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HomeMy WebLinkAboutCAP 2007-04-24 COMPLETE AGENDA PACKET City of of Tukwila Distribution: K. V J essop ,q P. Carter K r ;atej a? Community Affairs and V. Griffin S. Kerslake P. Linder M. Miotke (P I f 01 Parks Committee D. Robertson O'Flaherty Mayor Mullet 3. J. Pace Pam Linder, Chair R. Berry D. Speck 1908 Pam Carter E. Boykan R. Still J. Cantu CC File (cover) Dennis Robertson B. Fletcher N. Gierloff K. Fuhrer AGENDA Tuesday, April 24, 2007, Conference Room #3; 5 PM ITEM ACTION TO BE TAKEN Page 1. PRESENTATION(S) 2. BUSINESS AGENDA a. Building height issue; a. Forward to 5/14 C.O.W. Pg. 1 Nora Gierloff, DCD Planning Supervisor b. SAO Mitigation Ratio amendment; b. Forward to 5/14 C.O.W. Pg. S Nora Gierloff, DCD Planning Supervisor c. Mini Park Acquisition at 56XX S. 133rd; c. Forward to 5/14 C.O.W. Pg.13 Bruce Fletcher, Parks Recreation Director d. Update on Comp Plan amendments; d. Information only Jack Pace, Acting DCD Director no attachments e. First Quarter Reports e. Information only Pg.17 3. ANNOUNCEMENTS 4. MISCELLANEOUS Next Scheduled Meeting: Tuesday, May 8, 2007 The City of Tukwila strives to accommodate those with disabilities. Please contact the City Clerk's Office at 206 433 -1800 for assistance. City of Tukwila Steven M. Mullet, Mayor Department of Community Development Steve Lancaster, Director INFORMATION MEMORANDUl\1 To: Mayor Mullet Community Affairs and Parks 1~ttee Jack Pace, Acting DCD Director ~\ April 18, 2007 Code Amendment - LDR Building Height FROM: DATE: SUBJECT: ISSUE Should the City change the way building heights are regulated to limit the bulk of new houses? BACKGROUND The Council asked staff to review the way building height was calculated after receiving complaints about a new house that the neighbors felt was out of scale with the surrounding development. Currently the LDR zone allows buildings up to 30 feet in height measured according to the method in the \Vashington State Building Code (IBC 2003) from the average ground surface to the midpoint of a pitched roof. At their March 15th meeting the CAP reviewed a diagram showing how various jurisdictions calculated building height and how that affected the building envelope. There was some support for following Kent's approach which is a 35' height limit from "the lowest point within five feet of the foundation." Some codes specify that the point of measurement must be from "undisturbed ground". The Kent approach would have the effect of reducing the allowable height of buildings on slopes by a few feet depending on the steepness of the slope and whether retaining walls were used to alter the surrounding grades but raising the height of buildings on flat ground ifthe height limit was changed to 35'. AL TERNA TIVES/DISCDSSION/ANAL YSIS Building height is only one element of the zoning regulations that control the bulk or building envelope of a structure. The others are lot coverage, setbacks and in some jurisdictions floor area ratio (FAR). Simply lowering building height or changing the way it is calculated may not result in new buildings that are significantly more compatible with existing development patterns. In the case of the house that sparked this discussion changing the building height measuring point from average grade plane to lowest elevation within 5' would only have lowered the house by about 5 feet and not reduced the bulk. Other ideas would be to control the bulk of houses through aFAR or use tiered setbacks such as those in the multi-family zones. NO Q:\CODEAMND\BuildHeightCAP.DOC Page 1 04/18120074:36:00 PM 6300 Southcenter Boulevard, Suite #100 · Tukwila, Washington 98188 · Phone: 206-431-3670 · Fax: 206-431-3665 Building Envelope Q: \CODEAMND\BuildHeightCAP.DOC NG Ru t'J71NG j itEIGNT Below is a table listing single family development standards in nearby jurisdictions: Jurisdiction Standard Tukwila Kent Renton SeaTac Burien 2.5 Height 30' sty/35' 2 sty/35' 2 stry/30' 30' 35' 5,000 to Lot Area 6,500 7,600 8,000 4,500 15,000 7,200 60', 70' 50', 60' Lot Width 50' 50' Corner Corner 50' Greater Greater Lot 35% at of 2,500sf of 2,500sf Coverage 6,500 sf 45% or 35% or 35% 35% 35% Setbacks: 15', 20' Front 20' 10' 30' garage 20' 20' Second 15', 20' Front 10' 10' 20' garage 20' 15' Total, Side 5' 5' 5' min. 5' 5' 5' Rear 10' 5' 25' 20' 15' 5' Impervious Surface 60% 70% Lot Coverage The LDR zone currently limits the lot coverage (footprint) of all of the structures on a site to roughly 35% (the percentage decreases as the lot size increases) TMC 18.10.057. This percentage is common among jurisdictions that use this regulation, see table above. However the building size can be maximized by building that footprint straight up three stories. 2 04/19/2007 Floor Area Ratio FARis expressed as the total square footage of the building(s) divided by the square footage of the lot. This links the size of the building to the size of the lot regardless of the number of stories. Common single family residential F ARs range from .45 to .65 which would limit a house on a 6,500 sflot to between 2,925 and 4,225 sf. The house that triggered this discussion was on a 13,500 sflot and had a FAR of.34. Floor Area Ratio (FAR) 1:1 Ratio " " , stoPj (! 00% bt ccvernge) 2 stofit'$ (50% lot COV!}fag"j 4 storie s (25% bl co,,<!{Z,ge>! Setbacks Increasing the side and rear setback distance for the second and third stories of a house would be another way to reduce the impact of a house on the adjacent properties. The current LDR setbacks are 20' in the front, 10' on the second front, 5' on the sides and 10' in the rear. Tiered side and rear setbacks that increased by 5' per story for lots that are at least 50' wide would modulate the side elevations of the houses and reduce their bulk. The increases could have the effect of limiting the development potential of smaller or oddly shaped lots and preclude the use of stock plans by developers. The house that triggered this discussion is set back 5 to 7' from one side, 8' from the other and 65' in the back. RECOl\1MENDATION Tukwila's single family house regulations are similar to those of nearby, similarly situated communities as seen in the table above. If the Council wished to modify them staff could develop recommended changes in one or more ofthe following areas: 1) Change the defInition of building height (this would affect development throughout the City); 2) Reduce the allowed building height in LDR; 3) Reduce the lot coverage standard in LDR; 4) Replace the lot coverage standard with a FAR limitation in LDR; 5) Require tiered side and rear setbacks in LDR. None of these changes would have made a signifIcant difference in the bulk of the house that was the source ofthe neighborhood complaint. No action is recommended by staff. Q:\CODEAMND\BuildHeightCAP.DOC NG - 3 - 04/19/2007 City of Tukwila Steven M. Mullet~ Mayor Department o/Community Development Steve Lancaster, Director INFORl\1ATION MEMO To: Mayor Mullet Community Affairs and Parks Committee t Jack Pace, Acting Director, Department of Community Developmen . April 19, 2007 Code Amendment - Sensitive Areas Ordinance From: Date: Subject: ISSUE Should the Sensitive Areas Ordinance (SAO) be amended to allow the mitigation ratios established in the SAG to be waived on a case-by-case basis if the mitigation is carried out at a wetland mitigation bank approved by other regulatory agencies and it is determined that the mitigation achieved meets the intent ofthe SAO? BACKGROUND Wetland mitigation banking as a tool for off setting unavoidable impacts to wetlands is increasingly becoming more important, and the City is starting to see proposals for off-site mitigation at banks. A wetland mitigation bank is the consolidation of small, fragmented wetland mitigation projects into a large contiguous site where creation, restoration and enhancement is carried out in advance of the impacts. Banks are established under a formal and rigorous permitting process. The City's current ordinance permits off-site mitigation, and even mitigation outside the city limits of Tukwila, as long as the mitigation site is within the same river basin. The mitigation ratios established in the SAG apply to both on-site and off-site mitigation. The SAG does not address transferring mitigation to a mitigation bank, which uses "credits" as opposed to acreage in determining the amount of mitigation needed. Determining if the amount of mitigation bank credits meet the City's mitigation ratios is not straightforward. Mitigation ratios applied to projects that are carrying out wetland mitigation in conjunction with a development project are typically higher than those ratios in a mitigation bank, because they factor in the element of risk that the wetland mitigation might fail. In wetland mitigation banks, however, the theory is that the wetland will already be mitigated well in advance of any development proposal - thus reducing the risk of mitigation failure (if the bank fails, credits cannot be released). Wetland mitigation banks typically take into CL Page 1 of3 04/1912007 9:33 :00 AM 0:\2007 SAO Amendment\CAP Memo.doc 6300 Southcenter Boulevard, Suite #100 · Tukwila, Washington 98188 · Phone: 206-431-3670 · Fax: 206-431-3665 Community Affairs and Parks Committee Proposed Code Amendment to Sensitive Areas Ordinance April 19, 2007 account the type of mitigation (restoration, creation, rehabilitation, enhancement) as our code does, but in addition, the credits are also based on the type ( class) of wetland that has been created, restored, etc. The City recently processed two land use applications submitted by the Washington State Department of Transportation (WSDOT) that provide examples of the problem presented by transferring wetland mitigation to a wetland mitigation bank. WSDOT sought approval to transfer mitigation for impacts to wetlands along Hwy 518 and 1-405 to the Springbrook Wetland Mitigation Bank, a mitigation bank area of over 125 acres located in Renton. The location ofthe highway construction on both Hwy 518 and 1-405 and the sensitive areas made it difficult to find room to adequately mitigate for wetland impacts in the remaining right-of-way. In addition, the size of the remaining sensitive areas available in the right-of-way would limit the effectiveness of any mitigation implemented. Thus off- site mitigation makes sense in these two cases. WSDOT proposed withdrawal of a certain number of credits from the bank as the proposed wetland mitigation. Credits in a mitigation bank are based on the net ecological benefit provided and are determined on the basis of Department of Ecology mitigation ratios, the kinds of mitigation carried out at the bank (wetland creation, restoration, and/or enhancement) and the total acreage for each type of mitigation. The number of credits needed for mitigation is based on the type (classification) ofthe wetland being impacted. The amount of mitigation built into the value of a credit does not directly equate to Tukwila's SAO mitigation ratios, which are based on acreage impacted and do not distinguish between types of wetlands in applying the mitigation ratios. This issue will arise again when applications are submitted for the Strander Blvd. extension, which will disturb Type 1 wetlands. The City of Renton will be requesting permission to carry out wetland mitigation in the Springbrook Wetland Mitigation Bank. WSDOT will also likely want to use the bank for future highway construction in Tukwila. Unless our SAO is amended to permit flexibility in the mitigation ratios, additional mitigation credits will be required to satisfy the SAO ratio requirements even though the net ecological benefits at the mitigation bank more than compensate for the wetland impacts. DISCUSSIONI ANAL YSISI AL TERNA TIVES The argument for carrying out the mitigation at a Mitigation Bank is that mitigation is completed in advance of impacts and generally results in improved hydrologic, water quality and habitat functions in a consolidated location. Studies of wetland mitigation banks have shown this to be true as long as the mitigation bank is maintained and monitored. CL Q:\2007 SAO Amendment\CAP Memo.doc Page 2 of3 04119/20079:33:00 AM Community Affairs and Parks Committee Proposed Code Amendment to Sensitive Areas Ordinance April 19, 2007 The mitigation bank established by the City of Renton and WSDOT was reviewed and approved by the State Department of Ecology, the u.S. Army Corps of Engineers, the Environmental Protection Agency, U.S. Fish and Wildlife Service, and the Federal Highway Administration and underwent rigorous review for compliance with both State and Federal requirements for wetland and stream protection and restoration. This review process is required for the establishment of any mitigation banle RECOMl\1ENDATION Staff proposes to amend the SAO as identified in the attached draft language to permit waiving, on a case by case basis, strict compliance with the mitigation ratios established in TMC 18.45 if off-site mitigation is proposed in a wetland mitigation bank that has been approved by the Department of Ecology, Corps of Engineers, EPA and other regulatory agencies and ifit is determined that the mitigation achieved meets the intent of the SAO. The next step would be to send this change to the Planning Commission for its review and a recommendation. Draft Amendment to TMC 18.45.090 Wetland Uses, Alterations and Mitigation Attachment A: CL Q:\2007 SAO Amendment\CAP Memo.doc Page 3 on 04119/20079:33:00 AM ATTACHMENT A PROPOSED AMENDMENT TO SENSITIVE AREAS ORDINANCE 18.45.090 Wetlands Uses, Alterations and Mitigation A. No use or development may occur in a Type 1, Type 2 or Type 3 wetland or its buffer except as specifically allowed by TMC Chapter 18.45. Any use or development allowed is subject to review and approval by the Director. Where required, a mitigation or enhancement plan must be developed and must comply with the standards of mitigation required in TMC Chapter 18.45. B. Alterations 1. Alterations to wetlands are discouraged and are limited to the minimum necessary for project feasibility. Requests for alterations must be accompanied by a mitigation plan, are subject to Director approval, and may be approved only if the following findings are made: a. The alteration will not adversely affect water quality; b. The alteration will not adversely affect fish, wildlife, or their habitat; c. The alteration will not have an adverse effect on drainage and/ or storm water detention capabilities; d. The alteration will not lead to unstable earth conditions or create an erosion hazard or contribute to scouring actions; e. The alteration will not be materially detrimental to any other property; and f. The alteration will not have adverse effects on any other sensitive areas. 2. Alterations are not permitted to Type 1 wetlands unless specifically exempted under the provisions of TMC Chapter 18.45. 3. Alterations to Type 2 wetlands are prohibited except where the location or configuration of the wetland provides practical difficulties that can be resolved by modifying up to .10 (one-tenth) of an acre of wetland. Mitigation for any alteration to a Type 2 wetland must be provided at a ratio of 1.5:1 for creation or restoration and 3:1 for enhancement and must be located contiguous to the altered wetland. 4. Isolated Type 3 wetlands may be altered or relocated only with the permission of the Director. A mitigation or enhancement plan must be developed and must comply with the standards of mitigation required in TMC Chapter 18.45. CL Q:\2007 SAO AmendmentiDraft Amendment.doc Page 1 of5 04!19i2007 9:30:00 Alv101!I&'2007 9:'19:00 :',;\'1 Attachment A Proposed Amendment to TMC 18.45.090 April 18, 2007 5. Mitigation plans shall be completed for any proposals for dredging, filling, alterations and relocation of wetland habitat allowed in TMC Chapter 18.45. 6. Isolated wetlands formed on fill material in highly disturbed environmental conditions and assessed as having low overall wetland functions may be altered and/ or relocated under TMC Chapter 18.45. These wetlands may include artificial hydrology or wetlands unintentionally created as the result of construction activities. The determination that a wetland is isolated is made through the Type 2 permit process. A mitigation or enhancement plan must be developed and must comply with the standards of mitigation required in TMC Chapter 18.45. C. Mitigation Sequencing. Applicants shall demonstrate that reasonable efforts have been examined with the intent to avoid and minimize impacts to wetlands and wetland buffers. When an alteration to a wetland or its required buffer is proposed, such alteration shall be avoided, minimized or compensated for in the following order of preference: 1. Avoidance of wetland and wetland buffer impacts, whether by finding another site or changing the location of the proposed activity on-site; 2. Minimizing wetland and wetland buffer impacts by limiting the degree of impact on site; 3. Mitigation actions that require compensation by replacing, enhancing, or substitution shall occur in the following order of preference: a. restoring wetlands on upland sites that were formerly wetlands; b. enhancing significantly degraded wetlands; c. creating wetlands on disturbed upland sites such as those with vegetative cover consisting primarily of exotic introduced species or noxious weeds. D. Mitigation Plans. 1. The mitigation plan shall be developed as part of a sensitive area study by a specialist approved by the Director. Wetland and/or buffer alteration or relocation may be allowed only when a mitigation plan clearly demonstrates that the changes would be an improvement of wetland and buffer quantitative and qualitative functions. The plan shall follow the performance standards of TMC Chapter 18.45 and show how water quality, wildlife and fish habitat, and general wetland quality would be improved. 2. In order to achieve the City's goal of no net loss of wetland functions and acreage, alteration of wetlands will require the applicant to provide a restoration or creation plan to compensate for the impacts to the wetland and will compensate at a ratio of 1.5 to 1. CL Q:\2007 SAO Amendment\Draft Amendment.doc Page 2 of5 04/]9/20079:30:00 AMO'I/I8.:2007 5:02:00 P\l Attachment A Proposed Amendment to TMC 18.45.090 Apri118, 2007 3. Impacts to wetlands may be mitigated by enhancement of existing significantly degraded wetlands, however, in order to achieve the City's goal of no net loss of wetland functions and acreage, mitigation through enhancement must be compensated at a ratio of 3:1. Applicants proposing to enhance wetlands must produce a sensitive area study that identifies how enhancement will increase the functions of the degraded wetland and how this increase will adequately mitigate for the loss of wetland area and function at the impact site. An enhancement proposal must also show whether existing wetland functions will be reduced by the enhancement actions. 4. The DCD Director may determine the number of wetland mitigation bank credits required to meet the the mitigation ratios established in this Chapter on a case by case basis through a Type 2 decision if: a) off-site mitigation is proposed in a Wetland ivIitigation Bank that has been approved bv the Deparhnent of Ecology, Corps of Engineers, EP A and other regulatory agencies; and b) it is determined that the lnitigation achieved through the number of credits proposed meets the intent of this Chapter. E. Mitigation Location. 1. On-site mitigation shall be provided, except where the applicant can demonstrate that: (a) On-site mitigation is not scientifically feasible due to problems with hydrology, soils, waves or other factors; or (b) Mitigation is not practical due to potentially adverse impact from surrounding land uses; or (c) Existing functional values created at the site of the proposed restoration are significantly greater than lost wetland functional values; or (d) That established regional goals for flood storage, flood conveyance, habitat or other wetland functions have been established and strongly justify location of mitigation at another site. 2. Off-site mitigation shall occur within the same watershed where the wetland loss occurred. 3. Mitigation sites located within the Tukwila city limits are preferred. However, the Director may approve mitigation sites outside the city upon finding that: (a) Adequate measures have been taken to ensure the non- development and long-term viability of the mitigation site; and (b) Adequate coordination with the other affected local jurisdiction has occurred. CL Q:\2007 SAO Amendment\Draft Amendment.doc Page 3 of 5 04/19/20079:30:00 AM01,'lK:2007 5:02:00 PM Attachment A Proposed Amendment to TMC 18.45.090 April 18, 2007 4. In selecting mitigation sites, applicants shall pursue siting in the following order of preference: (a) Upland sites that were formerly wetlands; (b) Idled upland sites generally having bare ground or vegetative cover consisting primarily of exotic introduced species, weeds or emergent vegetation; (c) Other disturbed upland; (d) Existing degraded wetland. F. Mitigation Standards. The scope and content of a mitigation plan shall be decided on a case-by-case basis. As the impacts to the sensitive area increase, the mitigation measures to offset these impacts will increase in number and complexity. The components of a complete wetlands mitigation plan are as follows: 1. Baseline information of quantitative data collection or a review and synthesis of existing data for both the project impact zone and the proposed mitigation site; 2. Environmental goals and objectives that describe the purposes of the mitigation measures. This should include a description of site-selection criteria, identification of target evaluation species and resource functions; 3. Performance standards of the specific criteria for fulfilling environmental goals, and for beginning remedial action or contingency measures. They may include water quality standards, species richness and diversity targets, habitat diversity indices, or other ecological, geological or hydrological criteria; 4. A detailed construction plan of the written specifications and descriptions of mitigation techniques. This plan should include the proposed construction sequence and construction management, and be accompanied by detailed site diagrams and blueprints that are an integral requirement of any development proposal; 5. Monitoring and/ or evaluation program that outlines the approach for assessing a completed project. An outline shall be included that spells out how the monitoring data will be evaluated by agencies that are tracking the mitigation project's progress; 6. Contingency plan identifying potential courses of action, and any corrective measures to be taken when monitoring or evaluation indicates project performance standards have not been met; and 7. Performance security or other assurance devices as described in TMC 18.45.210. CL Q:\2007 SAO Amendment\Draft Amendment.doc Page 4 of 5 04i19/2007 9:30:00/\,11,10'1/18:'200: :::0:::00 P~..l Attachment A Proposed Amendment to TMC 18.45.090 Apri118,2007 G. Mitigation Timing. Mitigation projects shall be completed prior to activities that will permanently disturb wetlands and either prior to or immediately after activities that will temporarily disturb wetlands. Construction of mitigation projects shall be timed to reduce impacts to existing wildlife, flora and water quality, and shall be completed prior to use or occupancy of the activity or development. The Director may allow activities that permanently disturb wetlands prior to implementation of the mitigation plan under the following circumstances: 1. To allow planting or re-vegetation to occur during optimal weather conditions; 2. To avoid disturbance during critical wildlife periods; or 3. To account for unique site constraints that dictate construction timing or phasing. H. Permitted Uses Subject to Exception Approval. Other uses may be permitted upon receiving a reasonable use exception pursuant to TMC 18.45.180. A use permitted through a reasonable use exception shall conform to the procedures of TMC Chapter 18.45 and be consistent with the underlying zoning. CL Q:\2007 SAD Amendment\Draft Amendment.doc Page 5 of5 04119/20079:30:00 /\.M01.'18.'200: 5:0~:OO P~..! City of Tukwita Steven M. Mullet} Mayor Parks 6' Recreation Department Bruce Retcher, Director MEMORANDUM TO: Mayor Mullet Community Affairs and Parks Committee Bruce Fletcher, Director of Parks & Recreation <M FROl\1: DATE: April 16, 2007 SUBJECT: 57th Park Extension Acquisition The 2007 CIP project includes the 57th Mini-Park expansion acquisition in the budgeted amount of$150,000. Back in March of2004, land owner Todd Hiestuman offered to donate Vi ofthe land value of two riverfront lots to expand the mini-park. It was directed by the 2004 City Council to investigate possible grants to obtain the matching funds for the acquisition. The Parks and Recreation Department was successful with a grant award of$75,000 from the King County Conservation Futures Grant. Since there was a sewer project in the CIP manual, Mr. Hiestuman wanted to proceed with the mini-park sale once the project was complete. The land value back in 2004 (without sewer) was estimated at $150,000. With the sewer project near completion, the Parks and Recreation Department ordered an appraisal summary report from Campos Appraisals, Inc. Based on the investigation and analysis, Campos Appraisal has valued the market opinion at $385,000 land value for the riverfront lots #7 and #8. The land value has increased significantly since 2004 and with the increased value of an available sewer system. Assuming Mr. Hiestuman wants to extend his offer of Vi the land value as a donation to the city, the CIP budget funding will be $117,500 under funded. It is still the opinion of the Parks and Recreation Director that this riverfront purchase would be a valuable asset to the surrounding community and the City of Tukwila. At this time, there is no identified surplus CIP funding to cover the shortfall. The Department of Parks and Recreation would like to further discuss this issue at the next CAP meeting. Cc: Rhonda Berry, City Administrator ({Creating Community through People} Parks and Programs" 12424 42nd Ave. S. . Tukwila} Washington 98168 · Phone: 206-768-2822 · Fax: 206-768-0524 CAMPOS APPRAISALS, INC. INDEPENDENT REAL ESTATE APPRAISALS RESIDENTIAL, MULTIFAMILY AND COMMERCIAL 3425 228th St SW, Brier, WA 98036 Mailing Address: P. O. Box 267 Mountlake Terrace, WA 98043-026 7 OFFICE: (425) 775-1 750 FAX: (425) 670-2553 www.camposabb.com March 14, 2007 Bruce Fletcher Director of Parks and Recreation City of Tukwila 12424 42nd A venue South Tukwila, W A 98168 RE: Two future residential lots at 56xx S 133rd St, Tukwila, W A 98178, File No. C7-0205, Thomas Brothers Map 655-G2, Census Tract #262.00, Section 14, Township 23 N, Range 04 E, W. M. Dear Bruce Fletcher, Per our discussion I have completed the attached appraisal in summary report format of the above referenced property. The objective of this appraisal is to provide an opinion of the Market Value of the subject property under two scenarios: As Is individual .lot values and bulk sale value. These values are estimated as if owned in Fee Simple Estate for financing purposes. The City of Tukwila is considering purchasing the two proposed residential lots to be used as a future park. The 2 lots are part of an 8 lot short plat that is near completion. The two lots are noted as Lot 7 and Lot 8 on the Todd Heistuman preliminary short plat map dated December 2003. They have lot sizes noted on this map of 6,563 and 6,500 sf respectively. The appraisal is prepared in conformance with the Uniform Standards of Professional Appraisal Practice CUSP AP), typical banking appraisal standards, as well as requirements from the Appraisal Institute. The property is legally and physically described in the text of the attached report. Legal description noted elsewhere in this report is from one of the last recorded deeds; it is for the original entire tract of land that will become this short plat. No title report was reviewed. I have no personal interest in the subject property. The appraisal report is intended to be an unbiased document. ji Campos Appraisals. Inc. C7-0205 The subject two single family building sites have all public utilities available. They are accessed from S 133rd St. Both of the subject sites have river frontage on the Duwamish River and also have views of the Foster Golf course. There is currently a 1917 house located approximately where proposed lot 4 is. This house will be removed as part of constructing the short plat. I viewed the property on March 14, 2007 which included a walk on site. Todd Heistuman was on site at the time and I spoke with him about the subject lots and plat. The following pages provide the necessary items to comply with the USP AP requirements for this report type. In the addendum there are additional photographs of the subject property and land comparables, and my qualifications. Based upon my investigation and analysis, as detailed in this report, I have formed the following Market Value opinions as of March 14, 2007: Lot 7 Lot 8 AS IS ONE HUNDRED NL1\,/ETY THOUSAl\TJ) DOLLARS TWO HUNDRED FIFTEEN THOUSAND DOLLARS $190,000 $215,000 March 14, 2007 March 14, 2007 If you have any questions or require further investigation, please call Marc Campos at 425-775-1750. Respectfully submitted, ~Z;~ Marcos E. Campos, MAL, SRA State Certified- General Real Estate Appraiser 1100850 iii Campos Appraisals. Inc. C7-0205 11033 '.Mw 53. SI WC 111.1.3 .1S 5A90'OPA Of SALE . G) 101000RE L SCHNFJOER Grill/cote No 10216 NW's SEC. 14, T.23 N., R.4 E., W.M. LEGEND 111r1• 6COAg N/ CM NA ISMS SOT 1061 AI 11A6P10 No 10110 M MCAMf0 (P) PIA1 p'r1D PAOP0100N60 44.6101044601 0101301E SC/ SADO LAC 0.0 601 U01 PROPOSED CASINOS 716 MONROE AVENUE N.E. RENTON, WA 96050 (425) 205 -2226 LINE TABLE SURVEYOR'S t.6aoco1CATE THE FAR COMPANY of the Survey Recording Act al the regain( of LQL 3LA5 TOTAL AREA 55,201 ST, (1.267 ACRES) 6 LOTS ARE PROPOSED LOT 1 6,500.3 5.F. LOT 6 6,600.3 SF. LOT 2 6,500.5 SF, LOT 6 6,500.3 5.1, LOT 3 6,500.3 S.F. LOT 7 6,5636 S.F. LOT 4 6,000,3 S.F. LOT 6 6.5003 SF. TRACT '0' (PRIVATE ROAD) 2,134.4 $.F, PRELIMINARY Short PLAT Map FOR: TODD HEISTUMAN (3302 50104 AVENUE SOUTH TURWILA, WASHINGTON OWN, BY TEES VIONITY MAP SCALE: ;;; 8 SCALE ORIGINAL LEGAL DESCRIPTION FIDELITY NATIONAL TITLE COMPANY OF WASHINGTON, TITLE DROOP i 0322309. TRACT 44, TRACT 45 AND TRACT 46, PLAT DREE.CONC 60010014 EAST RIVERTON GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS, PAGE 70, RECORDS OT 01140 COOIITY, WASHINGTON: EXCEPT THEREFROM ANY PORTION THEREOF AS 0R10A'ALLY SURVEYED LYING BELOW THE LIRE Of TIDE AND SHOREI.ANOS OF THE OUWANISH RIVER. BASIS OF BEARING FOUND MONUMENT AND PROPERTY CORNERS ON 56111 AVE, SOUTH AND SOUTH 13330 ST. AS SHOWN. EONROY PRp0FTTueES_6O)P1fl6AP.MEYf PLOD P01440 007-V6 046/05010 1001 [DLL 0016 0165 SLNVCT VMS 6A MOMS NR OSOUIRL001TS 0r AA.C, 617 -130-090 No Boon of SURVEYS 01 Pope of the 16g0M1 0l Mgr. Supt. at Near& X SECT. 1.4. TRIP. 21. N., R.....4.. W.M. COUNTY, WASHINGTON DATt JOB NO. DEC. 2003 HEISTPL SEALS I MEET SCALE; 1' -S0' 1 of FIRST QUARTER REPORT TO COUNCIL January 1 - March 31, 2007 Prepared for Community & Parks Committee DEPARTMENT OF COMMUNITY DEVELOPMENT 1ST QUARTER SIGNIFICANT ISSUES City Council adopted the ordinances necessary for Tukwila to assume responsibility for electrical permitting and inspection within the City limits. Council also approved an interlocal agreement with the City of SeaTac to provide plan review and inspection services. Tukwila assumed these responsibilities on April 2. Construction is well under way on the expansion of Westfield Shoppingtowne and on Southcenter Square. DCD and other city staff continue to meet with the respective project managers to identify and resolve construction and related issues. This has resulted in a very smooth construction period for both projects. BUDGET PROGRAM GOALS Administration 1. Complete Tukwila South Master Plan and Annexation: Awaiting resolution of Development Agreement issues. 2. Complete draft update of Shoreline Manaqement Master Proqram: . Submitted to Department of Ecology the following work products, as per our grant work program: Draft Inventory and Shoreline Characterization Report with associated maps and Draft Restoration Plan. Awaiting comments so these documents can be revised and finalized as appendices to Shoreline Master Program. . Currently working on draft shoreline environment designations and cumulative impact analysis. . Established site on City's Web page for interested individuals to access information about the Shoreline Master Program Update including access to the draft documents submitted to Ecology. 3. Complete Tukwila Urban Center Plan/Planned Action Desiqnation: Pending. 4. Review/update Manufacturinq Industrial Center Planned Action: No activity this quarter. 5. Complete draft Bicycle/Pedestrian "Walk and Roll" Plan: Completed inventory of facilities, policies and standards for Plan; organized and completed an interdepartmental charette to discuss future pedestrian and bicycle standards and routes. 6. Review Small Lot Residential Development Policies and Standards: No activity this quarter. 7. Review/update Siqn Code: No activity this quarter. Code Enforcement 1. Develop proposal for Rental Housinq Licensinq Proqram: Although we have been awaiting a decision from the State Supreme court on the Pasco case, we are exploring the possibility of moving forward in a phased approach by requiring all landlords to register all rental units with a business license. A request has been forwarded to Peter Beckwith to assist with formulating an ordinance to update our "Business License" definition. Will work with City Clerk's office on this matter and develop a "Supplemental" registration form for distribution with the business license renewal notices. Targeting business licenses for 2008. 2. Develop proposal for Vacant Structure Proqram: An article explaining the newly adopted Vacant Structure Ordinance was published in the February issue of the Hazelnut, and a brochure has been published for distribution to owners of such structures. Code Enforcement has begun proactively contacting owners of these properties to share information, and hopefully develop a mutually satisfactory timeline for meeting the new Ordinance requirements. Permit Coordination and Building 1. Assume responsibility for Electrical Code permittinq and inspections: Complete. 2. Adopt 2006 State Buildinq Code: No activity this quarter. 2007 First Quarter Report to Council Prepared for Community & Parks Committee Page 2 3. Provide necessary traininq related to the State Electrical Code and 2006 State Buildinq Code: No activity this quarter. 4. Develop Information bulletins for Buildinq, Mechanical. Plumbinq. Electrical and Fuel Gas Codes: No activity this quarter. 5. Develop Combination Buildinq Permit for sinqle-family residential construction: No activity this quarter. Planning Commission 1. Review Siqn Code update: No activity this quarter. 2. Review Shoreline Manaqement Master Proqram update: No activity this quarter. 3. Review Tukwila Urban Center plan: No activity this quarter. 4. Review Small Lot Residential Development Policies and Standards: No activity this quarter. PARKS AND RECREATION DEPARTMENT 1ST QUARTER SIGNIFICANT ISSUES The Parks and Recreation Department continues to offer the citizens of Tukwila unique opportunities within the community. The Recreation Division displayed a PowerPoint presentation to the City Council with a glimpse of our many fine youth and teen activities throughout the year. The Cascade View Community Park phase II design has been completed with construction beginning in April. The Foster Golf Links attended the Pacific Northwest Golf Show with a promotional booth that attracted hundreds of potential customers. The Tukwila Volunteer Program is bringing the spirit of partnership between local citizens, businesses and city government with its re-introduction back:o Tukwila. The golf course irrigation computerized central control system was ordered and should be operational by summer. BUDGET PROGRAM GOALS Administration 1. Oversee and monitor all revenue qeneratinq proqrams in recreation, qolf and aquatics: Ongoing. 2. Develop a new Parks. Recreation and Golf Open Space 6-Year Plan for Council approval: RFP is due in April. 3. Complete the new Macadam Winter Garden Park for public use: Bids are due April 23, 2007. 4. Manaqe Phase I development of Duwamish Riverbend Hill Park: Master Plan design is 80% complete. Recreation 1. Implement Facility Bookinq software for rental reservations of TCC and park facilities: In progress. Staff is working to make final adjustments to the contract and update the database by removing cancelled activities and programs. The goal is to be using the "paperless" system by June 2007. 2. Increase participation in the Senior Deli proqram by 10%: Ongoing. Participation in the deli is strong on 2 of the 3 days. Staff is trying to identify how to increase participation on the 3rd day. 3. Increase the number of new participants in the Senior proqrams bv 5% throuqh community outreach efforts: Staff is developing a plan/schedule on reaching out to groups and meeting with them to share our senior programs with them. 4. Provide increased staff support to new City-wide special events includinq the Car Show. Tukwila Centennial Celebration. and TCC Birthdav Party: In progress. The Car Show is now a budgeted program for 2007 and is scheduled to take place on August 18. Staff serves as the lead on many aspects for the Centennial Celebration and are working on goal, vision and plans for 2008. Staff coordinated a successful TCC Birthday Party in February to celebrate 10 years at the Center. Staff also continues to provide leadership and support to a number of other special events. 2007 First Quarter Report to Council Prepared for Community & Parks Committee Page 3 5. Develop proqrammed teen activities for the Skate park: In progress. Staff is working to coordinate with a group to offer events and camps at the Skate Park. Will conduct a few "trial" activities this year and work to plan more for 2008. 6. Add 10 more fitness opportunities for adults: In progress. Have offered a number of new fitness and wellness opportunities, including Spring Basketball League, Spiking Volleyball League, and are planning to add more activities in upcoming quarters. 7. Develop and increase preschool aqe proqrams and activities: Completed/on-going. Have added new opportunities for preschool ages, including Tiny Tots Sports Lot Camp in June, a 2-week Summer Camp, 1 Special Event per quarter, newest 2-yr. old Preschool Program is now full. 8. Expand relationships with the School District to offer co-sponsored youth sports camps and clinics: In progress. Working with the high school tennis coach to expand the summer tennis camp to a 2-week program. High school basketball coaching staff will continue to assist us with our existing camps. Aquatics 1. Increase Aquatic Proqram Fee revenue by 10% of the 2006 total: Ongoing. January overall pool revenue was up 7% and Aquatic Program Fees were up 8%. 2. Siqnificantly improve the facility's look and feel by replacinq the pool liner and tile, and by upqradinq the pool's HVAC controls and capabilities: Ongoing. We have chosen to wait on the pool liner and tile project until we have assurance that the pool lease will be extended under reasonable terms. The HVAC is much more of a pressing issue and we are in the process to move forward with this project. 3. Replace startinq blocks with corporate sponsored Quikblox: Currently on hold. These starting blocks will have to be modified to fit our deck, which would change, with new tile. 4. Reqrout tile and replace broken tile in both the men's and women's locker rooms: Currently on hold. Aquatic priorities and resources will be re-evaluated after the HVAC project. 5. Offer CPR classes to the community and City of Tukwila personnel at least once per quarter: Ongoing. Certifications and re-certifications have taken place during 1st quarter. 6. Offer after school proqrams for Tukwila School District students in the sprinq: Ongoing. The Tukwila Turtles, a Special Olympics swim team, had their first practice March 16, at the Tukwila City Pool and will practice for twelve weeks leading up to the State Championships on June 2 and 3. 7. Continue to work with the Tukwila Community Center in marketinq and makinq pool time available to TCC's special events and camps: Ongoing. TCC preschool visited the pool March 9 and spring break camps are scheduled to visit the pool April 10 through 12. Parks Maintenance 1. Assimilate new parks into the Parks Division (Codiqa Farm Park. Macadam Winter Garden, Cascade View Community Park Phase (I) and develop maintenance plans for each: Ongoing. Codiga Farm has been cleaned up with weed removal. Cascade View Phase II project will be under construction in April. Macadam has a bid date of April 27 with a construction date of June 1. 2. Continue with flower basket proqram: Baskets have been ordered and installation is scheduled for early June. 3. Add playqround equipment for pre-school aqe users at the Tukwila Community Center: Equipment is on order. UPS has volunteered to install the equipment upon its arrival in early June. 4. Provide assistance to the Recreation Division for Citywide special events includinq the Backyard Wildlife Fair and the Tukwila International Farmer's Market: Ongoing. 5. Provide additional handicap parkinq at Tukwila Community Center parkinq lot: Price quotes have been secured. Work will begin when weather improves. 6. Oversee all volunteer park enhancement proiects annually: Ongoing. A Boy Scout has completed his Eagle Scout project at Crystal Springs Park, and REI has scheduled a service project for April 15. Golf Course Maintenance 1. Install herrinqbone style drainaqe in front of the 9th qreen: Work scheduled for late summer. 2. Install herrinqbone style drainaqe left side of 6th qreen: Work scheduled for late summer. 2007 First Quarter Report to Council Prepared for Community & Parks Committee Page 4 3. Install herrinqbone style drainaqe riqht side of 3rd qreen to drain to sump in fairway: Work scheduled for late summer. 4. Aerate the surrounds in Sprinq 2007 and Fall 2007: Work scheduled to begin in May. 5. All capital proiects to be desiqned and constructed by in-house qolf maintenance staff: In process. Golf Course Pro Shop 1. Promote facility by continuinq to tamet iunior weekend qolf promotion: Attended Pacific Northwest Golf Show in March to market lesson programs and junior weekend golf promotions. Currently, preparing a gO-day marketing program with the Seattle Times that will feature family weekend golf. 2. Create and share financinq of Golf Course and Restaurant ioint marketinq proqram: Gordon's on the Green was represented in the Pacific Northwest Golf Show as a partner in the Foster Golf Links booth, as well as participation in the Seattle Times marketing program. Arts Commission 1. Purchase centennial celebration permanent art for a predetermined City location: Planning in process. 2. Continue to obtain qrant fundinq for the City's performinq arts proqram: In process. The 2007 award letter for Sustained Support from 4Culture has been received. The 2007 award amount is $7,200. 3. Develop and create a new art selection policy: In process. 4. Evaluate condition of current artwork and identify items that require repair: Securing qualified firm for evaluation. Parks Commission 1. Attend the Washinqton Recreation and Park Association (WRPA) boards and commissions traininq workshops as well as the National Recreation and Park Association (NRPA) activities in the Seattle area: WRPA Annual Conference scheduled for April. 2. Assist Parks and Recreation Administration in the implementation of the volunteer tree plantinq and adopt-a-qarden proqram at Macadam Winter Garden: Fall planting target date. 3. Sponsor new park qrand openinq for Macadam Winter Garden: Bids due April 27, 2007. 4. Sponsor qrand openinq for Cascade View Community Park Phase II: Construction begins in April by Parks staff and use of the small works contract rooster. Library Advisory Board 1. Report annually to the City Council on the status of library services and facilities available to Tukwila citizens: Not yet presented for 2007. 2. Maintain and improve communication between the two libraries within Tukwila city limits. the Tukwila Library Advisory Board. the Tukwila City Council. the Kinq County Library System. the "Friends of the Library" orqanization. and the Tukwila qeneral public: Ongoing. 3. System special events: The Library Board had an information booth at the Dr. Suess event in February at TCC. Books and library information were passed out to approximately 500 people.