total Mobilization (10%) 0.1 % 8,322,370.00 832,237.00 $832,237.00 DEMOLITION & CLEARING Item Description Quantity Unit Unit Costs Subtotal Total Clear, Grub, Haul, & Dump 0.5 AC 8,500.00 4,250.00 Selective Clear and Grub (for restoration) 1.0 AC 6000.00 6,000.00 Debris, Load, Haul & Dump -Off Site (asphalt/concrete-5") 200 CY 25.00 5,000.00 Cut and break Ex asphalt 800 SY 3.00 2,400.00 Item GRADING AND EROSION CONTROL Description Temporary Sedimentation & Erosion Control Temporary Facilities Grading (Fill) Grading (Cut) Import Clean Fill Water Quality Monitoring During Construction Quantity Unit Unit Costs Subtotal 1 LS 11,000.00 11,000.00 1 LS 10,000.00 10,000.00 150 CY 16.00 2,400.00 150 CY 16.00 2,400.00 200 CY 40.00 8,000.00 1 LS 10,000.00 10,000.00 TRAILS & MISC PEDESTRIAN CIRCULATION Item Description Quantity Unit Unit Costs Subtotal Asphalt Multi -Use Trail, 12' W LF 42.00 0.00 Asphalt Path - 6' wide LF 21.00 0.00 Crushed Rock Path - 8' Wide SF 5.00 0.00 Stair - 6' wide, concrete with pipe railing LF 215.00 0.00 Rail Fence LS 8,000.00 0.00 View Point/Plaza - asphalt w/ bench & railing EA 6,000.00 0.00 View Decks EA 10,000.00 0.00 Concrete Paving (plain concrete) 0 SF 13.00 0.00 Pedestrian Crosswalks EA 3,400.00 0.00 Item Item Item NORTH BOARDWALK Description Boardwalk 12' wide (Floating ) Boardwalk 12' wide (Floating - with railing ) Boardwalk 8' wide (Floating) Gangways Boardwalk 8' wide (Pile supported system - diamond pier ) Boardwalk lighting Boardwalk- water supply for wash down Boardwalk overlook Fixed pier abutment Site Furniture SOUTH BOARDWALK Description Boardwalk 12' wide (Floating ) Boardwalk 12' wide (Floating - with railing ) Boardwalk 8' wide (Floating) Gangways Boardwalk 8' wide (Pile supported system - diamond pier ) Boardwalk lighting Boardwalk- water supply for wash down Boardwalk overlook Fixed pier abutment Site Furniture POND ENHANCEMENT Description Dredge Haul inadequate material Habitat edge fill from dredge Riparian edge planting Emergent marsh planting Habitat floating islands Habitat Logs and Snags Herbicide treatment Quantity Unit Unit Costs Subtotal O LF 900.00 0.00 O LF 1,200.00 0.00 LF 600.00 0.00 LF 950.00 0.00 O LF 300.00 0.00 LS 75,000.00 0.00 O LF 12.00 0.00 LS 45,000.00 0.00 EA 10,000.00 0.00 O LS 20,000.00 0.00 Quantity Unit Unit Costs Subtotal 155 LF 900.00 139,500.00 400 LF 1,200.00 480,000.00 LF 80.00 0.00 120 LF 950.00 114,000.00 1300 LF 600.00 780,000.00 O LS 75,000.00 0.00 1500 LF 12.00 18,000.00 LS 45,000.00 0.00 2 EA 10,000.00 20,000.00 LS 20,000.00 0.00 Quantity Unit Unit Costs Subtotal 30000 CY 120.00 3,600,000.00 12000 CY 80.00 960,000.00 18000 CY 35.00 630,000.00 31215 SF 8.00 249,720.00 75000 SF 6.00 450,000.00 1 LS 80,000.00 80,000.00 12 EA 2,500.00 30,000.00 1 LS 25,000.00 25,000.00 $17,650.00 Total $43,800.00 Total $0.00 Total $0.00 Total $1,551,500.00 Tulk.witlla Pond Park Master PIlan C,i I a k Appendix Total TUKWILA POND PARK MASTER PLAN J.A. Brennan & Associates PLANNING LEVEL Landscape Architects & Planners PRELIMINARY BUDGET ESTIMATE -COMPLETE ALL ELEMENTS 2701 First Avenue, Suite 510 Phase 2 Seattle, WA 98121 Date: 23 -Nov -21 (206)583-0620 Aeration fountain w/ recirculating pump 1 LS 40,000.00 40,000.00 Alum treatment 1 LS 275,000.00 275,000.00 WAYFINDI NG & SIGNAGE Item Description Quantity Unit Unit Costs Subtotal Directional Signs 2 EA 1,000.00 2,000.00 Interpretive Sign 1 EA 5,000.00 5,000.00 Wayfinding Map at Kiosk 1 EA 20,000.00 20,000.00 Park Entry Signage 1 EA 10,000.00 10,000.00 $6,339,720.00 Total $37,000.00 ART ELEMENTS Item Description Quantity Unit Unit Costs Subtotal Total Art Elements dispersed throughout park 3 EA 60,000.00 180,000.00 Artful Elements at thresholds to the park 1 EA 50,000.00 50,000.00 AUTO CIRCULATION Item Description Quantit Unit Unit Costs Subtotal Frontage Improvements (NIC multi -use trail) 0 LF 1,415.00 0.00 Parking Area/Driveway (3" AC and aggregate base) 0 SF 7.00 0.00 Striping 0 EA 120.00 0.00 Concrete Wheel stops 0 EA 200.00 0.00 Removable Bollards 0 EA 2200.00 0.00 GREENSTREET ENTRY AT TARGET ALLEY ACCESS Item Description Quantity Unit Unit Costs Subtotal Wall mural LS 16,000.00 0.00 Entry kiosk LS 20,000.00 0.00 Entry gateway at Strander Blvd LS 45,000.00 0.00 Path entry Improvements LS 20,000.00 0.00 Lighting LS 20,000.00 0.00 Entry Plaza SF 30.00 0.00 Designated park parking improvements 15 stalls? LS 20,000.00 0.00 Landscaping LS 25,000.00 0.00 Irrigation LS 10,000.00 0.00 Site Furniture LS 20,000.00 0.00 $230,000.00 Total $0.00 Total $0.00 UTILITIES Item Description Quantity Unit Unit Costs Subtotal Total Potable Water Supply 0 LS 50,000.00 0.00 Electrical- Upgrades 0 LS 70,000.00 0.00 Sanitary Sewer 0 LS 150,000.00 0.00 Fire Hydrant 0 EA 5,000.00 0.00 $0.00 STORM DRAINAGE Item Description Quantity Unit Unit Costs Subtotal Total Stormwater Conveyance System 1 LS 75,000.00 75,000.00 Biofiltration -drainage swale 1 LS 18000.00 18,000.00 Stormwater Quality Treatment Facility 0 LS 80,000.00 0.00 $93,000.00 STRUCTURES Item Description Quantity Unit Unit Costs Subtotal Total Renovate existing Restroom 0 LS 155,000.00 0.00 Viewing Tower/Iconic Focal Point 0 LS 250,000.00 0.00 Artist residency/pavilion (future potential) 0 EA 586,000.00 0.00 Park pavilion - North Edge 0 EA 180,000.00 0.00 WETLAND PLAZA AREA Item Description Seat walls Plaza paving Wetland -Edge wall- Weathering Steel Central 10' wide over water pier/ ( pile supported system) Landscaping Irrigation Site Furniture $0.00 Quantity Unit Unit Costs Subtotal Total O CY 1,000.00 0.00 O SF 30.00 0.00 O LF 600.00 0.00 O LS 450,000.00 0.00 O LS 25,000.00 0.00 O LS 10,000.00 0.00 O LS 20,000.00 0.00 Tulk.witlla Pond Park Master PIlan C.I i T k Appendix $0.00 TUKWILA POND PARK MASTER PLAN J.A. Brennan&Associates PLANNING LEVEL Landscape Architects & Planners PRELIMINARY BUDGET ESTIMATE - COMPLETE ALL ELEMENTS 2701 First Avenue, Suite 510 Phase 2 Seattle, WA 98121 Date: 23 -Nov -21 (206)583-0620 02900 POND EXPLORATION PLAY AREA Item Description Quantity Unit Unit Costs Subtotal Total Nature Play Area w/ play curb 0 LS 900,000.00 0.00 Recirculating Pump for water play feature 0 LS 35,000.00 0.00 Landscaping 0 LS 25,000.00 0.00 Irrigation 0 LS 10,000.00 0.00 $0.00 BELVEDERE OVERLOOK (North target edge) Item Description Quantity Unit Unit Costs Subtotal Total Belvedere Overlook 0 LS 300,000.00 0.00 $0.00 02900 SITE FURNITURE Item Description Quantity Unit Unit Costs Subtotal Picnic Table w/ concrete pad 0 EA 3,500.00 0.00 Bike Rack 1 EA 1000.00 1,000.00 Picnic Grill 0 EA 300.00 0.00 Drinking Fountain 0 EA 5000.00 0.00 Trash Receptacle 1 EA 1,200.00 1,200.00 Bench 3 EA 2,500.00 7,500.00 Cafe Tables & Chairs 0 EA 5,000.00 0.00 02900 LIGHTING Item Description Quantity Unit Unit Costs Subtotal Upgrade Electrical/ New Service 0 LS 25000.00 0.00 Art projection lighting 0 LS 75000.00 0.00 North entry lighting 0 LS 12000.00 0.00 South entry lighting 0 LS 10000.00 0.00 West parking lot lighting LS 75000.00 0.00 Lighting -Playground 0 LS 10000.00 0.00 Walkway Luminaire - 10' 0 EA 5200.00 0.00 Walkway Bollard - 42" 0 EA 2500.00 0.00 02900 PLANTING & IRRIGATION Item Description Quantity Unit Unit Costs Subtotal Irrigation - all upland planted areas SF 1.25 0.00 Wetland Enhancement SF 5.00 0.00 Wetland Creation SF 10.00 0.00 Upland / Riparian SF 8.00 0.00 Meadow (no irrigation) SF 2.00 0.00 Lawn 0 SF 3.00 0.00 SUBTOTAL DESIGN CONTINGENCY: 30% 30% % 9,154,607.00 $2,746,382.10 CONTRACTOR OVERHEAD & PROFIT: 12% 12% % 11,900,989.10 $1,428,118.69 LOCATION ADJUSTMENT (Seattle): 1.7% % 13329107.79 $226,594.83 SALES TAX: 10% (TUKWILA) 10.00% % 13,555,702.62 $1,355,570.26 CONSTRUCTION CONTINGENCY: 10% 10% % 14,911,272.89 $1,491,127.29 DESIGN & CONSTRUCTION MNGMT FEE: 0% 0% % 16,402,400.18 $0.00 PERMITTING FEE 1 LS 25,000.00 $25,000.00 Total $9,700.00 Total $0.00 Total $0.00 $9,154,607.00 $7,272,793.18 Parks Operation and Maintenance Annual Budget (14 Acres $6000/Ac) $84,000.00 Subtotal (2021 U.S.D) $16,511,400.18 Inflation over 10 years 5.0% YR 10.00 8,255,700.09 Grand Total (2031 U.S.D) $24,767,100.26 ASSUMPTIONS: 1. There are Potential Owner Costs which are not included in the construction cost estimate including City in-house project management. 2. Cost estimates do not include any costs related to MTCA cleanup; MTCA cleanup will need to be addressed concurrent with or prior to construction. 3. Cost estimates do not include indirect capital costs for site investigations and survey. 4. Total amount of contaminated soil is unknown. Additional testing will be required during detailed design phases of the project. Tulk.witlla Pond Park Master PIlan C.I i T k Appendix TUKWILA POND PARK MASTER PLAN PLANNING LEVEL PRELIMINARY BUDGET ESTIMATE - COMPLETE ALL ELEMENTS Date: 23 -Nov -21 Phase 3 Total Area: 72,000 sf +/- (1.65 Acres) MOBILIZATION Item Description Mobilization (10%) Item Item J.A. Brennan & Associates Landscape Architects & Planners 2701 First Avenue, Suite 510 Seattle, WA 98121 (206)583-0620 Quantity Unit Unit Costs Subtotal Total 0.1 % 1,634,075.00 163,407.50 $163,407.50 DEMOLITION & CLEARING Description Quantity Unit Unit Costs Subtotal Total Clear, Grub, Haul, & Dump 0.5 AC 8,500.00 4,250.00 Selective Clear and Grub (for restoration) 1.0 AC 6000.00 6,000.00 Debris, Load, Haul & Dump -Off Site (asphalt/concrete-5") 200 CY 25.00 5,000.00 Cut and break Ex asphalt 1000 SY 3.00 3,000.00 GRADING AND EROSION CONTROL Description Temporary Sedimentation & Erosion Control Temporary Facilities Grading (Fill) Grading (Cut) Import Clean Fill Water Quality Monitoring During Construction Quantity Unit Unit Costs Subtotal 1 LS 11,000.00 11,000.00 1 LS 10,000.00 10,000.00 600 CY 16.00 9,600.00 600 CY 16.00 9,600.00 200 CY 40.00 8,000.00 1 LS 10,000.00 10,000.00 TRAILS & MISC PEDESTRIAN CIRCULATION Item Description Quantity Unit Unit Costs Subtotal Asphalt Multi -Use Trail, 12' W LF 42.00 0.00 Asphalt Path - 6' wide LF 21.00 0.00 Crushed Rock Path - 8' Wide 4514 SF 5.00 22,570.00 Stair- 6' wide, concrete with pipe railing LF 215.00 0.00 Rail Fence LS 8,000.00 0.00 View Point/Plaza - asphalt w/ bench & railing EA 6,000.00 0.00 View Decks EA 10,000.00 0.00 Concrete Paving (plain concrete) 0 SF 13.00 0.00 Pedestrian Crosswalks EA 3,400.00 0.00 Item Item Item NORTH BOARDWALK Description Boardwalk 12' wide (Floating ) Boardwalk 12' wide (Floating - with railing ) Boardwalk 8' wide (Floating) Gangways Boardwalk 8' wide (Pile supported system - diamond pier ) Boardwalk lighting Boardwalk- water supply for wash down Boardwalk overlook Fixed pier abutment Site Furniture SOUTH BOARDWALK Description Boardwalk 12' wide (Floating ) Boardwalk 12' wide (Floating - with railing ) Boardwalk 8' wide (Floating) Gangways Boardwalk 8' wide (Pile supported system - diamond pier ) Boardwalk lighting Boardwalk- water supply for wash down Boardwalk overlook Fixed pier abutment Site Furniture POND ENHANCEMENT Description Dredge Haul inadequate material Habitat edge fill from dredge Riparian edge planting Emergent marsh planting Habitat floating islands Habitat Logs and Snags Herbicide treatment Quantity Unit Unit Costs Subtotal O LF 900.00 0.00 O LF 1,200.00 0.00 LF 600.00 0.00 LF 950.00 0.00 O LF 300.00 0.00 LS 75,000.00 0.00 2000 LF 12.00 24,000.00 LS 45,000.00 0.00 EA 10,000.00 0.00 O LS 20,000.00 0.00 Quantity Unit Unit Costs Subtotal O LF 900.00 0.00 O LF 1,200.00 0.00 O LF 80.00 0.00 O LF 950.00 0.00 O LF 600.00 0.00 O LS 75,000.00 0.00 O LF 12.00 0.00 O LS 45,000.00 0.00 O EA 10,000.00 0.00 O LS 20,000.00 0.00 Quantity Unit Unit Costs Subtotal O CY 120.00 0.00 O CY 80.00 0.00 O CY 35.00 0.00 O SF 8.00 0.00 O SF 6.00 0.00 1 LS 80,000.00 80,000.00 5 EA 2,500.00 12,500.00 O LS 25,000.00 0.00 $18,250.00 Total $58,200.00 Total $22,570.00 Total $24,000.00 Tamil a Pond Puirlk Musklair PIlan .i I T 1Tukvvika Appendix Total $0.00 Total TUKWILA POND PARK MASTER PLAN PLANNING LEVEL PRELIMINARY BUDGET ESTIMATE - COMPLETE ALL ELEMENTS Date J.A. Brennan & Associates Landscape Architects & Planners 2701 First Avenue, Suite 510 Seattle, WA 98121 (206)583-0620 23 -Nov -21 Aeration fountain w/ recirculating pump 0 LS 40,000.00 0.00 Alum treatment 0 LS 275,000.00 0.00 WAYFINDI NG & SIGNAGE Item Description Quantity Unit Unit Costs Subtotal Directional Signs 2 EA 1,000.00 2,000.00 Interpretive Sign 1 EA 5,000.00 5,000.00 Wayfinding Map at Kiosk 0 EA 20,000.00 0.00 Park Entry Signage 0 EA 10,000.00 0.00 $92,500.00 Total $7,000.00 ART ELEMENTS Item Description Quantity Unit Unit Costs Subtotal Total Art Elements dispersed throughout park 1 EA 60,000.00 60,000.00 Artful Elements at thresholds to the park 0 EA 50,000.00 0.00 AUTO CIRCULATION Item Description Quantit Unit Unit Costs Subtotal Frontage Improvements (NIC multi -use trail) 0 LF 1,415.00 0.00 Parking Area/Driveway (3" AC and aggregate base) 0 SF 7.00 0.00 Striping 0 EA 120.00 0.00 Concrete Wheel stops 0 EA 200.00 0.00 Removable Bollards 0 EA 2200.00 0.00 GREENSTREET ENTRY AT TARGET ALLEY ACCESS Item Description Quantity Unit Unit Costs Subtotal Wall mural LS 16,000.00 0.00 Entry kiosk LS 20,000.00 0.00 Entry gateway at Strander Blvd LS 45,000.00 0.00 Path entry Improvements LS 20,000.00 0.00 Lighting LS 20,000.00 0.00 Entry Plaza SF 30.00 0.00 Designated park parking improvements 15 stalls? LS 20,000.00 0.00 Landscaping LS 25,000.00 0.00 Irrigation LS 10,000.00 0.00 Site Furniture LS 20,000.00 0.00 $60,000.00 Total $0.00 Total $0.00 UTILITIES Item Description Quantity Unit Unit Costs Subtotal Total Potable Water Supply 0 LS 50,000.00 0.00 Electrical- Upgrades 0 LS 70,000.00 0.00 Sanitary Sewer 0 LS 150,000.00 0.00 Fire Hydrant 0 EA 5,000.00 0.00 $0.00 STORM DRAINAGE Item Description Quantity Unit Unit Costs Subtotal Total Stormwater Conveyance System 1 LS 75,000.00 75,000.00 Biofiltration -drainage swale 1 LS 18000.00 18,000.00 Stormwater Quality Treatment Facility 0 LS 80,000.00 0.00 $93,000.00 STRUCTURES Item Description Quantity Unit Unit Costs Subtotal Total Renovate existing Restroom 0 LS 155,000.00 0.00 Viewing Tower/Iconic Focal Point 0 LS 250,000.00 0.00 Artist residency/pavilion (future potential) 0 EA 586,000.00 0.00 Park pavilion - North Edge 0 EA 180,000.00 0.00 WETLAND PLAZA AREA Item Description Seat walls Plaza paving Wetland -Edge wall- Weathering Steel Central 10' wide over water pier/ ( pile supported system) Landscaping Irrigation Site Furniture $0.00 Quantity Unit Unit Costs Subtotal Total 30 CY 1,000.00 30,000.00 9050 SF 30.00 271,500.00 300 LF 600.00 180,000.00 1 LS 450,000.00 450,000.00 1 LS 25,000.00 25,000.00 1 LS 10,000.00 10,000.00 1 LS 20,000.00 20,000.00 $986,500.00 Tamil a Pond Pulrlk Musklalr PIlan .I i T 1Tukvvika Appendix TUKWILA POND PARK MASTER PLAN PLANNING LEVEL PRELIMINARY BUDGET ESTIMATE -COMPLETE ALL ELEMENTS J.A. Brennan & Associates Landscape Architects & Planners 2701 First Avenue, Suite 510 Seattle, WA 98121 (206)583-0620 Date: 23 -Nov -21 02900 POND EXPLORATION PLAY AREA Item Description Quantity Unit Unit Costs Subtotal Nature Play Area w/ play curb 0 LS 900,000.00 0.00 Recirculating Pump for water play feature 0 LS 35,000.00 0.00 Landscaping 0 LS 25,000.00 0.00 Irrigation 0 LS 10,000.00 0.00 Total $0.00 BELVEDERE OVERLOOK (North target edge) Item Description Quantity Unit Unit Costs Subtotal Total Belvedere Overlook 0 LS 300,000.00 0.00 $0.00 02900 SITE FURNITURE Item Description Quantity Unit Unit Costs Subtotal Picnic Table w/ concrete pad 1 EA 3,500.00 3,500.00 Bike Rack 1 EA 1000.00 1,000.00 Picnic Grill 0 EA 300.00 0.00 Drinking Fountain 0 EA 5000.00 0.00 Trash Receptacle 1 EA 1,200.00 1,200.00 Bench 2 EA 2,500.00 5,000.00 Cafe Tables & Chairs 12 EA 5,000.00 60,000.00 02900 LIGHTING Item Description Quantity Unit Unit Costs Subtotal Upgrade Electrical/ New Service 0 LS 25000.00 0.00 Art projection lighting 0 LS 75000.00 0.00 North entry lighting 0 LS 12000.00 0.00 South entry lighting 0 LS 10000.00 0.00 West parking lot lighting LS 75000.00 0.00 Lighting -Playground 0 LS 10000.00 0.00 Walkway Luminaire - 10' 0 EA 5200.00 0.00 Walkway Bollard - 42" 0 EA 2500.00 0.00 02900 PLANTING & IRRIGATION Item Description Quantity Unit Unit Costs Subtotal Irrigation - all upland planted areas 28400 SF 1.25 35,500.00 Wetland Enhancement 12415 SF 5.00 62,075.00 Wetland Creation 3500 SF 10.00 35,000.00 Upland / Riparian 6035 SF 8.00 48,280.00 Meadow (no irrigation) 2000 SF 2.00 4,000.00 Lawn 5500 SF 3.00 16,500.00 SUBTOTAL DESIGN CONTINGENCY: 30% 30% % 1,797,482.50 $539,244.75 CONTRACTOR OVERHEAD & PROFIT: 12% 12% % 2,336,727.25 $280,407.27 LOCATION ADJUSTMENT (Seattle): 1.7% % 2617134.52 $44,491.29 SALES TAX: 10% (TUKWILA) 10.00% % 2,661,625.81 $266,162.58 CONSTRUCTION CONTINGENCY: 10% 10% % 2,927,788.39 $292,778.84 DESIGN & CONSTRUCTION MNGMT FEE: 0% 0% % 3,220,567.23 $0.00 PERMITTING FEE 1 LS 25,000.00 $25,000.00 Total $70,700.00 Total $0.00 Total $201,355.00 $1,797,482.50 $1,448,084.73 Parks Operation and Maintenance Annual Budget (1.65 Acres $6000/Ac) $10,000.00 Subtotal (2021 U.S.D) $3,255,567.23 Inflation over 10 years 5.0% YR 10.00 1,627,783.61 Grand Total (2031 U.S.D) $4,883,350.84 ASSUMPTIONS: 1. There are Potential Owner Costs which are not included in the construction cost estimate including City in-house project management. 2. Cost estimates do not include any costs related to MTCA cleanup; MTCA cleanup will need to be addressed concurrent with or prior to construction. 3. Cost estimates do not include indirect capital costs for site investigations and survey. 4. Total amount of contaminated soil is unknown. Additional testing will be required during detailed design phases of the project. Tamil a Pond Pulrlk Musklalr PIlan .I i T 1Tukvvika Appendix TUKWILA POND PARK MASTER PLAN PLANNING LEVEL PRELIMINARY BUDGET ESTIMATE - COMPLETE ALL ELEMENTS Phase 4 Date: 23 -Nov -21 Phase 4 Total Area: 108,975 sf+/- (2.5 Acres) J.A. Brennan & Associates Landscape Architects & Planners 2701 First Avenue, Suite 510 Seattle, WA 98121 (206) 583-0620 MOBILIZATION Item Description Quantity Unit Unit Costs Subtotal Total Mobilization (10%) 0.1 % 1,710,250.00 171,025.00 $171,025.00 DEMOLITION & CLEARING Item Description Quantity Unit Unit Costs Subtotal Total Clear, Grub, Haul, & Dump 0.5 AC 8,500.00 4,250.00 Selective Clear and Grub (for restoration) 0.5 AC 6000.00 3,000.00 Debris, Load, Haul & Dump -Off Site (asphalt/concrete-5") 190 CY 25.00 4,750.00 Cut and break Ex asphalt 2000 SY 3.00 6,000.00 Item GRADING AND EROSION CONTROL Description Temporary Sedimentation & Erosion Control Temporary Facilities Grading (Fill) Grading (Cut) Import Clean Fill Water Quality Monitoring During Construction Quantity Unit Unit Costs Subtotal 1 LS 11,000.00 11,000.00 1 LS 10,000.00 10,000.00 200 CY 16.00 3,200.00 200 CY 16.00 3,200.00 200 CY 40.00 8,000.00 1 LS 10,000.00 10,000.00 TRAILS & MISC PEDESTRIAN CIRCULATION Item Description Quantity Unit Unit Costs Subtotal Asphalt Multi -Use Trail, 12' W LF 42.00 0.00 Asphalt Path - 6' wide LF 21.00 0.00 Crushed Rock Path - 8' Wide 40 SF 5.00 200.00 Stair - 6' wide, concrete with pipe railing LF 215.00 0.00 Rail Fence LS 8,000.00 0.00 View Point/Plaza - asphalt w/ bench & railing EA 6,000.00 0.00 View Decks EA 10,000.00 0.00 Concrete Paving (plain concrete) 0 SF 13.00 0.00 Pedestrian Crosswalks EA 3,400.00 0.00 Item Item Item NORTH BOARDWALK Description Boardwalk 12' wide (Floating ) Boardwalk 12' wide (Floating - with railing ) Boardwalk 8' wide (Floating) Gangways Boardwalk 8' wide (Pile supported system - diamond pier ) Boardwalk lighting Boardwalk- water supply for wash down Boardwalk overlook Fixed pier abutment Site Furniture SOUTH BOARDWALK Description Boardwalk 12' wide (Floating ) Boardwalk 12' wide (Floating - with railing ) Boardwalk 8' wide (Floating) Gangways Boardwalk 8' wide (Pile supported system - diamond pier ) Boardwalk lighting Boardwalk- water supply for wash down Boardwalk overlook Fixed pier abutment Site Furniture POND ENHANCEMENT Description Dredge Haul inadequate material Habitat edge fill from dredge Riparian edge planting Emergent marsh planting Habitat floating islands Habitat Logs and Snags Herbicide treatment Quantity Unit Unit Costs Subtotal 400 LF 900.00 360,000.00 500 LF 1,200.00 600,000.00 LF 600.00 0.00 200 LF 950.00 190,000.00 O LF 300.00 0.00 LS 75,000.00 0.00 2000 LF 12.00 24,000.00 LS 45,000.00 0.00 EA 10,000.00 0.00 O LS 20,000.00 0.00 Quantity Unit Unit Costs Subtotal O LF 900.00 0.00 O LF 1,200.00 0.00 O LF 80.00 0.00 O LF 950.00 0.00 O LF 600.00 0.00 O LS 75,000.00 0.00 O LF 12.00 0.00 O LS 45,000.00 0.00 O EA 10,000.00 0.00 O LS 20,000.00 0.00 Quantity Unit Unit Costs Subtotal O CY 120.00 0.00 O CY 80.00 0.00 O CY 35.00 0.00 O SF 8.00 0.00 O SF 6.00 0.00 O LS 80,000.00 0.00 O EA 2,500.00 0.00 O LS 25,000.00 0.00 $18,000.00 Total $45,400.00 Total $200.00 Total $1,174,000.00 Tulk.witlla Pond Park Master PIlan C,i I a k Appendix Total $0.00 Total TUKWILA POND PARK MASTER PLAN J.A. Brennan & Associates PLANNING LEVEL Landscape Architects & Planners PRELIMINARY BUDGET ESTIMATE -COMPLETE ALL ELEMENTS 2701 First Avenue, Suite 510 Phase 4 Seattle, WA 98121 Date: 23 -Nov -21 (206)583-0620 Aeration fountain w/ recirculating pump 0 LS 40,000.00 0.00 Alum treatment 0 LS 275,000.00 0.00 WAYFINDI NG & SIGNAGE Item Description Quantity Unit Unit Costs Subtotal Directional Signs 2 EA 1,000.00 2,000.00 Interpretive Sign 1 EA 5,000.00 5,000.00 Wayfinding Map at Kiosk 1 EA 20,000.00 20,000.00 Park Entry Signage 1 EA 10,000.00 10,000.00 $0.00 Total $37,000.00 ART ELEMENTS Item Description Quantity Unit Unit Costs Subtotal Total Art Elements dispersed throughout park 1 EA 60,000.00 60,000.00 Artful Elements at thresholds to the park 1 EA 50,000.00 50,000.00 AUTO CIRCULATION Item Description Quantit Unit Unit Costs Subtotal Frontage Improvements (NIC multi -use trail) 0 LF 1,415.00 0.00 Parking Area/Driveway (3" AC and aggregate base) 0 SF 7.00 0.00 Striping 0 EA 120.00 0.00 Concrete Wheel stops 0 EA 200.00 0.00 Removable Bollards 0 EA 2200.00 0.00 GREENSTREET ENTRY AT TARGET ALLEY ACCESS Item Description Quantity Unit Unit Costs Subtotal Wall mural LS 16,000.00 0.00 Entry kiosk LS 20,000.00 0.00 Entry gateway at Strander Blvd LS 45,000.00 0.00 Path entry Improvements LS 20,000.00 0.00 Lighting LS 20,000.00 0.00 Entry Plaza SF 30.00 0.00 Designated park parking improvements 15 stalls? LS 20,000.00 0.00 Landscaping LS 25,000.00 0.00 Irrigation LS 10,000.00 0.00 Site Furniture LS 20,000.00 0.00 $110,000.00 Total $0.00 Total $0.00 UTILITIES Item Description Quantity Unit Unit Costs Subtotal Total Potable Water Supply 0 LS 50,000.00 0.00 Electrical- Upgrades 0 LS 70,000.00 0.00 Sanitary Sewer 0 LS 150,000.00 0.00 Fire Hydrant 1 EA 5,000.00 5,000.00 $5,000.00 STORM DRAINAGE Item Description Quantity Unit Unit Costs Subtotal Total Stormwater Conveyance System 1 LS 75,000.00 75,000.00 Biofiltration -drainage swale 1 LS 18000.00 18,000.00 Stormwater Quality Treatment Facility 0 LS 80,000.00 0.00 $93,000.00 STRUCTURES Item Description Quantity Unit Unit Costs Subtotal Total Renovate existing Restroom 0 LS 155,000.00 0.00 Viewing Tower/Iconic Focal Point 0 LS 250,000.00 0.00 Artist residency/pavilion (future potential) 0 EA 586,000.00 0.00 Park pavilion - North Edge 1 EA 180,000.00 180,000.00 WETLAND PLAZA AREA Item Description Seat walls Plaza paving Wetland -Edge wall- Weathering Steel Central 10' wide over water pier/ ( pile supported system) Landscaping Irrigation Site Furniture $180,000.00 Quantity Unit Unit Costs Subtotal Total O CY 1,000.00 0.00 O SF 30.00 0.00 O LF 600.00 0.00 O LS 450,000.00 0.00 O LS 25,000.00 0.00 O LS 10,000.00 0.00 O LS 20,000.00 0.00 Tulk.witlla Pond Park Master PIlan C.I i T k Appendix $0.00 TUKWILA POND PARK MASTER PLAN J.A. Brennan&Associates PLANNING LEVEL Landscape Architects & Planners PRELIMINARY BUDGET ESTIMATE - COMPLETE ALL ELEMENTS 2701 First Avenue, Suite 510 Phase 4 Seattle, WA 98121 Date: 23 -Nov -21 (206)583-0620 02900 POND EXPLORATION PLAY AREA Item Description Quantity Unit Unit Costs Subtotal Total Nature Play Area w/ play curb 0 LS 900,000.00 0.00 Recirculating Pump for water play feature 0 LS 35,000.00 0.00 Landscaping 0 LS 25,000.00 0.00 Irrigation 0 LS 10,000.00 0.00 $0.00 BELVEDERE OVERLOOK (North target edge) Item Description Quantity Unit Unit Costs Subtotal Total Belvedere Overlook 0 LS 300,000.00 0.00 $0.00 02900 SITE FURNITURE Item Description Quantity Unit Unit Costs Subtotal Picnic Table w/ concrete pad 1 EA 3,500.00 3,500.00 Bike Rack 1 EA 1000.00 1,000.00 Picnic Grill 0 EA 300.00 0.00 Drinking Fountain 0 EA 5000.00 0.00 Trash Receptacle 2 EA 1,200.00 2,400.00 Bench 1 EA 2,500.00 2,500.00 Cafe Tables & Chairs 0 EA 5,000.00 0.00 02900 LIGHTING Item Description Quantity Unit Unit Costs Subtotal Upgrade Electrical/ New Service 0 LS 25000.00 0.00 Art projection lighting 0 LS 75000.00 0.00 North entry lighting 0 LS 12000.00 0.00 South entry lighting 0 LS 10000.00 0.00 West parking lot lighting LS 75000.00 0.00 Lighting -Playground 0 LS 10000.00 0.00 Walkway Luminaire - 10' 0 EA 5200.00 0.00 Walkway Bollard - 42" 0 EA 2500.00 0.00 02900 PLANTING & IRRIGATION Item Description Quantity Unit Unit Costs Subtotal Irrigation - all upland planted areas 0 SF 1.25 0.00 Wetland Enhancement 7650 SF 5.00 38,250.00 Wetland Creation 0 SF 10.00 0.00 Upland / Riparian 0 SF 8.00 0.00 Meadow (no irrigation) 0 SF 2.00 0.00 Lawn 0 SF 3.00 0.00 SUBTOTAL DESIGN CONTINGENCY: 30% 30% % 1,881,275.00 $564,382.50 CONTRACTOR OVERHEAD & PROFIT: 12% 12% % 2,445,657.50 $293,478.90 LOCATION ADJUSTMENT (Seattle): 1.7% % 2739136.40 $46,565.32 SALES TAX: 10% (TUKWILA) 10.00% % 2,785,701.72 $278,570.17 CONSTRUCTION CONTINGENCY: 10% 10% % 3,064,271.89 $306,427.19 DESIGN & CONSTRUCTION MNGMT FEE: 0% 0% % 3,370,699.08 $0.00 PERMITTING FEE 1 LS 25,000.00 $25,000.00 Total $9,400.00 Total $0.00 Total $38,250.00 $1,881,275.00 $1,514,424.08 Parks Operation and Maintenance Annual Budget (1.4 Acres $6000/Ac) $10,000.00 Subtotal (2021 U.S.D) $3,405,699.08 Inflation over 10 years 5.0% YR 10.00 1,702,849.54 Grand Total (2031 U.S.D) $5,108,548.62 ASSUMPTIONS: 1. There are Potential Owner Costs which are not included in the construction cost estimate including City in-house project management. 2. Cost estimates do not include any costs related to MTCA cleanup; MTCA cleanup will need to be addressed concurrent with or prior to construction. 3. Cost estimates do not include indirect capital costs for site investigations and survey. 4. Total amount of contaminated soil is unknown. Additional testing will be required during detailed design phases of the project. Tulk.witlla Pond Park Master PIlan C.I i T k Appendix TUKWILA POND PARK MASTER PLAN PLANNING LEVEL PRELIMINARY BUDGET ESTIMATE - COMPLETE ALL ELEMENTS Date: 23 -Nov -21 Phase 5 Total Area: 161,615 sf+/- (3.7 Acres) MOBILIZATION Item Description Mobilization (10%) Item Item J.A. Brennan & Associates Landscape Architects & Planners 2701 First Avenue, Suite 510 Seattle, WA 98121 (206)583-0620 Quantity Unit Unit Costs Subtotal Total 0.1 % 1,248,050.00 124,805.00 $124,805.00 DEMOLITION & CLEARING Description Quantity Unit Unit Costs Subtotal Total Clear, Grub, Haul, & Dump 0.5 AC 8,500.00 4,250.00 Selective Clear and Grub (for restoration) 0.0 AC 6000.00 0.00 Debris, Load, Haul & Dump -Off Site (asphalt/concrete-5") 190 CY 25.00 4,750.00 Cut and break Ex asphalt 1200 SY 3.00 3,600.00 GRADING AND EROSION CONTROL Description Temporary Sedimentation & Erosion Control Temporary Facilities Grading (Fill) Grading (Cut) Import Clean Fill Water Quality Monitoring During Construction Quantity Unit Unit Costs Subtotal 1 LS 11,000.00 11,000.00 1 LS 10,000.00 10,000.00 400 CY 16.00 6,400.00 400 CY 16.00 6,400.00 300 CY 40.00 12,000.00 1 LS 10,000.00 10,000.00 TRAILS & MISC PEDESTRIAN CIRCULATION Item Description Quantity Unit Unit Costs Subtotal Asphalt Multi -Use Trail, 12' W LF 42.00 0.00 Asphalt Path - 6' wide LF 21.00 0.00 Crushed Rock Path - 8' Wide 720 SF 5.00 3,600.00 Stair- 6' wide, concrete with pipe railing LF 215.00 0.00 Rail Fence 1 LS 8,000.00 8,000.00 View Point/Plaza - asphalt w/ bench & railing 1 EA 6,000.00 6,000.00 View Decks EA 10,000.00 0.00 Concrete Paving (plain concrete) 600 SF 13.00 7,800.00 Pedestrian Crosswalks 1 EA 3,400.00 3,400.00 Item Item Item NORTH BOARDWALK Description Boardwalk 12' wide (Floating ) Boardwalk 12' wide (Floating - with railing ) Boardwalk 8' wide (Floating) Gangways Boardwalk 8' wide (Pile supported system - diamond pier ) Boardwalk lighting Boardwalk- water supply for wash down Boardwalk overlook Fixed pier abutment Site Furniture SOUTH BOARDWALK Description Boardwalk 12' wide (Floating ) Boardwalk 12' wide (Floating - with railing ) Boardwalk 8' wide (Floating) Gangways Boardwalk 8' wide (Pile supported system - diamond pier ) Boardwalk lighting Boardwalk- water supply for wash down Boardwalk overlook Fixed pier abutment Site Furniture POND ENHANCEMENT Description Dredge Haul inadequate material Habitat edge fill from dredge Riparian edge planting Emergent marsh planting Habitat floating islands Habitat Logs and Snags Herbicide treatment Quantity Unit Unit Costs Subtotal O LF 900.00 0.00 O LF 1,200.00 0.00 LF 600.00 0.00 LF 950.00 0.00 O LF 300.00 0.00 LS 75,000.00 0.00 2000 LF 12.00 24,000.00 LS 45,000.00 0.00 EA 10,000.00 0.00 O LS 20,000.00 0.00 Quantity Unit Unit Costs Subtotal 100 LF 900.00 90,000.00 400 LF 1,200.00 480,000.00 O LF 80.00 0.00 O LF 950.00 0.00 150 LF 600.00 90,000.00 O LS 75,000.00 0.00 1500 LF 12.00 18,000.00 O LS 45,000.00 0.00 O EA 10,000.00 0.00 O LS 20,000.00 0.00 Quantity Unit Unit Costs Subtotal O CY 120.00 0.00 O CY 80.00 0.00 O CY 35.00 0.00 O SF 8.00 0.00 O SF 6.00 0.00 O LS 80,000.00 0.00 O EA 2,500.00 0.00 O LS 25,000.00 0.00 $12,600.00 Total $55,800.00 Total $28,800.00 Total $24,000.00 Total $678,000.00 Tamil a Pond Puirlk Musklair PIlan .i I T 1Tukvvika Appendix Total TUKWILA POND PARK MASTER PLAN PLANNING LEVEL PRELIMINARY BUDGET ESTIMATE - COMPLETE ALL ELEMENTS Date: 23 -Nov -21 Aeration fountain w/ recirculating pump Alum treatment WAYFINDI NG & SIGNAGE Item Description Directional Signs Interpretive Sign Wayfinding Map at Kiosk Park Entry Signage ART ELEMENTS Item Description Art Elements dispersed throughout park Artful Elements at thresholds to the park AUTO CIRCULATION Item Description Frontage Improvements (NIC multi -use trail) Parking Area/Driveway (3" AC and aggregate base) Striping Concrete Wheel stops Removable Bollards GREENSTREET ENTRY AT TARGET ALLEY ACCESS Item Description Wall mural Entry kiosk Entry gateway at Strander Blvd Path entry Improvements Lighting Entry Plaza Designated park parking improvements 15 stalls? Landscaping Irrigation Site Furniture UTILITIES Item Description Potable Water Supply Electrical- Upgrades Sanitary Sewer Fire Hydrant STORM DRAINAGE Item Description Stormwater Conveyance System Biofiltration -drainage swale Stormwater Quality Treatment Facility STRUCTURES Item Description Renovate existing Restroom Viewing Tower/Iconic Focal Point Artist residency/pavilion (future potential) Park pavilion - North Edge WETLAND PLAZA AREA Item Description Seat walls Plaza paving Wetland -Edge wall- Weathering Steel Central 10' wide over water pier/ ( pile supported system) Landscaping Irrigation Site Furniture J.A. Brennan & Associates Landscape Architects & Planners 2701 First Avenue, Suite 510 Seattle, WA 98121 (206)583-0620 O LS 40,000.00 0.00 O LS 275,000.00 0.00 Quantity Unit Unit Costs Subtotal 2 EA 1,000.00 2,000.00 1 EA 5,000.00 5,000.00 O EA 20,000.00 0.00 O EA 10,000.00 0.00 $0.00 Total $7,000.00 Quantity Unit Unit Costs Subtotal Total 1 EA 60,000.00 60,000.00 O EA 50,000.00 0.00 Quandt Unit Unit Costs Subtotal O LF 1,415.00 0.00 O SF 7.00 0.00 O EA 120.00 0.00 O EA 200.00 0.00 O EA 2200.00 0.00 Quantity Unit Unit Costs Subtotal LS 16,000.00 0.00 LS 20,000.00 0.00 LS 45,000.00 0.00 LS 20,000.00 0.00 LS 20,000.00 0.00 SF 30.00 0.00 LS 20,000.00 0.00 LS 25,000.00 0.00 LS 10,000.00 0.00 LS 20,000.00 0.00 $60,000.00 Total $0.00 Total $0.00 Quantity Unit Unit Costs Subtotal Total O LS 50,000.00 0.00 O LS 70,000.00 0.00 O LS 150,000.00 0.00 O EA 5,000.00 0.00 $0.00 Quantity Unit Unit Costs Subtotal Total 1 LS 75,000.00 75,000.00 1 LS 18000.00 18,000.00 O LS 80,000.00 0.00 $93,000.00 Quantity Unit Unit Costs Subtotal Total O LS 155,000.00 0.00 O LS 250,000.00 0.00 O EA 586,000.00 0.00 O EA 180,000.00 0.00 $0.00 Quantity Unit Unit Costs Subtotal Total O CY 1,000.00 0.00 O SF 30.00 0.00 O LF 600.00 0.00 O LS 450,000.00 0.00 O LS 25,000.00 0.00 O LS 10,000.00 0.00 O LS 20,000.00 0.00 $0.00 Tulkwitlla Pond Pulrlk Musklalr PIlan "flikvviha Appendix TUKWILA POND PARK MASTER PLAN PLANNING LEVEL PRELIMINARY BUDGET ESTIMATE -COMPLETE ALL ELEMENTS 111111111111111111111111111111111 Date: 23 -Nov -21 02900 POND EXPLORATION PLAY AREA Item Description Nature Play Area w/ play curb Recirculating Pump for water play feature Landscaping Irrigation J.A. Brennan & Associates Landscape Architects & Planners 2701 First Avenue, Suite 510 Seattle, WA 98121 (206)583-0620 Quantity Unit Unit Costs Subtotal Total O LS 900,000.00 0.00 O LS 35,000.00 0.00 O LS 25,000.00 0.00 O LS 10,000.00 0.00 $0.00 BELVEDERE OVERLOOK (North target edge) Item Description Quantity Unit Unit Costs Subtotal Total Belvedere Overlook 0 LS 300,000.00 0.00 $0.00 02900 SITE FURNITURE Item Description Quantity Unit Unit Costs Subtotal Picnic Table w/ concrete pad 1 EA 3,500.00 3,500.00 Bike Rack 1 EA 1000.00 1,000.00 Picnic Grill 0 EA 300.00 0.00 Drinking Fountain 0 EA 5000.00 0.00 Trash Receptacle 1 EA 1,200.00 1,200.00 Bench 1 EA 2,500.00 2,500.00 Cafe Tables & Chairs 0 EA 5,000.00 0.00 02900 LIGHTING Item Description Upgrade Electrical/ New Service Art projection lighting North entry lighting South entry lighting West parking lot lighting Lighting - Playground Walkway Luminaire - 10' Walkway Bollard - 42" Quantity Unit Unit Costs Subtotal O LS 25000.00 0.00 O LS 75000.00 0.00 O LS 12000.00 0.00 O LS 10000.00 0.00 LS 75000.00 0.00 O LS 10000.00 0.00 O EA 5200.00 0.00 O EA 2500.00 0.00 02900 PLANTING & IRRIGATION Item Description Quantity Unit Unit Costs Subtotal Irrigation - all upland planted areas 10500 SF 1.25 13,125.00 Wetland Enhancement 36225 SF 5.00 181,125.00 Wetland Creation 0 SF 10.00 0.00 Upland / Riparian 10300 SF 8.00 82,400.00 Meadow (no irrigation) 2000 SF 2.00 4,000.00 Lawn 0 SF 3.00 0.00 SUBTOTAL DESIGN CONTINGENCY: 30% 30% % 1,372,855.00 $411,856.50 CONTRACTOR OVERHEAD & PROFIT: 12% 12% % 1,784,711.50 $214,165.38 LOCATION ADJUSTMENT (Seattle): 1.7% % 1998876.88 $33,980.91 SALES TAX: 10% (TUKWILA) 10.00% % 2,032,857.79 $203,285.78 CONSTRUCTION CONTINGENCY: 10% 10% % 2,236,143.57 $223,614.36 DESIGN & CONSTRUCTION MNGMT FEE: 0% 0% % 2,459,757.92 $0.00 PERMITTING FEE 1 LS 25,000.00 $25,000.00 Total $8,200.00 Total $0.00 Total $280,650.00 $1,372,855.00 $1,111,902.92 Parks Operation and Maintenance Annual Budget (3.7 Acres $6000/Ac) $22,300.00 Subtotal (2021 U.S.D) $2,507,057.92 Inflation over 10 years 5.0% YR 10.00 1,253,528.96 Grand Total (2031 U.S.D) $3,760,586.88 ASSUMPTIONS: 1. There are Potential Owner Costs which are not included in the construction cost estimate including City in-house project management. 2. Cost estimates do not include any costs related to MTCA cleanup; MTCA cleanup will need to be addressed concurrent with or prior to construction. 3. Cost estimates do not include indirect capital costs for site investigations and survey. 4. Total amount of contaminated soil is unknown. Additional testing will be required during detailed design phases of the project. Tamil a Pond Puirlk Muskiair PIlan .i I T 1 fliIlovIa Appendix TUKWILA POND PARK MASTER PLAN PLANNING LEVEL PRELIMINARY BUDGET ESTIMATE - COMPLETE ALL ELEMENTS Phase 6 Date: 23 -Nov -21 Phase 6 Total Area: 17,500sf+/- (0.4 Acres) J.A. Brennan & Associates Landscape Architects & Planners 2701 First Avenue, Suite 510 Seattle, WA 98121 (206) 583-0620 MOBILIZATION Item Description Quantity Unit Unit Costs Subtotal Total Mobilization (10%) 0.1 % 1,032,950.00 103,295.00 $103,295.00 DEMOLITION & CLEARING Item Description Quantity Unit Unit Costs Subtotal Total Clear, Grub, Haul, & Dump 0.5 AC 8,500.00 4,250.00 Selective Clear and Grub (for restoration) 0.5 AC 6000.00 3,000.00 Debris, Load, Haul & Dump -Off Site (asphalt/concrete-5") 190 CY 25.00 4,750.00 Cut and break Ex asphalt 1200 SY 3.00 3,600.00 Item GRADING AND EROSION CONTROL Description Temporary Sedimentation & Erosion Control Temporary Facilities Grading (Fill) Grading (Cut) Import Clean Fill Water Quality Monitoring During Construction Quantity Unit Unit Costs Subtotal 1 LS 11,000.00 11,000.00 1 LS 10,000.00 10,000.00 100 CY 16.00 1,600.00 100 CY 16.00 1,600.00 200 CY 40.00 8,000.00 1 LS 10,000.00 10,000.00 TRAILS & MISC PEDESTRIAN CIRCULATION Item Description Quantity Unit Unit Costs Subtotal Asphalt Multi -Use Trail, 12' W LF 42.00 0.00 Asphalt Path - 6' wide LF 21.00 0.00 Crushed Rock Path - 8' Wide 100 SF 5.00 500.00 Stair - 6' wide, concrete with pipe railing LF 215.00 0.00 Rail Fence 1 LS 8,000.00 8,000.00 View Point/Plaza - asphalt w/ bench & railing EA 6,000.00 0.00 View Decks EA 10,000.00 0.00 Concrete Paving (plain concrete) 0 SF 13.00 0.00 Pedestrian Crosswalks EA 3,400.00 0.00 Item Item Item NORTH BOARDWALK Description Boardwalk 12' wide (Floating ) Boardwalk 12' wide (Floating - with railing ) Boardwalk 8' wide (Floating) Gangways Boardwalk 8' wide (Pile supported system - diamond pier ) Boardwalk lighting Boardwalk- water supply for wash down Boardwalk overlook Fixed pier abutment Site Furniture SOUTH BOARDWALK Description Boardwalk 12' wide (Floating ) Boardwalk 12' wide (Floating - with railing ) Boardwalk 8' wide (Floating) Gangways Boardwalk 8' wide (Pile supported system - diamond pier ) Boardwalk lighting Boardwalk- water supply for wash down Boardwalk overlook Fixed pier abutment Site Furniture POND ENHANCEMENT Description Dredge Haul inadequate material Habitat edge fill from dredge Riparian edge planting Emergent marsh planting Habitat floating islands Habitat Logs and Snags Herbicide treatment Quantity Unit Unit Costs Subtotal O LF 900.00 0.00 O LF 1,200.00 0.00 LF 600.00 0.00 LF 950.00 0.00 O LF 300.00 0.00 LS 75,000.00 0.00 2000 LF 12.00 24,000.00 LS 45,000.00 0.00 EA 10,000.00 0.00 O LS 20,000.00 0.00 Quantity Unit Unit Costs Subtotal 100 LF 900.00 90,000.00 O LF 1,200.00 0.00 O LF 80.00 0.00 O LF 950.00 0.00 O LF 600.00 0.00 O LS 75,000.00 0.00 1500 LF 12.00 18,000.00 O LS 45,000.00 0.00 O EA 10,000.00 0.00 O LS 20,000.00 0.00 Quantity Unit Unit Costs Subtotal O CY 120.00 0.00 O CY 80.00 0.00 O CY 35.00 0.00 O SF 8.00 0.00 O SF 6.00 0.00 O LS 80,000.00 0.00 O EA 2,500.00 0.00 O LS 25,000.00 0.00 $15,600.00 Total $42,200.00 Total $8,500.00 Total $24,000.00 Total $108,000.00 Tulk.witlla Pond Park Master PIlan C,i I a k Appendix Total TUKWILA POND PARK MASTER PLAN J.A. Brennan & Associates PLANNING LEVEL Landscape Architects & Planners PRELIMINARY BUDGET ESTIMATE -COMPLETE ALL ELEMENTS 2701 First Avenue, Suite 510 Phase 6 Seattle, WA 98121 Date: 23 -Nov -21 (206)583-0620 Aeration fountain w/ recirculating pump 0 LS 40,000.00 0.00 Alum treatment 0 LS 275,000.00 0.00 WAYFINDI NG & SIGNAGE Item Description Quantity Unit Unit Costs Subtotal Directional Signs 2 EA 1,000.00 2,000.00 Interpretive Sign 1 EA 5,000.00 5,000.00 Wayfinding Map at Kiosk 1 EA 20,000.00 20,000.00 Park Entry Signage 1 EA 10,000.00 10,000.00 $0.00 Total $37,000.00 ART ELEMENTS Item Description Quantity Unit Unit Costs Subtotal Total Art Elements dispersed throughout park 1 EA 60,000.00 60,000.00 Artful Elements at thresholds to the park 1 EA 50,000.00 50,000.00 AUTO CIRCULATION Item Description Quantit Unit Unit Costs Subtotal Frontage Improvements (NIC multi -use trail) 0 LF 1,415.00 0.00 Parking Area/Driveway (3" AC and aggregate base) 0 SF 7.00 0.00 Striping 0 EA 120.00 0.00 Concrete Wheel stops 0 EA 200.00 0.00 Removable Bollards 0 EA 2200.00 0.00 GREENSTREET ENTRY AT TARGET ALLEY ACCESS Item Description Quantity Unit Unit Costs Subtotal Wall mural LS 16,000.00 0.00 Entry kiosk LS 20,000.00 0.00 Entry gateway at Strander Blvd LS 45,000.00 0.00 Path entry Improvements LS 20,000.00 0.00 Lighting LS 20,000.00 0.00 Entry Plaza SF 30.00 0.00 Designated park parking improvements 15 stalls? LS 20,000.00 0.00 Landscaping LS 25,000.00 0.00 Irrigation LS 10,000.00 0.00 Site Furniture LS 20,000.00 0.00 $110,000.00 Total $0.00 Total $0.00 UTILITIES Item Description Quantity Unit Unit Costs Subtotal Total Potable Water Supply 0 LS 50,000.00 0.00 Electrical- Upgrades 0 LS 70,000.00 0.00 Sanitary Sewer 0 LS 150,000.00 0.00 Fire Hydrant 0 EA 5,000.00 0.00 $0.00 STORM DRAINAGE Item Description Quantity Unit Unit Costs Subtotal Total Stormwater Conveyance System 0 LS 75,000.00 0.00 Biofiltration -drainage swale 1 LS 18000.00 18,000.00 Stormwater Quality Treatment Facility 0 LS 80,000.00 0.00 $18,000.00 STRUCTURES Item Description Quantity Unit Unit Costs Subtotal Total Renovate existing Restroom 0 LS 155,000.00 0.00 Viewing Tower/Iconic Focal Point 1 LS 250,000.00 250,000.00 Artist residency/pavilion (future potential) 1 EA 586,000.00 586,000.00 Park pavilion - North Edge 0 EA 180,000.00 0.00 WETLAND PLAZA AREA Item Description Seat walls Plaza paving Wetland -Edge wall- Weathering Steel Central 10' wide over water pier/ ( pile supported system) Landscaping Irrigation Site Furniture $550,000.00 Quantity Unit Unit Costs Subtotal Total O CY 1,000.00 0.00 1000 SF 30.00 30,000.00 O LF 600.00 0.00 O LS 450,000.00 0.00 O LS 25,000.00 0.00 O LS 10,000.00 0.00 O LS 20,000.00 0.00 $30,000.00 Tulk.witlla Pond Park Master PIlan C.I i T k Appendix TUKWILA POND PARK MASTER PLAN J.A. Brennan&Associates PLANNING LEVEL Landscape Architects & Planners PRELIMINARY BUDGET ESTIMATE - COMPLETE ALL ELEMENTS 2701 First Avenue, Suite 510 Phase 6 Seattle, WA 98121 Date: 23 -Nov -21 (206)583-0620 02900 POND EXPLORATION PLAY AREA Item Description Quantity Unit Unit Costs Subtotal Total Nature Play Area w/ play curb 0 LS 900,000.00 0.00 Recirculating Pump for water play feature 0 LS 35,000.00 0.00 Landscaping 0 LS 25,000.00 0.00 Irrigation 0 LS 10,000.00 0.00 $0.00 BELVEDERE OVERLOOK (North target edge) Item Description Quantity Unit Unit Costs Subtotal Total Belvedere Overlook 0 LS 300,000.00 0.00 $0.00 02900 SITE FURNITURE Item Description Quantity Unit Unit Costs Subtotal Picnic Table w/ concrete pad 0 EA 3,500.00 0.00 Bike Rack 1 EA 1000.00 1,000.00 Picnic Grill 0 EA 300.00 0.00 Drinking Fountain 0 EA 5000.00 0.00 Trash Receptacle 0 EA 1,200.00 0.00 Bench 1 EA 2,500.00 2,500.00 Cafe Tables & Chairs 0 EA 5,000.00 0.00 02900 LIGHTING Item Description Quantity Unit Unit Costs Subtotal Upgrade Electrical/ New Service 0 LS 25000.00 0.00 Art projection lighting 0 LS 75000.00 0.00 North entry lighting 0 LS 12000.00 0.00 South entry lighting 1 LS 10000.00 10,000.00 West parking lot lighting LS 75000.00 0.00 Lighting -Playground 0 LS 10000.00 0.00 Walkway Luminaire - 10' 0 EA 5200.00 0.00 Walkway Bollard - 42" 0 EA 2500.00 0.00 02900 PLANTING & IRRIGATION Item Description Quantity Unit Unit Costs Subtotal Irrigation - all upland planted areas 3000 SF 1.25 3,750.00 Wetland Enhancement 6000 SF 5.00 30,000.00 Wetland Creation 0 SF 10.00 0.00 Upland / Riparian 3000 SF 8.00 24,000.00 Meadow (no irrigation) 0 SF 2.00 0.00 Lawn 0 SF 3.00 0.00 SUBTOTAL DESIGN CONTINGENCY: 30% 30% % 1,136,245.00 $340,873.50 CONTRACTOR OVERHEAD & PROFIT: 12% 12% % 1,477,118.50 $177,254.22 LOCATION ADJUSTMENT (Seattle): 1.7% % 1654372.72 $28,124.34 SALES TAX: 10% (TUKWILA) 10.00% % 1,682,497.06 $168,249.71 CONSTRUCTION CONTINGENCY: 10% 10% % 1,850,746.76 $185,074.68 DESIGN & CONSTRUCTION MNGMT FEE: 0% 0% % 2,035,821.44 $0.00 PERMITTING FEE 1 LS 25,000.00 $25,000.00 Total $3,500.00 Total $10,000.00 Total $57,750.00 $1,136,245.00 $924,576.44 Parks Operation and Maintenance Annual Budget (0.4 Acres $6000/Ac) $2,500.00 Subtotal (2021 U.S.D) $2,063,321.44 Inflation over 10 years 5.0% YR 10.00 1,031,660.72 Grand Total (2031 U.S.D) $3,094,982.16 ASSUMPTIONS: 1. There are Potential Owner Costs which are not included in the construction cost estimate including City in-house project management. 2. Cost estimates do not include any costs related to MTCA cleanup; MTCA cleanup will need to be addressed concurrent with or prior to construction. 3. Cost estimates do not include indirect capital costs for site investigations and survey. 4. Total amount of contaminated soil is unknown. Additional testing will be required during detailed design phases of the project. Tulk.witlla Pond Park Master PIlan C.I i T k Appendix A PP dix F Financial * Tukwila Pond Park Master Pllan Cfty of a Appendix S I E G E R')I CONSULTING mps DATE: UPDATED: November, 2021 TO: Jim Brennan and Drew Coombs, JA Brennan Associates, PLLC FROM: Annie Sieger, Sieger Consulting SPC RE: DISCUSSION: Tukwila Pond Park Master Plan — Funding and Financing Analysis Memo The City of Tukwila is currently undertaking a master planning process to reimagine Tukwila Pond Park. Tukwila Pond Park is in the heart of the Southcenter District, a major, regional commercial retail district anchored by Westfield Mall and complemented by a variety of commercial and light industrial uses. Historically, the Southcenter District has been a destination, with employees, shoppers, and others visiting the District during the day such that the City of Tukwila's daytime population is almost 100,000 people greater than it's true residential population (estimated at 21,970 as of the 2020 US Census). However, despite this activity, the City of Tukwila, like all Washington cities, is financially constrained by tax -limiting measures and structural imbalance between the growth in City revenues as compared to the demand for and cost of City services. In Tukwila's 2020 Parks, Recreation, and Open Space Plan (March 2020), the City identified $12.2 million in capital improvement projects to improve the City's 23 existing parks, including Tukwila Pond Park. Over the life of the Plan, the City is estimated as needing $376,000 per year in total capital reinvestment/replacement cost. The PROS Plan identifies the City's highest priority capital projects over the life of the project, however, Tukwila Pond Park was not identified as one of these projects'. As such, it can be assumed that even if the proposed annual capital reinvestment/replacement resources were sufficient to support implementation of the Tukwila Pond Park Master Plan, these existing resources likely wouldn't be available for it. However, Tukwila Pond Park is an identified project in the City's 2021-2026 Capital Improvement Project and 2018 Parks and Recreation Impact Fee Study, which means that some funding is already available for it. The 1 It is not clear why Tukwila Pond Park was not identified as a priority capital project in the 2020 PROS Plan. Prioritization criteria included: Will the project fulfill an identified park and/or recreation need? Is the project within a'A mile from an identified park search area? Supporting Strategic Plan and Comprehensive Plan Goals Enhancing/Maintaining Existing Resources Unique Opportunity Available Partnerships Property Availability and Condition Capital and Resource Availability Priority projects were intended to identify "quick wins that have the greatest potential (and greatest need) to build progress towards the proposed system vision. Sieger Consulting MEMO: TUKWILA POND PARK MASTER PLAN — FUNDING AND FINANCING ANALYSIS MEMO DISCUSSION: November 2021 following memo documents compares the esimated project costofTukwila Pond Park redevelopment as based on the Master PIan to available revenues as defined by CIP and Impact Fee Rate Study, as well as other potential revenue sources to develop a flexible funding plan for Tukwila Pond Park redevelopment, including a more formal funding strategy for the first phase of redevelopment. Funding ��U nU ��U�� Plan .~. . .. .�� ~.. . Capital Costs Reimaging and redeveloping Tukwila Pond Park is anticipated to be a significant undertaking that will necessarily be phased. The current phasing plan anticipates seven phases, Phase 1 is split into two phased components, to be implemented over the next 20 30 years. Exhibit 1. Tukwila Pond Park Master Plan Phasing, Year of Estimate Dollars (YOE) ° 1 PHASE -1 141 PHASE - 5 . I ' �,& m"��)/�� -�.-��w �� 6011 0) )1114,0;41 c3 11 �� 11 »)1' )))1� I'7;:riIi" JI Total Cost: ffff .00 *Rounded uptonearest $1,OOO Source: J.A. Brennan Associates PLIC, 2021. The estimated capital costs of executing the Tukwila Pond Park Master PIan is dollars (YOE$) or n year of estimate Phasing the project gives current and future decision makers the flexibility to pursue implementation of the w Sieger Consulting 2 MEMO: TUKWILA POND PARK MASTER PLAN — FUNDING AND FINANCING ANALYSIS MEMO DISCUSSION: November 2021 master plan in a way that responsive to budget availability and allows the City to leverage competitive funding through grants and other sources. However, since the first phase of this project will be completed between 2021 and 2028 (within the six-year period of the City's current CIP), it makes sense to develop a more formal funding strategy for that phase of the project. The 2021-2026 six-year CIP does identify the Tukwila Pond Trail and Boardwalk as a capital project. Although it is titled in a way that appears to limit it to the trail and boardwalk elements of the project, the description appears to include the entire park. The park description further identifies that the project is on the Park Impact Fee list at 75% and that 1% Municipal Arts Fund for City funded construction will be included. According to the City's 2018 Fire and Parks Impact Fee Update Rate Study2 $5,437,500 (2017$) against a total cost of $7,250,000 (2017$) will be available from Parks Impact Fee over the 10 -year period of the Impact Fee Rate Study to fund this project. In 2021$ (to match the YOE$ in this plan) this would be $6,085,000 in Impact Fees dedicated to Tukwila Pond Park redevelopment. Within the CIP, $100,000 was in Lodging Tax Funds was set aside for this master planning process in 2021. The CIP also identifies $1,175,000 in additional projects ($115,000 for design, $150,000 for construction management, and $910,000 for construction) in 2023. The CIP further dedicates $500,000 in proposed grant funds and $675,000 in lodging tax funds for that effort. The CIP does not show Parks Impact Fees as being available to this project. Assuming the Parks Impact Fee dollars are generated and available to this project (given the unprecedented development in Tukwila over the past four years this feels like a safe assumption) the first phase of development of the Tukwila Pond Park project is essentially funded, as shown in Exhibit 2. Exhibit 2. Available Capital Funding for Tukwila Pond Park Master Plan, 2021-2028 in $1,000s i1 4 V)4 III A of ' 111/l1 " N i ' ' ' -.) tti ' . i 1 Awarded Gant ............................................................................ Proposed Grant Mitigation ActuaO Parks Impact Fees ............................................................................. /...edging Tax Funds ............................................................................. REET 1 Funds $100 $500 $675 $6,085 $5,500 $6,000 $6,085 ........................................................................ $1.,500 $2,400 ........................................................................ $5,600 $5,600 TOTAL REVENUES $100 $1,1'75 $12,61 $20,08 0 5 Source: 2021.-2026 FinanciaO POanning Mode° and Capita° Improvement Program, City of TukwiHa, 2021. City of TukwiOa Fire and Parks Impact Fees Update Rate Study, BERI< ConsuOting, 2021. As Exhibit 2 shows, based on the Impact Fee Rate Study and CIP, more funding should be available to support 2 https://www.tukwilawa.gov/wp-content/uploads/FIRE-Ord-2572-Parks-Impact-Fees.pdf Sieger Consulting 3 MEMO: TUKWILA POND PARK MASTER PLAN — FUNDING AND FINANCING ANALYSIS MEMO DISCUSSION: November 2021 Phase 1 of the Tukwila Pond Park Master Plan, than is needed. Given that Park Impact Fees can only support 75% of total project costs and the City must provide 25% through other sources, the first Phase of the project should be funded approximately as follows: ■ No more than $5,451,750 in park impact fees ■ As much as $2,400,000 in Lodging Tax Funds ■ Remainder in real estate excise tax 1 (REET 1) and proposed grant funds The City still needs to identify grants that are a good fit for Phase 1 of this project. Following are several grants that may be appropriate for funding Tukwila Pond Park redevelopment. Specifically, the following grants may be most appropriate for funding Phase 1: ■ RCO ALEA and or WWRP grants may be an option to consider for Phase 1. As shown Exhibit 2, the City's CIP does propose additional revenues from proposed grants, lodging tax funds, and REET 1 to support the Tukwila Pond Park redevelopment beyond 2028. However, It is anticipated that it will be updated to reflect this master planning effort and that, given the ongoing financial constraints on the City's budget and other City capital priorities these funds may not truly be dedicated to this project. As such, it will be important for the City to continue to consider long term strategies for funding the future phases of this project. Ongoing Operating Costs In Tukwila's 2020 Parks, Recreation, and Open Space Plan (March 2020), the City also identifies ongoing operations and maintenance costs for parks, based on the City's four -tier levels of maintenance. Within the PROS Plan it is estimated that maintaining the improved Park System proposed within the plan would cost approximately $2.7 million annually. The PROS Plan doesn't identify the specific maintenance levels for Tukwila Pond Park, it can be assumed that current Park operations and maintenance costs are both substantial and insufficient. This is because Tukwila Pond Park is currently isolated and obscured in such way that there are no "eyes on the park" which has allowed a high degree of illicit use and with it, debris, including abandoned shopping carts, and vandalism, including fires that have burned existing view decks and benches. This makes operations and maintenance of the park challenging and costly, not only for Public Works staff but also for the Police Department, who provide ongoing monitoring and enforcement at the Park. While in most Master Planning processes it is generally anticipated that once redeveloped Parks are developed and finalized, they will require additional operations and maintenance to support, in the case of Tukwila Pond Park, it is likely that any additional operations and maintenance costs will be offset by reduction in the operations, maintenance, and police enforcement costs currently generated by Park operations and maintenance. For this reason, while we anticipate new operations and maintenance activities (to support things like landscaping, vegetation management, etc.) those costs have not been estimated as part of the master planning process. m Al Sieger Consulting 4 MEMO: TUKWILA POND PARK MASTER PLAN — FUNDING AND FINANCING ANALYSIS MEMO DISCUSSION: November 2021 Potential Funding Sources Increase Existing Revenues While the City of Tukwila could increase its general revenues to support additional funding for parks capital projects, like the Tukwila Pond Park Redevelopment, these additional revenues would be flexible such that they could be spent for any general government purpose. While Park redevelopment is among these purposes, given the extremely fiscally -constrained environment faced by Washington Cities and the fungibility of these sources, they could just as likely be used for other City purposes. For this reason, and because the City's CIP has identified specific sources for funding Tukwila Pond Park redevelopment, we have focused on strategies related to increasing or implementing those sources, these include: ■ Lodging Tax Funds. Lodging Tax revenues must generally be used for tourism promotion, acquisition of tourism -related facilities, or operation of tourism -related facilities (RCW 67.28.1815—.1816) which includes operations and capital expenditures of tourism -related facilities owned or operated by a municipality, including repayment of bonds (limited tax general obligation [LTGO] or unlimited tax general obligation [UTGO] bonds). Because the City's CIP identifies lodging tax funds as a funding source for Tukwila Pond Park redevelopment, we have assumed that it is eligible to use this funding source, however, it will be important to confirm that the final park, as master planned, appropriately meets the definition of a tourism -related facility3. Tukwila is located in King County, it is not eligible to impose a basic lodging tax, however the City does levy a special lodging tax of 1%. Tukwila lodging is also subject to a convention and trade center tax and tourism promotion area (TPA) charges. ■ Parks Impact Fees. The City of Tukwila has levied Growth Management Act (GMA) impact fees for parks since 2008. These impact fee rates were updated through ordinance based on a rate study in 2017. Tukwila Pond Park is included as a project within the current rate study, with 75% of the project costs assigned to growth and therefore eligible to be funded by impact fees. ■ Real Estate Excise Tax (REET) 1 Funds. REET is a tax on the sale of real property, calculated on the full selling price, including the amount of any liens, mortgages, and other debts given to secure the purchase and collected at the time of sale. Cities may impose REET 1, a "first quarter percent" of 0.25% for capital projects and limited maintenance. Cities planning under GMA may also impose REET 2, a "second quarter percent/' of 0.25%, also for capital projects and limited maintenance. Tukwila currently levies both REET 1 and 2, the maximum allowable 3 RCW 67.28.080 defines "tourism -related facility" as "[...] real or tangible personal property with a usable life of three of more years, or constructed with volunteer labor that is: (a)(i) owned by a public entity; (ii) owned by a nonprofit organization described under section 501(c)(3) of the federal internal revenue code of 1986, as amended; or (iii) owned by a nonprofit organization described under section 501(c)(6) of the federal internal revenue code of 1986, as amended, a business organization, destination marketing organization, main street organization, lodging association, or chamber of commerce and (b) used to support tourism, performing arts, or to accommodate tourist activities. Sieger Consulting 5 MEMO: TUKWILA POND PARK MASTER PLAN — FUNDING AND FINANCING ANALYSIS MEMO DISCUSSION: November 2021 0.50%, so there is no opportunity for growth of this revenue source. New Dedicated Revenue Sources There are very few dedicated revenue sources for parks capital. The only such tool that is specifically available for parks capital in Tukwila at this time is a property tax levy lid lift, described below: ■ Property Tax Levy Lid Lift. The City could increase property taxes in the city to pay for parks capital. Cities are currently limited to a 1% increase in property tax revenue without a public vote. A property tax levy lid lift occurs when taxing jurisdictions with a tax rate less than their statutory maximum rate ask voters to increase their tax rate to an amount equal to or less than the statutory maximum rate, effectively lifting the lid on the levy rate. The taxing jurisdiction then collects more revenues because of the higher levy rate. Grant Funding The City of Tukwila already leverages competitive grant funding as possible to support parks' capital projects. While these local, state, and federal grant programs (which are so organized based on who administers grant funding, not the source of the funding — that is, federal funds administered by state agencies are listed as "state grants") are extremely competitive, grant funding would significantly improve the funding feasibility of the Tukwila Pond Park redevelopment. Based on the project plan, we have identified the following grants as most appropriate for Tukwila Pond Park: Federal Grants ■ US Fish and Wildlife - North American Wetlands Conservation Act Small Grants Program. Funding for long-term protection, restoration, and/or enhancement of wetlands and associated uplands habitats for the benefit of all wetlands -associated migratory birds Grant requests are limited to $100,000 and funding priority is given to new grantees or partners (that is, those who have not received grants through the program before). This grant can be used to protect and enhance, making Tukwila Pond Park an attractive project. State Grants ■ Washington State Department of Transportation (WSDOT) Fixing America's Surface Transportation (FAST) Act. Funds surface transportation across the country using a combination of federal funding, primarily the gas tax. One of the funding programs is a block grant to states that includes set-aside funding for transportation alternatives, including smaller -scale transportation projects such as pedestrian and bicycle facilities and recreational trails. This grant can be used to renovate community parks, develop regional trails, and conserve habitats, making Tukwila Pond Park an attractive project. ■ Washington Recreation and Conservation Office (RCO) Washington Wildlife and Recreation Program (WWRP). To fund land protection and outdoor recreation, including park acquisition and development, habitat conservation, farmland and forestland preservation, and construction of outdoor recreation Sieger Consulting 6 MEMO: TUKWILA POND PARK MASTER PLAN — FUNDING AND FINANCING ANALYSIS MEMO DISCUSSION: November 2021 facilities. ▪ 50% match required. 10% of total project cost must be from non -state, non-federal contribution. This grant can be used to renovate community parks, develop regional trails, and conserve habitats, making Tukwila Pond Park an attractive project. ■ Land and Water Conservation Fund (LWCF). To preserve and develop outdoor recreation resources, including parks, trails, and wildlife lands. ▪ 50% match required. For local agencies and special purpose districts, 10% of total project cost must be from non -state, non-federal contribution. Tukwila Pond Park will include unpaved trails and boardwalk, making the project a candidate for the LWCF grant. Local Grants ■ King County Parks Levy — Cities Capital and Open Space Grants. ■ Salmon Recovery Funding Board Estuary and Salmon Restoration Program (ESRP). To protect and restore Puget Sound near -shore ecosystem processes and functions. ▪ 30% match required, some of which must be non -state funds. ■ King County Conservation Futures Tax (CFT) Program. To protect forests, shorelines, greenways, and trails from development. Currently incorporated cities within King County receive a share of these annual property tax revenues. An additional increment of the funding collected is available for competitive grants, for which the City of Tukwila is eligible. Tukwila Pond Park's shoreline wetlands could potentially be supported by the King County CFT Program. Additional Sources Legislative Appropriation In addition to the grant programs, some infrastructure funding is allocated through the state budget process. As with grants, these discretionary funds are limited, subject to state appropriation, and highly competitive. Given that Tukwila Pond Park has potential regional economic development impacts, it may be an appropriate project to pursue legislative appropriation for. Private Partnerships and Contributions ■ Private Donations and Partnerships. The redevelopment of Tukwila Pond Park will provide a unique value to the Southcenter District and, in particular, those businesses directly adjacent to it. As part of the Tukwila Pond Park Master Planning project, we have developed a complementary economic analysis that explores and communicates those benefits to potential private businesses and property owners. Additional opportunities for private partnerships and contributions are documented in that memo. Al Sieger Consulting 7 MEMO: TUKWILA POND PARK MASTER PLAN — FUNDING AND FINANCING ANALYSIS MEMO DISCUSSION: November 2021 ■ Crowdfunding. Because crowdfunding is best suited for small popular or novel projects and installations, it could be successfully implemented to support a unique feature or amenity proposed for the park like nature pay or or xx, within the Tukwila Pond Park Master Plan. Financing The City can levy additional debt through two main financing tools, Limited Tax General Obligation (LTGO) Bonds and Unlimited Tax General Obligation (UTGO) Bonds. LTGO bonds will impact the General Fund, while UTGO bonds will have an additional tax burden. The loan schedules used in this analysis assume a 4% interest rate, over a 20 -year period, and a bond issuance fee of 1.5%. ■ Limited Tax General Obligation (LTGO) Bonds. Councilmanic bonds that must be repaid from existing resources, as there is no dedicated source of new revenue for debt service. These bonds can be issued by the City Council without going out to residents for a public vote. ■ Unlimited Tax General Obligation (UTGO) Bonds. Voted bonds that must be approved by a vote of the City's residents, and are paid off by a new city property tax levy. This type of bond issue is usually reserved for municipal improvements that are of general benefit to the public, such as arterial streets, bridges, lighting, municipal buildings, firefighting equipment, and parks. As the money is raised by an assessment levied on property values, the business community also provides a fair share of the funds to pay off such bonds. It is important to consider that taking on additional bond debt will affect the City's credit rating. We cannot estimate how a specific bond issuance will specifically affect the City's credit rating, but the amount of debt capacity utilized does affect this rating, and it is a factor to consider in determining the amount of debt issued to support parks capital projects plan. m Al Sieger Consulting 8 A PP endix Alternative Tukwila Pond Park Master PIIan Cfty of RI a Appendix , 1114 , Alternative Elements Two alternative park designs and three pond management concepts developed during the design process explore a range of scenarios. The alternatives, Expanded Park and Nature Immersion explore a range of possibilities and foster a lively discussion with the community. The final master plan incorporates elements of each of the alternatives. 1 a Table 1 Summary of Alternatives Summary of Alternatives 1 .401 fit AE ImpoporivorppmriroppgRRIOrmilmwrippappoppmpoporpn IiIIIIN01111111[11IIIIIIi1111111111111111hill i=11111111111AIIIIIIIiiiiikkitgligMin111i111111611M11111111111111111111111higINI111111a1611111(il Improved Access/Wayfinding and Placemaking Loop Trail Shared Parking Festival Street/Green Street Nature Themed Play Area Bird Viewing Tulk.wdla Pond Park Master Pllan City of "full,o,Afi. a Appendix ��Virwk�l�,°u Table 2 Alternative Activation Ideas Summary of Alternatives „I r » « 1ll ll1111111 111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 Passive park with less amenities Active park with more amenities Small scale plaza Large scale plaza Adaptive re -use of existing building New Pavilion / Shared Use Space Expand park collaborate with adjacent properties Focal point large scale Smaller focal point Art garden — sculpture park Improve pond with dredge and freshwater input Minor clean up improvements to pond allow it to naturally change 111111111111111111111111 �� ,,1 »»»»>»»»» RE»OMiI� ,,, 4„»,,1»» »,,,»»>»>»»» IIS»SII Noot 440066666, TulkwitllaPond k'uirlkMusk6:airk'Ilan .irT "f"LillvvAia Appendix INA :111 The following illustrates levels of pond management options to consider and for further investigation. 11111111. u ',////////////////// i i uuum uu II 111111 I. .„,.1,1,1,1,1,1,1..1.1)!1).),)„1)„„).).).).)111111111111 �,a h /i 11 1 l a 111111111111111 1111111 a uuuuuuuuuu uuuuuuuuuuuuuuuuul lfll m11111111111111111111l u 1111111 1iiiIIIIIIIIIIIIIuumo-,uli I 11111 II III111111111.,1j, II IIIIIIIIIIIII 111111111 11 11111111 11111'111111111'111111111(11111111h111(((( 11 /l�lll 111111»1 ff m 1 m 1111 111 • uiulliulli 1tIIIIIIIIIIIIIIIIIIIIIII III ;„III ;; iiijj'l )l j WJ1JPggjjijj 6 11111111111111111111 11111111111111111111' I 111111111111111i1111111111111111 111iuou1u1uo1 11111 11 111111,11:,1„.4,,,„4„,:%/ulll 1 1 1 ` ” 111 1` " 1111 111 1 11 7,1111!��1� Aprirr,P1,11r1111111\11 ��11111� ��1"1��11��1��1��1��`�1��`�111�1�� 1��` `�� 1� �� 1�1�11��11��11'@II fd,ml fd, 11 1 II111N 11 @I1�111�1 ��'\"`��y�``1111111111��``\\\��1� l�� 1 ��4`��\��ily�� \\�� 11��»ll� �1��`111V1111`��(� 1�»1 I��1 � I � 1 � � �1.1 1i \ti Vii\ 1 `` � .Ilollll�ll� 1 }111 `11� 1�� 1�10 �i � 111��` 11� 0 �� I� I 1 � II 1 Allo lil . Ilil oiltilii� 1`��\11i�i »�l11�11�1`II1``I� .�11��1��„1� 111 �11� � � ��„ ��1� �,, I II1 � � II �� „ ;. 1111111I�"111111»\SII Il�llllll it, 1�Y11��\\�S� I11��111111��11�1��ti�1�111��1111111 �111�111ji11 ., „ 111 „;, I,,11 ,m„a�1111111ll��l�ll11�1��1��11\�1111�11111��`1�I1 �I11 .. ,,.I1� I II��IIS �.. III �ss��1� �� II 01 V1111111r411�>li5 V+ 1111Ir( +,1,1121lp%IhmlmllOfr r 1d ! I Ilfuw 111111111 ren q 0111,911111impLo 11 ;sib u i lfll uu a u,,,,iur IP fp'; IJ��}1 IIJ�II II I I��1��I�VhI�IIWIiYIVI�I��fl�I��11�IIlYIIYII� More intensive pond ecosystem enhancement to extend the life of open water features • Study further connecting downstream freshwater source • Improve water qua ity treatment • Dredge pond to a depth of 12'-16' in limited areas (Potential costs $3-$4 Million) • Ongoing alum treatment to reduce phosphorus and limit algae growth (Potential costs $ 200K -500K) Figure 1 Pond Option Considerations Tulkrviilla Pon( Palrlk Masher No Single alternative was selected during the process. Further study is needed to assess the best scenario moving forward. Following is the range of pond enhancement and management schemes explored in the alternative stage of design. The alternatives document and address input from public meetings: Ilan ,:1I Appendix 11 %, d„f IIO;'r,;dlll'f 1 a,'r,; ll° d d;J This alternative provides an expanded park with community focal points and programmed activities. This option assumes a more extensive partnership for the expanded park area or acquiring additional land from adjacent property owners to expand the park. Green streets bring the park -like feel to the surrounding arterials to integrate the park into the district better. Pond Management Strategy 1: Generally, allow the pond to go through succession into marsh, meadow, and forest environment. �. Provide herbicide treatment and invasive control 2. Improve water quality of surface runoff and piped stormwater entering the pond Treatment of surface water runoff options includes bioswales, filter strips, or proprietary systems (Filterra, BioPod) facilities could be educational and visually enhance the routes to the pond. Treatment of piped stormwater options includes wet ponds, wet vaults, or proprietary systems (Modular Wetlands). Below -grade facilities are appropriate for industrial parcels. The wet pond takes a larger footprint; it can serve as a "first cell" to the pond. With water quality treatments applied to both public ROWs and private parcels, water quality facilities could be smaller and spread throughout the surrounding parcels or larger end -of -the -line facilities directly upstream of the pond. Water quality facilities could treat numerous constituents, including sediment, oils, metals, and phosphorous, and should consider the TMDL requirements of the Green River, the ultimate discharge location. 11111111001100011 Yl/ 54 "1'r Figure 2 Alternative 1 I Expanded Park 11111114040111 Tulkwiilla Pond k'airlk Mask6:air k'Ilan Appendix d, f ruble 2 ar,t11J!II`e Ilf(f�11�� ll'�IItLDlrf�m This alternative immerses the visitor in the natural environment with passive park use and moderately scaled amenities, including a small-scale community gathering space and a loop path that connects the community to the pond. Green streets and expanded park areas receive reduced consideration. Pond Management Strategy 2: More intensive pond ecosystem enhancement to extend the life of open water features. �. Dredge pond to deepen and provide cooling 2. Connect new water sources to improve the flushing of the pond and potentially raise the water surface 3. Connect roof water runoff to pond • Provide an influx of relatively clean water to the pond by collecting the roof runoff from the surrounding commercial buildings, with little to no water quality treatment required 4. Improve water quality of surface runoff and piped stormwater entering the pond 1111111 111,,, Figure 3 Alternative 2 I Nature Immersion Tulkwiilla Pond k'airlk Mask6:air k'Ilan ClIaa Ila'avi la Appendix A PP Tulkwdla Pond Park Master PIIan City of "f1111,o,Afila dix H Stakeholder Community and Appendix Ir„ on, fl! pc, The master plan incorporates extensive input from staff, stakeholders, and the public. At the outset of the planning process, a public involvement plan established a methodology for conducting a diverse and thorough public outreach process. As the master plan process evolved through the 2021 COVID -19 Pandemic, the design team and staff accomplished outreach through virtual meetings. The public involvement plan identified a list of stakeholders, including nearby jurisdictions, tourism interest groups, recreation planners, and adjacent property owners. A stakeholder group formed from the public meeting lists helped guide the outreach and design process. The design process included three virtual community and stakeholder meetings. The process also included a design charrette. Multiple meetings occurred with adjacent property owners (Sieger Consulting, June 7, 2021). Meetings occurred at key design milestones, including program development (uses and amenities), alternative master plan design, and draft master plan. Several surrounding landowners asked that we include the following statements in the public process. "The drawings presented in this presentation are for aspirational purposes only and are intended to show concepts for discussion. Note that the future construction of Tukwila Pond improvements will take between 20 and 30 years, and currently there is no funding identified to complete improvements that extend past the current boundaries of Tukwila Pond.” The outreach process sought feedback and collaboration from the local tribes and agencies such as the U.S. Army Corps of Engineers, City of Tukwila Planning and Development Services, Washington Department of Fish, and Wildlife, Washington Department of Ecology, and the Washington Department of Natural Resources. ��ovpi�moi,oauumumn�ru�,�m�,aoaoo�,oaon�um<oimn�o�,o�mumavo � d �I11695 h„„, City Staff Stakeholders: representatives from mos departments provided feedback and insights. Dates & Purpose 12.16.21. Project introductiion & initial insights. 0316 21 Reviewed stakeholder & community feedback. 06.03.21 Previiewed draft plan & gathered feedback. y Project Stakeholders: residents, city boards & commission members, business representatives, adjacent property owners, community organization representatives Date & Purpose 01.13.21 Project introduction & initial feedback, 40 attendees 0126.21 Dosiign charrette: challenges & opportunities, 63 attendees 03.31.21 Reviiewed stakeholder & community feed 23 attendees 06.21.21 City Council Committers of the Whole draft plan presentation' 07.07.21 Previewed draft plan recommendations & psovide fecdbaclk. back Community Meetings: residents, businesses, non -profits Date & Purpose 02.03.21 Introduction to 'project & initial' feedback„ 48 attendees 04.21.21 Reviiewed stakeholder & earn nunity feedback, 2.6 attendees 07.21.21- Previewed draft Master Pllan recomn'vendatiions & captured feedback �Nipp pWprl p �liumammmm„��o�oamamin»timir„m��mionamm,,,��nSEINn»i�m��o�ioummm9luuwmou�I l� 4��111� �1 �,�� µIli � �\1iuo�� ,01pu�o��` Project Webpage Launched in December 2020 to provide updates and transparently on project progress. Social Media: Facebook, Instagram of posts: 4, Reach: 2584, Engagements (reactions, comments, shares): 77 Direct e-mail: Constant Contact of emaills: 7 with mentions of the project. Sent to a total of 4729 email addresses, with an average open rate of 53%, and 142 unique link clicks for Tukwila Pond. Print Media (also available virtually) Translated project flyers: Nepalese, Somali, Spanish, Tigrinya, and Vietnamese. Figure 1: Outreach Summary Tulkwitlla Pond Pairlk Masltair fIlan .i i T "firikrArHa Appendix The planning process meetings provided background information about the project site conditions, sought feedback, and updated local users on the design decisions. The structured workshops were informative and participatory to facilitate feedback and generate new ideas with community members not available to weigh in on the project previously. The public process prioritized feedback while explaining the constraints and challenges of developing the property. Conversations focused on discussing a balance between conservation, open space preservation, park activation needs, and needed collaboration opportunities for neighbors. Interactive workshops included documentation on digital sticky note boards and chat rooms for participants to voice concerns, activities, and ideas for the park. Presentation of precedent imagery of activation ideas helped initiate community ideas for the park. Meeting participants took part in interactive exercises or virtual breakout rooms to capture initial preferences for implementing activities and identify activities to avoid at Tukwila Pond Park. Two short online surveys gathered additional public feedback. During the park activation discussion, Survey One gathered collective feedback on potential program activities and services for development at Tukwila Pond Park. The survey posted online for three weeks from March 14 to April 10, 2021, received 80 responses. During the alternative design discussion, the second online survey gathered collective feedback that reviewed the preferred activation ideas and how they fit into the park plan that helped guide the Draft Preferred Master Plan for development at Tukwila Pond Park. The survey posted online for two weeks in June 2021 received 40 responses. Promotion of the survey linked occurred on Facebook, newsletters, public meetings, and the City's webpage. See Appendix D for survey results. The Draft Preferred Plan was posted on the park's city website throughout the summer of 2021 with an opportunity for public comment. Park Activation Discussion A safe and well -used park provides amenities that activate the space and draw visitors. Tukwila Pond Park is an ample downtown open space with the potential to fulfill many community needs. The process of determining the preferred activation elements at the park started from the earliest planning discussions. This section provides an overview of the public input into the activation ideas for the park. Tulk.witlla Pond Park Master PIlan C,i r 1 (u Iia Appendix Can you think of an activity or element that would be a big draw for the community to the park space? Is there an amenity that could serve as a focal point at the park? How can we activate the space? Fanners Market Perimeters to lunchtime users,wdtare Loop Walk Shallow draft electric boats Stock pond with fish Figure 2: Digital Sticky Note Preferences W)' Keep water for wildlife, not boats Wildlife Watching & Birdwatching Activities. -PPr-Preto pond over events 111,1? 1 4n):, i �. 11 / Enhance trees, wildlife, and water Exp 7 fit" � ° � :, a I044 „,0fIlI�11 vl. J if Jia7 Ifill dr„/1 Figure 3 Preferred Park Activation Summary The alternative plans include consideration of uses and facilities best suited for the character of Tukwila Pond Park and its role as a community park. Considered was compatibility of elements and optimal location within the framework of the downtown core of Tukwila. The Preferred Plan development incorporated analysis and synthesis of the alternatives. Cl ,i es �1 At the first public meeting, attendees had the opportunity to participate in a virtual breakout room with participants documenting the input heard in the rooms on digital sticky notes. In addition, attendees were able to use the chat tool to express input. if y /Pct vati0n (leas • Improved wayfinding and park signage • Improved access with designated park parking Art sculpture garden or walk • Park loop with trail and boardwalk • Nature -themed play • Small gathering space and food truck opportunity • Preservation and enhancement of native vegetation • Flexible use or shared artist pavilion The preferred park activation summary synthesized the public feedback dividing the activities, uses, and facilities into PLAY (Recreation), LEARN (Education), MEET (Gathering Nodes), PROTECT (Environmental Restoration, Preservation), and CONNECTIONS (Expand). This colorful list of activities summarized the findings and public input and informed the Preferred Plan design alternatives. Tulk.witlla Pond Park Master PIlan C,i i y o 1 u1 Iia Appendix A PP Tulkwila Pond Park Master Pllan City of "full,o,Afi. a dix I Stormwater Maps Appendix Tukwila iMap @V'llllll1 .Iyrrrl m i q�1�4; 'M' ��Illluutlllllllll �IIIIIII,,,II,,,; I �up iiilr�lllllllllllllu� ��IIII„M u vlA VUlllllQulllll1@ YI �VIiIW cul JraderB mow 4,,Ilriluu r, m411 r llillpIIINIIVlr41 ImIIIIg1Z:iP))Y111 N1IW I @ SlxIn11101111„„,,...1111111,QMH z IImN ..,II V , . R �, I rW111 i@SS' I' .r l I�LIN� 111111111M11 „, ,uY jr@I '7�I'Mw.lHl,. „I;y� �Vh�f111N6N ,r., IpY�� F 411111 PNOaik 11111111111klllllll�(m°��I^h i I IIII lul pg II I I, a pum III 0 �� u 11 Ohue Gardenit� I(GB YI III�YII@ u'hll'irA�ym Y YU YN VFW NNnrr r�yryiYAiYlrfrw� rNr�nnV�nrnYlrlwn wuarlpp Illllk uuJ�)@f��llli � Imll »:.. �,MS,t, Y JINI IIS, �� siva pl Ilflll@IIIIIIIInIIIJlllllllur;�+"", i Ii;IYlllllllw ' 8°'"Key,Ba nk I r l µm W.mmmmmlmMMMMM,m�mmMl ^I llu I�B• EYOND IWIr ,Id��yy0!r d rp pub �� Ii it � , II�N i IlUl11��1VY@IN�iYIiI��NI@VI V lilVlri)ilYilYM Y�Y MI mMafrfbn�dMGerGI�IMMMAWbMMI PU yl"NYVYIYiyl��llll`i;ly!It"iWuiGldkll SIU Ip II{ I IIII t SIM IIVV"r i� I, IIIIhI,111111i1i11 ,IIS Iriiiil II Ilp I t ��Y ! I ,. µI11 '1Union l� 411�� Na cYfY �luu�url�rlrrlll"rr 14 „�^. P �^.�1 "C I+dII,"o'I"�iti6N• ,�4olwwM�lt �y Irl llffll I�Nnnu �wnu �µ Y � � ',I rlruuuullYol . 1101,'" Ilm. WNPV1VIdAW�Ngllx� �P MM jbllmlo<�Nluy," 1Nu1dIV'Vh...„.„1„1„1„10',„.„1111,11,11,11... ou m dMl�la n'101 Ip "til IIII 1,11 llai�l(SII��I of J p I q I 11� '1 COURmYARDSouthY!�Ip �I iiiWi,luG 1 I •'" AY � 1'MM'IMI N EDI 11110111111111111111110 mu g1'IN�ilil( !J �!!! , io ll 'VhYIIIIYIYIIIVIY 8/31/2021, 8:55:27 AM Parcels Stormwater Detention Water Quality Structure 1111111 City Limits .m511M, Storm Clean Out LI Buildings Pipes and Ditches • Addresses (Tukwila) Storm Pump Station Storm Vault Lid ' <all other values> °"°" Closed Pipe °"°" Culvert ®II"@ Ditch Stream Drain Points <all other values> Flows In Flows Out Ditch Flow Start Ditch Flow End Catch Basin <all other values> CB Type 1 CB Type 2 CB Other IIII nkYl 11 lil 0 0.04 1:4,514 0.07 0 0.05 0.1 0.14 mi �1 I 0.2 km Tukwila Technology Services, Esri Community Maps Contributors, City of Renton, King County, WA State Parks GIS, BuildingFootprintUSA, Esri Canada, Esri, HERE, Garmin, SafeGraph, INCREMENT P, METI/NASA, USGS, Bureau of Land City of Tukwila A PP dix Reconnaissance Tukwila Pond Park Master PIIan Cfty of RI a Appendix TECHNICAL MEMORANDUM WATERSHED Date: December 15, 2020 To: Drew Coombs, RLA Jim Brennan, ASLA From: Katy Crandall, PWS Mark Daniel, AICP Project Name: Tukwila Pond Master Plan Project Number: 200234 Subject: Site Reconnaissance Findings and Preliminary Implications On November 17 and 19, 2020, Ecologists, Katy Crandall and Grace Brennan, visited Tukwila Pond Park located at 299 Strander Blvd in Tukwila, Washington (Parcel #2623049062) to assess the site for presence of jurisdictional wetlands and streams and regulated wildlife habitat areas in relation to park master planning efforts. This memo summarizes the findings of the study and details applicable federal, state, and local regulations. Findings Summary Two wetlands (Wetland A and Wetland B) are located at Tukwila Pond Park. No streams are present. The estimated classification of Wetland A is Category II with six habitat points, which requires a standard buffer width of 150 feet. The estimated classification of Wetland B is Category II with five habitat points, which requires a standard buffer width of 100 feet. Nearly all of Tukwila Pond Park is encumbered by wetland area and associated buffers. Furthermore, most of the site likely meets the criteria for a fish and wildlife habitat conservation area which requires a minimum buffer width of 100 feet from the edge of the feature. The potential to adjust standard wetland buffers and otherwise alter critical areas and associated buffers at Tukwila Pond Park is described further in in this document. Other existing site development encumbrances include a conservation easement that was established in 1993 and a wetland mitigation area that was constructed in 2007, both of which are mechanisms that typically require long-term protection of affected areas and would preclude intrusions that could impact associated wetland areas and wildlife habitat. 750 6th Street South L Kirkland, WA 98033 L P 425.822.5242 L f 425.827.8136 L watershedco.com The Watershed Company Tukwila Pond Reconnaissance Memo December 2020 Page 2 of 17 Study Area The study area for this project is defined as the Tukwila Pond Park parcel (Parcel #2623049062; "subject property") at 299 Strander Blvd in Tukwila, Washington. The study area is nearly 25 acres. See Figure 1. iiiipip'jiiirr�Iifl14111�1YIIlY�IIIIYhI'iririflill 111:1111111111,1i11111111'1,1'„, 1'1110, 9(1) Figure 1. Vicinity map of the study area (outlined in red), Tukwila Pond Park parcel (Parcel #2623049062). Methods Public -domain information, results of previous studies, and relevant City records for Tukwila Pond Park were reviewed for this reconnaissance study. The study area was evaluated for wetlands using methodology from the Corps of Engineers Wetland Delineation Manual (Environmental Laboratory 1987) and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region The Watershed Company Tukwila Pond Reconnaissance Memo December 2020 Page 3 of 17 Version 2.0 (U.S. Army Corps of Engineers 2010). Presence or absence of wetlands was determined based on an examination of vegetation, soils and hydrology. These parameters were evaluated at several locations to determine the approximate wetland edge. Approximate wetlands were categories were determined using the Department of Ecology's 2014 rating system (Hruby 2014). The study area was evaluated for streams based on the presence or absence of an ordinary high water mark (OHWM) as defined by Section 404 of the Clean Water Act, the Washington Administrative Code (WAC) 220-660-030, and the Revised Code of Washington (RCW) 90.58.030. Findings Site Description Tukwila Pond Park is within in the Lower Green River -West sub -basin of the Duwamish-Green Watershed (WRIA 9); Section 26 of Township 23 North, Range 04 East of the Public Land Survey System. The subject property is a mostly undeveloped parcel in the Southcenter Subarea, which by contrast, is dominated by a highly urban and developed landscape (Figure 1). The Green River is located within a half mile from Tukwila Pond Park (Figure 1). The site lies within the historic floodplain of the river, but the park is now separated from the river by extensive high-intensity development. Aerial imagery and previous studies conducted at the park indicate the site was not always ponded. While the property was likely wetland that was influenced by annual flooding from the Green River, it did not become ponded until after rapid development (and fill) of the surrounding properties followed by construction of Andover Park West (north -south road on the east side of the site) in the 1960's and 70's which restricted the flow of surface and subsurface flow at the site. The site was previously used for agricultural purposes (Harrington 2006). Non -wetland Area The western portion of the subject parcel contains existing park features - like restrooms, walking trails, picnic tables, pond view decks - and is non -wetland. Vegetation consists of an overgrown mix of native and landscape plants (Figure 2). Homeless use of the site is common. Informal social trails, camp sites, and litter degrade the habitat near park facilities. The Watershed Company Tukwila Pond Reconnaissance Memo December 2020 Page 4 of 17 Figure 2. View of park trails looking north from the southwest corner of Tukwila Pond Park. Photo date: 11/17/2020. Ditch with Wetland Characteristics A culvert outlet conveys water from the surrounding landscape into the northwest corner of Tukwila Pond Park. From the culvert outlet, water flows through an open channel east to Tukwila Pond. The uniform grading of the channel indicates it is a constructed ditch/stormwater feature. It is mapped as a ditch in previous park site plans. Furthermore, the 2013 Surface Water Comprehensive Plan (City of Tukwila 2013) maps it as a ditch and the Tukwila Pond Report (Harrington 2006) identifies it (and another location') as a stormwater biofiltration swale (see culvert locations mapped in Figure 3). The constructed ditch feature is vegetated with hydrophytic plants and would meet wetland criteria. The City's wetland definition excludes unintentionally created wetlands from non - wetland sites, like drainage ditches (TMC 18.06.922). However, ditches with wetland characteristics are sometimes regulated by the Corps to protect water quality. If direct impacts to the ditch wetland are planned, consultation with the Corps would be necessary. 1 The other identified stormwater biofiltration swale is located near the east side of the site, on the Burger King property. The Watershed Company Tukwila Pond Reconnaissance Memo December 2020 Page 5 of 17 Critical Areas Wetland A Wetland A is a relatively large depressional wetland that covers most of the subject property. It is approximately 21 acres (Figure 3). Tukwila Pond is considered part of Wetland A. The wetland boundary closely follows the pond edge along the northern and western sides. According to City records, smaller wetland areas were previously delineated separately on a bench west of the pond. A likely connection was observed between Wetland A and the northernmost previously delineated wetland feature. Therefore, this small wetland area has been included as part of Wetland A (see Figure 3). No such connection exists along the eastern boundary of Wetland B, which is also situated on the bench landform, in the southwest corner of the site. Wetland B remains a separate wetland unit described in the next section. The hydrogeomorphic class of Wetland A is depressional. The wetland is primarily supported by groundwater and supplemented by precipitation and surface/storm water runoff from the surrounding landscape. Two known culverts convey surface water into the wetland unit. At least one outlet is present. The primary outlet appears to be a corrugated metal culvert on the east side of the unit along Andover Park West. This outlet has the potential to convey flows either north toward Gilliam Creek or south toward the "P17 drainage basin" according to the 2013 Surface Water Comprehensive Plan (City of Tukwila 2013). Typically, flows from the pond are directed south toward the P17 basin. The outlet is situated several feet above the bottom of the wetland and only conveys flow during wet periods when the surface water elevation of the pond increases. The City has the ability to control the flow of the outlet depending on flood conditions of Tukwila Pond and the Green River (City of Tukwila 2013, Harrington 2006). Most of the wetland is permanently flooded. The perimeter of the pond, including portions of the wetland mitigation area, likely experiences seasonal flooding as well as some occasional flooding. Wetland A is a palustrine wetland system with three Cowardin vegetation classes (Cowardin 1979) with the following characteristics: • Forested - The southwest corner of Wetland A and the location of previous mitigation activities is dominated by Pacific willow (Salix lucida) and redtwig dogwood (Cornus sericea). Additionally, the riparian perimeter of the pond is dominated by a mix of trees (including black cottonwood, Oregon ash, and red alder) and shrubs with emergent plants like swamp smartweed (Polygonum hydropiperoides) growing in the understory. The Watershed Company Tukwila Pond Reconnaissance Memo December 2020 Page 6 of 17 Wetland and buffer enhancement opportunities are present on the north side of the wetland adjacent to Target and other nearby businesses where invasive plants (e.g., English hawthorn, English ivy, Himalayan blackberry), informal trails, and trash are common. • Scrub -shrub - The upper bench portion of Wetland A is dominated by shrubs with trees growing just outside wetland boundaries. Common native shrubs in this area include redtwig dogwood, young Pacific willow, and Oregon ash (Fraxinus latifolia) saplings. Non-native plants include English hawthorn (Crataegus monogyna) and Himalayan blackberry (Rubus armeniacus). Additionally, palustrine scrub -shrub wetland habitat interspersed with low -growing emergent and/or aquatic bed plants also exists at the southern end of the wetland. • Aquatic bed - The open water component of Wetland A is presumed to be vegetated with aquatic plants based upon aerial photos and known water depths of typically less than six feet (Harrington 2006). The winter reconnaissance site visit could not confirm the extent of aquatic vegetation or the dominant plant species that make up this class. Emergent vegetation is present beneath woody vegetation in forested and shrub areas and at the pond's edge but does not qualify as its own Cowardin class. Common emergent plant observed include swamp smartweed, slough sedge (Carex obnupta), and soft rush (Juncus effusus). The open water portion of Wetland A provides wetland enhancement opportunity. During the growing season, the open water area appears to be overgrown with weedy aquatic plants. Water quality is relatively poor with stormwater inputs from the surrounding developments, shallow water depths, warm summer water temperatures, high nutrient loads, and a relatively low flushing rate (Harrington 2006). Algal blooms result from the poor water quality; certain types of algal blooms can be toxic. Even with the poor water quality, many species of birds utilize the pond for habitat. The southeast corner of Wetland A serves as compensatory mitigation for direct wetland impacts that occurred off-site. The compensatory mitigation area was constructed in 2007. Wetland A is classified as a Category II wetland with six habitat points using the 2014 Rating System (Hruby 2014). The Watershed Company Tukwila a Pornd Reconnaissance Memo I:')ec.aemLber 2020 Page .7 of 17 Wetland B Wetland B is also a depressional wetland. It is estimated at one-quarter acre in size (Figure 3). It contains palustrine forested and palustrine scrub -shrub vegetation classes. Wetland B is classified as a Category II wetland with five habitat points. The functional wetland rating score of Wetland B is similar to Wetland A. However, the habitat present in Wetland B is generally less complex and lower scoring. �I plI 1N1u1li ;ull�lu1I1I11hII1,,l�I 1�1ldl°l' b'uViIIklIlIlIIlI uIUumIIIII�INIuIuIuIIln°UIr�II�II�IIIIn�IiIr1u(`1u��1I1I,I1� IIIk I1r... I1 IImI1ua11u11u11rrIu(IIIIlIIruUNIlIiIiIi,riIiIYiIiiIiIi�IiIiOIlIIII(iIIWiIiIiliU4iIi�IiI`iIiqIirIiIiIiIi`I�iIIIIiIiIiIIi/IiIiiioiuiulvpIiIilIiIiIiIil ruvl IuIIVuI/I�uIIuIIuIIlrIuuI IuIIl uUuIuImIIi.IIlIl"I1 IIIIIIIIIIuIIuIIIINIIU III�II iiiiiiiiiiiiiYIIhHuIIInyII,iiiIiIlIIIIIIIIII�II�IIlI�IIIIh'I11V1 Ih'Il"ll'l;I,l) PllBlI1l Md ll{lIl Q � uuu1l ll IIIIIIIIllllll 111111111111111111111111111111111111111111111 1 111111111111I�III lIII111111 IIIlulllll u1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 lhlllIIhI lllllllllllll��II111 �ll 1, ��IIII1PflVIIIIIIIIII� 6,11'1 111111111111111111111111111.111111111 @'l1°il 111111, l �Iuu , i iI Iuuuuuuuuuuuuuuuuuuuuluuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuuu111�I Ili limIll111111111111111111111IlliiI)iiiilliiii, 1111111111111111111111111 i ill "11111111 il mil 1111111 ql„„ 111 10, I 1111111111 �VuuuuuuluuuuuuuuuuuliiiiiiiiiiiiiiiliiiiiiiIiIiIiIiiIiIiIiIiViiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiliiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii"ii"ii"ii'iiiiiiii�i�i�i�i�i�i�i�i�ilililililililililiailililii�i1i1i1i1i1i1i1i1i1i1i1i1i1i1i1i1ili1ililililililililililililili1ijijijijijijijijijijijijililililililililillililillilililililililililililililililililili1ilililli1ililililililililililililililililiiiiiiiiiiiil �ulllllllllllullllllllllllIu1111lllulllll!ulluIIIIIIIIIIulllllllulllllllllllllllllullllllllllllulllulllIIIIIIIIuul»»»llllllllllllllllp I P 111 X111101 1 uiii u 1. muol tlr r141110 1111 ul . 1111111,111111111111111111111111111111111111111111111" IIII IIIIIIIIIiIIIIIIIIIIIIIIII 1111111111 111111111111111111 1111111111 11111111111111111 111111111 111111111111111111 III IIII 111111111111 111111111111111 IIIIIIIIIIIIIIIIIIIIII 111111 �I;1�1fflllllll I�IiIIII��Iiliiu1iii1iiiiiiiiiiiiii1iiiiiiiiiiiiiiiiiiiiiiiiiiiiliiiiiipiiiiiiiiiiiiilp91�IIaIIIIIIIIi��111D��11�11��Nd� rrlrr�� fi'ti��h��llrllll111111iilllll1lllllllllllllllllllllll111111yl ovoloovl r Figure 3. Tukwila Pond Park subject property with estimated wetland boundaries, pond edge and culvert locations. Locations are approximate. Fish and Wildlife Habitat Conservation Areas The City of Tukwila's interactive mapping program (Tukwila iMap) identifies the entire Tukwila Pond Park parcel as a fish and wildlife habitat conservation area (FWHCA). Prior to recent updates, the Tukwila Municipal Code (TMC) also specifically designated the site as a FWHCA; however, that language appears to have been removed with recent updates. Other than the wetland area in the southeast corner of the site, Washington Department of Fish and The Watershed Company Tukwila Pond Reconnaissance Memo December 2020 Page 8 of 17 Wildlife's online mapper (PHS on the Web) does not map any priority habitats or species (PHS) features on-site. Tukwila defines FWHCAaafollows (TMC l8.45]5O;bold emphasis added for applicability): a. Areas with which endangered, threatened, and sensitive species have a primary association; b. Habitats and species of Iocal importance, including but not Iimited to bald eagle habitat, heron rookeries, mudflats and marshes, and areas critical for habitat connectivity; c. Naturaily occurring ponds under 20 acres and their submerged aquatic beds that provide fish or wildlife habitat; d. Waters of the State; e. State natural area preserves and natural resource conservation areas; and f. Lakes, ponds, streams, and rivers planted with game fish by a governmental or tribal entity. According to a strict application of thiTukwila Pond would qualify as a FWHCA. The FWHCA would be consistent with the pond boundaries shown in Figure 3. The Watershed Company Tukwila Pond Reconnaissance Memo December 2020 Page 9 of 17 Local Regulations Environmentally Sensitive Areas The City of Tukwila regulates wetlands and fish and wildlife habitat conservation areas under Chapter 18.45 (Environmentally Sensitive Areas) of the Tukwila Municipal Code (TMC), which was recently updated by Ordinance No. 2625. The pond does not meet the minimum size threshold of 20 acres to be regulated under the City's Shoreline Master Program. The approximate open water size of Tukwila Pond in winter is 19.2 acres (Harrington 2006). Wetlands Wetland buffers are determined based upon the wetland category and associated habitat score. Category II wetlands with a habitat score of six (Wetland A) require a 150 -foot standard buffer. Category II wetlands with a habitat score of five (Wetland B) require a 100 -foot standard buffer (Table 1). The buffers widths of Wetlands A and B may be reduced to 110 and 75 feet, respectively, if certain criteria are met including: • Utilize minimization measures in TMC Table 18.45.080-2 (Required Measures to Minimize Impacts to Wetlands) related to light, noise, runoff, etc. • Replant the buffer • Establish a 100 -foot -wide vegetated corridor between the wetland and any nearby Priority Habitats. Table 1. Wetland categories and buffer widths. Wetland A Wetland B Approximate Wetland Catego y Category II Category II Approximate Habitat Score 6 5 Standard Buffe Width (ft) 150 100 Alternative Buffer Width (ft) with Minimization Measures 110 75 Fish and Wildlife Habitat Conservation Areas Development within or adjacent to FWHCAs requires a habitat assessment report pursuant to the requirements of TMC Sections 18.45.040.B. The habitat assessment shall analyze and make recommendations on the need for and width of any setbacks or buffers necessary to achieve the goals and requirements of the TMC, with specific consideration of Priority Habitats and Species Management Recommendations from WDFW. Minimum FWHCA buffer widths are 100 feet and may be increased by the Director based on FWHCA sensitivity. The Watershed Company Tukwila Pond Reconnaissance Memo December 2020 Page 10 of 17 Most of the site meets critical area criteria for wetlands or FWHCA. Associated critical area buffers further encumber non-critical areas present on the west side of the site and include existing park facilities (Figure 4). ,„„„„„AIIINImVVIII'm vv.vvv • • 11 1111111111111111111111111111111111111111 11111111 I 11 11111111 111111111111111 1111111 1111111111111111111111111111 11111111111111 11111111111111111111111111111111111111111111111111111111111111111111111,11,111 11111111111111111111111111111111 111 111 111 11111 1111111 11111 111111 1111111 11111111 1111111 11111 11111 1111 11111 1111111111 1111 11111111111 1 1111 11111111111 1111111III 1111 1, oouoIIIIIIIIIIIII0000u000uluouur0000uol000r 11111111111111111111111111 11111111111111111111 011,111111 m 111 111 111 I 111 I 1111111 111111111 1111111 111111 IlIlIlIlIlIl IlIlIlIlIlIl 11111111!! " JI III •I III! ''11 1 '1'1'1'11'1'1'11111'1111”111'11'1'1'1'1'11'1'1'1'1'111'1'1'1'll1111111111111lilil 1111111 111111111111111111111 111111111111111111 11111 II 111111111.111ill trAiroIII ArillaiP411 40m010000911411. 1111 . 11111 oilier 1111111' ((if ',in:ilia I 1111111111111 :111111111111 Figure 4. Approximate critical area boundaries and buffers for Wetland A (green), Wetland B (yellow), and the Tukwila Pond FWHCA (blue). Permitted Activities The following are activities that may be permitted in critical areas, per TMC 18.45.070: 8. Permitted Activities Subject to Administrative Review. The following uses may be permitted only after administrative review and approval of a Type 2 Special Permission application by the Director: 1. Maintenance and repair of existing uses and facilities where alteration or additional fill materials will be placed or heavy construction equipment used in the critical area or buffer. 2. New surface water discharges to critical areas or their buffers from detention facilities, pre - settlement ponds or other surface water management structures may be allowed provided that the discharge meets the clean water standards of RCW 90.48 and WAC 173-200 and 173-201A as amended, and does not adversely affect wetland hydrology or watercourse flow. Water quality monitoring may be required as a condition of use. The Watershed Company Tukwila Pond Reconnaissance Memo December 2020 Page llofl7 3. Construction of bioswales and dispersion trenches are the only stormwater facilities allowed in wetland or watercourse buffers. Water quality monitoring may be required as a condition of use. 4. Enhancement or other mitigation including landscaping with native plants that requires heavy equipment. 5. Construct/onor/no/ntenoncecƒessent/o/utJ/t/es/fdedgnedtoprotect thecr/t/co/oreoond/ts buffer against erosion, uncontrolled storm water, restriction of groundwater movement, slides, pollution, habitat disturbance, any /055 off/ood carrying capacity and storage capacity, and excavation orfill detrimental to the environment. 6. Construction or maintenance of essential public streets, roads and rights-of-way as defined by TMC Section 18.06.285, provided thefollowing criteria are met: a. Are designed and maintained to prevent erosion and avoid restricting the natural movement cƒgroundwater. b. Are located to conform to the topography so that minimum alteration of natural conditions is necessary. The number of crossings shall be Iimited to those necessary to provide essential access. c. Are constructed in a way that does not adversely affect the hydrologic quality of the wet/and or watercourse and/or its buffer. Where feasible, crossings must allowfor combination with otheressent/o/ut/lit/es 7. Public/Private Use and Access. a. Public and private access shall be Iimited to trails, boardwalks, covered or uncovered viewing and seating areas, footbridges only if necessaryfor access to other areas ofthe property, and displays (such as interpretive signage or kiosks), and must be located in areas that have the Iowest sensitivity to human disturbance or alteration. Access features shall be the minimum dimensions necessary to avoid adverse impacts to the cr/t/co/oreo.Troils shall be no wider than Sfeet feet and are only allowed in the outer 25 percent of the buffer, exceptfor allowed wet/and or stream crossings. Crossings and trails must be designed to avoid adverse impacts tocr/t/co/oreoƒunct/ons. The Director may require mechanisms to limit or control public access when environmental conditions warrant (such as temporary trail closures during wildlife breeding season or migration season). b. Public access must be specifically developed for interpretive, educational or research purposes by, or in cooperation with, the City or as part of the adopted Tukwila Parks and Open Space Plan. Private footbridges are allowed onlyfor access across a crit/co/oreo that bisects the property. c. No motorized vehicle is allowed within a critical area or its buffer except as required for necessory/no/ntenonce,ogr/cu/turo//nonoge/nentorsecur/ty. d. Any public access or interpretive displays developed along a critical area and its buffer must, to the extent possible, be connected with a park, recreation or open -space area. e. Vegetative edges, structural barriers, signs or other measures must be provided wherever necessary to protect critical areas and their buffers by limiting access to designatedpublic use or interpretive areas. f. Access trails and footbridges must incorporate design features and materials that protect water quality and allow adequate surface water and groundwater movement. Trails must be built of permeable materials. The Watershed Company Tukwila Pond Reconnaissance Memo December 2020 Page 12 of 17 g. Access trails andfootbridges must be Iocated where they do not disturb nesting, breeding and rearing areas and must be designed so that sensitive plant and critical wildlife species are protected. Trails and footbridges must be placed so as to not cause erosion orsedimentation, destabilization of watercourse banks, interference with fish passage or significant removal of native vegetation. Footbridges must be anchored to prevent their movement due to water level orf/owf/uctuations. Any work in the wetland or stream below the OHWM will require additionalfederal and state permits. 8. Dredging, digging or filling may occur within a cr/t/co/oreoor/ts buffer only with the permission of the Director provided it meets mitigation sequencing requirements and is permitted under TMC Section 18.45.090 (alteration of wetland), TMC Section 18.45.110 (alteration of m/otercou/se),orTMC Sections l8.45.lJOand l8.45.l3O(areas cƒgeologic /nstobJ/ty).Dredging, digging orfilling shall only be permittedforf/ood control, improving water quality and habitat enhancement unless otherwise permitted by this chapter. Other Legal Considerations Prior Wetland Mitigation Area A portion of Wetland A serves as mitootion for impacts that occurred offsite (Figure 5) restricting that portion of the subject property for development as described in the Tukwila Pond Report (Harrington 2006): Thefuture enhancements or developments of Tukwila Pond willhaveogreat influence onthe success of the mitigation site. The mitigation site in turn influences what design strategies may be employedfor the pond. A stipulation of the mitigation is that the City of Tukwila, in accordance with Section 18.48.090.0 of the sensitive areas regulations, must protect the mitigation site in perpetuity. This protection includes restricting walkways or trails into the site. Conservation Easement A conservation easement applies across much Tukwila Pond (Figure 4), established in November of 1993 (Recording No. 9208261819, Records of King County, Washington), that states: Existing vegetation shall be retained and no development shall be permitted on Tukwila Pond that would affect the ability to preserve the ecological system thereof as bird and other wildlife habitat for so long as Tukwila Pond is deemed to have significant value as bird and other wildlife habitat according to either the State of Washington Department of Wildlife or the U.S. Fish and Wildlife Service, or their successors. (Established November 1993). While WDFW and U.S. Fish and Wildlife Service do not currently designate the pond as providing important habitat, it is recognized locally as an important wildlife areaparticularly The Watershed Company Tukwila Pond Reconnaissance Memo December 2020 Page 13 of 17 11000000011°I''00 ' Mu 1.00 00N '''#00000000104001,0„ 00000000000000000000000 10000000000„, 100000000 ir "1 1i 1Ni�'NAMI �iiuVo 1VIV'��114 �I111 ,."",11�'�i��1111111 4UIWNUN'.w.uw.wuuf • 1000000011010 00 0 V®® 1.60 Figure 5. Approximate locations of the conservation easement area (cross -hatch) and wetland mitigation area (yellow outline). State and Federal Regulations Federal Agencies Most wetlands are regulated by the Corps under Section 404 of the Clean Water Act. Any proposed filling or other direct impacts to Waters of the U.S., including wetlands (except isolated wetlands), would require notification and permits from the Corps. Wetlands A and B are likely not isolated. A Jurisdictional Determination from the Corps could confirm the wetlands' jurisdictional status. Unavoidable impacts to jurisdictional wetlands are typically required to be compensated through implementation of an approved mitigation plan or mitigation bank use plan. If activities requiring a Corps permit are proposed, a Joint Aquatic Resource Permit Application (JARPA) should be submitted to obtain authorization. Federally permitted actions that could affect endangered species may also require a biological assessment study and consultation with the U.S. Fish and Wildlife Service and/or the National Marine Fisheries Service. Compliance with the Endangered Species Act must be demonstrated for activities within jurisdictional wetlands and the 100 -year floodplain. Application for Corps The Watershed Company Tukwila Pond Reconnaissance Memo December 2020 Page 14 of 17 permits may also require an individual 401 Water Quality Certification and Coastal Zone Management Consistency determination from Ecology and a cultural resource study in accordance with Section 106 of the National Historic Preservation Act. Washington Department of Ecology (Ecology) Similar to the Corps, Ecology, under Section 401 of the Clean Water Act, is charged with reviewing, conditioning, and approving or denying certain federally permitted actions that result in discharges to state waters. However, Ecology review under the Clean Water Act would only become necessary if a Section 404 permit from the Corps was issued. However, Ecology also regulates wetlands, including isolated wetlands, under the Washington Pollution Prevention and Control Act, but only if direct wetland impacts are proposed. If direct impacts are proposed, a JARPA may be also be submitted to Ecology in order to obtain a Section 401 Water Quality Certification and Coastal Zone Management Consistency Determination. Ecology permits are either issued concurrently with the Corps permit or within 90 days following the Corps permit. In general, neither the Corps nor Ecology regulates wetland and stream buffers, unless direct impacts are proposed. When direct impacts are proposed, mitigated wetlands and streams may be required to employ buffers based on Corps and Ecology joint regulatory guidance. Washington Department of Fish and Wildlife (WDFW) Chapter 77.55 of the RCW (the Hydraulic Code) gives WDFW the authority to review, condition, and approve or deny "any construction activity that will use, divert, obstruct, or change the bed or flow of state waters." This provision includes any in -water work, the crossing or bridging of any state waters and can sometimes include stormwater discharge to state waters. If a project meets regulatory requirements, WDFW will issue a Hydraulic Project Approval (HPA). Through issuance of an HPA, WDFW can also restrict activities to a particular timeframe. Work is typically restricted to late summer and early fall. However, WDFW has in the past allowed crossings that don't involve in -stream work to occur at any time during the year. Project Implications Preliminary design elements that have been discussed for potential incorporation into park master plan design alternatives include an expanded trail and boardwalk network to improve access around the pond, potential water quality improvements through stormwater The Watershed Company Tukwila Pond Reconnaissance Memo December 2020 Page 15 of 17 management retrofits and increasing pond depth, and possible water recreation opportunities associated with Tukwila Pond. Trails/Boardwalk As described in the Tukwila Pond Report (Harrington 2006), boardwalks and trails within the previous wetland mitigation area (in the southwest corner of Wetland A) do not align with the City's intention of long-term protection of that area. Existing overgrown trails are present outside of the mitigation area, in the buffer of Wetland A, that could be rehabilitated to improve pedestrian access around the pond. If the footprints of existing trails would be expanded, buffer mitigation may be required for associated impacts to the buffer of Wetland A. Any proposal to establish trails or boardwalks within the conservation easement area would need to be evaluated against the conservation easement's intent to retain existing vegetation and preserve the ecological function of bird and wildlife habitat. In general, increasing access and use by people through trails or boardwalks has the potential to increase regular ongoing disturbance of wildlife. Trail or boardwalk intrusions would need to be limited to preserve existing wildlife habitat use and functions. Water Quality Improvements Water quality improvement activities may be permitted in critical areas and associated buffers after administrative review and approval of a Type 2 Special Permission application by the Director, consistent with the uses listed in the previous section. These include: • Construction of new surface water management structures, bioswales, and dispersion trenches. This would also presumably include maintenance, repair, and/or enhancement of existing stormwater facilities with the intent of improving system functions to benefit downstream water bodies. • Dredging or deepening Tukwila Pond for the purpose of flood control, improving water quality, and habitat enhancement may be allowed with mitigation sequencing and appropriate mitigation. Note: Per TMC 18.45.090, alterations are not permitted to Category I and II wetlands unless specifically exempted. Wetland A is a Category II wetland. • Floating wetlands may be considered for water quality and wildlife habitat enhancement. Floating wetlands may compensate for impacts to some critical area functions and may be approved to serve as mitigation (wetland enhancement) at the local level. Floating wetlands are not likely to be approved for mitigation of wetland The Watershed Company Tukwila Pond Reconnaissance Memo December 2020 Page 16 of 17 impacts by the Corps. Strategic design and placement of floating wetlands could be considered to off -set impacts from trails or boardwalks around the pond perimeter. Water -associated Recreation Any proposal to improve recreation focused with Tukwila Pond, within the Conservation Easement area, would need to be evaluated against the Conservation Easement's intent to retain existing vegetation and preserve the ecological function of bird and wildlife habitat. Like trails and boardwalks, increased water recreation has the potential to disturb wildlife and degrade wildlife habitat. A proposal to increase the water recreation on-site would need to balance the goal of wildlife use and habitat preservation. Disclaimer The information contained in this memo is based on the application of technical guidelines currently accepted as the best available science and in conjunction with the manuals and criteria referenced above. All discussions, conclusions and recommendations reflect the best professional judgment of the author(s) and are based upon information available at the time the study was conducted. All work was completed within the constraints of budget, scope, and timing. The findings of this report are subject to verification and agreement by the appropriate local, state and federal regulatory authorities. No other warranty, expressed or implied, is made. References Brinson, M. M. 1993. A hydrogeomorphic classification for wetlands. Technical Report WRP- DE-4. U.S. Army Corps of Engineers Waterways Experiment Station, Vicksburg, MS. Cowardin, L. M., V. Carter, F. C. Golet, E. T. LaRoe. 1979. Classification of wetlands and deepwater habitats of the United States. U. S. Department of the Interior, Fish and Wildlife Service, Washington, D.C. Jamestown, ND: Northern Prairie Wildlife Research Center Home Page. http://www.npwrc.usgs.gov/resource/1998/classwet/classwet.htm (Version 04DEC98). Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual. Technical Report Y-87-1, U.S. Army Corps of Engineers Waterways Experiment Station, Vicksburg, MS. Harrington, C.; Department of Community Development Intern. August 2006. Tukwila Pond Report. Prepared for City of Tukwila. 6300 Southcenter Blvd; Tukwila, WA 98188. The Watershed Company Tukwila Pond Reconnaissance Memo December 2020 Page 17 of 17 Hruby, T. 2014. Washington State Wetland Rating System for Western Washington: 2014 Update. (Publication #14-06-029). Olympia, WA: Washington Department of Ecology. Lichvar, R.W. and S. M. McColley. 2008. A Guide to Ordinary High Water Mark (OHWM) Delineation for Non -Perennial Streams in the Western Mountains, Valleys, and Coast Region of the United States. ERDC/CRREL TR -14-13. Hanover, NH: U.S. Army Engineer Research and Development Center. U.S. Army Corps of Engineers. 2010. Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0). ed. J. S. Wakely, R. W. Lichvar, and C. V. Noble. ERDC/EL TR -10-3. Vicksburg, MS: U.S. Army Engineer Research and Development Center. U.S. Department of Agriculture (USDA), Natural Resources Conservation Service (NRCS). 2015. National Engineering Handbook, Part 650 Engineering Field Handbook, Chapter 19 Hydrology Tools for Wetland Identification and Analysis. ed. R. A. Weber. 210-VI-NEH, Amend. 75. Washington, DC. ull II II o; it I° y1 iiii i 1 I1 11UIIi�Wlll 6u i' liliiIIIII f1il1111111iimf ” 111111 1 111 1111111 SII � Diui �II�, IVl�ulV�i�y o1d�4� rri � llI '111'11 IIVI11;. .' i1V u uiI�IIIrN w!1 (" IV' 1,1 V�au��PAx�,,,,i C uailnJ��Wple a 141 IV ul I�Ig��I�N1Ii� 1111Illlll Figure 1. Approximate wetlands (green) and combined wetland buffer limits (red) excluding roads, buildings, and parking lots. Subject parcel boundary shown in white. The TMC includes a provision for adjusting the standard buffer of wetlands based on development that eliminates or greatly reduces the ecological function of the affected area. The combined wetland buffer in Figure 1 excludes roads, buildings, and parking lots per (TMC 18.45.080.F (bold emphasis added): 2. Interrupted Buffer. Waiver for interrupted buffer may be allowed by the Director as a Type 2 permit if it complies with the following: a. The buffer is interrupted by a paved public or private road; existing or future levee legally constructed adjacent to an off -channel habitat; legally constructed buildings or parking lots. This waiver does not apply to accessory structures such as sheds and garages; b. The existing legal improvement creates a substantial barrier to the buffer function; c. The interrupted buffer does not provide additional protection of the critical area from the proposed development; and d. The interrupted buffer does not provide significant hydrological, water quality and wildlife functions. This waiver does not apply if large trees or other significant native vegetation exists. e. Enhancement of remaining buffer is required if feasible. Tulk.rviilld Pon( rlk M siralr k'llalr7 '..:11 II I / S I I Appendix limmIlmmmmm 11111111111111111111111111111111, 1111111111111111111111 ' Figure 2. Approximate Tukwila Pond FWHCA (blue) and associated 100 -foot buffer (red). Subject parcel boundary shown in white. The buffer regulations for Fish and Wildlife Habitat Conservation Areas (FWHCAs) do not include a similar buffer interruption provision. FWHCA buffer requirements are listed in TMC 18.45.150, below (bold emphasis added): C. BUFFERS. 1. Each development proposal on, adjacent to, or with the potential to impact a Fish and Wildlife Habitat Conservation Area other than wetlands and watercourses shall be subject to a habitat assessment report pursuant to the requirements of TMC Sections 18.45.040.B. The habitat assessment shall analyze and make recommendations on the need for and width of any setbacks or buffers necessary to achieve the goals and requirements of this chapter, with specific consideration of Priority Habitats and Species Management Recommendations from the Washington Department of Fish and Wildlife. Recommended buffers shall be no less than 100 feet in width. 2. Buffers may be increased by the Director when an area is determined to be particularly sensitive to the disturbance created by a development. Such a decision will be based on a City review of the report as prepared by a qualified biologist and by a site visit. lulk.rviilla Poen( rlk MasIer PIlan I T l 1 Appendix u <\« \\ \ \ \ \] \f dlIddliddldid11111un 1111111d dddl ƒƒ / Figure 3. Tukwila Pond Park property (yellow) with approximate wetland area depicted in green. Wetland buffers (white overlay) encumber all remaining park property except for one small area along the western edge. ukwPon( GkM m mrd11 d 11' Appendix Automatic Wetland Rating Scores Tulkwila Pond Park. Master Pllan City of "full,o,Afi. a Appendix Wetland Name: ',CO k1 1 01 AL \A/1-1 I. Al\ED CA I [GORY A 21 1111 B na na na 20 9 9 9 1111 Ily Ily Ily na 9 Ily D 1.0 Does the site have the potential to improve water quality? D 1.1 D 1.2 D 1.3 D 1.4 D 2.0 Characteristics of surface water outflows from wetland The soil 2 in below the surface (or duff layer) is true clay or true organic Characteristics and distribution of persistent plants Characteristics of seasonal ponding or inundation Total H/M/L Does the landscape have the potential to support the water quality fuction of the site? 2 2 0 0 1 5 0 3 L 9 v, z 0 2.1 0 ;L. 0 2.2 2 D 2.3 a ... ›- D 2.4 a = a D 3.0 Does the wetland unit receive stormwater discharges? Is > 10% of the area within 150 ft of the wetland in land uses that generate pollutants? Are there septic systems within 250 ft of the wetland? Are there other sources of pollutants coming into the wetland that are not listed in questions D 2.1-0 2.3? Total H/M/L Is the water quality improvement provided by the site valuable to society? 1 1 1 1 0 1 0 3 H 2 0 0 0 D 3.1 0 3.2 0 3.3 Does the wetland dischared directly (i.e., within 1 mi) to a stream, river, lake, or marine water that is on the 303(d) list? Is the wetland in a basin or sub -basin where an aquatic resource is on the 303(d) list? Has the site been identified in a watershed or local plan as important for maintaining water quality (answer YES if there is a TMDL for the basin in which the unit is found)? Total H/M/L HML Total WHi pr cRuHlRy IRIn, RcH1,. 5, cl rc 1 1 1 1 2 2 4 H LHH 7 4 0 0 0 H L L L MMH LLL LLL LLL 7 3 3 3 0 L LLL 3 D 4.0 Does the site have the potential to reduce flooding and erosion? 0 4.1 D 4.2 D 4.3 v, D 5.0 Characteristics of surface water outflows from the wetland Depth of storage during wet periods Contribution of the wetland to storage in the watershed Total H/M/L Does the landscape have the potential to support hydrologic functions of the site? 2 2 0 0 5 5 7 7 z 0 0 5.1 6 05.2 2 a u 05.3 3 9 0 ce .:?. 0 6.0 Does the wetland receive stormwater discharges? Is >10% of the area within 150 ft of the wetland in land uses that generate excess runoff? Is more than 25% of the contributing basin of the wetland covered with intensive human land uses (residential at >1 residence/ac, urban, commercial, agriculture, etc.)? Total H/M/L Are the hydrologic functions provided by the site valuable to society? 1 1 1 1 1 1 3 H 3 0 0 0 H L 0 i 0 6.1 D 6.2 Distance to the nearest areas downstream that have flooding problems Has the site been identified as important for flood storage or flood conveyance in a regional flood control plan? Total H/M/L HML Total 1 iyr rc IlrIgH k LI yr, irlm 5, cl rc 2 2 4 H MHH 8 2 0 2 H MHH 8 L LLL 3 L LLL 3 L LLL 3 L LLL 3 H 1.0 Does the site have the potential to provide habitat? H 1.1 H 1.2 H 1.3 H 1.4 H 1.5 vl z 0 5 H 2.0 Structure of plant community: Number of Cowardin classes Hydroperiods Richness of plant species Interspersion of habitats Special habitat features Total H/M/L Does the landscape have the potential to support the habitat functions of the site? 4 2 2 1 2 1 3 1 3 2 14 M 7 M z = H 2.1 ... 1- H 2.2 a co H 2.3 ¢ i H 3.0 Accessible habitat Undisturbed habitat in 1 km Polygon around the wetland Land use intensity in 1 km Polygon Total H/M/L Is the habitat provided by the site valuable to society? 0 0 0 0 -2 -2 -2 L -2 L H 3.1 Does the site provide habitat for species valued in laws, regulations, or policies? Total H/M/L HML Total IIHIIIIH1 k LI yr, irlm 5, cl rc ^, 2 H MLH 6 1 0 0 0 M L L L MLM LLL LLL LLL 5 3 3 3 0 L LLL 3 Tulkwila Pond Park. Master Pllan City of "full,o,Afi. a Appendix Automatic Wetland Rating Scores Wetland Name: 5(1012 [ I 0 I A[ 15 I. -I [ AIV I.) CA I I. GORY A na na na na na 9 9 9 9 9 9 IIV IIV IIV IIV IIV IIV S 1.0 Does the site have the potential to improve water quality? S 1.1 Characteristics of the average slope of the wetland S 1.2 The soil 2 in below the surface (or duff layer) is true clay or true organic S 1.3 Characteristics of the plants in the wetland that trap sediments and pollutants Total H/M/L S 2.0 Does the landscape have the potential to support the water quality fuction of the site? ..,-. I 5> 10% of the area within 150 ft on the uphill side of the wetland in land uses that generate 2 0 S 2.1 pollutants? 5 Are there other sources of pollutants coming into the wetland that are not listed in questions S 2 m S 2.2 2.1? ,.... ›- I - m CS Total re H/M/L LA, I- ¢ S 3.0 Is the water quality improvement provided by the site valuable to society? 0 L 0 L 0 L Does the wetland dischared directly (i.e., within 1 mi) to a stream, river, lake, or marine water S 3.1 that is on the 303(d) list? S 3.2 Is the wetland in a basin or sub -basin where an aquatic resource is on the 303(d) list? Has the site been identified in a watershed or local plan as important for maintaining water S 3.3 quality (answer YES if there is a TMDL for the basin in which the unit is found)? Total H/M/L HML Total V1i,fl pr Clmlil y k LI ric rrl 11,, '1c nrc^, 0 0 0 0 0 0 L L L L L L LLL LLL LLL LLL LLL LLL 3 3 3 3 3 3 S 4.0 Does the site have the potential to reduce flooding and erosion? S 4.1 Characteristics of plants that reduce the velocity of surface flows during storms Total H/M/L v-, S 5.0 Does the landscape have the potential to support hydrologic functions of the site? 0 L z 0 Is more than 25% of the area within 150 ft uplope of the wetland in land uses or cover that 5 65.1 generate excess surface runoff? 2 m L.... u 3 2 Total 0 H/M/L re 52 S 6.0 Are the hydrologic functions provided by the site valuable to society? 0 L x S 6.1 Distance to the nearest areas downstream that have flooding problems Has the site been identified as important for flood storage or flood conveyance in a regional S 6.2 flood control plan? Total H/M/L HML Total 11 1 0 0 0 0 0 0 L L L L L L LLL LLL LLL LLL LLL LLL 3 3 3 3 3 3 H 1.0 Does the site have the potential to provide habitat? H 1.1 Structure of plant community: Number of Cowardin classes H 1.2 Hydroperiods H 1.3 Richness of plant species H 1.4 Interspersion of habitats H 1.5 Special habitat features ..r. Total 2 0 H/M/L R H 2.0 Does the landscape have the potential to support the habitat functions of the site? u 0 L z m H 2.1 Accessible habitat L.... I- H 2.2 Undisturbed habitat in 1 km Polygon around the wetland ¢ 1- H 2.3 Land use intensity in 1 km Polygon a ¢ Total x H/M/L H 3.0 Is the habitat provided by the site valuable to society? 0 0 0 0 0 0 L L H 3.1 Does the site provide habitat for species valued in laws, regulations, or policies? Total H/M/L HML Total I 1,A1111,-,1 1' ' 11 L L LLL LLL 3 3 0 0 0 0 L L L L LLL LLL LLL LLL 3 3 3 3 Tulkwila Pond Park. Master Pllan City of "full,o,Afi. a Appendix A PP dix K Maintenance Tukwila Pond Park Master PIIan Cfty of a Appendix City of Tukwila Parks and Recreation Tukwila Pond Park - Annual Maintenance Regime Tukwila Pond Park Total Acres 25 - Improvements to main use area = 3 Acres Scope of Work Area Unit Annual Budget Description Annual Budget Landscape Maintenance (turf & landscape beds) Maintenance by private contractor 2 Ac $12,000 to $17,500 17,500 General Landscape and Site Maintenance Maintenance by PW Staff Increase in staff time Irrigation (O&M) and Handwatering Water usage 3.2 Ac conceptual plan) 23,000 Trash and Debris Pickup Increase in staff time Wetland/Natural Area Maintenance - Invasive species removal 3 person crew; 1 day of maintenance; every other week Mar -Oct; once per moth Nov -Feb During establishment period only = 10 years 1.5 Ac Increase $25,000 25,000 Wetland/Natural Area Monitoring- As-built/Yr 0 Documentation of plantings within wetland and buffer enhancement areas 1.5 Ac One time cost -$4,500 Wetland/Natural Area Monitoring- Year 1-10 Documentation of plantings within wetland and buffer enhancement areas 1.5 Ac Increase $3200 2,760 Restroom Maintenance (Janitorial) Utilities (power, water, sewer)and supplies sf $8,600 8,600 Hardscapes/ Play area Wash down, graffiti removal, chip repair, EWFSS Increased staff time 11,600 Trails/Boardwalks/Bridges (main use are only) Wash down, graffiti removal, paint, inspection, 46,000 sf Increased staff time Dock/ Gangway Maintenance Wash down, graffiti removal, general 4,500 sf Increase in staff time 8,000 Total Additional Staff time (7 days a week) Staff time for miscellaneous increased maintenance .33 FTE 43,245 Total Annual Budget Main Use Area (3 Acres+/) $ 139,705 Open space area (Limited trail development and veg management) Total Annual Budget Open Space Area 22 Acres 63,000 Tukwila Pond Park Total Annual Budget Main Use + Open Space Areas Total Acres 25 $ 202,705 Tukwila Pond Park /Per Acre Budget $ 8,108 General Assumptions Based on information from previous park plans Maintenance Labor hours = Assume +/- $45.00/ hr full time employee (include overhead, management etc.) FTE = Full Time Employee Seattle Parks 2011 Legacy Plan itemizes Natural Open Space Maintenance at +/- $1580/ Ac EWFSS = Engineered wood fiber safety surfacing Tulk.witlla Pond Park Master PIlan C,i i a N Ia Appendix