Loading...
HomeMy WebLinkAbout11-17-2020 - Agenda PacketPage MEDINA, WASHINGTON www.medina-wa.gov PLANNING COMMISSION SPECIALMEETING AGENDA Virtual/Online Tuesday, November 17, 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/93200907694?pwd=enBVL3MwbnVRUONxTHVnWUxHeONOQT09 Meeting ID: 932 0090 7694 Passcode: 370385 One tap mobile +12532158782„93200907694# US (Tacoma) URTAIL MIT, David Langworthy, Mark Nelson, Laurel Preston, Mike Raskin, Randy Reeves, Shawn Schubring and Jenny Smith 3-4 1. Staff/Commissioners 5-6 1. Planning Commission Meeting Minutes of October 27, 2020. Recommendation: Adopt. Staff Contact: Amber Taylor, Development Services Coordinator Due to remote conferencing there will be no contemporaneous public comments at the Planning Commission meeting. Page 1 of 18 Page 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 ataylor(a-)medina-wa.gov by 1 PM on Tuesday, November 17, 2020 to be read aloud by the Development Services Coordinator. 7 - 13 1. Subject: Tree Code Retention and Replacement Requirements Recommendation: Discussion item only. Staff Contact: Stephanie Keyser, AICP, Planning Manager 14 - 18 2. Subject: Mitigating Bulk Recommendation: Discussion item only. Staff Contact: Stephanie Keyser, AICP, Planning Manager Next special meeting: December 8, 2020 at 2 PM. 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 December 8, 2020 Special Meeting at 2 PM 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 18 T v n O C 0 m Item Description Requests to Staff Future Tasks - Set Deadline City -initiated Comprehensive This task involves undertaking a broad review of the Staff: Anticipated start will be in late 2021 or early Plan Update (WA law) Comprehensive Plan to determine if the goals and policies still 2022 for the 2024 deadline. reflect community values and to incorporate streetscape amendments developed in 2012. Periodic review of Shoreline This task involves updating the shoreline master program, which Staff: Anticipated start will be in 2026 for the 2028 Master Program manages shoreline resources and development in Medina, to deadline. comply with the Shoreline Management Act, State shoreline master program guidelines, and best practices for shoreline protection. Update to ensure consistency between the shoreline master program and the rest of the Medina Code. HOUSING Bulk Regulations Current Working Tasks Outside experts/ Deliverable consultants needed 1. Review residential This is a topic that came out of the May 2018 Joint Study Session Staff: The first step will be an analysis of best practices No development policy re: with a suggestion to review the Mercer Island policy. This is a and surrounding cities (namely Mercer Island's) policies second story setback topic that has been combined with task #2. Both bulk topics will regarding a second story being set back or a daylight require multiple public participation sessions, including public plane being implemented. hearings, open houses, and community roundtable discussions. Z. Review Floor Area This task involves review of best practices in region regarding lot Staff: The first step will be an analysis of best practices No Ratio/minimum landscaping coverage, building bulk, etc. Consider whether to change from of surrounding cities to determine whether the requirements structural coverage standard to Floor Area Ratio standard, or structural coverage should remain, a change to FAR perhaps some combination of the two. This would incorporate should be pursued, or if some hybrid of the two could 2016 work item looking at structural coverage based on height. be implemented. Subsequent Tasks NVIRONMENT _V WEE" Tree Canopy Regulations AGENDA ITEM 2.1 Timing and budget notes: The initial deliverable would be a priority list of the Next mandated update will goals and policies that should be updated. After be due in 2024. Suggested delivery of the initial output, CC and PC would anticipated start date will collaboratively agree on next steps, which may include be in late 2021 or early community workshops. 2022. Update SMP to be compliant with changes in the laws, Next mandated update will rules and applicable updated guidance that has been be due in 2028. Suggested adopted between 2019 and 2025. start date will be in 2026. The initial deliverable from PC to CC would be high-level Many months recommendations. CC, in consultation with PC, would then set next steps in developing detailed Code provisions. The initial deliverable from PC to CC would be high-level Many months recommendations. CC, in consultation with PC, would then set next steps in developing detailed Code provisions. T v n 0 3 D (' 0 m 0 AGENDA ITEM 2.1 3. Review tree retention and Medina's sylvan nature is something that distinguishes it from Staff: The first step will be to examine the retention We will be utilizing The initial deliverable from PC to CC would be a high- I replacement requirements the surrounding jurisdictions and contributes to its high -quality and replacement requirements for lots undergoing our existing level recommendation regarding changes to the for new single-family residential character. Recent projects have demonstrated a redevelopment. consultants to help retention and replacement requirement in the tree construction deficiency in the tree code regarding new construction. This task with this code for new single-family development (MMC would only review the sections of the tree code that relate to 20.52.110) and/or the minimum performance standards new single-family site redevelopment. for land under development (MMC 20.52.130). Sustainability Regulations 4. sustainability Regulations This task involves a review of best practices across the region in Staff: This would involve a comparative analysis of the No The initial deliverable from PC to CC would be high-level A couple of months (includes establishing green building codes and other sustainability standards, and a recommendation on which would be appropriate for Medina, in order to ensure more environmentally -sound development in Medina and support local government climate and sustainability actions. This would involve public outreach, public hearings, open houses, etc. current Comp Plan with the City Code to see where incentives and best practices can be implemented. Does the current code encourage things like solar panels and remodeling an existing house or does it actually encourage demolishing/rebuilding? recommendations that Medina should pursue. That list public outreach) would be used by CC, in consultation with PC, to set next steps in developing detailed Code provisions. AGENDA ITEM 3.1 MEDINA, WASHINGTON PLANNING COMMISSION SPECIAL MEETING MINUTES ZOOM Tuesday, October 27, 2020 2:00 PM MINUTES The Planning Commission special meeting of October 27, 2020 was called to order at 2:05 p.m. by Chair Preston. Commissioners Present: Langworthy (2:38pm), Nelson, Raskin, Reeves, and Preston Commissioners Absent: Schubring Staff Present: Keyser, Taylor and Kellerman Keyser announced changing PC Meeting dates due to the holiday season. 1. Minutes from September 22, 2020 Special Planning Commission Meeting. ACTION: Motion Nelson Second Reeves Approved 5-0 Minutes from October 20, 2020 Special Planning Commission Meeting. ACTION: Motion Nelson Second Raskin Approved 5-0 None 1. Subject: Tree Code and Mitigating Bulk Keyser discussed the tree code and continued the discussion on mitigating bulk. The Commissioners provided input and asked questions. Staff responded. Planning Commission Meeting Minutes of October 27, 2020. Page 5 of 18 AGENDA ITEM 3.1 ACTION: Keyser to bring back permit data from past Medina tree applications. None Motion Nelson Second Raskin; The Special Planning Commission Meeting adjourned at 4:08pm Minutes taken by: Amber Taylor Planning Commission Meeting Minutes of October 27, 2020. Page 6 of 18 AGENDA ITEM 5.1 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: November 17, 2020 TO: Medina Planning Commission FROM: Stephanie Keyser, AICP, Planning Manager RE: Tree Code Retention and Replacement Requirements Planning Commission has been asked to review the tree retention and replacement requirements for new single-family construction. To inform the discussion, the relevant sections of the tree code have been provided. CHAPTER 20.52 TREE MANAGEMENT CODE 20.52.100 Designation of land underdevelopment. Land is designated as under development for purposes of this chapter if one or more of the following conditions is present: A. Any development activity requiring a building permit where: 1. Construction of a dwelling having a gross floor area of 2,500 square feet or more; 2. Construction of accessory buildings on property containing a residential use, or supporting a residential use, where the total gross floor area of all accessory buildings on the lot is 1,000 square feet or more; 3. Any building constructed to be occupied principally by a nonresidential use where the gross floor area of the building is 1,000 square feet or more; 4. Any series of exterior alterations, modifications or additions that over a four -consecutive - year period increases the total building footprint on a lot by more than 500 square feet or 15 percent, whichever is larger; 5. Construction of any structures, including but not limited to driveways, decks, patios, and walkways, that over a four -consecutive -year period increases the impervious surface on the lot by a total of 2,000 square feet or more; 6. Grading that over a four -consecutive -year period totals 2,000 cubic yards or more. B. Any development activity requiring a building permit, a right-of-way permit, and/or a land use or shoreline permit where: Subject: Tree Code Retention and Replacement Requirements Page 7 of 18 AGENDA ITEM 5.1 1. One or more significant trees are removed, with at least one tree having a 10-inch diameter breast height or larger size; or 2. Four or more significant trees are removed, provided each has less than a 10-inch diameter breast height size; and 3. The criteria in subsections (13)(1) and (2) of this section shall include the following trees: a. Significant trees removed within two years prior to the submittal of an application for such permits; or b. Significant trees removed within two years after such permits are finalized by the city and the project completed. C. Clearing or grubbing of land that: 1. Is located outside of city rights -of -way; 2. Requires no permits, except for a tree permit; and 3. Removes four or more significant trees, with at least four trees having a 10-inch diameter breast height or larger size, over a four -consecutive -year period. D. The counting of removed trees under subsections (B) and (C) of this section shall not include those trees designated as a hazard or nuisance tree pursuant to MMC 20.52.200 and 20.52.210, respectively. Subject: Tree Code Retention and Replacement Requirements Page 8 of 18 AGENDA ITEM 5.1 20.52.130 Minimum performance standards for land under development A. The requirements and procedures set forth in this section shall apply to lands that are designated as under development pursuant to MMC 20.52.100. Figure 20.52.130 outlines the primary steps prescribed by this section in establishing requirements and determining compliance with this chapter. Figure 20.52.130 Tree Performance Process Calculate Required Tree Units (Mimmum Performance Standatd) Calculate Net Existing Tree Units Subtract Net Existing Tree Units from Required Tree Units Lot Area 11,000 Multiply by tree Density Ratio Determine Existing Tree Units Subtract Tree Units of Trees Removed It Uifference is Zero If Difference is or Negative Positive No Supplemental Calculate Required Trees Required 5uppiemental Trees B. Lots with land under development shall contain a sufficient number of significant trees to meet the minimum required tree units established by the following procedures: 1. The lot area is divided by 1,000 square feet; and 2. The quotient is multiplied by the corresponding tree density ratio applicable to the lot as set forth in Table 20.52.130(B); and 3. The resulting product is rounded up to the next whole number to establish the minimum number of required tree units. Subject: Tree Code Retention and Replacement Requirements Page 9 of 18 AGENDA ITEM 5.1 Table 20.52.130(B) Tree Density Ratio Zoning District Category of Land Use Tree Density Ratio R-16, R-20, R-30 & SR-30 Residential 0.35 Golf Course 0.15 Nonresidential other than specifically listed 0.25 Public Schools 0.15 Parks 0.42 Residential 0.35 Nonresidential other than specifically listed 0.25 N-A All 0.25 State Highway All 0.12 C. To determine compliance with the required tree units applicable to the lot, apply the following procedures: 1. Inventory all existing significant trees on the subject lot; and 2. Assign a tree unit to each significant tree using the corresponding tree unit set forth in Table 20.52.130(C); and 3. Add the tree units together to compute the total existing tree units and subtract the tree units of those significant trees removed to determine the net existing tree units (do not round fractions); and 4. Subtract the net existing tree units from the required tree units determined in this subsection (C) to establish: a. If the net existing tree units equal or exceed the required tree units then no supplemental trees are required; or b. If the net existing tree units are less than the required tree units then supplemental trees are required pursuant to subsection (D) of this section. Subject: Tree Code Retention and Replacement Requirements Page 10 of 18 AGENDA ITEM 5.1 Table 20.52.130(C) Existing Tree Unit Tree Type Diameter Breast Height of Existing Tree Tree Unit 6 to 10 inches 0.75 Deciduous Greater than 10 inches 1.0 6 to 10 inches 0.75 Greater than 10 inches, but less than 50 inches 1.0 Coniferous 50 inches and greater 1.25 D. If supplemental trees are required, the quantity of trees is determined by applying the following procedures: 1. Determine if a pre-existing tree unit gap exists by subtracting the total existing tree units from the required tree units: a. If the difference is less than zero round to zero; b. A difference of zero means no pre-existing tree unit gap is present; c. If the difference is greater than zero, the difference is the pre-existing tree unit gap; 2. To calculate the quantity of supplemental trees required, apply the provisions in subsection (D)(3) of this section first to those supplemental trees replacing an existing significant tree starting in order with the largest tree to the smallest tree, and then, if applicable, apply subsection (D)(3) of this section to those filling a pre-existing tree unit gap; 3. The quantity of supplemental trees is determined by: a. Assigning a tree unit to each supplemental tree using Table 20.52.130(D); b. Two supplemental trees shall be required for replacing each existing significant tree having a diameter breast height of 24 inches and larger subject to the limitation in subsection (D)(3)(d) of this section, and consistent with subsection (D)(2) of this section these shall be counted first; c. The quantity of supplemental trees shall be of a sufficient number that their total assigned tree units added to the net existing tree units shall equal or exceed the minimum required tree units established in subsection (B) of this section; and d. Supplemental trees in excess of those needed to meet the minimum required tree units shall not be required. e. See Diagram 20.52.130 for an example of calculating supplemental trees. Subject: Tree Code Retention and Replacement Requirements Page 11 of 18 AGENDA ITEM 5.1 Table 20.52.130(D) Supplemental Tree Unit Purpose of Supplemental Diameter Breast Height of Tree Unit for Tree Removed Tree Supplemental Trees Replace an existing 6 inches to less than 24 inches 1.0 significant tree 24 inches and larger 0.5 Fill a pre-existing tree unit Not applicable 1.0 gap Diagram 20.52.130 Example Calculating Supplemental Trees Determine Required Tree Units; �_O__Re�guiradrue Units15,000 %, ft.11,000 sa_ ft_X 0.40 Tree Density Ratio_, Inventory Existing Significant Trees; + Three 30-inch DBH trees ■ One 10-inch DBH tree 4.5 Existinq Tree Units + One 6-inh DBH tree Delemine pre-existing tree unit qap 1 1.5 Pre-existing Tree Unit Gap $ignificant Trees Removed: • Two 30-inch DBH trees 1.75 Net Existirm Tree Units • One 6-inch DBH trees Determine if Supplemental Trees required: I + 6.0 Tree Units — 1.75 Tree Units 4-25 Tyr a-Ufl& Calculate Required Supplement Trees- * 2 to re Owe 30-inch DBH tree = 1.0 tree unit + 2 to replace 30-inch DBH tree = 1.0 tree unit • 1 to replace 6-inch DBH tree = 1.0 tree unit 7 5upplernental trees required . 2 to Fill 1.5 Pre-existing Gay = 2.0 tfee units units • Met Existing Tree Units = 1.75 tree units Total: 6-75 tree units 4. Minimum Development Standards Applicable to All Supplemental Trees. a. To be eligible as a supplemental tree, the tree species must be selected from the appropriate list set forth in the "City of Medina List of Suitable Tree Species" established in MMC 20.52.050; Subject: Tree Code Retention and Replacement Requirements Page 12 of 18 AGENDA ITEM 5.1 b. Trees shall be planted on the subject lot; c. Each supplemental tree shall have a minimum caliper of two inches or, if the tree is coniferous, it shall have a minimum height of six feet at the time of final inspection by the city; d. Trees shall be planted in a manner of proper spacing and lighting that allows them to grow to maturity; e. Existing trees within the boundaries of the lot having less than six inches diameter breast height may count as supplemental trees provided the tree meets all other requirements applicable to a supplemental tree; f. Supplemental trees replacing existing significant trees shall have at least one tree be of the same plant division (coniferous or deciduous) as the significant tree it is replacing; and g. The owner of the subject lot shall take necessary measures to ensure that supplemental trees remain healthy and viable for at least five years after inspection by the city and the owner shall be responsible for replacing any supplemental trees that do not remain healthy and viable for the five years after inspection by the city. E. All trees used to satisfy the supplemental tree requirements of this chapter shall be included as a significant tree for purposes of this chapter. F. In lieu of the supplemental tree requirements prescribed by this section, an owner may satisfy the requirements for supplemental trees by meeting the requirements for off -site tree planting set forth in MMC 20.52.140. Subject: Tree Code Retention and Replacement Requirements Page 13 of 18 AGENDA ITEM 5.2 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: November 17, 2020 TO: Medina Planning Commission FROM: Stephanie Keyser, AICP, Planning Manager RE: Mitigating Bulk Council has tasked Planning Commission to have a recommendation on ways to mitigate bulk to them in January 2021. There is consensus that the code should be amended for lots larger than 16,000 square feet in the R-16 zoning district to match what's allowed in R-20 and R-30. It is recognized that this will not do anything to prevent larger scaled houses from being built on small/substandard lots. The only way to address this would be to roll back the 2008 substandard structural bonus, which does not appear to have support at this time. It should be noted that if complaints of large houses on small lots continue, rolling back the 2008 bonus is an amendment that staff will strongly be encouraging council to consider in the future. There have been two incentives that have been discussed over many months: a height bonus if a pitched roof is used and additional structural coverage if a different form is used. A third option of not offering an incentive is also always available. At this time, staff is of the opinion that the height bonus if a pitched roof is used should be the incentive that is focused on and refined over the next two meetings. The reasons for abandoning the structural coverage incentive at this time are discussed below. Moving away from an original grade determination toward average grade has seriously been considered since September 2020. Medina has a varying topography and while it is logical to move to an average grade determination for flat lots, once we get into sloped lots, it becomes a little more nuanced. It does not seem likely that a complete recommendation on average grade will be ready in time. Incentives One of the tools we've been discussing is using incentives to encourage a different form. While some of the details still need to be clarified, the options are not contingent upon each other: one, both or neither can be chosen. It should be noted that staff intended the incentives that have been discussed to only be available for lots in the R-16 zoning district. R-20 and R-30 currently have their own bonus. Subject: Mitigating Bulk Page 14 of 18 AGENDA ITEM 5.2 Option 1: No Incentives The city doesn't have to offer any additional incentive at this time. By simply changing the structural coverage, that is going to impact the scale and perception of bulk for many new construction projects. Incentives could be something that is revisited after the Comprehensive Plan Update. Option 2: Additional Height for a Pitched Roof If the Planning Commission decides this is an incentive it would like to forward to Council in January, there are outstanding factors that still need to be addressed: 1) the type of pitch 2) how much additional height 3) reduction in structural coverage 4) protrusions and 5) limiting wall height. Type of Pitch For uniformity with the incentive, the code should specify what kind of pitch is used. Seattle, Spokane, and Kirkland all use a 4/12 pitch with their height bonus. Staff recommends that Medina also limit the pitch to a minimum of 4/12. How Much Additional Height The additional height that is granted still needs to be determined. The suggestions up for debate are 3 ft. or 5 ft. In order to achieve the 4/12 pitch, staff recommends a 5' bonus. Reduced Structural Coverage The R-20 and R-30 zoning districts have a height bonus but using it requires a reduced structural coverage of 13% of the lot. Staff is not suggesting to mirror this limited amount, however requiring a reduction of structural coverage would be appropriate. In previous iterations of the code, the R- 16 zoning district was allowed a 17.5% structural coverage for structures that were taller than 25 ft. Staff is recommending that either the 17.5% gets re -adopted for this bonus, or structural Subject: Mitigating Bulk Page 15 of 18 AGENDA ITEM 5.2 coverage is reduced by 7.5% of what is permitted on the lot per MMC 20.23.020(A), which would essentially be a sliding scale based on size. Protrusions Currently, eaves are not allowed to protrude. In October the possibility of allowing them to extend into the setbacks was discussed. Whether this should be part of the recommendation needs to be decided. Limiting Wall Height The possibility of limiting the wall height/mandating where eaves must begin has also been discussed. After last month's meeting, Director of Development Services, Steve Wilcox, asked about the enforcement of requiring something like that. At what point in the construction process is that verified? What happens if the wall/eave is over the prescribed height? Going through a variance process would shut down construction for approximately 3 months. These are considerations that should be discussed. Option 3: Additional Structural Coverage It is possible that this incentive does not meet the challenge of Council's ask to have a code that is direct and easy to understand. As we have seen from earlier photographs shown by Commissioner Nelson, simply implementing something like a daylight plane or a second -floor step -back does not ensure architectural integrity. While it is neither the purview of the city nor the authority of the Planning Commission to legislate taste, creating a situation where a developer can meet the bare minimum criteria of a code without thoughtful design consideration is something that should be avoided. Additionally, as analyzed last year, substandard corner lots would not be able to utilize a structural coverage bonus due to the setback requirements. It should be noted that landscaping incentives are something that will be considered (again) with workplan item #4: Review Sustainability Regulations. As this is ultimately up to the Planning Commission to decide, below is the language for the structural coverage incentive: 3-5% additional coverage provided one option from the built element and one option from the landscaping element are used: 1. Built Element: a. Second Floor Reduction. Any floor above the first shall be limited to a structural coverage of seventy-five (75) percent of the first; or b. Daylight Plane. A daylight plane shall begin at a horizontal line beginning at a point 15 feet above the intersection of original grade and the minimum side yard setback for the lot and shall slope inwards at a forty-five (45) degree angle; or c. Plane Break. All portion of a building that have a side wall exceeding fourteen (14) feet in height and a continuous length greater than forty-five (45A) feet shall have an offset/plane break that is a minimum depth of five (5) feet beyond the required side yard setback and a minimum length of ten (10) feet. 2. Landscaping Element: Subject: Mitigating Bulk Page 16 of 18 AGENDA ITEM 5.2 a. Landscape Perimeter. At minimum, a planting strip of five (5) feet wide containing native plant species shall be installed along fifty (50) percent of the rear and side yard setbacks, adjoining the rear and side parcel lines; or b. Tree Planting. In addition to the tree requirements in MMC 20.52, one (1) native tree species shall be planted within the front yard setback. Average Grade While now is an appropriate time to reconsider the use of original grade, staff is currently unconvinced that a thorough analysis of a new determining grade process, on top of everything else, can happen by Council's January deadline. Questions that still need to be addressed include: How will average grade impact the Medina Heights overlay? How will it impact different degrees of steep slopes? What will be the overall impact on bulk? This topic is layered amongst not only bulk but trees, and it might make sense to roll this into the tree discussion that will continue into 2021, providing Council agrees. Structural Coverage Adjustment Summary: This adjusts the structural coverage so that R-16 mirrors what is currently allowed on lots larger than 16, 000 square feet in the R-20 and R-30 zoning districts. This is the proposed code amendment. Table 20.23.020(A): 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 Subject: Mitigating Bulk Page 17 of 18 AGENDA ITEM 5.2 Square Footage of the Lot Area Maximum Structural Coverage Maximum Impervious Surface 15,001 to 15,500 25.42 percent 55 percent 15,501 to 15,999 25.21 percent 55 percent 16,000 or- gr-ea4er 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 18 of 18