HomeMy WebLinkAbout06-23-2020 - Agenda PacketPage
3-4
�M
MEDINA, WASHINGTON
www.medina-wa.gov
PLANNING COMMISSION
SPECIAL MEETING AGENDA
Virtual/Teleconference
Tuesday, June 23, 2020
2:00 PM
With the passing of the City's Proclamation of Local Emergency and the Governor's
Stay -at Home Proclamation, City Hall is closed to the public. Planning Commission
participation in the special meeting will be by teleconference/online only. Members of
the public may also participate by phone/online but please note that no
contemporaneous public comment will be accepted.
Join Zoom Meeting
https://zoom. us/I/99433118743?pwd=Tl RveWVTemJ menJxW W lyd FVpLzhXQT09
Meeting ID: 994 3311 8743
Password: 754697
Or dial in at:
+12532158782, 99433118743# US (Tacoma)
AGENDA
David Langworthy, Mark Nelson, Laurel Preston, Mike Raskin, Randy Reeves, Shawn
Schubring and Jenny Smith
Staff/Commissioners
Planning Commission Meeting Minutes of May 26, 2020
Recommendation: Adopt.
Staff Contact: Amber Kellison, Development Services Coordinator
Page 1 of 25
Page
Due to remote conferencing there will be no contemporaneous public comments at the
Planning Commission meeting.
If residents or the public have questions, concerns or comments of Planning
Commission business or issues, or the following Planning Commission agenda, kindly
submit comments via email or regular mail to akellisonC@rnedina-wa.gov by 1 PM on
Tuesday, June 23, 2020 to be read aloud by the Development Services Coordinator.
Previous email comments received in May have been included in the staff report packet
and are listed below.
5-7 1. Email from David Langworthy, dated May 16, 2020
8-9 2. Email from Mike Raskin, dated May 26, 2020
10 3. Email from Laurel Preston, dated June 17, 2020
11 - 25 1. Subject: Mitigating Bulk
Recommendation: Discussion item only.
Staff Contact: Stephanie Keyser, AICP, Planning Manager
Next special meeting: Waiting on confirmation from council that we will have our joint
Meeting on July 21 st.
Planning Commission meetings are held on the 4th Tuesday of the month at 6 PM. However,
due to shifts in work and life that have resulted from COVID-19, the meetings have been
temporarily changed to 2pm.
UPCOMING MEETINGS
July 21, 2020
Special Meeting (2pm) followed by Joint
PC/CC Meeting (4pm)
August 2020
No Meeting
Tuesday, September 22, 2020
Special Meeting (2pm)
Tuesday, October 27, 2020
Special Meeting (2pm)
November 2020
Special Meeting TBD
December 2020
Special Meeting TBD
In compliance with the Americans with Disabilities Act, if you need a disability -related
modification or accommodation, including auxiliary aids or services, to participate in this
meeting, please contact the City Clerk's Office at (425) 233-6410 at least 48 hours prior to the
meeting.
Page 2 of 25
Draft
AGENDA ITEM 3.1
MEDINA, WASHINGTON
PLANNING COMMISSION
SPECIAL MEETING MINUTES
ZOOM
Tuesday, MAY 26, 2020
2:00 PM
MINUTES
The Planning Commission special meeting of May 26, 2020 was called to order at
2:15 p.m. by Chair Preston.
Commissioners Present
Commissioners Absent:
Staff Present:
None
Langworthy, Nelson, Raskin, Reeves, Smith, Schubring
and Preston
None
Keyser and Kellison
Minutes from the February 25, 2020 regular meeting.
ACTION: Motion Reeves second Nelson. Approved 5-0
None
Subject: 2020 Work Plan and Meeting Calendar
Keyser discussed the work plan and meeting calendar for the rest of the year. The
conversation included a new temporary time, taking a month off during summer, a joint
Planning Commission and City Council meeting in July, Commissioner emails regarding
Planning Commission Meeting Minutes of May 26, 2020 Page 3 of 25
Draft
AGENDA ITEM 3.1
their thoughts on bulk, the status of the tree canopy assessment, and the possibility of a
parking study.
The Commissioners provided input and asked questions. Staff responded.
ACTION: Keyser will forward emails received from Commissioners regarding their
thoughts on bulk to the rest of the group.
Motion Nelson second Langworthy; the Commission adjourned the regular meeting at
3:14 p.m.
Minutes taken by:
Amber Kellison
Planning Commission Meeting Minutes of May 26, 2020 Page 4 of 25
AGENDA ITEM 4.1
Stephanie Keyser
From: David Langworthy <del@davidlangworthy.com>
Sent: Saturday, May 16, 2020 10:17 AM
To: Stephanie Keyser; laurelpr@seanet.com
Subject: Medina History on Density
Stephanie and Laurel,
I would like to include the following as a public comment at the next meeting which includes "bulk" in the agenda.
I found this article, which I have included below, interesting and it helped provide additional context around the bulk
discussions the planning commission has been having as a group.
https://www.historylink.org/File/11071
Medina was founded to provide housing in a natural setting and avoid the density of Seattle or Bellevue. For me, this
places additional context around and increases the importance of the "bulk" discussions the planning commission has
been having as a group. After visiting multiple proposals and spending a lot of time walking the neighborhood during
our extended staycation, I now believe that addressing the bulk issue directly with a moderate Allowable Volume
provision provides maximum design flexibility without opening the possibility of unintended consequences. Specifically:
Allowable Volume = Buildable Area * Maximum Height * Volume Allowance
Buildable Area = Lot Dimensions —Setbacks
Maximum Height = 25'
Volume Allowance = 0.75
The volume is defined to be the enclosed area of any structure. The area under an eve, above a balcony, or within a
covered poarch would not count toward the volume. Almost all of the pre 90's housing stock meets this criteria as do
most custom homes built by their current occupants.
Satisfying this provision can be easily met for new construction by what Mark described as "modulation". Pitched roofs,
eaves, bays, patios, balconies, a covered poarch, even a carport will reduce the effective volume of a structure. This
alternative encourages integrating new homes with the environment without restricting architectural style of the
home. If the owner desires a highly linear style, it is still possible to achieve this although possibly at a smaller
volume. That said, a quick informal survey of Le Corbusier residential architecture appears to meet the criteria without
modification due his advanced use of modulation.
Note that Medina Heights would effectively not be impacted by this provision as they have voluntarily reduced their
maximum height from 25 to 20 feet effectively reducing the allowable volume.
Regards,
Dave
3212EPR
Medina incorporates on August i9, 1955•
• By Phil Dougherty
Email from David Langworthy, dated May 16, 2020 Page 5 of 25
AGENDA ITEM 4.1
• 1 Posted 5/21 /20 15
• IHistoryl-ink.org Essay 1 1071
Share
On August 19, 1955, the city of Medina in King County officially incorporates. The long and winding road to
incorporation includes a political footrace with the larger city of Bellevue, which is seeking to annex the
community. Medina is located along the eastern shore of Lake Washington northwest of Bellevue.
Medina and the Three Points
A village nearly named Flordeline, before taking the name of an Arabian Peninsula city (but with a different
pronunciation: "Me-dye-na"), started out in the 1870s and 1880s as a tiny community known for its berry
farms and orchards. By the 1910s Medina had come into its own, and its charms of spacious property lots and
stellar lake views began attracting attention on the Seattle side of the lake. During the next several decades a
more affluent crowd settled in Medina and built large, substantial homes there.
Change came to Medina in mid-century. The entire Eastside (the Seattle metropolitan area east of Lake
Washington) was growing fast. The residents of Medina and the neighboring Three Points (Evergreen, Hunts,
and Yarrow points) just to the north had enjoyed county services over the years, but by the 1950s these were
becoming less adequate to meet their needs. Local residents were also concerned because county zoning
regulations allowed smaller lot sizes than what was the norm in the community. They feared smaller lots
meant more building and more crowding. Yet they were ambivalent about doing much about it. Then, in 1953,
Bellevue incorporated. Soon annexation petitions for land adjacent to the new city were flying right and left. It
was obvious what was next.
Community members formed the Medina Three Points Committee, and together with Edgar Horwood (who
later taught Civil Engineering and Urban Planning at the University of Washington) put together a 60-page
survey on the pluses and minuses of the available options. The committee's first recommendation was to
annex to neighboring Clyde Hill, located between Medina and Bellevue, which had incorporated on the same
day Bellevue did. The second recommendation was to incorporate either separately or in any combination
with the Three Points. Joining Bellevue was third. Still, Medina residents hesitated.
Shortly before Christmas 1954 area residents, including representatives from the Three Points, came together
at a meeting of the Medina Improvement Club -- the community's heart and soul for the preceding four
decades -- to discuss what to do. They voted overwhelmingly against annexing to either Clyde Hill or Bellevue.
But they were divided over whether they wanted to remain part of the county or form a new city. A majority
wanted to incorporate with the Three Points, but a substantial minority wanted to remain part of the county.
The club decided to take another vote, this time of as many in the community as it could.
In January straw ballots went out with a simple question: "Do you favor taking steps toward incorporation
with the Three Points?" ("Incorporation Opposed..."). By mid -February the vote was in. The anti -incorporation
vote won by a margin of 10 percent, though the Bellevue American pointed out that the club ascertained from
the ballots that the "no" vote was much stronger east of 84th Avenue NE. West of 84th, residents favored
incorporation by a comfortable margin.
Now or Never
Email from David Langworthy, dated May 16, 2020 Page 6 of 25
AGENDA ITEM 4.1
Bellevue city officials saw their chance and went for it. They scheduled a meeting with community members at
the Medina Improvement Club to extol the virtues of annexation. (The club favored incorporation.) People
saw it was now or never. Dueling petitions went out in the community, one favoring annexation to Bellevue,
one favoring incorporation as the City of Medina. Evergreen Point was included in the incorporation petition,
but not Hunts or Yarrow points, whose residents each filed separate incorporation petitions.
The incorporation forces had an advantage. The Bellevue City Council had to approve the annexation petition
before annexation supporters could take it to the county and request a hearing. The Medina supporters could
go straight to the county with their petition once they had enough signatures. And they did, filing during the
second week of May 1955, a week before the annexation supporters even got their petition in front of
Bellevue's city council. In mid -June county commissioners held a hearing on the incorporation filing and set an
election date of July 26. The area sought to be incorporated was west of a line that more or less followed 84th
Avenue NE from Groat Point north to the middle of Fairweather Bay.
Bellevue officials doggedly proceeded with an annexation hearing, which took place in early July. An
annexation election date was duly set for August 19, contingent upon the outcome of the incorporation
elections (elections in Hunts and Yarrow points also were set for July 26). The drama continued right up to
Election Day. Shortly before the vote the Bellevue American editorialized against the proposed incorporation
of all three communities, arguing that the creation of more local municipalities would be confusing and a
waste of money. The paper suggested that a consolidated, single government could do the job better.
Incorporation
In the end, it wasn't even close. Incorporation of Medina passed by a margin of more than 25 percent, 244-
135. The incorporation became official on August 19, 1955. Hunts Point residents likewise voted to
incorporate, but Yarrow Point narrowly rejected incorporation. (It subsequently incorporated in 1959.)
Medina incorporated as a third-class city with an estimated population of 1,940. It operated under the council-
manager system of city government, with the council electing one of its members to serve as mayor. William
Park was the first mayor, and the first council members were Mary Barbee, Robert Behnke, Charles F. Dally,
Carey Donsworth, William Hagen, and Frederic Templeton. One of the first things the new city officials did was
tackle the zoning issue, and Medina's first zoning ordinance established spacious lot sizes of between 16,000
and 30,000 square feet.
Email from David Langworthy, dated May 16, 2020 Page 7 of 25
AGENDA ITEM 4.2
Stephanie Keyser
From: Mike Raskin <Mike@mjrdevelopment.com>
Sent: Tuesday, May 26, 2020 8:47 AM
To: Stephanie Keyser
Cc: Mike Raskin
Subject: RE: Today's PC Meeting - talking points
Thanks Stephanie
I wanted to get your advice. I think we are really going down the wrong road on bulk. I checked the zoning codes for
cities around us and this is what I found:
Bellevue
- 30' height for flat roofs
- 35' for pitched roofs
- 40' limit for the face of any elevation
Seattle
- 30' for flat roof
- 35' for pitched roof
Kirkland
- 30' either way
This means that both Bellevue and Seattle offer a bonus of 5' over the flat roof for going with a pitched roof vs a flat
roof.
If we stay with the 25' height for either flat or pitched roofs we will force the architectural styles go forward in Medina
to be boxy like most of the designs we are now seeing. I think reducing bulk is not just about heights but more about
getting less boxy designs. After our last meeting I reached out to a number of the design professionals in the area and
had a couple of them ready to come to the next meeting to talk about this in the comment period but of course the
meeting was canceled.
I would like to bring this up during the meeting and was wondering if there is time to do so. You could certainly feel
free to forward this to the gang as well.
thanks
Mike
From: Stephanie Keyser <skeyser@medina-wa.gov>
Sent: Tuesday, May 26, 2020 8:19 AM
To: laurelpr@seanet.com; Schubring's <schubrings@aol.com>; Mark Nelson <mark@nelsonarchitecture.net>; Randy
Reeves <rreeves@windermere.com>; Mike Raskin <Mike@mjrdevelopment.com>; Jenny Smith
<jennyjunsmith@hotmail.com>; David Langworthy <dlangworthy@medina-wa.gov>
Subject: Today's PC Meeting - talking points
Good Morning,
Email from Mike Raskin, dated May 26, 2020 Page 8 of 25
AGENDA ITEM 4.2
Just a reminder that our meeting will start at 2pm today. If everyone could log on a couple of minutes early, that would
be helpful.
Also, I realized that I should have been a little more concrete regarding our discussion topic today. These are the things I
will be asking for feedback on:
Meeting Calendar
New temporary time?
- Tentative joint PC/CC meeting week of July 20-24t" to discuss work plan — suggestion to have our regular
meeting before joint meeting
Summer schedules/taking off a month?
- Joint Meeting in September re: bulk?
2020 Work Plan
Tree canopy assessment — appropriate timing
- New ADU legislation — parking study?
As a reminder, please do not reply all to avoid OPMA violations.
See you this afternoon!
Stephanie
Email from Mike Raskin, dated May 26, 2020 Page 9 of 25
AGENDA ITEM 4.3
Stephanie Keyser
From: laurelpr@seanet.com
Sent: Wednesday, June 17, 2020 11:38 AM
To: Stephanie Keyser
Subject: Perception of bulk: R-16
Dear Stephanie,
With respect to Planning Commission's consideration of the perception of bulk, I would like to
reconsider our monolithic approach to the R-16 zone.
After you presented us with data on recent years of remodels and new construction, I realized
how much larger than 16k square feet some of the lots in the R-16 zone are. There are
consequences to treating these large lots identically to the smaller R-16 lots.
First, in cases where current and proposed restrictions apply uniformly across the entire R-16
zone AND are less restrictive than the limits for R-20 and R-30 (for example, percentage lot
coverage), the result is that larger structures are permitted on R-16 lots compared to R-20 or
R-30 lots of the same size. This is an inequity that is independent of the question of
perception of bulk.
Second, regarding bulk: when a home is built to maximum allowable dimensions on a large R-
16 lot, that large home will appear bulkier than if the same home were built in an R-20 or R-30
setting. This is especially true if the home is in the immediate vicinity of smaller R-16 lots and
consequently smaller homes.
So I'm suggesting that we consider lot size when we evaluate the impact of proposed code
changes rather than simply focusing on treating R-16 as a single unit.
Best regards,
Laurel Preston
Email from Laurel Preston, dated June 17, 2020 Page 10 of 25
AGENDA ITEM 6.1
A4CITY OF MEDINA
501 EVERGREEN POINT ROAD I PO BOX 144 1 MEDINA WA 98039-0144
TELEPHONE 425-233-6400 1 www.medina-wa.gov
MEMORANDUM
DATE: June 23, 2020
TO: Medina Planning Commission
FROM: Stephanie Keyser, AICP, Planning Manager
RE: Mitigating bulk
In our previous discussions, focus was placed on substandard lots in the R-16 zoning district, which
are those lots that are smaller than 16,000 square feet. A thorough analysis of the larger lots that
encompass the other side of the spectrum had not been done. Prior to our mandatory break, it was
requested that staff provide an examination of these lots and bring the information back for review.
In the R-16 zoning district, there are 720 lots, not including the post office, green store, and PSE
power stations. Of those, 318 are larger than 16,000 square feet. In Attachment 1, these parcels are
highlighted in blue-green. When viewed as one group, the impacts of redevelopment do not appear
to be that substantial because many of these lots are clustered together. However, as we filter out
these parcels', what we discover is that these lot sizes vary from 16,001 to 52,707 square feet,
which is a significant gap in range. In Attachment 2, the parcel ranges are broken out into different
colors: pink is 16,001-16,999, red is 17,000-17,999, blue is 18,000-18,999, green is 19,000-19,999,
yellow is 20,000-29,999, and purple is anything 30,000 and above. What we now see is a
patchwork of discrepancy within blocks and neighborhoods that is unified by one metric in the
code: all of these lots are granted the same 25% maximum structural coverage. When we look at
similar lots in R-20 and R-30, what we find is that as the lot sizes increase, the allowable structural
coverage decreases. It is staff s belief that it was not the original intention of the code to grant
these larger R-16 lots more structural coverage than their counterparts in R-20 and R-30. It likely
wasn't a consideration, similar to how relief for substandard lots didn't occur until 2008. It seems
reasonable that rebalancing the structural coverage based on lot size is a first concrete step toward
mitigating bulk, with perhaps this being the baseline upon which additional concepts may be
added. As this is the first discussion with this information, the suggested language mimics what is
already in the code. However, if it is determined that this needs to be a holistic analysis of all lots
in Medina and that maybe a different metric should be used altogether, that is something staff can
bring back at a future meeting.
Also included for today's discussion are the previous code amendment options: requiring different
roof -forms based on height (Option 2) and allowing additional height if a pitched roof is used and
there is a second -floor reduction (Option 3). Finally, incentives are being revisited in Option 4,
which may or may not be feasible.
' Parcel data may be viewed in Attachment 3
Subject: Mitigating Bulk Page 11 of 25
AGENDA ITEM 6.1
Option 1: Structural Coverage Adjustment
Summary: This option would adjust the structural coverage allowed on lots that exceed 16,000
square feet to match those of similar sized lots in the R-20 and R-30 zoning districts
In R-16, for lots larger than 16,000 square feet, the structural coverage maxes out at 25%. In the
R-20 and R-30 zoning districts, beginning with lots that are 16,001 square feet, the maximum
structural coverage decreases as the lot size increases. If the same sized lot (larger than 16,000
square feet) was located in R-20 or R-30, it would produce a smaller house, as shown in the
examples below:
7640 NE 8th ST
Lot size: 25,912
Zoning: R-16
25% structural coverage permitted: 6,478 sq. ft. (max potential of 12,956 sq. ft. above ground)
If this lot was zoned R-20
21% structural coverage permitted: 5,441.52 sq. ft. (max potential of 10,883 sq. ft. above ground)
1011 80th PL NE
Lot size: 20,280
Zoning: R-16
25% structural coverage permitted: 5,070 sq
ft. (max potential 10,140 sq. ft. above ground)
If this lot was zoned R-20
21% structural coverage permitted: 4,258.8 sq. ft. (max potential 8,517.6 sq. ft. above ground)
On comparable lots, strictly looking at structural coverage, the building power clearly seems to be
in R-16. A question would then be: should there just be one coverage that is based on lot size and
not the zoning district? Staff did not have time to analyze the lots in the R-20 and R-30 zoning
district, however if this is something the commission would like to pursue, that information can be
brought back at the next meeting.
Strictly looking at R-16, Option 1 would impact 318 lots, broken down below:
16,001 to 16,500
= 103 lots
16,501 to 17,000
= 19 lots
17,001 to 17,500
= 16 lots
17,501 to 18,000
= 16 lots
18,001 to 18,500
= 16 lots
18,501 to 19,000
= 13 lots
19,001 — 19,500 =
14 lots
19, 501 — 29,000
= 111 lots
30,000 and over =
10 lots
Subject: Mitigating Bulk Page 12 of 25
Proposed change:
Table 20.23.020(A):
AGENDA ITEM 6.1
R-16 Zone Total Structural Coverage and Impervious Surface Standards
Square Footage of
the Lot Area
Maximum
Structural
Coverage
Maximum
Impervious
Surface
10,000 or less
30 percent
55 percent
10,001 to 10,500
29.58 percent
55 percent
10,501 to 11,000
29.17 percent
55 percent
11,001 to 11,500
28.75 percent
55 percent
11,501 to 12,000
28.33 percent
55 percent
12,001 to 12,500
27.92 percent
55 percent
12,501 to 13,000
27.5 percent
55 percent
13,001 to 13,500
27.08 percent
55 percent
13,501 to 14,000
26.67 percent
55 percent
14,001 to 14,500
26.25 percent
55 percent
14,501 to 15,000
25.83 percent
55 percent
15,001 to 15,500
25.42 percent
55 percent
15,501 to 15,999
25.21 percent
55 percent
16,000 or greater
25 percent
55 percent
16,001 to 16,500
24.5 percent
55 percent
16,501 to 17,000
24 percent
55 percent
17,001 to 17,500
23.5 percent
55 percent
17,501 to 18,000
23 percent
55 percent
18,001 to 18,500
22.5 percent
55 percent
18,501 to 19,000
22 percent
55 percent
19,001 to 19,500
21.5 percent
55 percent
19,501 to 29,999
21 percent
55 percent
30,000 and greater
21 percent
55 percent
Subject: Mitigating Bulk Page 13 of 25
AGENDA ITEM 6.1
Option 2: Pitched Roof — Different Height Requirements
Summary: This option would impose different height restrictions depending on the roof -type used:
20 feet for a flat -roof and 25 feet for a pitched roof
Proposed change:
Table 20.23.050(A): Maximum Height Standards
Zoning/Height Overlay Maximum Height
Measurement Points
R-20/R-
Medina
R-16
30
SR-30
N-A
Public
Hei hts
g
High
N/A*
N/A*
N/A*
Point
20 ft. for flat roof- 25 ft.
Original Grade
for pitched
None
None
Low
25 feet
25 feet
20 feet
Point
High
N/A*
N/A*
N/A*
Point
23 ft. for flat roof- 28 ft.
Finished Grade
for pitched
30 feet
35 feet
Low
28 feet
28 feet
23 feet
Point
No
I Yes
I Yes
I No
I No
No
*Not applicable.
Option 3: Pitched Roof — Additional Height Bonus
Summary: This option would grant an additional five feet on top of the maximum zoning height
(25 ft./28 ft). if a pitched roof is used and the second floor structural coverage is reduced to 80%
of the first floor
In the Medina Municipal Code (MMC), lots in the R-20 and R-30 zoning district are eligible for
an additional height bonus of 30 feet from the high point of original grade or 36 feet from the low
point of original grade if the structural coverage is reduced to 13% of the lot. Typically with
development regulation incentives, there's a tradeoff as demonstrated by the above example. When
we talk about the possibility of granting an additional five feet, yes that might encourage more
pitched roofs, however it will also negatively contribute to both the perception and actual bulk of
new construction, which is something Council wants to avoid.
In order to maximize the building envelope, it is often the case that one floor is placed directly on
top of another floor, thereby creating a sense of volume and bulk that too often overwhelms
adjacent structures. To offset an increase in additional height but not perpetuate more boxes, it is
proposed that the second floor be reduced to 80% of the first floor. Requiring different coverages
based upon the style of house (single -story vs. two-story) as well as smaller coverages above a
Subject: Mitigating Bulk Page 14 of 25
AGENDA ITEM 6.1
first floor is something that some cities have done to mitigate the oppressive feeling large box -
style houses can have on a neighborhood.
Option 4: Incentives (TBD)
Summary: This could be a layered approach. Perhaps if Option I is pursued and the structural
coverage for all lots are reduced, Options 2, 3 and the ones below could be written as incentives
to recapture some of that lost coverage
It's been difficult to come up with ways to incentivize development (e.g. pitched roofs) because
many of the traditional methods are just not applicable. Things like expedited permit processing,
affordable housing density bonuses, or reduced permit fees are just not realistic to offer in this
moment. Additional height is contentious and granting more coverage under the current code
doesn't make a lot of sense. A reduction in building capacity is one tool cities are utilizing to
combat excessively large, out of scale houses. If it is determined that the entire structural coverage
needs to be reevaluated and reduced, one way to allow homeowners to recapture some of that lost
square footage (amount to be determined) could be by requiring a few of the following options,
some of which were discussed briefly last year:
Daylight Plane
Vertically extending to a point (12' or 15' above grade), then an inward sloping line at 45 degrees
THE DAYUGHTPLME CROSS SECTION OF
THE DAYLIGHT PLANE
SIDE PROPERTY LINE
2 This is seen in many cities in California. However, as of the writing of this, staff had not done a country -wide
search to determine if other states are following this trend.
Subject: Mitigating Bulk Page 15 of 25
AGENDA ITEM 6.1
Plane Break
All portions of a building that have a side wall exceeding 14 ft. in height and a continuous length
greater than 45 feet shall have an offset/plan break that is a minimum depth of five feet beyond the
required side yard setback and a minimum length of 10 ft.
Second -Story Reduction
Similar to Option 3 but without the bonus of height, this would require reduction coverage in any
floor above the first.
Planting Area
At least 50% of the side yard and rear setback shall have a planting area with a minimum width of
5 feet adjoining the side and rear parcel lines.
Subject: Mitigating Bulk Page 16 of 25
I
Evergreen Point y
s✓
Lake s ��
Washington _ ID
g
�, gge ,„, '� gym•
520 II' ffi �s,ok
SR520 Maintenan®oe
Faoaay Fairweather Nature
Preserve / Park
Town of
Hunts Point
Bellevue Christian School ..
PSE >e,
t «" «,° '"' '• "'° �"' „,° ; ,.„ Wells Medina
Nursery .
21
Overtake Golf & Country Club
St. Thomas
Church/Scholl
Medina Park 'City Shop e.s
' .,. ,°„ ,«. 5 $ ➢ "s ii ``eg
PSE
o
Mero„
Medina Elementary = ao ' ,,, f*j,'°«,,.i t m e �@ i ✓ a I�
Medina Beach Park
City Hall
Dabney Point
,,.
Viewpoint Park
Lake Washington Public Dock
o, �W
o�
Groat Point
v
N
V
Legend
QShoreline
E= State Route 520
Lake Washington
_ Docks
F-11%0 /_[«]:hTi1=1►III i1
Town of
Yarrow Point
City of
Clyde Hill
Official Zoning Districts
NA (Neighborhood Auto Servicing)
_ Public (Parks and Public Spaces)
_ R-16 (Single Family Residence)
_ R-20 (Single Family Residence)
R-30 (Single Family Residence)
0 SR-30 (Suburban Gardening Residential)
Zoning Overlay Districts
® NCPD (Neighborhood Character Preservation District)
® PLUD (Planned Landuse Development)
Locator Map
NW24 tNE24
SW24 SE
24
A-WII.EII
;1111
r
N
City of
Bellevue
"rI \
�y
a�
�y
� Address &Zoning
Official Zoning Map �f Ordinance No. 907
�IEDINA Designations g • Passed ce City Council, 5.12.2014
w s x I N G T o a&,e=e° eva ra°yae °'� a 2e= a y°=;.; ° 9 • Amended by Ordinance No. 961
mea
" n_.I'ne"°mpe"y`"' p'.-t • Effective Date: 7.9.2018 1" = 400'
Geographic Information Systems Source'. King County Open Dada GIS
onelml Plot spe is zr.<o.• t�aoa swell aot eoaalls Pnm:aee.
File:..\Medlnffi31SData\MapDomments\Medina_Zoning_Address_2019_0102_27x40.mxd
Plot Date: 1.2.19
Subject: Mitigating Bulk Page 17 of 25
I
Evergreen Point x
Lake
Washington _ ID
®, qn q•°
520
SR-520 Maintennce
Faulity a Fairweather Nature
Preserve / Park
Town of
Hunts Point
Bellevue Christian School
„.> a
Legend
Shoreline
T . State Route 520
Wells Medina Lake Washington
■c ° -M
so Nursery • _Docks
F-11%0 /_[«]:hyil=1►111810A
Town of
Yarrow Point
City of
Clyde Hill
r Official Zoning Districts R-16 Zoning Breakdown
16,001-16,999
NA (Neighborhood Auto Servicing)
_ Public (Parks and Public Spaces) - 17,000-17,999
„ _ , i R-16 (Single Family Residence) 18,000-18,999
NN R-20 (Single Family Residence) 19,000-19,999
R-30 (Single Family Residence)
20,000-29,999
SR-30 (Suburban Gardening Residential)
30,000 and greater
Zoning Overlay Districts
„ ® NCPD (Neighborhood Character Preservation District)
Overtake Golf & Country Club ® PLUD (Planned Landuse Development)
,Ar. - Locator Map
P $ € € € € € € Thomas
Church/School
rch/Scholl
k
Medina Park
`City Shop
MIL
.� ■€ ° ; to ° `- a
,r
a � Metro „ $'€ € € € 3;i ; I € 3
` AMP c Medina Elementary
Medina Beach Park,
City Hal
4
51
Dabney Point
Viewpoint Park ^� _ � �� .> >•
Lake Washington Public Dock
Groat Point
NW24 NE24
SW24 SE24
NW25 NE25
r
SE25 SW30 NE36 NW31
r
LNAERM
City of
Bellevue
ey
a�
�b
�y
� Address &Zoning
Official Zoning Map Ordinance No. 907
��VIEDINA Designationssnot
• Passed ce City Council, 5.12.2014 D
Z wA s x I rr G T o r1 a�presamaameyaccare�e'dara Nowaranties.Ifanywn.incNtlin9 •Amended by Ordinance No. 961 p wp
urecy.nneee.ormercaan, lityaccompany Nls pro0ucl. • Effective Date: 7.9.2018 1" = 400'
Geographic Information Systems Sourm: zing county open Data GIs
oneinal plot dza is zr.<o.• t�aoa swain mtao— atsmaller pnrn:aa;.
File:..\MedinaGISDala\MapDocuments\Medina_ZoningAddress_2019_0102_27x40.mxd
Plot Date: 1.2.19
Subject: Mitigating Bulk Page 18 of 25
AGENDA ITEM 6.1
ATTACHMENT 3
Parcel Data -
Lots greater than 16,000 sq. ft.
Parcel No.
Zoning
Sq. Ft.
House No.
Street
2525049084
R16
16,001
7844
NE 10TH ST
2525049271
R16
16,001
836
82ND AVE NE
5425700075
R16
16,001
2628
82ND AVE NE
5425700005
R16
16,002
2402
82ND AVE NE
2525049264
R16
16,002
7644
NE 8TH ST
2525049265
R16
16,002
7648
NE 8TH ST
3262300122
R16
16,002
2434
EVERGREEN POINT
RD
2018700046
R16
16,004
8208
OVERLAKE DR
3025300186
R16
16,006
7675
NE 14TH ST
5425700045
R16
16,007
8265
NE 26TH ST
2525049120
R16
16,010
7851
NE 10TH ST
3262300605
R16
16,019
2459
78TH AVE NE
3262300120
R16
16,019
2432
EVERGREEN POINT
RD
3262300745
R16
16,020
2603
78TH AVE NE
3262300125
R16
16,020
2410
EVERGREEN POINT
RD
3262300123
R16
16,020
2420
EVERGREEN POINT
RD
5425700170
R16
16,023
2415
82ND AVE NE
5424700136
R16
16,023
Behind 8424 NE 6th ST
3625049108
R16
16,034
7742
OVERLAKE DR
5425700025
R16
16,035
8255
NE 26TH ST
2540700166
R16
16,037
8606
NE 10TH ST
3262300750
R16
16,045
2601
78TH AVE NE
3262300015
R16
16,050
2710
EVERGREEN POINT
RD
3262300005
R16
16,050
2790
EVERGREEN POINT
RD
2525049125
R16
16,051
7650
NE 10TH ST
3625049096
R16
16,054
8215
NE 8TH ST
2540700255
R16
16,058
8424
NE 10TH ST
2540700165
R16
16,064
8604
NE 10TH ST
2525049233
R16
16,065
7815
NE 12TH ST
2525049235
R16
16,065
7821
NE 12TH ST
2525049088
R16
16,065
7827
NE 12TH ST
3738000090
R16
16,065
924
88TH AVE NE
5425700026
R16
16,071
8240
NE 25TH ST
3262301015
R16
16,071
2254
78TH AVE NE
5425700030
R16
16,074
8245
NE 26TH ST
3262300020
R16
16,074
2740
EVERGREEN POINT
RD
3262300010
R16
16,074
2770
EVERGREEN POINT
RD
2210500150
R16
16,078
8809
NE 10TH ST
2540700150
R16
16,080
8607
NE 12TH ST
2525049238
R16
16,082
7807
NE 12TH ST
4000500035
R16
16,083
7329
NE 18TH ST
3262300058
R16
16,085
2618
EVERGREEN POINT
RD
3625049101
R16
16,087
8235
NE 8TH ST
3262300057
R16
16,087
2616
EVERGREEN POINT
RD
Subject: Mitigating Bulk Page 19 of 25
AGENDA ITEM 6.1
ATTACHMENT 3
2525049027
R16
16,091
7630
NE 10TH ST
3262300042
R16
16,093
2610
EVERGREEN POINT
RD
3262300205
R16
16,104
2254
EVERGREEN POINT
RD
2525049197
R16
16,116
7848
NE 10TH ST
3025300127
R16
16,126
7632
NE 12TH ST
3262300045
R16
16,152
2614
EVERGREEN POINT
RD
2525049249
R16
16,154
7648
NE 10TH ST
3025300121
R16
16,164
7626
NE 12TH ST
2540700026
R16
16,200
8421
NE 12TH ST
5424700220
R16
16,200
443
86TH AVE NE
3025300129
R16
16,200
1312
EVERGREEN POINT
RD
3625049059
R16
16,212
631
84TH AVE NE
3625049065
R16
16,215
7606
OVERLAKE DR
3625049063
R16
16,215
7702
OVERLAKE DR
2018700065
R16
16,218
601
84TH AVE NE
2525049199
R16
16,220
817
82ND AVE NE
3262300420
R16
16,236
2030
77TH AVE NE
3262300410
R16
16,236
2042
77TH AVE NE
3262300645
R16
16,238
7700
NE 24TH ST
3262300505
R16
16,238
7719
NE 24TH ST
3262300655
R16
16,238
7720
NE 24TH ST
3262300595
R16
16,238
7721
NE 24TH ST
3262300955
R16
16,238
7800
NE 24TH ST
3262300275
R16
16,238
2233
77TH AVE NE
3262300285
R16
16,238
2243
77TH AVE NE
3262300515
R16
16,238
2244
77TH AVE NE
3262300635
R16
16,238
2420
77TH AVE NE
3262300665
R16
16,238
2415
78TH AVE NE
3262300615
R16
16,238
2461
78TH AVE NE
3262300625
R16
16,238
2463
78TH AVE NE
3262301085
R16
16,238
2233
79TH AVE NE
3262301105
R16
16,238
2255
79TH AVE NE
3262300235
R16
16,238
2222
EVERGREEN POINT
RD
3262300225
R16
16,238
2230
EVERGREEN POINT
RD
3262300215
R16
16,238
2240
EVERGREEN POINT
RD
3262300105
R16
16,239
2450
EVERGREEN POINT
RD
3262300180
R16
16,239
2460
EVERGREEN POINT
RD
3262300725
R16
16,240
2637
77TH AVE NE
3262300740
R16
16,240
2615
78TH AVE NE
3262300777
R16
16,240
2633
78TH AVE NE
3262301520
R16
16,240
2608
79TH AVE NE
3262301518
R16
16,240
2612
79TH AVE NE
3262301517
R16
16,240
2616
79TH AVE NE
3262301515
R16
16,240
2650
79TH AVE NE
3262300305
R16
16,287
2054
EVERGREEN POINT
RD
3262300245
R16
16,289
2206
EVERGREEN POINT
RD
3262300396
R16
16,303
7619
NE 22ND ST
2540700168
R16
16,306
8608
NE 10TH ST
2540700170
R16
16,334
8612
NE 10TH ST
Subject: Mitigating Bulk Page 20 of 25
AGENDA ITEM 6.1
ATTACHMENT 3
5425700210
R16
16,355
2625
82ND AVE NE
3262301115
R16
16,362
2058
78TH AVE NE
3025300128
R16
16,368
1306
EVERGREEN POINT
RD
3025300050
R16
16,375
7845
NE 14TH ST
3262301205
R16
16,378
2055
79TH AVE NE
3025300122
R16
16,392
In front of 7626 NE 12th
ST
3262301025
R16
16,406
2240
78TH AVE NE
5426300050
R16
16,422
2402
80TH AVE NE
6447300185
R16
16,432
309
UPLAND RD
2540700257
R16
16,476
8428
NE 10TH ST
5425700215
R16
16,505
2635
82ND AVE NE
5425700051
R16
16,513
8240
NE 26TH ST
5424700080
R16
16,534
8650
NE 7TH ST
2525049087
R16
16,538
7805
NE 12TH ST
6447300265
R16
16,573
515
UPLAND RD
2018700030
R16
16,574
624
81STAVE NE
2540700015
R16
16,586
1036
84TH AVE NE
5424700230
R16
16,621
8405
NE 7TH ST
2525049085
R16
16,641
838
EVERGREEN POINT
RD
2210500228
R16
16,675
8660
NE 10TH ST
3262300155
R16
16,675
7620
NE 24TH ST
2210500201
R16
16,900
8670
NE 10TH ST
2525049166
R16
16,900
1051
80TH AVE NE
2525049261
R16
16,900
826
EVERGREEN POINT
RD
2540700256
R16
16,934
8426
NE 10TH ST
5425700205
R16
16,953
2605
82ND AVE NE
5424700020
R16
16,962
8424
NE 7TH ST
3262300060
R16
16,963
2750
EVERGREEN POINT
RD
5425700180
R16
16,990
2501
82ND AVE NE
3025300304
R16
17,005
1428
EVERGREEN POINT
RD
2525049094
R16
17,010
7629
NE 12TH ST
626900051
R16
17,030
911
87TH AVE NE
5424700150
R16
17,036
607
86TH AVE NE
2525049226
R16
17,058
7831
NE 10TH ST
6447300100
R16
17,067
8467
MIDLAND
6447300320
R16
17,094
8715
MIDLAND
3625049100
R16
17,132
8245
NE 8TH ST
3025300271
R16
17,160
7630
NE 14TH ST
3835502230
R16
17,160
518
UPLAND RD
2525049248
R16
17,199
7642
NE 10TH ST
2525049241
R16
17,200
7800
NE 10TH ST
4000500025
R16
17,210
1810
73RD AVE NE
2525049026
R16
17,273
7802
NE 10TH ST
3999900055
R16
17,286
1634
RAMBLING LN
2525049115
R16
17,363
7834
NE 10TH ST
4000500040
R16
17,559
7319
NE 18TH ST
2525049031
R16
17,574
7728
NE 8TH ST
3625049070
R16
17,600
7739
NE 8TH ST
3999900110
R16
17,600
7409
RAMBLING LN
Subject: Mitigating Bulk Page 21 of 25
AGENDA ITEM 6.1
ATTACHMENT 3
6447300130
R16
17,633
8411
MIDLAND
5424700215
R16
17,680
433
86TH AVE NE
2018700045
R16
17,701
8210
OVERLAKE DR
3025300250
R16
17,709
7664
NE 14TH ST
3835502544
R16
17,824
329
OVERLAKE DR
2525049242
R16
17,825
7801
NE 12TH ST
2210500016
R16
17,889
830
84TH AVE NE
2525049239
R16
17,902
8048
NE 8TH ST
2525049247
R16
17,904
850
80TH AVE NE
6447300225
R16
17,919
8404
MIDLAND
3025300126
R16
17,940
1302
EVERGREEN POINT
RD
2540700027
R16
18,000
8425
NE 12TH ST
2525049102
R16
18,021
7812
NE 8TH ST
3625049069
R16
18,049
7720
OVERLAKE DR
2525049270
R16
18,069
7724
NE 8TH ST
2525049086
R16
18,115
8234
NE 8TH ST
2525049237
R16
18,118
7803
NE 12TH ST
6447300300
R16
18,126
8710
OVERLAKE DR
2540700075
R16
18,141
1034
84TH AVE NE
2525049126
R16
18,155
836
82ND AVE NE
2525049236
R16
18,186
7861
NE 10TH ST
2210500005
R16
18,300
8411
NE 10TH ST
2210500006
R16
18,300
842
84TH AVE NE
2525049081
R16
18,316
8040
NE 8TH ST
2525049127
R16
18,410
840
80TH AVE NE
2525049072
R16
18,430
8032
NE 8TH ST
5424700084
R16
18,434
8645
NE 7TH ST
2018700050
R16
18,498
8206
OVERLAKE DR
2540700110
R16
18,564
8627
LAKE WASHINGTON
BLVD
5424700115
R16
18,569
8457
NE 7TH ST
3835502628
R16
18,580
8740
NE 2ND PL
5424700085
R16
18,590
8641
NE 7TH ST
3835502260
R16
18,615
N of 442 87th Ave NE
2525049113
R16
18,713
7715
NE 12TH ST
2525049165
R16
18,720
1034
EVERGREEN POINT
RD
5424700250
R16
18,722
8401
NE 7TH ST
3625049068
R16
18,725
610
EVERGREEN POINT
RD
3999900090
R16
18,732
1625
EVERGREEN POINT
RD
3625049105
R16
18,831
7620
OVERLAKE DR
2525049205
R16
18,885
7887
NE 10TH ST
5425700230
R16
18,928
2639
82ND AVE NE
2525049128
R16
19,002
7655
NE 10TH ST
2210500012
R16
19,078
836
84TH AVE NE
6447300285
R16
19,120
425
86TH AVE NE
3625049113
R16
19,120
7736
OVERLAKE DR
2525049029
R16
19,197
848
EVERGREEN POINT
RD
6447300325
R16
19,220
227
UPLAND RD
2525049130
R16
19,240
841
82ND AVE NE
2525049112
R16
19,247
7641
NE 12TH ST
Subject: Mitigating Bulk Page 22 of 25
AGENDA ITEM 6.1
ATTACHMENT 3
6447300366
R16
19,250
101
OVERLAKE DR
2525049257
R16
19,329
7813
NE 10TH ST
2018700010
R16
19,337
8212
OVERLAKE DR
2018700015
R16
19,338
8216
OVERLAKE DR
3835502510
R16
19,430
8723
NE 4TH ST
2525049137
R16
19,434
7806
NE 10TH ST
2525049092
R16
19,602
7626
NE 10TH ST
3025300301
R16
19,652
1420
EVERGREEN POINT RD
2018700115
R16
19,695
8222
OVERLAKE DR
2210500007
R16
19,700
816
84TH AVE NE
2540700200
R16
19,800
8632
NE 10TH ST
2525049254
R16
19,816
7816
NE 8TH ST
3025300242
R16
19,827
7814
NE 14TH ST
3025300100
R16
19,844
7634
NE 12TH ST
3025300095
R16
19,844
7640
NE 12TH ST
3025300155
R16
19,845
7631
NE 14TH ST
3025300160
R16
19,848
7633
NE 14TH ST
3025300090
R16
19,850
7648
NE 12TH ST
3025300165
R16
19,850
7649
NE 14TH ST
3025300085
R16
19,852
7652
NE 12TH ST
3025300170
R16
19,852
7657
NE 14TH ST
3025300080
R16
19,854
7658
NE 12TH ST
3025300175
R16
19,854
7661
NE 14TH ST
3025300075
R16
19,855
7804
NE 12TH ST
3025300180
R16
19,855
7665
NE 14TH ST
3025300070
R16
19,857
7808
NE 12TH ST
3025300245
R16
19,857
7804
NE 14TH ST
3025300065
R16
19,859
7816
NE 12TH ST
3025300060
R16
19,862
7826
NE 12TH ST
3025300235
R16
19,862
7822
NE 14TH ST
3025300195
R16
19,862
7823
NE 14TH ST
3025300055
R16
19,864
7830
NE 12TH ST
3025300200
R16
19,864
7829
NE 14TH ST
3025300226
R16
19,865
7838
NE 14TH ST
3025300225
R16
19,865
7836
NE 14TH ST
3025300220
R16
19,868
7842
NE 14TH ST
5424700135
R16
19,879
8424
NE 6TH ST
3025300255
R16
19,897
7668
NE 14TH ST
3625049042
R16
19,897
7728
OVERLAKE DR
2525049110
R16
19,905
801
80TH AVE NE
3025300260
R16
20,020
7658
NE 14TH ST
2210500050
R16
20,049
8623
NE 10TH ST
3835502509
R16
20,150
8725
NE 4TH ST
3835502395
R16
20,190
438
UPLAND RD
2525049201
R16
20,280
1011
80TH AVE NE
2525049148
R16
20,412
7635
NE 12TH ST
3025300145
R16
20,412
7623
NE 14TH ST
2540700025
R16
20,430
8417
NE 12TH ST
3025300281
R16
20,457
1400
EVERGREEN POINT RD
Subject: Mitigating Bulk Page 23 of 25
AGENDA ITEM 6.1
ATTACHMENT 3
3835501951
R16
20,532
707
OVERLAKE DR
3835502385
R16
20,700
442
87TH AVE NE
3262300540
R16
20,946
2216
77TH AVE NE
3835502680
R16
20,990
223
OVERLAKE DR
3999900085
R16
21,080
1633
EVERGREEN POINT RD
2525049255
R16
21,152
7846
NE 10TH ST
2525049250
R16
21,152
1081
80TH AVE NE
3625049085
R16
21,340
7749
NE 8TH ST
3835502165
R16
21,378
8659
NE 7TH ST
4000500095
R16
21,400
1617
73RD AVE NE
2018700276
R16
21,567
247
84TH AVE NE
2525049178
R16
21,587
854
EVERGREEN POINT RD
2540700280
R16
21,600
8430
NE 10TH ST
2018700060
R16
21,625
619
84TH AVE NE
2018700005
R16
21,625
625
84TH AVE NE
4000500075
R16
21,720
1651
73RD AVE NE
3025300265
R16
21,810
7660
NE 14TH ST
2525049057
R16
21,866
8050
NE 8TH ST
2540700085
R16
21,870
1032
84TH AVE NE
2525049040
R16
21,875
816
EVERGRI Post Office
3025300106
R16
21,922
7620
NE 12TH ST
2525049269
R16
21,932
7833
NE 12TH ST
2525049256
R16
21,954
7808
NE 10TH ST
3738000050
R16
22,050
915
88TH AVE NE
3835502430
R16
22,240
414
87TH AVE NE
3835502720
R16
22,317
8826
NE 2ND PL
3025300270
R16
22,440
7632
NE 14TH ST
6447300135
R16
22,454
322
84TH AVE NE
2210500225
R16
22,525
8649
LAKE WASHINGTON BLVD
2525049098
R16
22,881
8024
NE 8TH ST
3835502250
R16
22,935
508
UPLAND RD
2525049119
R16
23,078
7899
NE 10TH ST
2210500010
R16
23,115
834
84TH AVE NE
3999900060
R16
23,248
1631
RAMBLING LN
2525049078
R16
23,262
7653
NE 10TH ST
2018700095
R16
23,384
8106
OVERLAKE DR
3025300185
R16
23,710
7677
NE 14TH ST
2525049043
R16
23,735
7627
NE 10TH ST
5424700015
R16
23,784
8400
NE 7TH ST
2525049159
R16
23,808
7841
NE 10TH ST
3625049014
R16
23,885
8115
NE 8TH ST
2525049056
R16
24,000
7621
NE 10TH ST
2540700100
R16
24,000
8615
NE 12TH ST
2525049028
R16
24,047
7600
NE 10TH ST
2525049032
R16
24,095
7811
NE 10TH ST
2525049023
R16
24,291
7831
NE 12TH ST
2210500226
R16
24,331
8650
NE 10TH ST
2525049117
R16
24,355
7657
NE 10TH ST
2018700026
R16
24,381
8120
OVERLAKE DR
Subject: Mitigating Bulk Page 24 of 25
AGENDA ITEM 6.1
ATTACHMENT 3
2525049162
R16
24,501
853
83RD AVE NE
3835501955
R16
24,550
8658
NE 7TH ST
2525049144
R16
24,927
7720
NE 8TH ST
6447300270
R16
25,632
8400
NE 4TH ST
3835501952
R16
25,840
777
OVERLAKE DR
5424700240
R16
25,912
600
84TH AVE NE
2525049030
R16
25,912
7640
NE 8TH ST
2525049044
R16
26,255
1040
EVERGREEN POINT RD
3999900075
R16
26,540
1641
EVERGREEN POINT RD
4000500045
R16
26,775
1636
73RD AVE NE
5424700225
R16
26,794
8443
NE 6TH ST
6447300240
R16
26,946
439
UPLAND RD
2525049100
R16
27,357
7842
NE 8TH ST
6447300239
R16
27,822
435
UPLAND RD
3625049064
R16
28,000
7701
NE 8TH ST
3625049071
R16
28,112
7725
NE 8TH ST
2540700095
R16
28,800
8601
NE 12TH ST
2525049022
R16
29,080
7857
NE 12TH ST
5424700175
R16
29,251
8626
NE 6TH ST
2525049025
R16
29,369
7820
NE 10TH ST
2210500152
R16
30,510
851
LAKE WASHINGTON BLVD
2540700120
R16
30,694
8633
LAKE WASHINGTON BLVD
3835502406
R16
31,880
426
87TH AVE NE
2540700180
R16
32,400
8622
NE 10TH ST
3262300580
R16
32,485
2231
78TH AVE NE
3262300170
R16
32,692
2432
77TH AVE NE
3835502440
R16
35,640
402
UPLAND RD
6447300290
R16
36,537
423
86TH AVE NE
2525049151
R16
36,592
820
83RD AVE NE
626900090
R16
42,818
804
86TH AVE NE
3999900129
R16
52,707
1625
RAMBLING LN
Subject: Mitigating Bulk Page 25 of 25