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HomeMy WebLinkAboutPermit L98-0089 - CITY OF TUKWILA / CITY HALL PARKING LOT EXTENSION - DESIGN REVIEWL98 -0089 CITY HALL PARKING LOT DESIGN REVIEW 15447 65th Ave. So. City of Tukwila Care( Public Works Department, Engineering Division 6300 Southcenter Boulevard, Suite 101 • Tukwila, Washington 98188 MEMORANDUM To: Carol Lumb, DCD Associate Planner From: Bob Giberson, Senior Engineer Date: June 1, 2000 Subject: City Hall Parking Lot Expansion Project Landscaping Deficiencies As we discussed, the landscaping is in need of maintenance and repair. RECEIVED JUN 01 2000 COMMUNITY DEVELOPMENT The attached punchlist and correspondence shows that the Contractor is disputing the our position that the landscaping is not yet acceptable. The Contractor is also supposedly working on a substantial claim package for design error impacts. We have yet to see a well thought out submittal that justifies their position. I will keep you advised as to our progress with the Contractor. Worst case, we'll have to turn it over to another contractor or to the City's building maintenance landscape maintenance contractor. Fax: (206) 431 -3665 Telephone: (206) 433 -0179 ~w re 2 J U: O'. W i. J CO• w .w 0; • = d; I- Ili. _. 1- O' Z.1- w w • O -; w ' - -O • 111 Z` • o O z Steven M. Mullet, Mayor Department of Public Works James F. Morrow, P.E., Director Mr. Dave Hopkins Philip Environmental Services P.O. Box 3552 Seattle, WA 98124 Subject: City Hall Parking Lot Expansion City Project No. 95 -BG01 Dear Mr. Hopkins: This letter is in regards to your May 30th letter with attached position. In order for the City to better understand your position, we request that you submit a clarification to your status of punchlist spreadsheet. We are not sure exactly what you mean by "complete ", "extra ", "working, " ? ? ? ". via fax 425 - 227 -6146 Bob Giberson, P.E. Senior Construction Engineer enclosures file: 95- BG01 -12 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 433 -0179 • Fax: 206-431-3665 •,z mow` .00; w w: • w=; t w O;. .g Q 0 D+ t- w; H OY- :z F-. ;o w w: V; r-;. Z' w U 7 • z 4105/30/2000 13:33 425222 191 PHILIP SERVICES INDUSTRIAL SERVICES GROUP Western Region May 30, 2000 PHILIP SVCS"*"ATTLE PAGE 01/02 F1,4 ,el z - 913, / 8 : rl(e: 95,x/— 12 2 i°ai`s Mr. Bob Giberson City of Tukwila Department of Public Works 6300 Southcenter Boulevard, Suite # 100 Tukwila, Washington 98188 SUBJECT: City Hall Parking Lot Expansion- Project No. 95 -BG01 Dear Mr. Giberson: We have received your letter dated May 23, 2000 regarding punch list completion. Attached you will find PSC's position regarding the status of your list. Any costs the City elects to incur relative to this matter will be at the Cities sole expense. Sincerely, Dave Hopkins Helpikg Clienrs °brain a Competitive Advantage in a Global Markle P.O. BOX 3352. SEATTLE, WA 98124 955 POWELL AVE. SW, RENTON, WA 98055. USA (888) WPHILIP (425) 217 -0311 FAX (425) 227.6191 ; J U!. U. O w0 cnw: w= LL wo u. < co d IW Z� I— O Z 1-1 w. U� N! 4. =U Iii Z' U� z. " 05/30/2000 13:33 42522.2191 • TUKWILA 5/28/00 • STATUS OF PUNCH LIST ' 1 COMPLETE • 2 COMPLETE • 3 COMPLETE EXTRA 4 COMPLETE COMPLETE . - EXTRA --EXTRA ..." 5 . .8 COMPLETE 7. 6 COMPLETE COMPLETE 9 COMPLETE 10 EXTRA 11 COMPLETE 12 EXTRA 13 ' EXTRA 14 EXTRA • 15 COMPLETE 16 EXTRA 17 COMPLETE 18 EXTRA • . 19 .-,-. EXTRA 20 WORKING 21 . EXTRA 22 EXTRA 23 EXTRA 24 EXTRA.. 1 25 EXTRA 26 . EXTRA 27 EXTRA EXTRA 26 29 EXTRA 30 COMPLETE 31 COMPLETE 32 COMPLETE 33 COMPLETE ' 34 COMPLETE 35 COMPLETE 36 WORKING 37 EXTRA 38 . WORKING 39 WORKING ...........- ..... 40 77? 41 COMPLETE 42 COMPLETE. 43 EXTRA 44 . WORKING 45 WORKING 46 COMPLETE EXTRA 47 COMPLETE 48 COMPLETE 49 COMPLETE SO COMPLETE 51 COMPLETE 52 COMPLETE 53 EXTRA PHILIP SVCS ""-ATTLE PAGE 02/02 • :::., • City of Tukwila SUBSTANTIAL COMPLETION REPORT vale Rem Completed No. Punch List Items Sheet 1 of 3 (substantially Date: 2/22/00 rpipl Storm 1. Jet Vac all storm on project site. eta) Project: City Hall Parking Lot 2. Jet Vac tie -in manhole at end of 64th. Expansion Contractor: Philip Environmental 3. Jet Vac all structures and runs on 65th Project No.: 95 -BG01 Services from project to Southcenter Blvd. ContractNo.: 99 -110 4. Jet Vac catch basins at 6300 building to NTP Date: 8/2/99 Southcenter Blvd. • 5. Jet Vac Xerox building storm to Southcenter Blvd. 6. Grout all frame and grates. 7- (.ai r'h haai n #1(1 - rilt pi Ems' at wall and grout, 8. Catch basin #12 - cut pipe at wall and grout. 9. Outlet structure install shear gate handle to top rung of structure and workab: 10. Manhole #5 on 65th will not be an acceptable structure until a letter is received from kltK on manhole fix, and it is then approved by the City as an approved fix. 11. Catch basin #6A - install solid locking lid. lla. Verify all ladders bolted to wall & within 1' of bottom of manhole. lib. Add dirt to top of outlet Pond structure. 12. Remove all rock larger than 3 ", then add soil and seed. 13. Seed bottom of pond in late summer. 14. Northwest slope at or near bottom is not a 2:1 slope. 15. Repair and seed center area of swale. 16. Credit City for pond overflow not being built. 16a. Cut pipe within 1' of bank and insert trash rack. Wall • 17. Wall drain on wall "A" needs to be exposed on east end and daylighted. 18. Need letter from manufacturer of wall that settled areas are OK. 19. Need manufacturer's recommendation on block fill on separated block. 20. Wall as- built. 20a. Need to glue down top block. 20b. Need to clean all foreign material from face of block_. Construction Engineer Signature: Construction Inspector Signature: , e . •�� City of Tukwila SUBSTANTIAL COMPLETION REPORT Date nem Completed No. Punch List Items Sheet 2 of 3 Date: 2/22/00 (substantially Concrete 21. Replace 20 LF of curb at structure manhole Project: City Hall Parking Lot #4 due to settlement. Contractor: Philip EnviL4Miall 22. Stairs are not acceptable. Please bring ProjectNo.: 95 -BG01 Services concrete stairs into an acceptable state. ContractNo.: 99 -110 Submit schedule for placement of handrail. NTP Date: 8/2/99 23. Replace 20 LF of curb north side of driveway at entrance where transition is poor due to curb machine/ hand form. Asphalt 24. Replace torn mat in two places. See Inspector. 25. "Fog seal parking lot." 26. Provide mix design of asphalt./ 27. Add asphalt berm at driveway to Xerox parking lot, approximately 3'. 28. Due to rain at time of paving - overlay and feather into existing asphalt could not be done. (Finish paving.) (Paver agreed to this due to rain.) 29. Reseal all edges and "sand." Lighting 30. Place luminaire heads in proper location per plan and replace tJF with pole & bracket cable conductor.. J 31. KD400 SRS head is not on any poles. Need to add to 1 pole per plan. I/ 32. Finish lighting per change order and plan sheet 13/13 (submit schedule). i - _ — Of — — •.• . s . 'ft — ... s — 34. Stripe parking lot and handicap stall. 35. Proof all conduit with Inspector present. Landscaping 36. Need DCV test report. 37. Missing plants need 2 more rows along driveway and need credit for missing or non- planted plants. Construction Engineer Signature: Construction Inspector Signature: City of Tukwila SUBSTANTIAL COMPLETIO REPORT Date Item Completed No. Punch List Items Sheet 3 of 3 Landscaping (cont.) Date: 2/22/00 (compsletejally Project: City Hall Parking Lot 38. Need plants and trees tagged per Standard Specs. Contractor: Philip Env Er arli 39. Need delivery sheet or invoice showing ProjectNo.: 95-M01 Services plant species and type along with amount per Contract No.: 99 -110 Plans. NTP Date: 8/2/99 40. Add 6" of top soil, per plan. 41. Hydro -seed all disturbed areas, per plan. / ✓ 42. Need function test for irrigation system. Please schedule with Inspector. 43. Need function test of 6200 & 6300 building irrigation. Inspector present. Miscellaneous 44. Need all Intent to Pay Prevailing Wages per previous letters and fax. 45. As- builts. ' 46. Rockery between 6300 & 6200 building needs to be finished per plan. 47. Fill behind sidewalk and curbs to original fill area. 48. Place signs per revised drawing. 49. Inspector will need to approve layout before striping. 50. Install bollards i 51. Install picnic tables. 52. Install trash receptacle. 53. Check with all property owners along fence to verify disturbed areas are resolved to the satisfaction of the property owners. • • Construction Engineer Signature: Construction Inspector Signature: r:nntrartnr'c Sinnatitro• - z •Q1- w oo • J I. w0 gQ H= z1_ zo 11J la o • O N. o F- . w UJ LI till v1 0~ z City of Tukwila Public Works Department, Engineering Division 6300 Southcenter Boulevard, Suite 101 • Tukwila, Washington 98188 MEMORANDUM To: Al Spencer, Internal Operations Manager From: Bob Giberson, Senior Enginner Date: May 2, 2000 Subject: City Hall Parking Lot Expansion The attached May 1 letter from P &G Landscaping presents their position on the state of the hydroseed. If you are having your Maintenance company prepare a list of dead/dying plants, can they look at the sparsely growing hydroseed areas - to see if they concur? I've attached the specified seed mix that was required and delivered. Thanks. Fax: (206) 431 -3665 Telephone: (206) 433 -0179 -". <.: .z • i 1- 1-w • 0 01 N 13 • ww w='. .NLL • w 0 Q: cr _:. �zo tu moo. • 0 • 'w W, Li- 0_ •w U =' • 01' Z Special. Provisions • • : : . _ Fertilizers 1. Fertilizer shall be complete commercial brand fertilizer for trees, shrubs and groundcover during planting and shall be AGRO "Transplanter" or equal. Fertilizers shall be packaged in new, waterproof, non overlaid bags clearly labeled as to weight, manufacturer, and :content. .. . } 1. All plants shall be nursery grown, or normal habit of grow- healthy; vigorous; and free:of,: disease, insect eggs and larvae. Plants shall not be pruned prior to delivery. Grading of:- plant material shall be in accordance with the code of standards of the American Association • ► er men latest edition. Nomenclature shall conform to Standardized an Names, second edition 1942. Names not present in this listing shall conform to accepted nomenclature in the nursery trade. 2. No less than ten percent of each variety or species of plants delivered to the job site shall be accurataly.labeJad. Any plants which do not conform to the Plant List and /or Planting Plan (whether labeled or not) .shall be replaced immediately with plants in .conformance. Plant material labels shall be durable legible labels stating the correct plant name. Moist Polymers 1. CONTRACTOR shall provide moist polymers or equal to planting pits per manufacturer's recommendations. Erosion Control 1. Seed shall be furnished in standard containers on which the following information shall be provided: a. Seed name b. Lot number c. Net weight d. Percentage of purity e. Percentage of germination f.•Percentage of weed seed content and inert material clearly marked for each kind of seed in accordance with applicable state and federal laws. 2. Hydroseed mixture and rate of application shall be as follows: Perennial Rye Creeping Red Fescue Shasta Daisy(Alaska Strain) California Poppy TOTAL 30 pounds per acre 30 pounds per acre 10 pounds per acre 10 pounds per acre 80 pounds per acre Se-e61 3. Fertilizer shall be standard commercial grade of organic or inorganic fertilizer. All fertilizers shall be furnished in standard unopened containers with weight, name of plant Rev. 1998 • z = Z UO NC U) uJ J CO L, wo• }} g u_ < D.. a ul z �.. �o zr D o, 'o—: ww ti F" z U� . O z i� T.t � - f�� ^ice }.. .fir% • • z +; m:• " Special Prowsiohs - .�.7._i.r 'S:L�• _;: �T� Yti _•:[l,{J %:.:u.i J..b: a't4ii.lii�. `- '.�..J.I.. :/:..MW•. nutrients, and marked, all in accordance with state and federal laws. The fertilizer shall 'either be dry free flowing fertilizer suitable for application by agricultural • fertilizer :spreader, a soluble fertilizer ground to a fineness that will permit complete suspension: of _ insoluble particles in water, suitable for application by a power sprayer, a granular or pelleted fertilizer suitable for application by blower equipment, or a nonvolatile liquid fertilizer. The fertilizer shall be slow release type having the following formulation: • Total nitrogen .. 10 % (N) Available phosphate • 20 % (P) Water soluble potash 20 %.''(K) 5: The fertilizer shall be applied at a rate of 300 pounds per acre. Fertilizer other than commercial fertilizer grade shall be furnished when specified or shown on the Drawings. 6. Tackifier shall be "J -Tac " or approved equal containing 100 percent organic material of a combination of hydrocolloids selected to form a protective film. Tackifier shall be applied at.the rate of 80 pounds per acre on slopes 3H:1 V or steeper and 40 pounds for flatter slopes. 7. All cellulose mulch material shall be "Silva- Mulch" or approved equal and in air -dried • condition, free from noxious weeds seeds, and any other materials detrimental to plant life. Cellulose mulch shall be applied at the rate of 1,500 pounds per acre. Wood cellulose mulch shall be adequately and uniformly agitated and mixed until pumped from tank. Mulch shall be dyed green. Irrigation Systems 1. Galvanized Pipe shall be schedule 40 conforming to ASTM A120. Fittings shall be malleable galvanized steel. 2. Plastic pipe shall be PVC 1120 or 1220, Class 200 for all lateral piping ( downstream from valves), Schedule 80 PVC for all risers; Schedule 40 PVC for pressure main line; and Schedule 40 PVC for all sleeves. Pipe shall be marked with manufacturer's name, class of. pipe, NSF seal and date and shift of manufacturing run. Pipe shall bear no .evidence of interior or exterior extrusion marks. / 3. Remote Control Valves shall be Rainbird PEB Electric Remote Control Valve 4. Automatic controller shall be Rainbird ESP -12MC 12 station. • to/ tekor„i2tv° 5. Control wire shall be #14 -1 OF direct burial wire. White shall be common, red the valve impulse, with a third color as a spare wire. Wire shall be insulated single strand copper V designed for two to fifty volts and UL approved as Type U.F. Cable may be used with prior approval•of the ENGINEER. • 6. Sprinkler heads shall be manufactured by Rainbird 1800 series. Drip irrigation heads ✓ shall be Rainbird Xeri - Bubbler type. r;14.F,4,.••••.:•=;s-a31,4 is.i-Y r..v�: �t?Ta' 4 1'•37iih.0;311 r3SFt1'Ji4 Rev. 1998 z w` UO o: w =• �w wO �¢ E d. �w z= H 0. z uj w 2 Do ON 0 H U I— F al z 0 I- 05/01/2000 09.51 4252"—'191 r,,.+- s -nlo iaca i 1 b t'KOM g F LANSCAP I NG INC Landscaping Inc. 15912 -73rd AviL. 8nanraish,WA 92296 8 3rtOe 3867 (425) 485.6091 (360) 668 -7344 FA$ (425)486-7999 Commercial Industrial Landscapirkg Hag Irrigatioi Serving %Ellington and Alaska May A, 2000 Philip services PO Box 3552, Seattle, WA 98124 955 Powell Avenue SW Renton, WA 98055 PHILIP SVCS 'TTLE IDI4;4541367899 Attetrtion: pave Hapldns Re: The Tukwila City Hall Parking Lot Project Subject: On Site Inspection of Previously Installed Hydroseeding on Wednesday, 4.26 -00 In Attendance Were... Bob Gibbr on (City of Tukwila) Dave Hopkins (Philip Services, Project E or/Managcr) • Cllet�t Porgy (P&G F Inc., President) Joseph. Shencavitz (P &G Landscaping, Inc., Project Estimator/Manager) Phil Marks, (Direct Seed Sales. Project Seed Material Supplier) PAGE 02/02 PAGE 1/1 Dear Mr. Hopkins, During oar on site meeting on Wednesday, 4-26-00 it was determined and agreed von by all concerned parties that... l .) ?&G I.A dseapiug.Ixua., had indeed installed the corre t type of specified seed mix at the specified rate of application_ 2.) Satisfactory germination of the seed had indeed taken place, 3) The tiny little seedlings were indeed stnnggiin . and that their poor growth rate was due to a lack of •Tunients & Organics in the on site native Topsoil, Recommendations by MG L n scapft & Direct Seed Sales: 1.) The azra in question should be immediately re-fertilized with fertilizer formulation 10 -20-20 With 50% c£tlze I�! vgen Derived From "Slow Rein_ e?' Urea Form (UF). 2.) Application rate shonld.be no more then five (5) pounds per 1000 square fret. 3.) rertilizer should not be applied on a hot sunny day. 4.) Fertklizer application must be ynrmedOtely watered in, either by hoses/ 1 rink:Iers, or rain. 5.) The area should be re-fertilized in the same moues every 60 to 90 days thereafter. Fall and winter f utilizer foramiarions and applications should vary according to the manufacturers recommendations. Ifyou have any questions or =teems, please don't liesitite to contact our office at (425)485. 6091. Joseph Shencavitz (Senior Estimator) City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM January, 11, 2000 TO: Bob Giberson, Senior Engineer Scott Moore, Publi Wo ector FM: Carol Lumb, Asso lanner RE: Minor Modification to City Hall Parking Lot Landscaping Plan (File #L98 -0089) This memorandum is to confirm my discussion and site visit today with Scott regarding the relocation of three deciduous trees on the eastern edge of the new King County Housing Authority parking lot, as noted on the attached landscape plan. Because several large trees were retained along the eastern edge of the Housing Authority parking lot, you are proposing to relocate the three deciduous trees that were to be planted there to the east, approximately 20 feet, to an area where there is currently no vegetation or trees. This modification is proposed because the retained trees' canopy will hinder the growth of the trees that were to be planted. This minor modification to the landscaping plan is approved. If you have any questions, please call meat 431 -3661. Attachment: Portion Landscaping Plan cc: Jack Pace, Planning Manager Files: MI99- 01561L98 -0089 q: \carol \citypkg\landscape - rev.doc 6300 Southcenter Boulevard Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Far (206) 41313665 _. a —Z mow' 0 O! Nom:. to w ; w =: w, w0 U. Q` co id 1— w . i 01 z • w w;. • w uj I— U 0: Z: U CD; O F"! PLANTING NOTES DRIVEWAY 1. improvements be to starting! landscapeawork 'himselLY+!it(l,ell other site 2. underground d utilities. If activwhile ilities excavating to disturbing Is to promptly underground t advise General Contractor and Owner. 3 Contractor shall maintain and water plant material until owner's final acceptance is received in writing. 4 Contractor shall be responsible for providing the quantity of plants that are represented by symbols on the drawing. 5 Contractor shall be responsible for computing specific quantities of groundcover, and plant material utilizing on- center spacing for plants as shown on plant schedule and minimum planting distances as specified below. t'. Ground cover shall be planted In equilateral triangular'spacing pattern at the on- center distances as shown. Where ground cover abuts curbing, walkways, signs or poles, minimum planting distance shall.be..12": from center of plant to curbing, walks, etc. Minimum planting distances shall be 15" from center of all trees. �. Subgrade to within 1110 foot provided by General Contractor at the following. a. Planting beds: 8" below finish grade b. Sod lawn areas: 8" below finish grade • B. Provide topsoil rototilled to a depth fo 12" below finish grade as follows. a. Planting beds: 6" depth of topsoil b. Sod lawn areas: 8 "depth of topsoil 9, Topsoil shall be a mix of organic matter and soil (composted sawdust, manure, sandy loll, and loam soils) with amendements as recommended by soil testing lab. 10. Lawn finish grade shall be flush with adjacent sidewalk or back of curb grade. 11.2" depth mulch in all planting beds. .., manufactures specifications .,...1 coil testing 12. All plant material shall be fertilized per .....�..,...a,n.lafinnc 15"• too • UNDISTURBED • 2 TIMES NATIVE SOIL SH NT 1 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director June 3, 1999 MEMORANDUM TO: Bob Giberson, Senior Engineer „o"'" FM: Carol Lumb, Associate Planner RE: City Hall Parking Lot Expansion Thank you for the opportunity to review the 90% Final Plans for the City Hall Parking Lot Expansion. I have reviewed the materials you provided, including the tree retention plan and find that the plans meet the design and landscaping plan approved by the Board of Architectural Review. I also understand that you have coordinated the approved site, lighting and landscaping plan with the Police Department. I wanted to let you know that the City Council is considering revisions to the landscaping code and may have adopted these revisions by the time you apply for your land altering permit. The revisions may affect the amount of interior landscaping required (see attached). For the City Hall parking lot, the new landscaping code will require 200 square feet of interior landscaping plus 10 square feet for each parking stall over 40, for an additional 100 square feet. Interior landscaping is not required for parking lots with 20 or fewer parking stalls, so the Xerox and Housing Authority parking lots will not require landscaping. Please have your landscape architect provide calculations on the amount of interior landscaping provided in the City Hall expansion parking lot. If you have any questions, please let me know. I can be reached at 431 -3661. Attachment cc: Jack Pace, Planning Manager c:\carol\citypkg\memol.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z ~ W'. .6D!, OO S NC • w: wI :. +. • W LLi w� g J; u-<. ;(0a w'. _. z1. 1-- 0 •.Z uj • Do • '0 O w•w. U • L UN • O z - -Draft Landscape Ordinance 9. The classification of plant material as trees, shrubs and evergreens shall be as listed in the Hortus Third, A Concise Dictionary of Plants Cultivated in the U.S. and Canada. 18.52.035 Interior parking lot landscaping requirements. Landscaping within parking areas shall be provided as shown below. A. Requirements for each distinctly separate parking area within the MDR and HDR zones: 1. For areas with up to 20 parking stalls per parking area no interior Landscaping is required. 2. For areas with 21 - 40 parking stalls per parking a: :.ta 7 square feet of interior landscape area is required for each parking stall. 3. For areas with more than 40 parking stalls per parking area 12 square feet of interior landscape area is required for each parking stall (see Multi - Family Design Guidelines, Site Planning Section, No. 31 for the normal 15 square feet to be provided). 4. All parking areas shall have a perimeter landscape strip a minimum of 2 feet wide with an average width of 5 feet. B. Requirements for parking lots within the 0, MUO, RCC, and NCC zones: 1. For lots with up to 20 parking stalls, no interior landscaping is required. 2. For lots with 21 - 40 parking stalls, a minimum of 10 square feet of interior landscape area is required for each parking stall over 20. 3. For lots with more than 40 parking stalls, a minimum of 200 square feet of interior landscape area plus 15 square feet for each parking stall over 40 is required. For areas placed behind buildings or otherwise screened from streets, parks and City trails the interior landscape requirement is reduced to a minimum of 200 square feet plus 10 square feet for each parking stall over 40. C. Requirements for parking lots within the RC, RCM, TUC, C/LI and TVS zones: 1. For areas adjacent to public or private streets a minimum of 15 square feet of landscaping is required for each parking stall. 2. For areas placed behind buildings or otherwise screened from streets, parks and City trails a minimum of 10 square feet of interior landscape area is required for each parking stall. D. Planting Standards: 1. Interior landscape islands shall be distributed to break up expanses of paving. Landscaped areas shall be placed at the ends of each interior row in the parking area with no stall more than 10 stalls or 100 feet from a landscape area. 2. The minimum size for interior parking lot planting islands is 100 square feet. 3. Planting islands shall be a minimum of 6 feet in any direction and generally the length of the adjacent parking space. 4. Raised curbs or curb stops shall be used around the landscape islands to prevent plant material from being struck by automobiles. 5. A minimum of 1 evergreen or deciduous tree is required per landscape island with the remaining area to contain a combination of shrubs, living groundcover and mulch. 18.52.40 General Iandscape and screening requirements. C :\Nova's Files\DESNGUID\Landscape Ordinance.doc Page 19 : z �z • tu JU; o o: 'CD CI: WI. J 1. . wo. g _s u. C0a �_ z� 1-- O' .z t U 0' o �. 0 E—: ww F. • U w Z' 0 =, O .z ft Landscape Ordinance A. Appropriate Plant Materials. New plant materials shall include native species or non- native species that have adapted to the climatic conditions of the Puget Sound Region. Drought resistant species are encouraged, except where site conditions within the required landscape areas assure adequate moisture for growth. Grass may be used as a groundcover where existing or amended soil conditions assure adequate moisture for growth. Landscape perimeter trees should be selected for compatibility with existing plant material or street trees. B. Coverage Standards. All landscaped areas in the MDR and HDR zones (including shrub beds) shall achieve 90% live ground coverage in three years and all areas not occupied by a building (including surface parking areas) shall achieve 40% horizontal tree coverage in ten years. C. Visibility. The Iandscaping shall not obstruct view from or into the driveway, sidewalk or street. Landscape design shall allow for surveillance from streets and buildings and avoid creating areas that might harbor criminal activity. No shrubs shall be planted or allowed to grow over two feet in height within thirty feet of intersecting curblines or pavement edges (see TMC 11.36.040). No tree may be planted within two feet of a sidewalk or pavement edge. D. Outside Storage Areas. Outdoor storage shall be screened from abutting public and private streets and from adjacent properties. Such screens shall be a minimum of eight feet high and not less than 60% of the height of the material stored. Said screens shall be'specified on the plot plan and approved by the Community Development Director. Except in the MDR and HDR zones, where outdoor storage shall be fully screened from all public roadways and adjacent parcels with a sight obscuring structure equal in height to the.stored objects and with a solid screen of exterior landscaping. A top screen cover may be ekempted if the item(s) has a finished top and an equivalent design quality is maintained. The screening structure shall reflect building architecture as determined by the BAR to be appropriate. E. Ground level mechanical equipment and garbage storage areas shall be screened with evergreen plant materials and/or fences or masonry walls. F. Lighting. Trees shall not be planted in locations where they would obstruct existing or planned street or site lighting. G. Automatic irrigation. All landscape areas shall be served by an automatic irrigation system. Water conservation features such as moisture sensors with automatic rain shut -off devices, automatic timers, pressure regulating devices, backflow prevention devices, separate irrigation zones for grass and planting beds, and sprinkler heads matched to site and plant conditions shall be installed. Irrigation water shall be applied with goals of avoiding runoff and overspray onto adjacent property, non irrigated areas and impervious surfaces. H. Utility Easements. Utility easements and other similar areas between property lines and curbing shall be landscaped and/or treated with dust and erosion control planting or surfacing such as evergreens, groundcover, shrubs, trees, sod or a combination of similar materials. In areas of overhead transmission lines, no shrubs or trees over 20 feet at maturity will be allowed. Trees should not be planted within 10 feet of underground water, sewer or storm drainage pipes. 18.52.050 Landscape plan requirements. A Washington State licensed landscape architect shall prepare and stamp the landscape plans in accordance with the standards herein. Detailed plans for landscaping and screening shall be submitted with plans for building and site improvements. Included in the plans shall be type, spacing and location of plants and materials and the location of irrigation systems. C:Wora's Files\DESNGU!D\Landscape Ordinance.doc Page 20 z _ 1— w re 6U JU 00 CO �n w J 1- 2w. w0 g 5. w <. COO. = I— _ w Z �. I-0 Z D U0 ON oI w w` U L- 0 z I z From: To: Date: Subject: Bob Giberson Carol Lumb 5/26/99 8:16AM Re: City Hall Parking Lot Final draft plans and specifications will arrive this week for the City Hall Parking Lot Expansion Project. The consultant has spent the last 8 weeks revising and expanding the design into near -final construction documents. I will distribute the plans for review and comment. The design includes staged construction so that we never have Tess than 30 parking spaces. The design now includes revisions to incorporate all permit conditions, employee concerns, other departmental concerns and at this point still includes KCHA lot (pending agreement). After a quick review and revision process, the project will be advertised for bids between June 17 and July 7/8. The bid award and contract execution process will bring us to a construction start around early August. It will be late summer before we have a new improved lot . There will be plenty of dust and disruption. Watch for final review plans to come your way tomorrow. Please respond back with any comments quickly. Thanks. 1 am cc'ing this to other interested parties as well. Bob »> Carol Lumb 05/25/99 04:50PM >» Hi! Thought I would check with you to see how plans for constructing the parking lot are coming along. It seems like we should be thinking about where alternative parking is going to be located during the construction phase, so that we can have a plan in place when the bull! doziers arrive ? ?? Let's talk. Thanks! CC: Alan Doerschel, Albert Spencer, Alice Deacy, Br... A F F I D A V I T Nr��ay 13.u.ii D Notice of Public Hearing 0 Notice of Public Meeting O Board of Packet O Board of Packet ['Planning Packet Adjustment Agenda Appeals Agenda Commission Agenda 0 Short Subdivision Agenda Packet LjNotice of Application for Shoreline Management Permit QShoreline Management Permit was mailed to each O F D I S T R I B U T I O N hereby declare that: 0 Determination of Non - significance Mitigated Determination of Nonsignificance 0 Determination of Significance and Scoping Notice ❑ Notice of Action fl Official Notice Other /VO4 : Other of the following addresses on hi; Olr cl f'nfC• Rib G Dec) i-ivc - set 6, 38 5 ( 5t 40490 h, I Litt ST 5CP19- 714. outs-(er Thkwi l -r 18 gg- VcKcv//& WI+ 18763 '10o oaksdalz?W StO /;Nfiov, 78C 1ai9 V4JIG Ve L{b. 17SoMi1/ta t Rc1,`., - ctc..Tt�/ /8158 el*P" --ruA (A) 1 fl 1_01- Signature Name of Project File Number 12.10-00610aq ' `` z z�. �w 00. ;. •uoo'• w z N O w . • w ¢: • a• z � - o: zI- N O ': o w La 1- V. ▪ O. • wz U N% 0 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director To: Applicant Parties of Record Notice of Decision March 26, 1999 This notice is to confirm the decision reached by the Tukwila Board of Architectural Review on Thursday, March 25, 1999. The Board of Architectural Review voted to approve the design of the three parking lots and the landscaping plan based on the findings and conclusion in the staff report dated March 18, 1999. This letter is issued pursuant to the Permit Application Types and Procedures, Tukwila Municipal Code Zoning Chapter, (18.104.170) on the following project and permit approvals. Project File Number: L98 -0089 Associated Files: E98 -0029 Applicant: City of Tukwila Request: Construct three separate parking lots totaling 90 stalls to serve Tukwila City Hall/ Minolta Building; the Xerox Building and the King County Housing Authority. Location: 15447 65th Avenue South SEPA Determination: DNS Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at: Tukwila Department of Community Development; 6300 Southcenter B1., Suite 100; Tukwila, WA 98188 Monday through Friday; 8:30 a.m. - 5:00 p.m. The planner managing the project is Carol Lumb, who may be contacted at 431 -3661 for further information. This decision may be appealed to the Tukwila City Council pursuant to TMC 18.104.010 E. by filing a Notice of Appeal within 14 calendar days from the date of the issuance of this Notice of Decision (TMC 18.116.010). Information on the content of the Notice of Appeal may be obtained from the Department of Community Development at the address noted above. c: \carol \citypkg\notdec.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 ,! .;: ' z :.� w U O" W W. J 1— W O; 2 W¢ co _° _; o z I- . 2 ;o - Wu; 1— ! — O, w z, U Ni 0 � O Z 1UKM!LA aTY HALL P UBLIC WORKS DE'PT_ •ENGINEERING• STREgIS•WATER•SEUER•PARCS•BUIIDING• CITY HALL PARKING LOT EXPANSION FEBRUARY ALTERNATE #4 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. rag,e_ 2:3var 9L0 r 0 (,r- d r P -1-"t -e_ f e / r, A/o r'.e. ,iyta / ) `%Qv IS c)7 v /01 9 , /1f0 p ,Ja 1L (Avr) I col i-t,o t7 RECEIVED CITY OF TUKWILA MAR 1 8 1999 HERMIT CENTER r f(A'. -r f_ ) .l !_'.'V F' f11- . 4--, .. -t fr(it.- ,e`'..l Glt.,!i.'rl r ,Y+'t- :%J CO- c. / e / tae\-'I GLc-Ct. e ,z, /,,t_, / _ GZn f`; . /iv✓.% - ,.dv COW pl7e Gtekt.r1 ve 17---C -C /;? ve , I /&,7- 46,1,-i t dead/ 1 j /L-j r at- cl. siZlc fy ef '0-1e 4 /26t, re , y orJf eel , ‘ 1 r t 4 7(;14e_ 4 4 , , 1 , / ( ' 1/ 2.--e_ 07eo") ay l..D a--// 2,4 mei- qflap ✓q'«= 4 pa, fr , 1-.F /6( 9[-- /Y f. S'.Ge4 5, e CQv..c,. 1-,'-Ce1 W€- -C. 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U ='. 0 Z City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director HEARING DATE: NOTIFICATION: STAFF REPORT TO THE PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW FILE NUMBER: ASSOCIATED FILE: APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: Prepared March 18, 1999 March 25, 1999 Notice of Application posted and mailed to surrounding properties December 15, 1998 Notice of Public Meeting and second Notice of Application, mailed to surrounding properties January 22, 1999 SEPA Determination and Notice Mailed to DOE and surrounding properties March 11, 1999 Notice of Public Hearing mailed to surrounding properties and posted on site March 12, 1999 L98 -0089 E98 -0029 Bob Giberson, Tukwila Public Works Department for City of Tukwila Design review approval is required for this proposal to construct three parking lots totaling 90 stalls to serve Tukwila City Hall/Minolta Building; the Xerox Building and the King County Housing Authority. 15447 65th Avenue South Office Office Determination of Nonsignificance 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 ! ;. Staff Report to the BAR RECOMMENDATION: Approval with Conditions STAFF CONTACT: Carol Lumb, Associate Planner ATTACHMENTS: Vicinity /Site Information A. Project Description: L98 -0089 Page 2 A. 1981 Rezone Covenant B. Parking Agreement Between City of Tukwila and Xerox Corporation C. Site Plan D. Landscaping Plan E. Letter from Stephen Speidel on existing trees F. Fence Detail G. Typical Retaining Wall Detail H. Parking Lot Schematic Drawings: Views from adjoining properties I. SEPA Determination and Staff Report J. Lighting Plan FINDINGS The City of Tukwila is proposing to construct three separate parking lots on a 3.2- acre site on the north side of City Hall and the Minolta Building. These parking lots are as follows: 1. A 50 -stall parking lot is proposed for use by City staff. Due to an increase in the level of Municipal Court activity, the City Hall parking lot frequently does not have enough space for both staff parking and visitor parking. Parking at the Minolta Building, now owned by the City of Tukwila has also experienced increased pressure, due in part to the increase in visitors to the Planning and Public Works Departments and the increase in the number of City -owned vehicles that are utilized by City Departments located in City Hall and the Minolta Building that need a permanent parking stall when not in use. c:karolki typkgktaffrpt Staff Report to the BAR B. C. L98 -0089 Page 3 2. A 20 -stall parking lot for use by the Xerox Building. Currently, there is an asphalt paved parking lot that is used as overflow parking for City staff. The proposed parking lots site was formerly owned by the owner of the Xerox Building and purchased by the City in 1994. As part of the purchase, the City agreed to construct a 20 -stall parking lot for the exclusive use of the Xerox Building when the site was developed for City purposes. (See Attachment B) z CC w _10 too: Ww 3. A 20 -stall parking lot for use by the King County Housing Authority. The ' LL; construction costs for this parking lot will be paid for by the Housing uj O, Authority. u- w;. z� 0 The site was formerly developed with a single family home. The home is no w longer there, however, the remnants of the building foundation remain as well as o the driveway off 65th Avenue South. .0 cn 0 f-: w w;. The parcel is located on the north side of the Tukwila City Hall and Minolta w Z Buildings. Residential development borders on the north, west and east with a v 1 City park across 65th Avenue South. These areas are zoned Low Density z 1- Residential and designated LDR on the Comprehensive Plan map. The site where the parking lots are proposed is zoned Office, as is the area where City Hall, the Minolta Building and Xerox Building are located. Existing Development: Surrounding Land Use: D. Terrain: The site is characterized by steep slopes up to 80% in the western portion of the site which have been classified as Class 3 Landslide Hazard. The geotechnical report by Terra Associates states that based on the detailed site investigation and subsurface explorations, the site is not a landslide hazard area. The soils are comprised of silty sand and weathered bedrock. The environmental checklist estimates that approximately 2500 cubic yards of material will be excavated from the site and used as structural backfield material if suitable. Approximately, 39% of the site will be covered with asphalt parking areas and concrete sidewalks. c :\carol \c itypkg\stafTrpt # Staff Report to the BAR E. Vegetation: L98 -0089 Page 4 The site is primarily undeveloped and contains a variety of trees throughout the site including alder, maple, aspen, chestnut, apple, hazelnut, fir, cedar and holly. A condition of the rezone of the site to Office requires as many of the trees to be retained as possible. This issue will be discussed further under the design review criteria. F. Public Facilities: Utilities currently available at the site include electricity, natural gas, water, refuse service, telephone, storm water and sanitary sewer. On -site storm drainage facilities will be constructed which will connect to the off -site City of Tukwila storm drainage facilities. No additional utilities are anticipated to be needed as a result of the parking lot construction other than electricity for lighting. BACKGROUND The subject site was rezoned from Residential to Office in 1981. As part of the rezone, a number of conditions were approved by the City Council (see Attachment A) and recorded as a covenant of the rezone. The conditions are as follows: • site development plans must be reviewed and approved by the Board of Architectural Review; • the commercial use of the site is limited to office only with hours of operation primarily during the week; • no retail uses are permitted; • the height of the building is limited to 2 stories; • 20 feet of formal landscaping is to be provided as a buffer on the north and west; • a comprehensive tree inventory is to be prepared with as many trees as possible retained; • no access from the site to 64th Avenue South, • access via 65th Avenue South must be reviewed by the BAR; • construction activity is to be confined to normal working ours, equipment muffled to reduce noise and dust control measures are followed. The Rezone Covenant stipulates that the covenants may be amended or modified by written agreement between the owners and the City but must be approved by the City Council after written notice to property owners within 300 feet of the site and a hearing before the Planning Commission. c:\carol \citypkg\ctaffrpt . .:: Staff Report to the BAR DECISION CRITERIA L98 -0089 Page 5 As noted above, the Rezone Covenant requires BAR review and approval of development of this site. The staff report will first address the design review criteria utilized by the BAR. Following the design review criteria, the remaining Rezone Covenant requirements will be addressed. BOARD OF ARCHITECTURAL REVIEW CRITERIA The project is subject to Board of Architectural review and approval as required by the 1981 Rezone Covenant approved by the Tukwila City Council when it approved the rezone of the site from Residential, R -3 to Office, O. In the following discussion, the BAR criteria are shown below in bold, followed by staff's comments. In some instances, the BAR criteria will not apply, as only parking lots and no structures are proposed for construction. Criteria that are not applicable to this proposal are placed in [brackets] and regular type -face. 1. Relationship of Structure to Site. A. The site should be planned to accomplish a desirable transition with the streetscape. B. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; [C. The height and scale of each building should be considered in relation to the site.] Response: Landscaping will be used to screen the parking area from the adjacent residential areas, using both existing mature trees that currently exist on the site, supplemented by new plantings. (See Attachment D) The landscaping will provide a transition with the streetscape on 64th Avenue South and 65th Avenue South with the landscaping facing 65th Avenue South providing similar features to the City park across the street. Only 39% of the site will be paved; the majority of the parcel will be retained in either existing vegetation or in formal landscaping. The parking lot will not be visible from the west due to the grade change from west to east. The retaining wall will be used to obscure the most westerly parking c: \carol \citypkg\staffrpt ' Z • • F z' J U, UO C0 o. • .WW: .W LL: O, • - a` • .= w• .H 1-- O Z�. O N iu Z` OF- •z Staff Report to the BAR L98 -0089 Page 6 lot along with vegetation that will be retained. The retaining wall will range from 6 to 8 feet in height. Modular block wall, such as "keystone" type blocks will be used to construct the retaining wall. In response to a concern expressed by an adjacent property owner on 65th Avenue South, a combination of 4 -foot high cedar privacy fence and retaining wall along the entry drive will be used to provide visual screening of the property owner's yard from view. The retaining wall along the entry drive will range from 4 to 6 feet in height. The fence will be installed approximately 130 feet east of the eastern edge of 64th Avenue South east to 65th Avenue South, running along the property line approximately 350 feet. 2. Relationship of structure and site to adjoining area. [A. Harmony on texture, lines and masses is encouraged;] B. Appropriate landscape transition to adjoining properties should be provided; C. Public buildings and structures should be consistent with established neighborhood character; D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Response: Landscaping of at least 20 feet will be used as a buffer for the adjacent neighborhood and provide transition from the parking lot to the neighborhoods. In addition, many of the existing, mature trees will be retained on the perimeter of the site to supplement formal landscaping to comply with one of the Rezone Covenant conditions. Pedestrian pathways have been provided to ensure safe access from the parking area to the adjacent buildings. Access from the western portion of the City Hall expansion parking lot will be via a set of stairs that will descend to the existing Minolta parking lot and then follow a pedestrian pathway in front of the parking stalls facing west to either the Minolta Building or continue west to City Hall. The retaining walls on the site will be screened by existing vegetation as well as newly planted vegetation on the west and north and also by the cedar privacy fence on the north in combination with the landscaping. c:\carol \citypkg\stafrpt • z i~ • w' �U • • 0 ' cn w w =. H, w o; • �-J i a; H=. z F-- •O -. w w: — O� Z: • 1.1-1 1.1-1 z Staff Report to the BAR L98 -0089 Page 7 Vehicular access to the Minolta parking lot and the new City lot may be obtained either via the City Hall parking lot (through a new connection between the two parking lots), 65th Avenue South or through the Minolta parking lot. The driveway to the Minolta parking lot will become one -way into the site. This will greatly increase the safety for cars which currently exit the Minolta Building site down a steep, winding driveway to Southcenter Boulevard, which has poor sight distance to the east. 3. Landscaping and Site Treatment. A. Where existing topographic patterns contribute to the beauty and utility of a development, they should be recognized, preserved and enhanced; B. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; F. Screening of service yards, and other places which tend to be unsightly should be accomplished by use of walls, fencing, planting or combination; G. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used; H. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Response: The landscaping plan, Attachment D, illustrates the proposed landscaping for the site and planting schedule. The landscape plan features a variety of elements and designs. The plan includes a wetpond and bioswale, c:'carol\citypkg\stalirpt . z 1 re w' 6 0 NU w: w =: J H' W O gQ —• a z �. 1— O z I— • p. v ,C) cn: wu• i U. O: ui z` OH z Staff Report to the BAR L98 -0089 Page 8 designed to meet the King County Surface Water Design Manual for water quality z and detention. Other predominant features of the landscape plan include: 1 z o_w. • One type of tree, the Seedless Green Ash (Fraxinum pennsylvanica 6 v `Marshall') will be used to define the entry drive to the site, with a second v co o type of tree, Village Green Zelkova (Zelkova serrata `Village Green ") used ' .w = throughout the parking areas. : -11- N w, • A third type of tree will be used for accent and to provide a visual barrier at w 0 64th Avenue South as part of the 20 -foot landscape buffer adjacent to the g 7' residential neighborhoods. u_ a -d • The final development plan will identify the existing trees that will be retained = and integrated into the formal landscape plan. ~ _l z 1.- • Twenty feet of landscaping will be provided on the north and west adjacent to 1--00 z i- the residential neighborhoods. w w • Drip irrigation will be used to achieve the three -year plant establishment D O. period. O -'. ;o1-; • Two picnic tables will be provided for staff use. w w z H: As part of the review process, staff from the Tukwila police Department reviewed z the proposal and applied Crime prevention through Environmental Design v co (CPTED) concepts to the development. The landscaping has been revised to p incorporate comments from the Police Department to address security including Z incorporating "unfriendly" bushes on the perimeter to discourage entering the parking lots from adjacent properties. A lighting plan is also being coordinated with the Police Department to ensure no blind spots exist. [4. Building Design. A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings; B. Buildings should be to appropriate scale and in harmony with permanent neighboring developments; C. Building components such as windows, doors, eaves, and parapets should have good proportion and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; D. Colors should be harmonious. with bright or brilliant colors used only for accent; c:\carollcitypkglstaffrpt Staff Report to the BAR L98 -0089 Page 9 E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view;] F. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; [G. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest;] Response: The only structures being constructed on site are the two retaining walls using modular block walls. A materials board will be presented at the public hearing illustrating the various color choices for the materials. The applicant is proposing to use the natural stone color. The height will range from 6 to 8 feet for the retaining wall on the western-most parking lot, and 4 to 6 feet for the retaining wall that will run along the north side of the site for approximately 200 feet. Attachment H illustrates a view from the new City Hall parking lot north to 64th Avenue South. The lighting poles are proposed to be 12 feet tall. Attachments F and G illustrate a typical modular block wall design and a typical fence detail. 5. Miscellaneous structures and Street Furniture. A. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape; B. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Response: Two picnic tables and a trash can will be provided for staff use. The tables and trash can will be will be built to Parks Department standards, including placement on concrete pads. REZONE COVENANT CONDITIONS 1. The commercial use of the site is limited to office only with hours of operation primarily during the week; Ocaro I\citypkg\staffrpt �. w: z ; ce , J 0O. C1: CO w w = w O` u_Q. CO L z�:. F-- O z 11J ui. .ON. w w: ~ V — 0' z U= O~ z Staff Report to the BAR L98 -0089 Page 10 Response: The property was initially rezoned from R -3 to C -1 which permitted a wide range of commercial activities. Through the public review process and z comments received on the rezone request, the permitted use on the site was 1 1 ' 1z limited to office including non - retail services customarily incident to office use. re u4 Nothing in the history of the rezone indicates that a parking lot only would be 6 unacceptable as a development alternative. The parking lots will provide parking 0 vO for existing office buildings with business hours generally from 8 a.m. to 5 p.m., w o� w, Monday through Friday. -' f- Nu.; w 2. No retail uses are permitted; 2 u. Q; Response: The site is being developed with three separate parking lots -- no retail ,cn d is proposed for the site. I- _: 3. The height of the building is limited to 2 stories; z O L1.1 uj Response: No buildings are proposed for construction. D 0 0 co 4. Twenty feet of formal landscaping is to be provided as a buffer on the w w . O. • w Z co h- H, O z north and west; Response: The landscaping plan reflects 20 feet of landscaping along the north and west sides of the site. 5. A comprehensive tree inventory is to be prepared with as many trees as possible retained; Response: R.W. Thorpe prepared a comprehensive tree inventory (see Attachment E) and existing trees are noted on both the site plan and the landscaping plan. The inventory notes that most of the trees in the "middle third" of the site are dead, dying or sick or are not appropriate trees to be located in a parking lot. The Land Altering Permit will include a landscape plan that clearly indicates the location of existing trees that will be retained and incorporated into the formal landscaping that will be installed. 6. No access from the site to 64th Avenue South, Response: No access will be permitted to the site from 64th Avenue South. 7. Access via 65th Avenue South must be reviewed by the BAR. c: \carol \citypkg\staffrpt . Staff Report to the BAR L98 -0089 Page 11 Response: The site plan submitted with the rezone request for this site in 1981 showed two access points -- one through the Xerox site and a second from 65th Avenue South. One of the conditions of the Planning Commission approval of the rezone in 1981 was that . "..ingress and egress via 65th Avenue South is not approved as part of the rezone but shall be subject to separate consideration by the Board of Architectural Review." Access to the new City Hall parking lot will be available through the existing City Hall parking lot (through a new connection with the Minolta parking lot on the west) to the new lot. Access will also be available directly through the Minolta site via the driveway off Southcenter Boulevard. The Xerox parking lot will not be accessed via 65th Avenue South as bollards will prevent ingress /egress from the new access drive. This is because the new Xerox parking lot is for the exclusive use of the Xerox Building. It is anticipated that most of the traffic will exit to the east, as the access driveway for the Minolta Building will be restricted to one -way traffic going north when the new parking lot is completed. This is due to the lack of adequate sight distance for vehicles attempting to turn onto Southcenter Boulevard from the Minolta site. Some traffic will chose to exit through the existing City Hall parking lot via the connection that is to be constructed between the two sites. The March 25, 1999 public hearing before the BAR offers the opportunity to consider access to the site from 65th Avenue South. At a minimum, access for the King County Housing Authority parking lot is needed from 65th Avenue South. Allowing vehicles from the new City Hall parking lot to 65th Avenue South will provide a safer egress point than the one that is currently used at the Minolta Building. 8. Construction activity is to be confined to normal working hours, equipment muffled to reduce noise and dust control measures are followed. Response: Construction activity will be confined to normal working hours by restricting contractor to 7 a.m. to 5 p.m. Monday through Friday. Equipment will be fully muffled and extra dust control measures will be specified in the contract. CONCLUSIONS 1. Relationship of Structure to Site: c:\carol \citypkg\statirpt - z 1 �z re U O: U� cnw: w i• • LL'. w O: gJ: w a.. = d II w; Z Z I- U �s O , O F- wW C)' -1 LL. — Oi wz _ z z 1-• z rtm 6 J U; U O; 0 U) J =: I w 0- gJ u- _, Via. I-w 2 Z O Z • ~. 0 H, w w. H — — O, w z; U— H O z Staff Report to the BAR L98 -0089 Page 13 Two picnic tables and a trash can will be provided for staff use. The tables and trash can will be constructed to Parks Department standards. A concrete pathway will access the tables. 6. Rezone Covenants The covenant conditions approved by the Council when the rezone was approved in 1981 have been met. No retail use is proposed on the site, with the parking lot uses an accessory to the adjacent offices. No building is proposed. A comprehensive tree inventory has been prepared. Twenty feet of landscaping will be planted on the north and west sides of the site. No access will be provided from 64th Avenue South. The public hearing before the BAR is the forum to consider access of the site from 65th Avenue South. Construction activity will be confined to normal working hours, with equipment muffled and dust control measures enacted. c:\carolkitypkglstaffrpt rpt RECOMMENDATION The staff recommends approval of the design of the parking lots and the landscaping plan for the site as proposed. O WHEREAS, on June 8, 1981, P & L Company, a Washington co General Partnership, filed a petition to have certain property in which it had a substantial beneficial interest, reclassified from the residential -three and four family dwellings (R -3) zone to neighborhood retail stores (C -1) zone as provided under the zoning laws of the City of Tukwila; and WHEREAS, said petition was processed by the Planning Depart- ment of the City of Tukwila under Pile No. 81 -21 -R; and WHEREAS, the Planning Commission of the City of Tukwila held a'public hearing to consider the reclassification petition on June 25, 1981; and WHEREAS, as a result of information presented at the June 25, 1981 public meeting, the Planning Commission continued the hearing to July 23, 1981 in order to prepare certain restrictions and conditions on said property to be acquired of petitioners as a condition of the granting of the reclassification petition; and WHEREAS, the Planning Commission approved the granting of the reclassification, subject to the terms and conditions of a 'Property Use and Development Agreement" to be executed by petitioners; and . WHEREAS, the City Council has reviewed File 81 -21 -R, has heard the petitioners and their representatives present data at two meetings of the Council, and has considered the recommendation of the Planning Commission and the recommendation of the Planning Department, NOW, THEREFORE, the City Council of the City of Tukwila, Washington, does ordain as follows: CITY OF ASHINGTON TUKWILA W ORDINANCE NO. J 3 I AN ORDINANCE OF THE CITY OF TUXWILA, WASHINGTON, RECLASSIFYING CERTAIN LANDS PROM R -3 TO C -1, AS DESCRIBED IN PLANNING DEPARTMENT MASTER PILE NO. 81 -21 -R. • Z i Z's Wes' CC U O'' OD W; WI W 0. LL < C_ F. W Z H' I-0'. Z N =ku 0 W Z'. C • vr I. r 1..•;: • • • f / Pe 2-01 co Veil q.r'f' .• Section 1. The real property which is the subject of this ordinance is described in the attached legal description (Exhibit A) and is shown on the attached vicinity map (Exhibit B.) Section 2. The City Council makes the following findings of fact: a. The real property, which is the subject of this rezone request and described in Exhibit A, is currently classified residential -three and four family dwellings (R -3). b. The proposed zoning classification of neighborhood retail stores (C -1) is generally consistent with the map of the comprehensive plan, as amended. 0 c. The proposed rezone is consistent with the policies of O the comprehensive plan providing for office development as buffer zones between residential areas and commercial 0 areas, providing that certain conditions and limitations 00 are placed on use of the property. d. The proposed rezone, subject to the terms and conditions c0 contained herein, is in the interest of the public health, safety and general welfare. Section 3. Based on these findings of fact, the Council —''`i,;;' makes the following conclusions and conditions relating to and re- '�'' "' stricting the subject real property. 4'r ". 'a. The City and the petitioner shall execute a "Property Use and Development Agreement" substantially the same as the agreement attached to this ordinance as Exhibit C. b. The petitioners and other affected property owners shall execute a "reciprocal easement" in the form of such easement attached to this ordinance as Exhibit D. c. Terms and conditions of the Property Use and Development Agreement dated 9/4/81 from P b L Company in favor of the City of Tukwila shall be binding on the subject real property, regardless of any change in zoning classification. Section 4. The official zoning map of the City of Tukwila, adopted by re erence by Ordinance No. 251 is hereby amended to reflect the changes of the zoning reclassification action taken in this ordinance. Section 5. The City Clerk is directed to record a copy of this ordinance and exhibits with the King County Department of Records and Elections. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a regular meeting thereof this 45-56 day of ►i ` , 1981. Ap Lved as to F CI y Attorney, Lawr ATTEST: E. Hard Published Record Chronicle - avor September 20, 1981 • • + I.t • and, r ti WHEREAS, a petition (Tukwila Master File No. 81 -21 -R) was filed on June 8, 1981, with the City to reclassify the Property from the Residential- -Three and Four Family Dwellings density zone (R -3), to Neighborhood Retail Business density zone (C -1) pursuant to the provisions of the Zoning Regulations of the Tukwila Municipal Code, Title 18; and, WHEREAS, the City of Tukwila Planning Commission recommended to the City Council that the petition be granted subject to the execution and recording of an agreement with the City pertaining to certain uses and development of the Property in order to ameliorate the adverse impact of unrestricted use and development in a C -1 Zone; NOW, THEREFORE, Owners hereby covenant, bargain and agree that if the Property is reclassified to the C -1 zone: Limitations As to Use. 1. The above - described Property shall be used for the construction, operation, and maintenancel'of'a single office building, as shown by plans and drawings submitted with owners' application No. 81 -21 -R to the City of Tukwila, as those plans may be modified by the Board of Architectural Review, as herein provided. 2. The single office building shall be used for office purposes, which may include related non-retail services uses customarily incident to office uses. 3. The office building is intended to operate primarily during weekday business hours. Utilization of "Site Development Plans ". 4. Site Development Plans shall be subject to review and approval of the City of Tukwila Planning Commission, PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 2 5398A /221A /LEH i • CD CD CD (d) Exhibits K, L, M, N, P presented at the CD Planning Commission Public Hearing on July 23, 1981, are CD attached hereto. Exhibits L, N & P are hereby modified by Exhibit M to reflect deletion of roof mounted mechanic aD equipment and first floor finished elevation of 95.0'. fac.p Limitations as to Access. 5. There shall be no entranceor exit between the sitting as a Board of Architectural Review (BAR). Architectural review will inculde, but not be limited to: (a) Building height shall not exceed two stories: (b) .Setbacks and width of formal.landscaping areas shall be''as depicted on Exhibit B, of. application 81 -21 -R. A 20 -foot setback will be landscaped and main tained on the andwest Property boundaries. The landscaping shall be designed,. placed and maintained to, provide a barrier at 64th Avenue South. (c) A comprehensive,native tree inventory of the site shall be prepared . by the applicant and'submitted•to • '• the BAR,; Site development shall provide •for •the. saving of as many trees of good health and significant size as ap-t propriate and as approved by the BAR. Property and 64th Avenue South, which shall remain a dead -end street for use only by the adjoining residential area. 6. Primary access from the Property shall be through the real property owned by Robert E. Lee and Evelyn Lee, a /k /a Evelyn T. Lee (hereinafter "Lee Property"), 'described below, to Southcenter Boulevard, and shall be protected by the recording . of an easement for ingress and egress over and across the Lee Property to the extent of owner's interest, in favor of the Property. The Lee Property is located on King County, Washington, and is legally described as follows: That portion of the Wm. E. Gilliam Donation Claim No. 40, Township 33 North, Range 4 East, W.M., described as follows: Beginning 1336.78 feet West and 1501.50 feet North of the Southeast corner of Section 23, Township 23 North, Range 4 East, W.M.; thence East 250 feet; thence South 325.50 feet to North line of County Road No. 622; thence Westerly along said North line to a point South of beginning; thence North to beginning, EXCEPT portion conveyed to King County for Renton -Three PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 3 5398A /221A /LEH z re al JU 00 N0 U W W =, Jam. LL WQ LL Q. CO =..W Z� Z I-; U O. 0 1—'. W W. FU▪ --,. - O W.. -H 0 O z O 0 O 0 Tree Point County Road by deed recorded in volume 1505 of deeds, page 486, under Auditor's File No. 2685209, records of said county. (Consisting of 101,155 square feet, more or less.) Construction Activities. 7. Owners shall require their contractors,to take all reasonable steps to ensure that construction activity is confined to normal working hours, equipment is muffled to reduce noise, and dust control measures are followed. General Conditions. 8. This Agreement shall be recorded in the records CO of King County and the covenants hereof shall be deemed to attach to and run with the Property and shall be binding upon the Owners, their heirs, successors and assigns, and shall apply to after- acquired title of the Owners of the Property. 9. This Agreement may be amended or modified by written agreement between the Owners and the City or their successors and assigns; provided, such amended agreement shall be approved by the legislative authority of the City by ordinance and only after written nctice to property owners within 300 feet of the site and after a hearing before the City of Tukwila Planning Commission. Nothing in this Agreement shall prevent the City Council from making such further amendments to the zoning Ordinance as it•may deem necessary in the public interest. Nothing in this Agreement is intended to authorize any use or dimension not otherwise permitted in the C -1 Zone. 10. This Agreement is made for the benefit of the City and for the benefit of owners of property within 300 feet of the Property, and either the City or any such property owner may institute and prosecute any proceeding at law or in equity to enforce this Agreement. If such an action is brought by the PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 4 5398A /221A /LEH . 1'•'7i i y•• O O City, Owners agree to pay any costs and reasonable attorney's fees incurred by the City arising out of such action. 11. It is further expressly agreed that in the event any covenant or condition or restriction hereinabove contained or any portion thereof is invalid or void, such invalidity or voidness shall in no way affect any other covenant, condition, lr restriction hereinabove contained. CD CD CD DATED i.2�Ceoi ,/- , 1981. CD CD co STATE OF WASHINGTON COUNTY'. OF ss. P & L COMPANY, a Washington part' ship seph W. Lynch eral Paptt Robert L. Paterson, General Partner On this date, before me, the undersigned, personally appeared JOSEPH W. LYNCH and ROBERT L. PATERSON, to me known to be General Partners of P & L COMPANY, the Washington partnership that executed the within and foregoing PROPERTY USE AND DEVELOPMENT AGREEMENT and acknowledged said instrument to be the free and voluntary act and deed of said partnership, for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute said instrument. of GI N INDEG MY HAND AND OFFICIAL FFICIAL SEAL this /2 /, day , in/)and for t esiding at PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 5 5398A /221A /LEH Z 2 NWc, W V. U O CO 0, COW: W J H. W O: J -- CY uu S. Z F—. 1--O. ZF- W W:. 0 H WW . _ —O. W Z` V N.. rz O F- Z 3. • • i 1' t:1 0 81 10010800 J 1 PROJECT FOR P&L C r..LrcT ,LO I pa r o A-cog rm . 1 .1,71. .J -• 1Kr- MI ♦...► r�..rT .. i. isl 'i1 »i.. o Si.J� I'.g i yW i' E' M r MoM& filM :�1∎ ;; 9412140117 AFTER :RECORDING RETUR 20: CITY OF TUKWILA 6200 SOUTHCENTER BLVD. TUKWILA, WA 98188 ATTN: JOHN McFARLAND EXHIBIT D RECEI';`FD THIS DAY PARKING AGREE�V1 14 8 30 BFI '9LI THIS AGREEMENT is enteredRirrtto0 <thisi_: :fiL, KIi.G COUNTY , 1994, by and between the CITY OF v M P» L. kJ I ;LL, DEC 19 1994 MAYt p 3jO _`IC ;a TUKWILA (hereafter the "City" or "Tukwila ") and Xerox Corporation (hereafter "Xerox ") for the purpose of creating an irrevocable license to accommodate the parking of Xerox owned/Xerox employee operated/Xerox visitor, passenger vehicles of parties using, occupying or visiting the property described in Exhibit A hereto, and commonly known as 6400 South Center Boulevard, Tukwila, Washington (the " Xerox Parcel "), on property formerly owned by Xerox and now under the ownership of the City of Tukwila, as more fully described in Exhibit A hereto and commonly known as 15447 65th Avenue South, Tukwila, Washington (the "Parking Lot Parcel "). Based on the foregoing,. and for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, IT IS HEREBY UNDERSTOOD AND AGREED that: LLI 1. Parking: Through thi; license, the City agrees to allow Xerox UJ 00 to use twenty (20) parking spaces located on the Parking Lot Parcel. When the "" t: La City completes its final architectural plans for development of the site, the L Y! location of the parking spaces will be shown on a diagram which will be attached hereto as Exhibit C. The City will use reasonable efforts to select parking spaces that are as close as reasonably possible to the main entrance to the building on the Xerox parcel. Xerox shall have twenty -four (24) hour per day, seven (7) day per week access to such parking spaces. 2. Payment. Xerox transferred its fee interest in the Parking Lot Parcel to the City, in exchange for the purchase price stated in that certain Real Estate Purchase and Sale Agreement dated October 12, 1994, by and 7 00•'T Atiouiwar 13 11H SOO SU033N UNfl03 CiN.i! WV cO :cc:eo LTTO- ti21t6 z Hw 6 J U. 00 N° CO =' J H w0 Q. =• a mw Z �o Z• ~ 2 O N: w w' � U w z U I. ~ O I-. z CV between the parties hereto. In recognition of the value of the parking license in the purchase price of the aforementioned property which contains the parking area, the City agrees to levy no charge to Xerox for use of the 20 spaces during the initial term of this license. Upon expiration of the initial term of the license, Xerox may exercise their option to extend the license agreement as described in Section 6 of this agreement. The parking stall price for the option periods will be determined by fair market value for similar parking stall rates in the Southcenter, SeaTac and Renton area. If the two parties cannot agree on a fair market value, they will promptly, hire a mutually acceptable MAL.appraiser to assess the value of the parking stalls. The findings of the appraiser shall be binding on both parties. Expenses for the appraisal shall be shared equally. 3. Indemnity and Insurance. Xerox agrees to indemnify and to hold the City harmless from and against any and all claims, losses, damages, and expenses incurred by the City (including, without limitation, reasonable expert witness and attorneys fees) arising from any negligent act or omission of Xerox, its agents, servants, or employees with respect use of the licensed parking spaces pursuant to the terms of this Agreement. The City agrees to indemnify and to hold Xerox harmless from and against any and all claims, losses, damages, and expenses incurred by Xerox (including, without limitation, reasonable expert witness and attorneys fees) arising from any negligent act or omission of the City, its agents, servants, or employees with respect to the Parking Lot Parcel, and the City's exercise of its rights and performance of its obligations under the terms of Section 7 of this Agreement. The indemnification provisions contained herein shall survive the termination of this Agreement. " z • • � w re f o o: • co w W =: • u. w o g < d I- • w. Z F` 1- o Z~ w U C O N` O H; w w` z w U co Z'. ~ O z Xerox agrees that it shall carry a primary layer of comprehensive general liability and auto insurance in the amount of at least Five Million Dollars ($5,000,000). Xerox agrees to notify the City within thirty (30) days in the event that coverage decreases in any amount. Notwithstanding the foregoing, it is hereby agreed that Xerox, at its sole option, may self- insure this risk. The City hereby agrees that at all times during the term of this Agreement it shall maintain in full force and effect comprehensive general liability insurance coverage with a combined single limit of Five Million ($5,000,000.00) Dollars and automobile liability insurance coverage in an amount not less than One Million ($1,000,000.00) Dollars . The City agrees to notify Xerox thirty (30) days in advance in the event that said coverages will decrease or be cancelled. 4. After the initial location of the twenty spaces is agreed upon and documented in Exhibit C which will be attached hereto, said spaces shall be marked as "Xerox" by and at the expense of Xerox. The City reserves the right to change the location of the designated parking spaces within the Parking Lot Parcel upon thirty (30) days written notice to Xerox; provided, however, that the City shall use best efforts to locate them adjacent to the Xerox'Parcel. Any subsequent designation of the changed parking spaces as "Xerox" spaces shall be at the sole expense of the City. The City shall use reasonable efforts to ensure that use of the spaces designated for use by Xerox shall not be used by unauthorized parties. During the term of this Agreement, the City shall maintain reasonably acceptable lighting for the Parking Lot Parcel. The City shall be solely responsible for all repair, maintenance, and improvement of the Parking Lot Parcel, and snow and ice removal from said Parking Lot Parcel. 9 _: „ z �w re 2 JU. UO Npr al w O; u. CO _, z� o z D o. 0 �. 0E- uww �pw —o wz. =, O~ z 5. The parking rights described herein belonging to Xerox may be assigned or otherwise transferred upon the sale, lease or sublease of all or a portion of Xerox's existing building at 6400 Southcenter Blvd. The City shall not be liable to Xerox or its assignee or successor for any interruption of use of the rights granted under this Agreement due to repairs, improvements or alterations of the parking lot; PROVIDED that Xerox shall not be obligated to make payment for any day or days during which the repairs, improvements or alterations are caused by or undertaken at the direction of the City, and further provided that such repairs, maintenance and improvements shall be performed in a good and workmanlike manner, diligently commenced and diligently pursued until completion. . Additionally, the City retains the right upon five working days notice to temporarily suspend the parking agreement to accommodate a special parking requirement of the City, but in no event shall any such suspension exceed five (5) consecutive business days, or more than fifteen (15) business days within any twelve (12) month period. Xerox shall not be required to pay the charges described herein for any days during any such emergency suspension . 6. Term. This Agreement shall be in full force and effect for JANUARY 1, 1995 fifteen years, commencing on4 ""6' 2_; 1"9194 and terminating on DECEMBER 31, 2009 i}�t- ag4 -4- -- , 3999, with two separate ten year renewal options, JANUARY 1 2010 JANUARY 1, 2020 commencing on D ;,7-' ='1 -zu -2409, and aecc16s'e.-2T 20-19, respectively, provided that Xerox may terminate the license at any time upon ten (10) days written notice to the City . Xerox may exercise either or both their option periods by giving the City 180 days written notice in advance of the commencement date of such option period. 7. For so long as Xerox is in full occupancy of the Xerox Parcel and until such time as alternative access to the Parking Lot Parcel is developed, 10 z • z r4 w J U: U 00. N U W: Wi = H w0 LL ¢. _• ° w z� �o z D • o U o (0, o �. w w ..z w H ▪ ~f 0 z Xerox agrees to provide reasonable access to the City, its agents, servants, employees and invitees through its driveway off of Southcenter Blvd. located at 6400 Southcenter Blvd. In exchange for this reasonable access, the City agrees to promptly sand, dear and keep the driveway clear from ice and snow during this period. The City shall use reasonable efforts to establish z alternative access to the Parking Lot Parcel promptly. Until such time that the uzi 2 the City has developed the Parking Lot Parcel, and access to same, and 6 6 D, UO: designated the final location of the twenty parking spaces provided in this ' N w w =, J �. Agreement, then Xerox shall have the right to park up to fifteen (15) cars on c" u' the currently paved portion of the Parking Lot Parcel, which is adjacent to the g r u.a Xerox Parcel. The City shall diligently commence and diligently pursue the co a, w: development of the Parking Lot Parcel and the designation of the twenty (20) z �. I- o: parking spaces. w w 8. Effective Date. This license shall become effective upon the 0 N o— transfer of ownership of the Parking Lot Parcel from Xerox to the City. Upon w F.- H U' the request of either party, both parties shall execute a letter agreement u. o. z: which confirms the effective date of this Agreement. 0 ki =, P F- O9. Binding Nature. This Agreement shall be in full force and shall N Cr be binding upon and inure to the benefit the tenants, subtenants, heirs, assigns, and successors of the parties hereto. Without limiting the generality of the foregoing, it is the intent of the parties hereto that Xerox's rights under this agreement shall be freely assignable or otherwise transferable to any tenant, subtenant or other party occupying the building commonly known as 6400 South Center Boulevard, Tukwila, Washington. 10. Recording All provisions of this Agreement, including the benefits and burdens, run with the land and are binding upon and inure to benefit of the parties referred to in Section 9 above. The covenants contained z in this Agreement are covenants running with the land . Upon the sale, transfer or conveyance of all or any portion of the Parking Lot Parcel, such purchaser or transferee shall be deemed to have agreed to and accepted all of the terms of this Agreement. Either party hereto shall have the absolute right to record this Agreement on the land records of King County, Washington, against either or both of the Parking Lot Parcel and /or the Xerox Parcel. DATE: /%1/G /53c—r2_. / % /C �1 CITY OF TUKWILA By 1 w. or John W. Rants Attest/Authenticated : By CORPORATION Ma A. Flaim, Manager Cor• orate Real Estate West ape Cantu Cyty Clerk Approved as to form: Ind M P Cohen City Attorney State of ✓r'`' County of/ ni On thisa3 day �,;y -�. , 1994, befo Notary Public in and tor the State of.. -'2Z XEROX. e 074e. 12 ;e me, thft undersigned, a , duly _. .... = ' :mow.. re 6 : .J 0: 0 0". .moo w w V. 'J W Li- wo • Q` =d, z o. w W; h LLJ Z U co; z commissioned and sworn, personally appeared 5.66- Z(.J. gc74. f..s to me known to be the person who signed as ��,_ of ia,r.Qc� , the corporation / governmental hafexecufed the wi in .'n• oregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation / governmental entity for the uses and purposes therein mentioned, and on oath stated that she /he was duly elected, qualified and acting as said- �'J sy✓ of the corporation / governmental entity, that she /he was ati ho edf'o execute said instrument and that the seal affixed, if any, is the cor orate /governmental seal of said corporation / governmental entity. WITNESS my hand and official seal hereto affixed the day and year in this certificate abov written. UI-OK IHE State ot 1•4161X Z 'r•,, ,�O arYiis9' , Noturr t11; • PiAIJC • 0,,,710..t.i,S :;.c1.13:::41s $4. State of County of On this ITN\ day of ivo' cMk2.1 , 1994, before me, the undersigned, a Notary Public in and tor the State of CA,FoC -^';P , duly commissioned and sworn, personally appeared —ice« R C M to me known to be the person who signed as r C.,tip.l>�.0zs v >rof ?Cs-a-ox Caa(131h-roc- , the corporation /A ^ve -r ^�° ^tai Thaf execufedThe within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation / governmental entity for the uses and purposes therein mentioned, and on oath stated that _he /he was duly elected, qualified and acting as said NA.,C-0c�p tithe corporation / governmental entity, that she /he was auk orized– o execute said instrument and that the seal affixed, if any, is the corporate /governmental seal of said corporation /governmental entity. • WITNESS my hand and official seal hereto af ed the day and year in this certificate abov n. NO Y UBLIC IN AND FOR [HES ate of CAS #,1',4 My Commission expires: ; COMM. # 1CO0976 Notary Public - California a ORANGE COUNTY My Comm. Expires OCT 22. 1997 1851 EST 1 ST ST #900 SANTA ANA. CA 92705 13 z Z. 6 U O' 0, U) w J I— N U wO it �. =W 1 z Z O. 2 ui io — 0 1- w w. 1-U' F- wz L _' O~ z N Ic J CALIFORNIA ALL - PURPOSE ACKNOWLEDGMENT No. 5907 1111/ llllllJlflllll�fl� ^1.r1.�llllrllllllll./lJlllJl� 1. /- /fll1JY�- �llll��ll�1,^ State of C Fo.e.v � �4 County of ©.Q .ry G E On Ai et/ /7 DATE personally appeared ❑ personally known / 9 441 before me, o e"i4 -cam J Ac ct s- /1-1o7-74 IC' Pi 6 NAME, TITLE OF OFFICER - E.G.,'JAN7' DOE, NOTARY PUBLI C• "/42K NAME(S) OF SIGNER(S) to me - OR - - proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and ac- knowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. RONALD E. SAIDA COMM. # 1000996 Z Notary Public — California > W ITN E ► hand and official s ORANGE COUNTY My Comm. Expires OCT 22, 1997 1851 EST 1ST ST #900 SANTA ANA, CA 927(15 OPTIONAL SIGNATURE OF NOTARY Though the data below is not required by law, it may prove valuable to persons relying on the document and could prevent fraudulent reattachment of this form. CAPACITY CLAIMED BY SIGNER ❑ INDIVIDUAL NC CORPORATE OFFICER ❑ PARTNER(S) ❑ ATTORNEY -IN -FACT ❑ TRUSTEE(S) O GUARDIAN /CONSERVATOR J°1 OTHER: /y11¢N "e /�- G C Ow P d s4 T-�' S.4 s. S T 4-r £&J C—S7 e —OPI2- TITLE(S) ❑ LIMITED ❑ GENERAL DESCRIPTION OF ATTACHED DOCUMENT (4,ese/A.i6 1(745e- T TITLE OR TYPE OF DOCUMENT SIGNER IS REPRESENTING: NAME OF PERSON(S) OR ENTITY(IES) NUMBER OF PAGES A90,) i? l99i` DATE OF DOCUMENT SIGNER(S) OTHER THAN NAMED ABOVE L � ✓. ��ll/ l!./ l./ l�lJ1 ./l.!lJl./Jllllllll.!lllf/ 111,. �, rllJJlllJllll ./llllll,.�lllllf./lJ 01993 NATIONAL NOTARY ASSOCIATION • 8236 Remmet Ave., P.O. Box 7184 • Canoga Park, CA 91309 -7184 02/04/99 13:10 FAX 425e 11190 ROTH HILL ENGR • • • • • • • R. W. THORPE & ASSOCIATES, INC. '++ Planning • Land. cape • Environmental • Economics +4.• PRINCIPAL Robert W. Thorpe, AICP October 5, 1998 • Kok Wa Tung Roth Hill Eng.. 14450 NE 29th Place Suite 101 • Bellevue, WA 98007 Q1002/003 Stephen Speidel. ASLA, Vice. president Gareth V. Roe. A LCP, Senior Associate Laurie Cowan. AssocLatc OCT - 8 1998 ROTH HR.' V •G 4R. PARTNERS. INC. RE: Tukwila Parking Lot Dear Mr. Tung: . R.W. Thorpe gc Associates was on site to perform a free inventory of .the existing trees on site. • During our review we noticed a•very wide variety of both natural native type and introduced: .trees. It appears• that.many fruit and nut trees were planted in the.past These include edible and non edible varieties: ' • Chinese•Chestnut • Horse Chestnut . • • Holly .• • •Hazelnut' Plum • The natural type species • include: • • •• Big Leaf Maple Cascara •• Douglas Fir • Cedar' • • Alder • • We found there are three major zones on site. The first is next to 65th Avenue South at the eastern edge of the site. The second is in the mid area with the thirdat the west. Zone One (East) The slopes are fairly steep. The trees are in need of minor pruning. Vine removal is also required. Ivy has made its way up the trunks. and the ivy must be removed now! We recommend that no trees be removed from this zone. The 20 stall lot shown on Alt. E.& F . appears to be placed to 'avoid impacts on existing trees. Zone Two (Mid) • The area is a little more open with apple .trees and smaller vegetation. This. area would be well . suited for the parking lot and the storm pond, at the south end low spot. Very few major trees. $ 4 705 Second Avenue Suite 710 Seattle, Washington 98104 (206) 624-6239 Fax (206) 625 -0930 <•a Z. 1 1- C4 W: 6 JU, O O: U)o ill i. w o u. a I— _. Z� Z 0: ww O N' �H. 'W w: II O: Z• w U N.` H � z 02/04/99 13:11 FAX 425.: ).91190 Kok Wa Tung October 5, 1998 Page 2 of 2 ROTH HILL ENGR .' q003/003 would be impacted if the 20 stall lot shown onAlt_ E & F was moved to the east,.just west of the two apples (20"& • 12" AP). See attached plan mark-up. Zone Three (West) . . . , There are trees to the east of the existing parking lot that are extremely messy.. They drop large nuts and largeleaves. They are not well suited for parking lot 5 .(29" CU, 24" CU; 22"LT & • 18"LT). • • • . . . . . • . . . • There.are very old maple sin this zone that have dead limbs and/or dead center trunks.: These trees are over mature and as such are not compatible with parking lot development. The potential' for lib.. failure is quite high and serious injury could result. . . • • • . • • . . . . . The exnansion. of the•existing lotshould be kept-to the east as much as possible. .The quality of the: trees 'improves in this •zone as you move west. . . . . • . . • . • . . . . . ' • ••• Pleaselet• us •know if we can provide.further assistance to youirr•theconcep rue design of . this project.. . . . • . • • ',Very Truly..Yotirs, . • . . • • • KW.. Thorpe ec.Associares, .Inc. • • • • • Stephen S,peidel, ASLA VicePresident • • Encl. • cc: File RWT/A 703Second Avenue. Suite 710 Seattle, Washington 98104 (206) 624-6239 Fax 625-0930' F:\01 NO 191.EngrtDocs 1CADS Ids \CAO Manul.tloc ; • O.C. (Typ) x 4 TREJkTED TYPICAL 4 x 4 TREJ■TED POST 1 x 4 X 6' CEDAR BOARDS (1/4" SPACING) .••••••■ .•••••• ••■■••11 CEMENT CONC. CLASS C 1 25' WIN BURY WOOD FENCE DETAIL N.T.S. 4/-0" .11■111■ Potivivwur 3" Z ornerStone. ETAI N I N G WALL SYSTEM Patent Pending R -100 Natural (round slit face) R -100 Natural (round slit face) f .. ✓•j Jam•• •/. w•'I �•M -:.Ji' • • T�% �•.tSi�'.� "�:� pf ?•�•'t�•!- fl'I.t'•�a 41.x`: • _ t• $4. • _ :irsi75►. manufactured by • A-- M mutual materials co. 605 - 119th NE • PO Box 2009 • Bellevue, Washington 98009 • 206 -455 -2869 15791 SE Piazza Ave • PO Box 326 • Clackamas. Oregon 97015 • 503 - 655 -7166 . •! Cornerstone RETAINING WALL SYSTEM Patent Pending CornerStoneTM Retaining Wall Blocks are manufactured by Mu- tual Materials Co., P. 0. Box 2009, Bellevue, Washington 98009. Phone: 206 - 455 -2869. Product Description Basic Use: The CornerStone Retaining Wall System is designed for use in either gravity retaining wall structures or mechanically stabilized, geogrid reinforced soil retaining structures. Applications range from low, lightly loaded gravity designed residential retain- ing walls to high (30 ft. or more), commercial and industrial geo- grid reinforced structures. Composition and Materials: The ComerStone Retaining Wall Sys- tem is comprised of individual concrete blocks consisting prima- rily ofportland cement, coarse aggregate and fine aggregate. Color may be added for aesthetic reasons. Admixtures may also be added to improve product performance (strength, durability, efflorescence control). The ingredients are combined to make a "no slump" con- crete and are molded under vibration and pressure in concrete block manufacturing machinery. Standard shapes available are the R -200, R -100, and R -50 blocks (see figures below). The individual units are cored to R -200 8" x 18" x 22" R -100 8" x 18" x 12" R -50 4" x 18" x 12" decrease weight during installation and are later filled with free - draining aggregate. Solid cap units are also available in the R -100 and R -50 sizes (but without rear "wings "). Standard facing texture is a radial "split face," although straight split face units are avail- able in all three sizes through custom ordering. Technical Data Physical Characteristics: CornerStone Retaining Wall blocks are made to meet or exceed the applicable industry standards found in NCMA -TEK 50A, Specification for Segmental Retaining Wall Units, published by the National Concrete Masonry Association (NCMA). This specification requires a minimum compressive strength of 3,000 psi (20.7 MPa), and a maximum water absorption of 10 lb /ft3 (160 kg /m3). Applications Standards: The CornerStone Retaining Wall Sys- tem is comprised of the individual concrete block units that are dry- stacked without mortar, soil and gravel infill, geogrid reinforc- ing (for soil reinforced wall designs), and a leveling pad. The forced soil mass may be engineered, imported fill or native m .. rial according to the engineer's design. A geotextile may be placed behind the units to help contain fines in the backfill material. The leveling pad material is typically engineered fill, compacted to de= sign specifications. For reference, The Design Manual for Segmen- tal Retaining Walls, published by the NCMA lists design guide- lines for selection of leveling pad, drainage fill, reinforced fill and other required materials. Connection between units is made through use of two cy- lindrical concrete shear connectors, integrally cast into the bottom of each block. These shear "lugs" make contact with the front face of the unit core to, along with the free - draining infill material, re- sist soil pressures. In reinforced structures, layers of geogrid rein- forcement are placed between successive courses of block units. Connection between the block and geogrid is provided by the in- teraction of the infill material and the shear connectors. Installation General wall excavation and leveling pad (footing) construction is typically started first. The installer must be aware of the wall loca- tion from site surveys and stakes. The leveling pad excavation, a minimum of 6 in. (150 mm) deep and 18 in. (450 mm) wider than the CornerStone unit width is required. Engineered design may in- crease or decrease these dimensions as appropriate. Drain pipes r also be required for site drainage of the footing. The first course of the CornerStone units are set smooth and level. The shear lugs on the bottom of each block may be re- moved for leveling. The inside line of the core, or the smooth back of the units is used for alignment since the front split face may vary. The level of the first course is critical, and is checked oftan. The first course is backfilled with the specified material. Drainage aggregate is placed in the cores of the units, and for a minimum depth of 12 in. (300 mm) behind the block wall. The backfill soil and drainage aggregate are compacted to design guidelines. Geo- grid is installed (if required on this first course). Successive courses of units are installed in a "running half bond" pattern. Shear connectors are placed downward, into the cores of the units below, and on top of any geogrid installed before. Drain- age aggregate is used to fill cores and for a minimum depth of 12 in. (300 mm) behind the block. Infill soil is placed and compacted to within 36 in. (900 mm) of the wall face. Geogrid is installed (if required) on top of the block and compacted soil fill. Care must be taken to minimize construction damage of the geogrid during the backfilling and compaction operations. Wall caps are installed upon completion, and may be glued with an adhesive if required. Loading of any design surcharges must not occur within 36 in. (900 mm) from the front of the wall face. Design tolerances for installation are as specified in The Design Manual for Segmental Retaining Walls. t. t1A mutual materials co.. eaft 605 - 119th NE • PO Box 2009, Bellevue, Washington 98009 • (206) 455 -2869 18230 SW Boones Ferry Rd. • Durham. Oregon 97224 • (503) 624 -8860 • • A bold, Cornerstone RETAINING WALL SYSTEM approach Patent Pending Mutual Materials is pleased to announce the development of our new CornerStone Retaining Wall System. The CornerStone unit is a durable, split -faced concrete segmental retaining wall block that can be used alone as a gravity retaining wall or with geogrid to become part of a mechanically stabilized earth system. The CornerStone system offers: • Hollow core design permitting flexible, economical construction. • Integral concrete shear key cast into each unit eliminating the need for pins. • Unique multi -split concrete face providing a sculptured stone appearance. • Tapered sides for use in straight or curved walls. R -50 4" x 18" x 12" R -100 8" x 18" x 12" R -200 8 "x 18 "x22" For more information, including pricing and availability, contact your Mutual Materials representative. Segmental retaining wall units 4° wall batter Free draining granular fill Reinforced soil backfill uniform load geosynthetic i reinforcement Compacted granular footing J Typical Soil Reinforced CornerStone Segmental Retaining Wall Section mutual materials co. M605 - 119th NE • PO Box 2009, Bellevue, Washington 98009 • (206) 455 -2869 18230 SW Boones Ferry Rd. • Durham, Oregon 97224 • (503) 624 -8860 STANDARD w a. 0 z 0 0: w 0 Z CID n. 0 z w w -J III a• N 'f9 z Z Z J te JU U_O. cn. w ; O w =; CD z I. w o: Z 0 U- ,„ O w D: cn =d w; Z Z °. LD ;o o W w.. • Z tllN; O z .. 1 � � ? � ' . CITY OF TUKWILA. CFr-7RMTNATION OF N nNSISNTFICANCE DESCRIPTION OF PROPOSAL: CONSTRUCTION OF A 90 SPACF PARKTNG LOT .ey THE DEPARTMENT OF PUP!TC WORr(S-. PRC.ET W7LL INCLUDE STORM DRAINAGE. LANE CPIN0 AND ILLUMINATION. PROPONENT: CITY OF LOCATION OF PPPL INCLUDING STRFET.AnDRFSS. TF-"ANY::. ADDRESS: 1.5447"6AV T PARCEL NO:- !..EC/TWNIRNG: LEAD AGENCY CITY OF,'TUKWILA FILE, NOE148-002.9 The' Cita; has determined that the proposal does nut hav,.! a.. Pobable ::!gnificant adverse impat on the envi-onment. An environmental iMpact statement ETS) nOt-requi:ed unCer RrW 43,-7-)c.0341,(2). decjsion was made after review of a coMpieted envt.z.onMental and cthe- informatIon on file with :.7.1-1,E, 'ead ac.:rncv. Th!s 'HnfOrmation is available to the pUblic un This deter minat.*:sn nal and s qn ad thi.r. / '114 d •. f 199 • ,:Steve Lancast..r. Ree:.n.crnsible C tv 0- of .T(.1k.wi la . (706) 431-'O -8300 Scuthcenter Boulevard WA 962.33 Copies o-F t.ne procedures i:or EFA appeals 21.e. • available w:th DPpatment f CoMmunity Development.. ..; Atrachnitiocr MEMORANDUM March 4, 1999 To: Steve Lancaster, Director Fm: Carol Lumb,l�A'ssociate Planner Re: Project File No. E98 -0029: City Hall Parking Lot Expansion Project Description: Construct a 51 stall parking lot to supplement the existing City Hall parking lot, a 20 stall parking lot for use by the Xerox Building and a 20 stall parking lot for the King County Housing Authority on a 3.2 acre site north of City Hall. Proponent: City of Tukwila Location:. 15447 65th Avenue South Date prepared: February 19, 1999 Lead Agency: City of Tukwila, Department of Community Development Challenges to Document: None Other Agencies of Jurisdiction: None Recommendation: Determination of Non - Significance (DNS) :� +; .:Z • _�i • ,-J 0; 0: :CO 4;. la J H =f • Nu-: w 0. '. • . I- w, I-- O z 1; •v °4 ;0 ~. • ;w ~ u. O: . W Z� O Z City Hall Parking Lot Determination of Nonsignificance Summary of Primary Impacts: Earth The site is characterized by steep slopes up to 80% in the western portion of the site which have been classified as Class 3 Landslide Hazard. The geotechnical report by Terra Associates states that based on the detailed site investigation and subsurface explorations, the site is not a landslide hazard area. The soils are comprised of silly sand and weathered bedrock. The environmental checklist estimates that approximately 2500 cubic yards of material will be excavated from the site and used as structural backfield material if suitable. Approximately, 39% of the site will be covered with asphalt parking areas and concrete sidewalks. Erosion control measures will be needed throughout project construction to avoid sedimentation and erosion from the site. Straw or securely anchored plastic sheeting will be used to cover exposed silly sands. Silt fences, straw bale check dams and other standard erosion control measures will also be in place throughout construction. Air Standard exhaust emissions from construction vehicles would result from construction activities. When the project is completed, parking will be provided for 90 passenger vehicles. Standard emissions from these vehicles will be present as a result of the completed project. Water The project site is approximately 600 feet west of the Green River. No work will take place over, in or adjacent to the River nor will any surface water be withdrawn or diverted for this project. Storm water will be collected from impervious surfaces with the use of catch basins and piped to a wet pond. Water will be discharged from the wet pond to the City's stormwater drainage system. Standard road and automotive pollutants found in storm water systems collected on the surface of the parking lot will enter the storm system.. Some treatment/settling will occur in the wet pond. Plants The site is primarily undeveloped and contains a variety of trees throughout the site including alder, maple, aspen chestnut, apple, hazelnut, fir, cedar and holly,. A twenty- foot wide landscape buffer will be installed on the north side of the site, as a buffer between the parking lot and the residential development on the north. A landscaping plan was submitted with the application. The landscaping plan provides trees along the street providing access to the site from 65th Avenue South, trees as a screening buffer on the perimeter of the parcel and landscaping throughout the parking lot. As many of the existing trees as possible will be retained. c:karo Ikiry pkg \pkgsepa. doc z W. re 0O, 'co CI .(A w: • Ill =. H: w O._ u. Z Z I- ww v o 13' 0 • w. .z I— U • r" O: Z. w 0 N' 1= _ O~ `Z • • City Hall Parking Lot Determination of Nonsignificance Animals Songbirds , crows and squirrels are the birds and animals observed on the site. Neighbors have also observed raccoons on the site. No threatened or endangered species are known to exist on the site. While wildlife habitat will be removed through the construction of the parking lots, there will still be a majority of the site (61 %) that will remain undeveloped, either in its native state or as landscaped area, and available for habitat. Energy/Natural Resources Electricity will be used to provide lighting in the parking lot. No other types of energy are expected to be needed. Environmental Health Temporary noise impacts due to construction are anticipated.. Low level traffic noise associated with cars in a parking lot would be present, generally during the working hours of 7:00 a.m. to 6:00 p.m. Land /Shoreline Uses The site is vacant and zoned commercial. The remnants of an old building foundation are located on the eastern portion of the si.e. Adjacent on the north and west and east are residential development, with a City Park across 65th Avenue South. The existing City Hall and Minolta. Building are on the south side of the site. The current zoning classification is Office. The current Comprehensive Plan designation is also Office. A total of 91 parking stalls will provided in three separate lots to serve the City Hall/Minolta Building, Xerox building and the King County Housing Authority. Housing Not applicable: Aesthetics The tallest structures on the site will be light poles to illuminate the parking area, which will be approximately 12 feet tall. A 20 foot landscape border will be installed between the project and the residential property lines on the north and west sides as a buffer. The existing vegetation will be supplemented by tall and full form evergreen trees. The foreground will be planted with mostly evergreen shrubs to soften the parking lot c:karo Ikitypkg \pkgseps. doc 3 > : City Hall Parking Lot Determination of Nonsignificance appearance. The landscaping will be balanced with the need to provide a safe environment to park and leave vehicles. Light/Glare The parking lot will be lighted, as noted above with 12 -foot tall light poles The lights will be directed in such a way that there will not be impacts off -site. Recreation Tukwila Park is located to the east of the site, across 65th Avenue South. Hazelnut Park is located to the north at approximately South 147th Street and 59th Avenue South. There is a trail along the Green/Duwamish River to the east. None of these recreational facilities will be impacted by the proposed parking lot.. Two picnic tables and two trash cans will be provided for use by City employees. The tables will be built to Park Department standards and accessed by pedestrian paths. Historic /Cultural Preservation Not applicable. Transportation The site will be access by. 65th Avenue South and through the City Hall and Minolta Building parking lots. There is transit access on Southcenter Boulevard. The City Hall parking lot addition is needed due to the use of many of the existing City Hall spaces by District Court clients throughout the week. The 20 -stall parking lot for the Xerox Building is proposed to replace an existing parking lot that is currently used by both Xerox Building and City employees. The King County Housing Authority Parking Lot addition is due to the current small size of its existing parking lot. The Housing Authority would contract with the City to construct the lot and would reimburse the City for the cost of construction. It is not anticipated that the parking lots will generate additional trips. Up to four parking stalls in the existing Minolta parking lot will be dedicated for car pool participants as part of the City's commute trip reduction program. The Public Works Department has determined that the parking lot project is exempt from the Traffic Concurrency Standards adopted in TMC 9.48. The exemption is based on the fact that no change in use is proposed for either City Hall or the Minolta Building. Additional parking space is needed at City Hall to accommodate the increase in Municipal Court traffic; as a result, employee parking must be shifted to another site. Additional parking is needed at the Minolta Building to accommodate the increase of visitors to the Permit Center for Planning and Public Works related permits. In addition, more City -owned vehicles are being parked at both City Hall and the Minolta Building which then displaces both employees and visitors from parking. c:karolkitypkglpkgsepa. doc 4 ' z • ~w, uJ .0 O' W W WI •W O' g -J = Ci; 1—W • Z�. ZI U�. ON W W, —0' lil Z; OF z• City Hall Parking Lot Determination of Nonsignificance public Services The proposed parking lots are not expected to generate additional need for public services. Utilities Utilities currently available at the site include electricity, natural gas, water, refuse • service, telephone, storm water and sanitary sewer. On -site storm drainage facilities will be constructed which will connect to the off -site City of Tukwila storm drainage facilities. No additional utilities are anticipated to be needed as a result of the parking lot construction other than electricity for lighting. Recommendation Determination of Nonsignificance c:\a+olkitypkg\pkysepL.doo 5 .". ..,.�.�.;,..,. O ' ; zi QQ�s W m,. • J U UOE :U U: .N w: . - I—+ SU) LL • � a I— W: F- O' • • `•z I—; U � iO Ni: =W U •111 z, •UN. .O z • CITY OF T U KW I LA WASHINGTON O .o O O WHEREAS, on June 8, 1981, P i L Company, a Washington ORDINANCE NO, la 3 / AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, RECLASSIFYING CERTAIN LANDS PROM R -3 TO C -1, AS DESCRIBED IN PLANNING DEPARTMENT MASTER FILE NO. 81 -21 -R. pp General Partnership, filed a petition to have certain property in which it had a substantial beneficial interest, reclassified from the residential -three and four family dwellings (R -3) zone to neighborhood retail stores (C -1) zone as provided under the zoning laws of the City of Tukwila; and WHEREAS, said petition was processed by the Planning Depart- ment of the City of Tukwila under Pile No. 81 -21 -R; and WHEREAS, the Planning Commission of the City of Tukwila held e public hearing to consider the reclassification petition on June 25, 1981; and WHEREAS, as a result of information presented at the June 25, 1981 public meeting, the Planning Commission continued the hearing to July 23, 1981 in order to prepare certain restrictions and conditions on said property to be acquired of petitioners as a condition of the granting of the reclassification petition; and WHEREAS, the Planning Commission approved the granting of the reclassification, subject to the terms and conditions of a `Property Use and Development Agreement' to be executed by petitioners; and . WHEREAS, the City Council has reviewed File 81 -21 -R, has heard the petitioners and their representatives present data, at two meetings of the Council, and has considered the recommendation of the Planning Commission and the recommendation of the Planning Department, NOV, THEREFORE, the City'Council of•the City of Tukwila, Washington, does ordain as follows: .: ' Attitehhicr A Z HZ' -J 0 CO W' W =. J H W Orrr IL Q;' Nd' •F=- Z I— 01 ZF LU C.) co'. 0- W W; H U _ z; W N; 0 ~. Z .:VL7A,• 1c181 Pezon_ Coveyar� 0 c. (. Section 1. The real property which is the subject of this ordinance is described in the attached legal description (Exhibit A) and is shown on the attached vicinity map (Exhibit B.) Section 2. The City Council makes the following findings of a JU. fact: U O Np: 'V) W , = , 1 I— 00 W`. W O: JI O c. The proposed rezone is consistent with the policies of U- .7) CD the comprehensive plan providing for office development N (Y '`a as buffer zones between residential areas and commercial _ areas, providing that certain conditions and limitations I— _' 00 are placed on use of the property. Z H' I— O' d. The proposed rezone, subject to the terms and conditions Z contained herein, is in the interest of the public health, W W' safety and general welfare. .2 :3, Section 3. Based on these findings of fact, the Council U N makes the fofiowing conclusions and conditions relating to and re- O stricting the subject real property. f7 ~ Wa Z. LIJ H H O Z a. The real property, which is the subject of this rezone request and described in Exhibit A, is currently classified residential -three and four family dwellings (R -3). b. The proposed zoning classification of neighborhood retail stores (C -1) is generally consistent with the map of the comprehensive plan, as amended. 'a. The City and the petitioner shall execute a "Property Use and Development Agreement" substantially the same as the agreement attached to this ordinance as Exhibit C. b. The petitioners and other affected property owners shall execute a "reciprocal easement" in the form of such easement attached to this ordinance as Exhibit D. c. Terms and conditions of the Property Use and Development Agreement dated 9/4/81 from P & L Company in favor of the City of Tukwila shall be binding on the subject real property, regardless of any change in zoning classification. Section 4. The official zoning map of the City of Tukwila, adopted by re erence by Ordinance No. 251 is hereby amended to reflect the changes of the zoning reclassification action taken in this ordinance. Section 5. The City Clerk is directed to record a copy of this ordinance�an —exhibits with the King County Department of Records and Elections. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a regular meeting thereof this A5-0 day of ��.....1.�- , 1981. ATTEST: a or Ap (Aoved as to FF Ci y Attorney, Lawr n E. Hard Published Record Chronicle - September 20, 1981 ;% • 0 • is ,�.�� •• w and, WHEREAS, a petition (Tukwila Master File No. 81 -21 -R) was filed on June 8, 1981, with the City to reclassify the Property from the Residential- -Three and Four Family Dwellings density zone (R -3), to Neighborhood Retail Business density zone (C -1) pursuant to the provisions of the Zoning Regulations of the C Tukwila Municipal Code, Title 18; and, CD CD WHEREAS, the City of Tukwila Planning Commission CD 0 recommended to the City Council that the petition be granted subject to the execution and recording of an agreement with the City pertaining to certain uses and development of the Property in order to ameliorate the adverse impact of unrestricted use and development in a C -1 Zone; NOW, THEREFORE, Owners hereby covenant, bargain and agree Z HZ. DC W �.. JU. U O: CO • 'fn W = J F_ W 0' u. -J to S Ci: � W Z 1,—; F— O' Z H; .UO co: ' W W' U that if the Property is reclassified to the C -1 zone: 1. 1": .Z W O. the construction, operation, and maintenancer'of'a single office Limitations As to Use. 1. The above - described Property shall be used for ,building; as shown by plans and drawings submitted with owners' application No. 81 -21 -R to the City of Tukwila, as those plans may be modified by the Board of Architectural Review, as herein provided. 2. The single office building shall be used for office purposes, which may include related non - retail services uses customarily incident to office uses. 3. The office building is intended to operate primarily during weekday business hours. Utilization of "Site Development Plans ". 4. Site Development Plans shall be subject to review and approval of the City of Tukwila Planning Commission, PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 2 5398A/221A/LEH .. , -� .L.•;,:. • p. r,,, 8110010600 0 c sitting as a Board of Architectural Review (BAR). Architectural review will inculde, but not be limited to: (a) Building height shall not exceed two stories: (b) ;Setbacks and width of formal :landscaping areas shall be•as depicted on.Exhibit B,.of` application. 81 -21 -R. A 20 -foot setback will'be landscaped and main- tained on the north a11&.west Property boundaries. The landscaping shall be designed,.placed and maintained to. provide a barrier at 64th Avenue South. (c) A comprehensive,native tree inventory of the site shall be' prepared by the applicant and'submLtted••to4 '• the BAR,;" Site development. shall provide ,for -:the: saving of as many trees of good health and significant size as ap-t propriate and as approved by the BAR. (d) Exhibits K, L, M, N, P presented at the Planning Commission Public Hearing on July 23, 1981, are attached hereto. Exhibits L, N & P are hereby modified by Exhibit M to reflect deletion of roof mounted mechanic equipment and first floor finished elevation of 95.0'. fa Limitations as to Access. 5. There shall be no entrance or exit between the Property and 64th Avenue South, which shall remain a dead -end street for use only by the adjoining residential area. 6. Primary access from the Property shall be through the real property owned by Robert E. Lee and Evelyn Lee, a /k /a Evelyn T. Lee (hereinafter "Lee Property"), 'described below, to Southcenter Boulevard, and shall be protected by the recording of an easement for ingress and egress over and across the Lee Property to the extent of owner's interest, in favor of the :Property. The Lee Property is located on King County, Washington, and is legally described as follows: That portion of the Wm. E. Gilliam Donation Claim No. 40, Township 33 North, Range 4 East, W.M., described as follows: Beginning 1336.78 feet West and 1501.50 feet North of the Southeast corner of Section 23, Township 23 North, Range 4 East, W.M.; thence East 250 feet; thence South 325.50 feet to North line of County Road No. 622; thence Westerly along said North line to a point South of beginning; thence North to beginning, EXCEPT portion conveyed to King County for Renton -Three PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 3 5398A/221A/LEH • • , �?,, •.1 ;Ulu;+. toy, twt att • !Nit. it G7ry;' • • ••••( •i • it ; 'fit V1 44,I0.4 +;' r, • O. O Tree Point County Road by deed recorded in volume 1505 of deeds, page 486, under Auditor's File No. 2685209, records of said county. (Consisting of 101,155 square feet, more or less.) Construction Activities. 7. Owners shall require their contractors.to•take all reasonable steps to ensure that construction activity is confined to normal working hours, equipment is muffled to reduce noise, and dust control measures are followed. General Conditions. 8. This Agreement shall be recorded in the records of King County and the covenants hereof shall be deemed to attach to and run with the Property and shall be binding upon the Owners, their heirs, successors and assigns, and shall apply to after- acquired title of the Owners of the Property. 9. This Agreement may be amended or modified by written agreement between the Owners and the City or their successors and assigns; provided, such amended agreement shall be approved by the legislative authority of the City by ordinance and only after written nctice to property owners within 300 feet of the site and after a hearing before the City of Tukwila Planning Commission. Nothing in this Agreement shall prevent the City Council from making such further amendments to the Zoning Ordinance as it may deem necessary in the public interest. Nothing in this Agreement is intended to authorize any use or dimension not otherwise permitted in the C -1 Zone. 10. This Agreement is made for the benefit of the City and for the benefit of owners of property within 300 feet of the Property, and either the City or any such property owner may institute and prosecute any proceeding at law or in equity to enforce this Agreement. If such an action is brought by the PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 4 5398A/221A/LEH • • Yos • ' . • • 0 0 City, Owners agree to pay any costs and reasonable attorney's fees incurred by the City arising out of such action. 11. It is further expressly agreed that in the event any covenant or condition or restriction hereinabove contained or any portion thereof is invalid or void, such invalidity or voidness shall in no way affect any other covenant, condition, lr restriction hereinabove contained. CD CD DATED. 4.-40-"Ceci-r �� , 1981. CD CD OD P i L COMPANY, a Washington par ship STATE OF WASHINGTON ) ) as. Robert L. Paterson, General Partner On this date, before me, the undersigned, personally appeared JOSEPH W. LYNCH and ROBERT L. PATERSON, to me known to be General Partners of P i L COMPANY, the Washington partnership that executed the within and foregoing PROPERTY USE AND DEVELOPMENT AGREEMENT and acknowledged said instrument to be the free and voluntary act and deed of said partnership, for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute said instrument. GI N %yDER MY HAND AND OFFICIAL SEAL this !v day of ___2 77 t „., 4, , 1981. i1.,1.te 7.1' Notary Publ %c hand for t of Washington, siding at PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 5 5398A/221A/LEH Z Z, U U O fn W' CO LL: W O. IL 4c N Di H =' Z F. I— O Z W W; o W W; H a lii Z U F- H Z : • •,r • • .II 1 4 3 t !I if 4711 „i to. pe Lib • .6410.. • a .41_ ... . Y:rn•r, TM. • • 1.1 M1 7 8110010600 �7 0 O �' ...r• # 4) 0 •� l f .t • V'.- ••• ::,a. •Hs, • j •r— i �+ .11 7, I r III, r. II•,. .:.III 1 • I ' •� PROJECT FOR P&L C Mb. rq A. 1.1..1 A.?y W.r y..Jr Y ll.r 7k 1671r w.uw w ."r0r ati 01 • w v%Q1 •-• .t tf1 1.2.14.4 v +►r.. .. ! : .:.,:..** Ei M 7004 111111 AVINUI N 1 ICL 1VU(, WA�NIN01C : Commissioners: SHARON MAST, Chair DOREEN CATO, Vice Chair RICK S. BENDER AUDREY GRUGER ALVA SADLER Executive Director: STEPHEN J. NORMAN - Boor -I KING COUNTY HOUSING AUTHORITY August 7, 1998 Mr. Bob Giberson, Senior Engineer City of Tukwila, Department of Public Works 6300 Southcenter Boulevard, Suite #100 Tukwila, WA 98188 RE: CITY HALL. PARKING LOT EX_PANSION PROJECT Dear Mr. Giberson: RECEIVED AUG I u 1998 TUKWILA PUBLIC WORKS Enclosed is a draft of the Letter of Agreement to enter into a mutually agreeable access easement be- tween King County Housing Authority and the City of Tukwila which was requested in your July 21, 1998 letter. After reviewing this draft, please provide any comments or concerns. Once we have final- ized the language of the Agreement, I will submit it for approval to our Executive Director. Also, I will need the legal description of the proposed parking lot property for Exhibit "A" that is referenced in the Agreement. After reviewing the three alternative plans for the parking lot expansion project, King County Housing Authority staff have determined Alternative "B" best suits our needs; in that it is an acceptable walking distance from our offices and would be designated for the exclusive use of our staff. In addi- tion, we initially discussed designating 15 parking spots for King County Housing Authority in the parking lot expansion project. After reviewing future growth of staff, it appears we should increase our request to a total of 20 parking spots. Please contact me after you review of the Letter of Agreement at (206) 241 -4219. Lori K. O'Tool Agency Chief Contracting Officer Enclosure: Letter of Agreement 15455 65TH AVENUE SOUTH • SEATTLE, WASHINGTON 98188 -2583 PHONE (206) 244-7750 • TDD (206) 243 -9223 • FAX (206) 244-1948 EQUAL HOUSING OPPORTUNITY '' ,Z _ I- ~W. • 6 `00 (0 O's. W z; I--; W O' W <: _ CJ, W, Z I— 0. ,Z F—: U 0;. W 11J'. 1- ,0 ~' Z Commissioners: SHARON MAST, Chair DOREEN CATO, Vice Chair RICK S. BENDER AUDREY GRUGER ALVA SADLER Executive Director: STEPHEN J. NORMAN KING COUNTY HOUSING AUTHORITY LETTER OF AGREEMENT DRAFT This Letter of Agreement ( "Agreement ") is entered into as of this _ day of , 1998, by and between the King County Housing Authority, whose address is 15455 - 65th Avenue South, Seattle, WA 98188 ( "HA ") and the City of Tukwila, whose address is 6300 Southcenter Boulevard, Tukwila, WA 98188 ( "City"). WHEREAS, the HA is the owner of certain real property located in King County,. Washington and legally described in Exhibit "A ", attached hereto;' and WHEREAS, the City is the owner of certain real property located in King County, Washington and legally described in Exhibit `B ", attached hereto; and WHEREAS, the City is currently planning to develop said City real property for parking, a por- tion of which will be exclusively developed for the HA; and WHEREAS, convenient access to and from the City real property is over and across a portion of the HA real property; and WHEREAS, convenient access to and from the HA real property is over and across a portion of the City real property; and WHEREAS, the City and the HA desire to provide to mutually agreeable easements over and upon portions of the City and HA real properties for vehicular and pedestrian ingress and egress. NOW, THEREFORE, in consideration of the promises, and other good and valuable considera- tion, the receipt adequacy and sufficiency of which is hereby acknowledged, the HA and the City agree at a future dale to enter into mutually agreeable access casements for said City and I•IA real properties. IN WITNESS WHEREOF, the HA and the City signing this Agreement warrant and represent for themselves and for their respective organizations that they are duly authorized to sign this Agreement, and that upon such signing their respective organizations are bound thereby. City of Tukwila King County Housing Authority By: By: Name: John W. Rants Name: Stephen J. Norman Title: Mayor, City of Tukwila Title: Executive Director Date: Date: 15455 65TH AVENUE SOUTH • SEATTLE, WASHINGTON 98188 -2583 PHONE (206) 244-7750 • TDD (206) 243 -9223 • FAX (206) 244-1948 EQUAL HOUSING OPPORTUNITY z =F" • w J U: U0 CO ▪ = -1 F-. w 0: Q D. a. = H w =. Z �. H0 Z I- 111 U Ca H 1w - U w z. O z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION DATED DECEMBER 15, 1998 TO: Bob Giberson, Sen,i ,FOrigineer FM: Carol Lumb, Asscte Planner RE: Proposed City Hall Parking Lot: File #s E98 -0029 and L98 -0087 Thank you for sending us the Coordinating Review memorandum regarding the parking lot expansion. The comments from DCD on this project will come in the context of the SEPA and permit review. Your application to construct a 90 -stall parking lot expansion to the existing City Hall parking lot has been found to be complete on December 15, 1998 for the purposes of meeting state mandated time requirements. This project is subject to environmental review (SEPA) and design review by the City's Board of Architectural Review. I am the planner assigned to the project. The next step in the review process is for you to install three notice boards in the following locations: Southcenter Boulevard, in front of the Minolta Building, on 62n Ave. South at the entrance to City Hall and on 65th Avenue South, where the parking lot will exit, within 14 days of the date of this letter, no later than December 29, 1998. If you did not receive information on how to install the sign with your application packet, please let me know. You also must obtain a laminated copy of the Notice of Application to post on the board. Please let me know when the sign is ready for installation so that I can prepare the notice that you will post and that will be mailed out to the surrounding property owners. After installing the sign with the laminated notice, please return the signed Affidavit of Posting to our office. The 14 -day comment period on the parking lot expansion begins when the site is posted and the Notice of Application has been sent out to property owners within 500 feet of the site. Just for your information, the Fire Department noted in its preliminary review of the parking lot that the maximum grade for the road is 15 %. The determination that the application is complete does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. I will be contacting you soon to discuss this project and the timing of the review of the project by the Board of Architectural Review. If you wish to speak to me sooner, feel free to call me at 431 -3661 or stop by my desk. cc: Jack Pace, Planning Manager c:lcaroPpkglot \comleto 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 +' RE: City Hall Parking Lot Expansion Design Review & SEPA application Supplemental information listed below is enclosed for review: 1981 rezone covenant for subject parcel XEROX parking agreement and easement KCHA housing agreement and easement • city purchase of 6300 building (no easement required) CITY OF TU (WILA NOV 1 8 1998 PERMIT CENTER Section 1. The real property which is the subject of this _ ordinance is described in the attached legal description (Exhibit A) and is shown on the attached vidnityinap (Exhibit B.) Z GC 6 fact: J U U. O Section 2. The City Council makes the following findings of a. The real property, which is the subject of this rezone request and described in Exhibit A, is currently classified residential -three and four family dwellings (R -3). b. The proposed zoning classification of neighborhood retail stores (C -1) is generally consistent with the map of the comprehensive plan, as amended. N LL W 0: O c. The proposed rezone is consistent with the policies of u. Q' CD the comprehensive plan providing for office development N :D' as buffer zones between residential areas and commercial CY areas, providing that certain conditions and limitations H W• ; CD CD are placed on use of the property. Z X: d. The proposed rezone, subject to the terms and conditions F- O: c0 contained herein, is in the interest of the public health, 2:I-- safety and general welfare. W W Section 3. Based on these findings of fact, the Council 0 makes the following conclusions and conditions relating to and re- :0 N,• stricting the subject real property. ;0 F.., a. The City and the petitioner shall execute a "Property Use and Development Agreement" substantially the same as the agreement attached to this ordinance as Exhibit C. b. The petitioners and other affected property owners shall execute a "reciprocal easement" in the form of such easement attached to this ordinance as Exhibit D. c. Terms and conditions of the Property Use and Development Agreement dated 9/4/81 from P 8 L Company in favor of the City of Tukwila shall be binding on the subject real property, regardless of any change in zoning classification. Section 4. The official zoning map of the City of Tukwila, adopted by re erence by Ordinance No. 251 is hereby amended to reflect the changes of the zoning reclassification action taken in this ordinance. Section 5. The City Clerk is directed to record a copy of this ordinance and exhibits with the King County Department of Records and Elections. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a regular meeting thereof this A5-0 day of ATTEST: a or , 1981. Api^ovedastoF Lavin. Cl y Attorney, r n E. Hard Published Record Chronicle - September 20, 1981 4.141MONNIMOIMB•10•011•110•••■••••••■•■•■•■■■•••■••••■•■•■■■•...............•....r...... - - -- Z ti 0 and, WHEREAS, a petition (Tukwila Master File No. 81 -21 -R) was filed on June 8, 1981, with the City to reclassify the Property from the Residential- -Three and Four Family Dwellings density zone (R -3), to Neighborhood Retail Business density zone (C-1) pursuant to the provisions of the Zoning Regulations of the CD Tukwila Municipal Code, Title 18; and, CD CD WHEREAS, the City of Tukwila Planning Commission CD 0 recommended to the City Council that the petition be granted subject to the execution and recording of an agreement with the OD City pertaining to certain uses and development of the Property in order to ameliorate the adverse impact of unrestricted use and development in a C -1 Zone: NOW, THEREFORE, Owners hereby covenant, bargain and agree that if the Property is reclassified to the C -1 zone: Limitations As to Use. 1. The above - described Property shall be used for the construction, operation, and maintenanceiof'a single office? building, as shown by plans and drawings submitted with owners' application No. 81 -21 -R to the City of Tukwila, as those plans may be modified by the Board of Architectural Review, as herein provided. 2. The single office building shall be used for office purposes, which may include related non - retail services uses customarily incident to office uses. 3. The office building is intended to operate primarily during weekday business hours. Utilization of Site Development Plans ". 4. Site Development Plans shall be subject to review and approval of the City of Tukwila Planning Commission, PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 2 5398A/221A/LEH ; ,. • • CD CD .0 CD (d) Exhibits K, L, M, N, P presented at the CD Planning Commission Public Hearing on July 23, 1981, are CD attached hereto. Exhibits L, N & P are hereby modified by Exhibit M to reflect deletion of roof mounted mechanic to equipment and first floor finished elevation of 95.0'. pU.rfp Limitations as to Access. 5. There shall be no entrance or exit between the 0 sitting as a Board of Architectural Review (BAR). Architectural review will inculde, but not be limited to: (a) Building height shall not exceed two stories: (b) .Setbacks and width of formal.landscaping . areas shall be'.-as-depicted on`Exhibit B,:.of; application 81- 21 -R:' A 20 -foot setback will•be landscaped and main -= tained on the porth and_west Property boundaries. tThe landscaping shall be designed,..placed and maintained to. provide' a barrier at 64th Avenue South. ,, (c) A comprehensive,native tree inventory of the site shall be.prepared•by the applicant'and"submitted•to' the BARS. Site development, shall provide•for=.the.saving of as many trees of good health and significant size as ap-% propriate and as approved by the BAR. Property and 64th Avenue South, which shall remain a dead -end street for use only by the adjoining residential area. 6. Primary access from the Property shall be through the real property owned by•Robert E. Lee and Evelyn Lee, a /k /a Evelyn T. Lee (hereinafter "Lee Property"), 'described below, to Southcenter Boulevard, and shall be protected by the recording •. of an easement for ingress and egress over and across the Lee Property to the extent of owner's interest, in favor of the Property. The Lee Property is located on King County, Washington, and is legally described as follows: That portion of the Wm. E. Gilliam Donation Claim No. 40, Township 33 North, Range 4 East, W.M., described as follows: Beginning 1336.78 feet West and 1501.50 feet North of the Southeast corner of Section 23, Township 23 North, Range 4 East, W.M.; thence East 250 feet; thence South 325.50 feet to North line of County Road No. 622; thence Westerly along said North line to a point South of beginning; thence North to beginning, EXCEPT portion conveyed to King County for Renton -Three PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 3 5398A/221A/LEH • z Z aW D' UO U0: W W' J�. N LL. W O. ? H Z �,. W ,2 O N; W W' — Os Z• • W SP-: I' • 0 z 0 1 Tree Point County Road by deed recorded in volume 1505 of deeds, page 486, under Auditor's File No. 2685209, records of said county. (Consisting of 101,155 square feet, more or less.) Construction Activities. 7. Owners shall require their contractors_to,_take all reasonable steps to ensure that construction activity is Z =— Z new: Q 2, W� JU UO., t fl) •U) W W = J I—. W 0,. • 2 iof O confined to normal working hours, equipment is muffled to J U. Q: CD reduce noise, and dust control measures are followed. SA d: • CD General Conditions. =- O • ZH. 8. This Agreement shall be recorded in the records OD of King County and the covenants hereof shall be deemed to W W` attach to and run with the Property and shall be binding upon j the Owners, their heirs, successors and assigns, and shall 0 N- W'. .S 1L ~ ti.lZ• U N` • Z • • apply to after- acquired title of the Owners of the Property. 9. This Agreement may be amended or modified by written agreement between the Owners and the City or their successors and assigns; provided, such amended agreement shall be approved by the legislative authority of the City by ordinance and only cater written notice to property owners within 300 feet of the site and after a hearing before the City of Tukwila Planning Commission. Nothing in this Agreement shall prevent the City Council from making such further amendments to the Zoning Ordinance as it may deem necessary in the public interest. Nothing in this Agreement is intended to authorize any use or dimension not otherwise permitted in the C -1 Zone. 10. This Agreement is made for the benefit of the City and for the benefit of owners of property within 300 feet of the Property, and either the City or any such property owner may institute and prosecute any proceeding at law or in equity to enforce this Agreement. If such an action is brought by the PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 4 5398A/221A/LEH • pet 0 City, Owners agree to pay any costs and reasonable attorney's fees incurred by the City arising out of such action. 11. It is further expressly agreed that in the event any covenant or condition or restriction hereinabove contained or any portion thereof is invalid or void, such invalidity or voidness shall in no way affect any other covenant, condition, lr restriction hereinabove contained. CD CD CD DATED �S� i ess�CCaf �- , 1981. oD • STATE OF WASHINGTON ) ) ss. P i L COMPANY, a Washington par ship Robert L. Paterson, General Partner On this date, before me, the undersigned, personally appeared JOSEPH W. LYNCH and ROBERT L. PATERSON, to me known to be General Partners of P ie L COMPANY, the Washington partnership that executed the within and foregoing PROPERTY USE AND DEVELOPMENT AGREEMENT and acknowledged said instrument to be the free and voluntary act and deed of said partnership, for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute said instrument. GIVV N TJNNDER MY HAND AND OFFICIAL SEAL this 1 t/L day of , .v/,1.1.,2, -_ , 1981. Q Notary Public i and for t of Washington, eliding at CMS • hyo` •'fit \(�w.��w PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 5 5398A/221A/LEH ' • • ',∎ • , 1 iv • • 0 8IIOOI0800 • f a J ! 1• i' .•sr / ,P -1 r- • t }K•-, �. I' • _ 1 1 PROJECT FOR P&L C 1I.J.11t..T •J.o $ Mtl. ra. •43• MY. 1 %Ian WJ NJ.• Jr Y Nu.. y7!!' 11R 1111'16. on -wT Na. • ' f ,r.+ �'{iw «•, Ei M Taar ; 1610THa Oa I.14■5 (0)cO 'I tOOD •UIN AV(NUL N L LCLLLYUL. *ALNINOIC • L • ...: Z re We C ': UO • :Np! W W 0. !L < =O Z I; Z I-', 2 D; 0; N• I—; ,Lu W, H V'. LL 0, z. U O 9412140117 AFTER RECORDING RETU'� TO: CITY OF TUKWILA 6200 SOUTHCENTER BLVD. TUKWILA, WA 98188 ATTN: JOHN McFARLAND EXHIBIT D RECEI\. ) THIS DAY PARKING AGREEr l4 8 30 AN DEC 19 1994 CITY Y 0= THIS AGREEMENT is entered Ri=i ficMti ;'/ f -^ 1_ I\Ii..G JLvy •IVo v r=,ti sL & , 1994, by and between the CITY OF TUKWILA (hereafter the "City" or "Tukwila ") and Xerox Corporation (hereafter "Xerox ") for the purpose of creating an irrevocable license to accommodate the parking of Xerox owned/Xerox employee operated/Xerox visitor, passenger vehicles of parties using, occupying or visiting the property described in Exhibit A hereto, and commonly known as 6400 South Center Boulevard, Tukwila, Washington (the " Xerox Parcel "), on property formerly owned by Xerox and now under the ownership of the City of Tukwila, as more —. fully described in Exhibit A hereto and commonly known as 15447 65th Avenue South, Tukwila, Washington (the "Parking Lot Parcel "). Based on the foregoing,' and for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, IT IS HEREBY UNDERSTOOD AND AGREED that: 1. Parking: Through this license, the City agrees to allow Xerox M 41 Cl F.-: p e= V.J on ct ,., to use twenty (20) parking spaces located on the Parking Lot Parcel. When the T cr. cc ;s 1:3''" City completes its final architectural plans for development of the site, the LLS z Lo � c r F ui location of the parking spaces will be shown on a diagram which will be attached hereto as Exhibit C. The City will use reasonable efforts to select parking spaces that are as close as reasonably possible to the main entrance to the building on the Xerox parcel. Xerox shall have twenty -four (24) hour per day, seven (7) day per week access to such parking spaces. 2. Payment. Xerox transferred its fee interest in the Parking Lot Parcel to the City, in exchange for the purchase price stated in that certain Real Estate Purchase and Sale Agreement dated October 12, 1994, by and 7 0011 1114 600 S080338 A!Nfl00 ON:Y W C0:06:60 LFT0-tic;'t6 �z U; U O: t co LU C LL. w0 ga .� � � =a. 1— _. z1 �o Z n o: off' o1- = U. — o. ui z CO 0 o� z between the parties hereto. In recognition of the value of the parking license in the purchase price of the aforementioned property which contains the parking area, the City agrees to levy no charge to Xerox for use of the 20 spaces during the initial term of this license. Upon expiration of the initial term of the license, Xerox may exercise their option to extend the license agreement as described in Section 6 of this agreement. The parking stall price for the option periods will be determined by fair market value for similar parking stall rates in the Southcenter, SeaTac and Renton area. If the two parties cannot agree on a fair market value, they will promptly, hire a mutually acceptable MA1..appraiser to assess the value of the parking stalls. The findings of the appraiser shall be binding on both parties. Expenses for the appraisal shall be shared equally. 3. Indemnity and Insurance. Xerox agrees to indemnify and to hold the City harmless from and against any and all claims, losses, damages, and expenses incurred by the City (including, without limitation, reasonable expert witness and attorneys fees) arising from any negligent act or omission of Xerox, its agents, servants, or employees with respect use of the licensed parking spaces pursuant to the terms of this Agreement. The City agrees to indemnify and to hold Xerox harmless from and against any and all claims, losses, damages, and expenses incurred by Xerox (including, without limitation, reasonable expert witness and attorneys fees) arising from any negligent act or omission of the City, its agents, servants, or employees with respect to the Parking Lot Parcel, and the City's exercise of its rights and performance of its obligations under the terms of Section 7 of this Agreement. The indemnification provisions contained herein shall survive the termination of this Agreement. 8 }- z . w re 2 JU UO` N 0: W w w0 ga-J LL j: La d. I- w, z� Z o. w uj U .O 0 I-: H U' U- 0' wz U= o� z Xerox agrees that it shall carry a primary layer of comprehensive general liability and auto insurance in the amount of at least Five Million Dollars ($5,000,000). Xerox agrees to notify the City within thirty (30) days in the event that coverage decreases in any amount. Notwithstanding the foregoing, it is hereby agreed that Xerox, at its sole option, may self- insure this risk. The City hereby agrees that at all times during the term of this Agreement it shall maintain in full force and effect comprehensive general liability insurance coverage with a combined single limit of Five Million ($5,000,000.00) Dollars and automobile liability insurance coverage in an . amount not less than One Million ($1,000,000.00) Dollars . The City agrees to notify Xerox thirty (30) days in advance in the event that said coverages will decrease or be cancelled. 4. After the initial location of the twenty spaces is agreed upon and documented in Exhibit C which will be attached hereto, said spaces shall be marked as "Xerox" by and at the expense of Xerox. The City reserves the right to change the location of the designated parking spaces within the Parking Lot Parcel upon thirty (30) days written notice to Xerox; provided, however, that the City shall use best efforts to locate them adjacent to the Xerox'Parcel. Any subsequent designation of the changed parking spaces as "Xerox" spaces shall be at the sole expense of the City. The City shall use reasonable efforts to ensure that use of the spaces designated for use by Xerox shall not be used by unauthorized parties. During the term of this Agreement, the City shall maintain reasonably acceptable lighting for the Parking Lot Parcel. The City shall be solely responsible for all repair, maintenance, and improvement of the Parking Lot Parcel, and snow and ice removal from said Parking Lot Parcel. 9 +, - N Alzr :N CT- 5. The parking rights described herein belonging to Xerox may be' assigned or otherwise transferred upon the sale, lease or sublease of all or a portion of Xerox's existing building at 6400 Southcenter Blvd. The City shall not be liable to Xerox or its assignee or successor for any interruption of use of the rights granted under this Agreement due to repairs, improvements or alterations of the parking lot; PROVIDED that Xerox shall not be obligated to make payment for any day or days during which the repairs, improvements or alterations are caused by or undertaken at the direction of the City, and further provided that such repairs, maintenance and improvements shall be performed in a good and workmanlike manner, diligently commenced and diligently pursued until completion. . Additionally,.the City retains the right upon five working days notice to temporarily suspend the parking agreement to accommodate a special parking requirement of the City, but in no event shall any such suspension exceed five (5) consecutive business days, or more than fifteen (15) business days within any twelve (12) month period. Xerox shall not be required to pay the charges described herein for any days during any such emergency suspension . 6. Term. This Agreement shall be in full force and effect for JANUARY 1, 1995 fifteen vears, commencing on-4"^'6427=7- 1'•9'4' and terminating on DECEMBER 31, 2009 4. -4- -- -,-2069, with two separate ten year renewal options, JANUARY 1 2010 JANUARY 1, 2020 commencing on t��s3u� X12-009, and aeCcmgc-f- 2/ 2-0fi9, respectively, provided that Xerox may terminate the license at any time upon ten (10) days written notice to the City . Xerox may exercise either or both their option periods by giving the City 180 days written notice in advance of the commencement date of such option period. 7. For so long as Xerox is in full occupancy of the Xerox Parcel and until such time as alternative access to the Parking Lot Parcel is developed, 10 z �w re J U. U N' w =, -F w: w0 g to a d. w: z� �1- o. z 2 ,o D w w. H -i 11-- O LU H z Xerox agrees to provide reasonable access to the City, its agents, servants, employees and invitees through its driveway off of Southcenter Blvd. located at 6400 Southcenter Blvd. In exchange for this reasonable access, the City agrees to promptly sand, clear and keep the driveway clear from ice and snow z during this period. The City shall use reasonable efforts to establish : 1- w alternative access to the Parking Lot Parcel promptly. Until such time that the 6 D; 0 o. the City has developed the Parking Lot Parcel, and access to same, and . w o! (nw J F designated the final location of the twenty parking spaces provided in this N u. o Agreement, then Xerox shall have the right to park up to fifteen (15) cars on 2 �. _... ga. the currently paved port ion of the Parking Lot Parcel, which is adjacent to the . N n a Xerox Parcel. The City shall diligently commence and diligently pursue the - w' z'- development of the Parking Lot Parcel and the designation of the twenty (20) z o w ILI parking spaces. D o off'. 8. Effective Date. This license shall become effective upon the o 1-` La cu transfer of ownership of the Parking Lot Parcel from Xerox to the City. Upon 1- r. H LI - o: the request of either party, both parties shall execute a letter agreement Cu �. 0 which confirms the effective date of this Agreement. o ~, z 9. Binding Nature. This Agreement shall be in full force and shall Q'• be binding upon and inure to the benefit the tenants, subtenants, heirs, assigns, and successors of the parties hereto. Without limiting the generality of the foregoing, it is the intent of the parties hereto that Xerox's rights under this agreement shall be freely assignable or otherwise transferable to any tenant, subtenant or other party occupying the building commonly known as 6400 South Center Boulevard, Tukwila, Washington. 10. Recording All provisions of this Agreement, including the benefits and burdens, run with the land and are binding upon and inure to benefit of the parties referred to in Section 9 above. The covenants contained 11 ' in this Agreement are covenants running with the land . Upon the sale, transfer or conveyance of all or any portion of the Parking Lot Parcel, such purchaser or transferee shall be deemed to have agreed to and accepted all of the terms of this Agreement. Either party hereto shall have the absolute right to record this Agreement on the land records of King County, Washington, against either or both of the Parking Lot Parcel and/or the Xerox Parcel. DATE: /V; 1/4" vI��`� CITY OF TUKWILA XEROX CORPORATION By MS, or John W. Rants Attest/Authenticated : e Cantu y Clerk Approved as to form: Ind - ' ohen City Attorney State of .-f--`'" County of/ On thisO3 day £f r� —��;� ,1994, befo ,e me, th undersigned, a Notary PubTc in and tor the State of,.S % , duly c By dt;D Ma A. Flaim, Manager Cor. orate Real Estate West 12 W. U, U o;. t..(0 of CO w: LU I- N U.i w o, �a i d; mow. z� moo,. zI w w . D Do wW. EL- Y: o uiZ =: z commissioned and sworn, personally appeared 561/ rL &/. fs to me known to be the person who signed as ��=Y of 'G,0c,, , the corporation / governmental yTiafexecufedthe wi in •end toregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation / governmental entity for the uses and purposes therein mentioned, and on oath stated that she /he was duly elected, qualified and acting as said•19/ of the corporation /governmental entity, that she /he was aui ho edTo execute said instrument and that the seal affixed, if any, is the cor orate /governmental seal of said corporation /governmental entity. WITNESS my hand and official seal hereto affixed the day and year in this certificate above written. U I-UK I HE State of 0: 74 4■ce *•, F wAg sOs • r v 010411rC 2: y Kim � � VST �:1 ••. +� . A cos State of County of On this 11t1A day of ([t eM"4". ,1994, before me, the undersigned, a Notary Public in and tor the State of CAL- tFon -N)A. , duly commissioned and sworn, personally appear—ell—MA—M A. rc.i+, M to me known to be the person who signed as r-N C .MLtst vla3rof ?t-'c C4 , -riaC- , the corporation / niftenta!- thafexecufecTl'he within and foregoing Instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation / governmental entity for the uses and purposes therein mentioned, and on oath stated that she /he was duly elected, qualified and acting as said t ( - O R ? . .RemAir'cb u'altr the corporation / governmental entity, that she /he was aui ho,rized-fo execute said instrument and that the seal affixed, . if any, is the corporate /governmental seal of said corporation /governmental entity. • WITNESS my hand and official seal hereto ai' / ed the day and year in this certificate abov n. NU TA ¥ PUBLIC IN ANLJ 1-OK IHESt ate ot CAS, ro,ti',4 My Commission expires: : : COMM. # 10996 Notary Public - California ORANGE COUNTY My Comm. Expires OCT 22, 1997 1851 EST 1ST ST #900 SANTA ANA, CA 92705 13 z z • I-z ~w iv. U O • co 0' u)w w =. u. 0 d 1 _ F-; • F-0. •Z 1—:, n. ON ol-' w u+`. o. • Z' 0— z N °0" CALIFORNIA ALL - PURPOSE ACKNOWLEDGMENT No. 5907 1 1 gA County of G.ie /4svG E On /yea /7 / 9 TS/ before me, 60,.�c�t E_ �Ac.d,¢• A107-417 !'.t A4k DATE r NAME, TITLE OF OFFICER • E.G., . IAA,E DOE, NOTARY of ici ifs+ 0 1 l t1 personally appeared i� A 2 1�, 1.� ...� �1 1 NAME(S) OF SIGNER(S) a ❑ personally known to me - OR - �• proved to me on the basis of satisfactory evidence ti to be the person(s) whose name(s) is /are l� subscribed to the within instrument and ac- �\ tl V.,,,, A,t., rin"d +,, rv,,, that he/she/they executed N the same in his /her /their authorized ` \\ g 1 signature(s) on the instrument the person(s), a 0 or. the entity upon behalf of which the ti l0 person(s) acted, executed the instrument. g� ll RONALD E. SALDA a COMM. # 1000996 z 1 z Notary Public — California D WITNE hand and officials �g� ORANGE COUNTY 11 11 •• ' My Comm. Expires OCT 22, 1997 G \t) 11 1851 EST 1ST ST #900 SANTA ANA, CA 92705 SIGNATURE OF NOTARY OPTIONAL \ Though the data below is not required by law, it may prove valuable to persons relying on the document and could prevent fraudulent reattachment of this form. N CAPACITY CLAIMED BY SIGNER DESCRIPTION OF ATTACHED DOCUMENT A A g 11 \ g a A A 0 l0 flllllJlll�llll.. �1./ Jlllflll�ll�. �lllll- rl./././ rJ1J- /ll�l,/ll�fl�.11JlJ.�llllllJ'� ti Q State of Ale , ,'o,€/1.0 A ❑ INDIVIDUAL N. CORPORATE OFFICER TITLE(S) 7- ❑ PARTNER(S) El LIMITED El GENERAL ❑ ATTORNEY -IN -FACT ❑ TRUSTEE(S) ❑ GUARDIAN /CONSERVATOR XI O ^THER: Q J1!¢,I/ AJy/�, 0 �- C CJ i' 'craw Tom' CA 4 T/9-r1 6si SIGNER IS REPRESENTING: NAME OF PERSON(S) OR ENTITY(IES) j27 sgN stCc Illllllll- - ,--- TITLE OR TYPE OF DOCUMENT NUMBER OF PAGES /9O,/ /7 / 53 9 DATE OF DOCUMENT O2c9i✓ £ SIGNER(S) OTHER THAN NAMED ABOVE ©1993 NATIONAL NOTARY ASSOCIATION • 8236 Remmet Ave., P.O. Box 7184 • Canoga Park, CA 91309 -7184 z xz rew OO:. °CO Wo . W = w0 g -J a, CD w • Z1—, I— z 1— al ill: D D. N;. .C1 NM = w. V. o Z UW .z Commissioners: SHARON MAST, Chair DOREEN CATO, Vice Chair RICK S. BENDER AUDREY GRUGER ALVA SADLER Executive Director: STEPHEN J. NORMAN KING COUNTY HOUSING AUTHORITY August 7, 1998 Mr. Bob Giberson, Senior Engineer City of Tukwila, Department of Public Works 6300 Southcenter Boulevard, Suite #100 Tukwila, WA 98188 RE: CITY HALL PARKING LOT E'ANSION PROJECT Dear Mr. Giberson: RECEIVED TUKWILA PUBLIC WORKS Enclosed is a draft of the Letter of Agreement to enter into a mutually agreeable access easement be- tween King County Housing Authority and the City of Tukwila which was requested in your July 21, 1998 letter. After reviewing this draft, please provide any comments or concerns. Once we have final- ized the language of the Agreement, I will submit it for approval to our Executive Director. Also, I will need the legal description of the proposed parking lot property for Exhibit "A" that is referenced in the Agreement. After reviewing the three alternative plans for the parking lot expansion project, King County Housing Authority staff have determined Alternative "B" best suits our needs; in that it is an acceptable walking distance from our offices and would be designated for the exclusive use of our staff. In addi- tion, we initially discussed designating 15 parking spots for King County Housing Authority in the parking lot expansion project. After reviewing future growth of staff, it appears we should increase our request to a total of 20 parking spots. Please contact me after you review of the Letter of Agreement at (206) 241 -4219. Enclosure: Letter of Agreement Lori K. O'Tool Agency Chief Contracting Officer 15455 65TH AVENUE SOUTH • SEATTLE, WASHINGTON 98188 -2583 PHONE (206) 244 -7750 • TDD (206) 243 -9223 • FAX (206) 244-1948 EQUAL HOUSING OPPORTUNITY ..Z' . p- W` • 2 UJ .0 0; W =• N LL w o, U.. Q; •Z I—: w;: • iO Nf O H' • W W, V' C • U =` F= H. Z .. Commissioners: SHARON MAST, Chair DOREEN CATO, Vice Chair RICK S. BENDER AUDREY GRUGER ALVA SADLER Executive Director: STEPHEN J. NORMAN KING COUNTY HOUSING AUTHORITY LETTER OF AGREEMENT DRAFT This Letter of Agreement ( "Agreement ") is entered into as of this — day of , 1998, by and between the King County Housing Authority, whose address is 15455 - 65th Avenue South, Seattle, WA 98188 ( "HA ") and the City of Tukwila, whose address is 6300 Southcenter Boulevard, Tukwila, WA 98188 ( "City"). WHEREAS, the HA is the owner of certain real property located in King County,. Washington' and legally described in Exhibit "A ", attached hereto; and WHEREAS, the City is the owner of certain real property located in King County, Washington and legally described in Exhibit `B ", attached hereto; and WHEREAS, the City is currently planning to develop said City real property for parking, a por- tion of which will be exclusively developed for the HA; and WHEREAS, convenient access to and from the City real property is over and across a portion of the HA real property; and WHEREAS, convenient access to and from the HA real property is over and across a portion of the City real property; and WHEREAS, the City and the HA desire to provide to mutually agreeable easements over and upon portions of the City and HA real properties for vehicular and pedestrian ingress and egress. NOW, THEREFORE, in consideration of the promises, and other good and valuable considera- tion, the receipt adequacy and sufficiency of which is hereby acknowledged, the HA and the City agree at a future dale to enter into mutually agreeable access easements for said City and HA real properties. IN WITNESS WHEREOF, the HA and the City signing this Agreement warrant and represent for themselves and for their respective organizations that they are duly authorized to sign this Agreement, and that upon such signing their respective organizations are bound thereby. City of Tukwila King County Housing Authority By: Name: John W. Rants Name: Stephen J. Norman Title: Mayor, City of Tukwila Title: Executive Director Date: Date: By: 15455 65TH AVENUE SOUTH • SEATTLE, WASHINGTON 98188 -2583 PHONE (206) 244-7750 • TDD (206) 243 -9223 • FAX (206) 244-1948 EQUAL HOUSING OPPORTUNITY .+ z 6 HZ" JO.. O 0'; .O0:. = tu u.'<• D. d. • = w. z� :W 0 I_- w w. 1— H • 0; Z: • iii � F= _ •0 z Filed for Record at the request of CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, SUITE 100 TUKWILA, WASHINGTON 98058 ATTN: BOB GIBERSON, P.E. JU:. Uo;. I ,NQ Easement No.: 2 N w. w =: Project: CITY HALL PARKING LOT EXPANSION w �' o� Tax Parcel ID #: 359700 -0320 �' g J, Grantor(s): CITY OF TUKWILA w 6200 SOUTHCENTER BOULEVARD, SUITE 100 ? �, TUKWILA, WASHINGTON 98058 ~ z1 • Q: Grantee(s): KING COUNTY o 22` 500 KIG COUNTY ADMINISTRATION BUILDING 'Q ~; Ill- 500 4 AVENUE w SEATTLE, WASHINGTON 98104 1- L ►_ o PARKING LOT EASEMENT AGREEMENT al z; • W. p_ poi-, THIS AGREEMENT, made this day of , 19 , KNOW z ALL MEN BY THESE PRESENTS that CITY OF TUKWILA, owners of land at 15447 65TH Avenue South, in the County of King, State of Washington, legally described as follows: Lot 17, Interurban Addition to Seattle, according to the Plat thereof recorded in Volume 10 of Plats, Page 55, records of King County, Washington; LESS that portion Tying northerly of the following described line: Beginning at the Southwest corner of said Lot 17; Thence North 210 feet; Thence North 89 °47'00" East to the westerly margin of 65th Avenue South; F:198\0061DOCS \KCHA ESM. DO C PAGE 1 OF 4 11/06/98 EASEMENT NO. 2 ALL Tying within Section 23, Township 23 North, Range 4 East, W.M. in King County, Washington In consideration of the sum of One Dollar ($1.00) and other valuable consideration, receipt of which is hereby acknowledged, do hereby grant to KING COUNTY, a Municipal Corporation of the State of Washington (hereinafter "King County "), and to its successors and assigns, an Easement over and across the following described real property: That portion of the previously described parcel of land further described as follows: Beginning at the Northeast corner of said parcel; Thence South 46 °22'36" West 20.90 feet; Thence North 88 °19'47" West 77.46 feet; Thence South 1 °40'13" West 69.00 feet; Thence North 88 °19'47" West 20.00 feet; Thence South 1°40'13" West 126.00 feet, more or Tess, to the south line of said parcel; Thence South 88 °19'47" East 74.00 feet, along said south line; Thence North 1°40'13" East 126.00 feet; Thence North 88 °19'47" West 20.00 feet; Thence North 1°40'13" East 35.00 feet; Thence South 88 °19'47" East 74.61 feet, more or less, to the east line of said parcel; Thence North 16 °56'22" West 51.55 feet, along said East line, to the Point of Beginning. Said easement is for the purpose of a 20 -space parking lot, together with the non- exclusive right of ingress to and egress from said portion of Grantor's property for the foregoing purposes. This easement is granted subject to the following terms, conditions and covenants: 1. USE OF PROPERTY BY GRANTORS. The Grantor has title to said real property and is authorized to grant, convey and warrant this easement to King County. The Grantor shall not erect buildings or structures of a permanent nature, or any other improvements, or trees or large shrubbery which may in any way interfere with King County's use of the parking area. The Grantor may use the surface of the easement for paving, small scale landscaping, or other uses which do not interfere with King County's use of the easement. Grantor shall be responsible for any costs incurred by King County in removing structures, trees, or large shrubbery which interferes with King County's use of the easement. F: \88\006 \DOCS\KCHAESM. DOC PAGE 2 OF 4 11/08/98 z • i • w'. J0 00. cn w J= CO w; w0 a =. �w Z �. o. Z ~` Do. o- .0f-'. w .1— w0 -o wz o • F= 1 o . z .. EASEMENT NO. 2 2. ATTORNEY'S FEES. In case suit or action is commenced by either party, or their successors, heirs or assigns, to enforce any rights under this easement, or regarding an encroachment on the easement, in addition to costs provided by z statute, the substantially prevailing party shall be entitled to an award of attorney's F z fees in such sum as the Court deems just and reasonable. 2' Jo 3. EASEMENT TO BIND SUCCESSORS. This easement is permanent and shall o terminate only upon agreement of the parties hereto, their successors and /or w w; w =: assigns. This easement, during its existence, shall be a covenant running with the land and shall be binding on the successors, heirs and assigns of the Grantor w o' herein. IN WITNESS WHEREOF, the Grantor(s) has executed this agreement this day c of ,19_ I— 11-1 z�. CITY OF TUKWILA z 0: al la 'o — o f=.. w w' LL H 0 al F z Title: Title: STATE OF WASHINGTON) COUNTY OF KING ) ss• On this day of , 19 , before me personally appeared and to me known to be the and respectively, of the City of Tukwila, the corporation that executed the foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned. WITNESS my hand and official seal hereto affixed the day and year above written. F:\98\006\00CS1KCHAESM.DOC NOTARY PUBLIC in and for the State of Washington, residing at My commission expires: PAGE 3 OF 4 - ;. 20.90' - 546'22'36 "W --,7/ 77.46'- N881 9'47 "W 1I c:/). I of0 ml 20.00'- N85'19'47 "W-} J • I � J 6.00'- S1'40'13 "W 74.61'- S88'19'47 "E 35.00.-N1'40'1 3"E r- 20.00'- N88'19'47 "W \L _. 74.00' - 588'19'47 "E 126.00' -N 1'4013 "E ■ EASEMENT NO. 2 NORTH NO SCALE k198►006■DOCSIKCHAESM.DOC 1-. Z? • mow: QQ �• D N 0' 'CO UJi LLI tea;. = a. ~ w; _. ? Z 1-,;• - •w wt Q � 2 w V; z. 02/04/99 13:10 FAX 425 ,.•''91190 PRINCIPAL Robert W. Thorpe, AM? ROTH HILL ENGR R. W. THORPE & ASSOCIATES, INC. October 5, 1998 • 3+r Planning • Landscape • Environmental • Economies 44 Q002/003 Stcphest Speidel. ASIA, Vicc President Carnth V. Roe. AICP, Senior A.i.•.ociate Laurie Cowan. Aswdatc 1 •z Kok Wa Tung • rd'y= '"A' w Roth Hill Eng.. OCT - 1998 14450 NE 29th Place [1l, , —' 0 • Suite 101 t co o ; Bellevue, WA 98007 ROTH • HILL ?' GNR. PARTNER$ C. .co u. •w =. • J �- RE: Tukwila Parking Lot rn p, w • • Dear Mr. Tung:. I -J'. R.W. Thorpe gc. Associates was on site to perfoim a tree inventory of the existing trees on. site. d During our review we noticed a.very wide variety of both natural native type and introduced •trees. w' It appears•that.many fruit and nut trees were planted in the.past. These include edible and non • z. �. ` edible varieties: 1— O; • .z F• . 2 U �; co 0— o 1- `w w... ..'_ . U .e- Z • U U)'. • o i- z• at �LEVUE. WA • Chinese•Chestnut • Hoise Chestnut . • Holly • 'Ha±.elnut' Plum • The natural type species • include: Big Leaf Maple • Cascara Douglas Fir • Cedar' • Alder . We found there are three major zones on site. The first is next to 65th Avenue South at the eastern edge of the site. The second is in the mid area with the third at the west. Zone One (East) The slopes are fairly steep. The trees are in need of minor pruning. Vine removal is also required. Ivy has made its way up the trunks. and the ivy must be removed nowl We recommend that no trees be removed from this zone. The 20 stall lot shown on Alt E & F appears to be placed to 'avoid impacts on existing trees. Zone Two (Mid) • The area is a little more open wiih apple,trees and smaller vegetation. This. area would be•well suited for 77005 Second .Avenuend the .Suite 710 storm pond, 98104 (206) 624 -6239 Fax (206) 625-0930 t•e�S 4chwear E 02/04/99 13:11 FAX 425.:: ..31190 Kok Wa Tung October 5, 1998 Page 2 of 2 ROTH HILL ENGR Q1003/003 would be impacted if the 20 stall lot shown on•Alt. E & F was moved to the east, just west of the two apples (20 "& • 12" AP). See attached plan mark-up. zone Three (West) There are trees to the east of the existing parking lot that are extremely messy.. They drop large nuts .and large•leaves. They are not well suited for parking lot 5 .(29" CU, 24" CU; 22 »LT & 18' LT). • • • There.are 'very old maple s'in this zone that have dead limbs and/or dead center trunks.: These trees are over mature and as such are not compatible. with. parking lot development. The potential' for limb.failure is quite high and serious injury could result. • • The expansion•of. the•existing lot•should be kept-to the east as much as possible. .The quality of the, trees improves in this 'zone as you. move west. P.lease:•.let• us know if we' can provide further assistance to you' ins .the concep teal' design, of . this ' project.. • • Very Truly :Yours, • • RN: Thorpe &. Associares, Inc. • • 'Stephen S,peidel, ASLA Vicc•.President • Encl. • cc: File 4 + RWT /A 70.9 Second Avenue. Suite 710 Seattle, Washington 98104 L206).624-6239 Fax 625-0930'4- 4 ' ; • City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Frank Todd, Mayor Joseph Lynch 5 Co. 10800 N.E. 8th St., Suite 604 Bellevue, WA 98004 Subject: Xerox Phase II Temporary Parking 17 February 1982 This letter is intended to authorize construction of thirty (30) temporary parking stalls on that property commonly referred to as the Xerox Phase II site, as described on the diagram dated 10- 22 -81. However, this authoriza- tion to proceed is limited by the following stipulations: A) Compliance with the provisions of your letter of understanding dated 2 February 1982. B) No removal of specimen trees (evergreens exceeding 6" tr. dia. or deciduousvarieties exceeding 10' tr. dia.) is authorized at this time, as a comprehensive tree removal /rentention plan must be approved by the Board of Architectural Review, per the property use and development agreement accompanying Ordinance 1231. C) Pavement material shall be asphalt instead of crushed rock. D) Runoff from the temporary parking area shall be configured to surface -drain to the existing rentton system on the Phase I site. E) Restriptng of compact car parking stalls on the Phase I site is authorized provided that no more than thirty percent of total on- site parking is dimensioned at "compact" standards. Thanks for your cooperation; please advise me when you expect to begin construction of the temporary facility. MC /blk xc: Building Official Planning Director Public Works Tukwj1 'PI nning Dept. MA Caughey Associate Planner .,, Z _i F- W, •W�' ,JU `U 0 NO to W1 U.1 I: W 0', UL. a' Nom: Z_.. Z W W; C1: 0 —1 W W: 0! :Z' W .0~ Z A ! .1 STAFF REPORT - C1tt ouncil 7 August 1981 Page 2 minutes. The purpose . of this cover nwawrandum .is.to clarify certain aspects of the Commission's decision which may not be readily apparent from the. record. As you are aware, this rezone action i5 submitted in conjunction with an amendment to the Comprehensive Plan to redesignate the site from residential to office usage. The Comprehensive Plan Amendment Application (81 -22 -CPA) is already pending before your Council; logic would dictate that the Comprehensive Plan amendment would have to be decided favorably before a decision is made on the rezone. STIPULATION 5 First, Stipulation 5 refers to a revised exhibit presented at the Public Hearing. This exhibit (C -1st revision) is not included in your packet as we were not able to obtain'a reduced -scale version thereof in time for publication. We shall be prepared, however, to display the original at your meeting and explain its content. In essence, the revised exhibit was prepared by the project architect to address specific concerns of building height, setback, and orientation raised by nearby; residents' who participated in. the . hearing process. Also included in the exhibits mentioned under Stipulation 5 is a document contain- ing several proposed conditions of approval in the format of a contract rezone. Stipulation 1 gives the City Attorney the authority to negotiate property use and enforcement provisions for this application. It is the attorney's opinion that a contract rezone is not desirable; rather, rezone stipulations should be recorded as deed restrictions running with the land in context with the approval ordinance passed by Council. Both the City Attorney and the Staff object to the word "binding" in Stipulation 5, and suggest its deletion. Certain items in the proposed document are not acceptable as they are presently- worded; therefore, we wish to eliminate any verbage which restricts the City Attorney's ability to negotiate in the City's best interests. We should mention at this point that negotiations relative to the items described under Stipulation 1 are proceeding; it is expected that the City Attorney will be prepared to report thereon verbally at Tuesday's meeting. ,ACCESS During the hearing, it was suggested that a formal easement document should be prepared granting perpetual right -of- access to the PAL Company site from Southcenter Boulevard through and across the Xerox property. This easement would lock -in the principal access corridor to the site as a property- right, rather than as a lease -hold provision, relieving potential pressure in the future to open site access from Bath Avenue South. The easement document appearing in your packet has been reviewed by the City Attorney and contains adequate protection of the site's access right from Southcenter Boulevard. } „� • Frank Todd, Mayor PLANNING COMMISSION Minutes of the regular meeting of 23 July 1981. The meeting was called to order at 8:05 P.M. by Chairman Pro -Tem Orrico. Commissioners Arvidson, James, and Sowinski were present. Due to the absence of Chairman Kirsop, Mr. Orrico was selected as Chairman Pro -Tem for the evening. Staff present: Brad Collins, Planning Director; Fred Satterstrom, Project Planner. APPROVAL OF MINUTES MOVED BY MR. ARVIDSON, WITH MR. JAMES' SECOND, TO APPROVE THE MINUTES OF THE REGULAR MEETING OF 25 JUNE 1981 AS PUBLISHED. MOTION CARRIED. CITY COUNCIL ACTIONS A) Proposed Zoning Code Draft 04. Mr. Collins reported that, although the staff and Council are meeting weekly to review the document, progress is slowing. Height and zoning map issues have not been resolved, and some administrative matters are also in dispute. However, the review schedule should be complete about 17 August 1981. PUBLIC HEARINGS A) Application 81 -21 -R: P&L,Co.) - Requesting rezoning of 3.1 acres at the northwest quadrant of Southcenter Blvd. and 65th Avenue South from R -3 to C -1. Mr. Collins presented the Staff Report, noting that recommended Condition 1 has been suggested to read: "Property owner shall provide an instrument which meets the approval of theCity Attorney for item under (A) and (8)." The City Attorney is working with the applicants' attorney to resolve this matter. Richard McCann, representing P&L Company, made some remarks regarding delibera- tions with the City Attorney and then introduced project Architect Omer Mithun. Mr. Mithun presented slides depicting changes in the project made since last meeting. He described their forthcoming efforts to use custom - designed land- scaping as buffer between the project and the residential neighborhood to the north. Individual adjacent owners will be consulted in planning the landscape solution for that part of the P&L property which adjoins their lands. He reaffirmed their intent not to use 64th Avenue South, now or in the future, as a project access corridor. Discussion followed regarding height, placement of mechanical equipment, hours of operation and dust control. In response to Commissioner Arvidson, Mr. Mithun stated that they will encourage use of Southcenter Boulevard as the principal' access point for the project, although secondary access to 65th Avenue will be provided. Minutes of Planning Cot 'ssion Meeting held 23 July 198' Page 2 PUBLIC HEARINGS - Contd. A) Application 81 -21 -R: (P&L Co.) - contd. Mr. Orrico declared the Public Hearing open. There being no comments from the audience, the Hearing was closed at 8:45 P.M. Mr. James noted that the Commission is asked to consider the rezone action only; landscaping and parking area layout should be reviewed separately by BAR. Mr. Collins called the Commission's attention to Recommended Condition 1 (8) estab- lishing setbacks and width of landscape areas. MOVED BY MR. ARVIDSON, WITH MR. SOWINSKI'S SECOND, THAT THE PLANNING COMMISSION RECOMMEND TO THE CITY COUNCIL APPROVAL OF APPLICATION 81 -21 -R SUBJECT TO THE FOLLOWING COMMISSION: 1) PROPERTY OWNER SHALL PROVIDE AN INSTRUMENT WHICH MEETS THE APPROVAL OF THE CITY ATTORNEY PROVIDING: A. DEVELOPMENT OF THE PROPERTY UNDER THE C -1 CLASSIFICATION SHALL BE LIMITED TO A SINGLE OFFICE BUILDING WHICH MAY CONTAIN RELATED NON- RETAIL SERVICE USES CUSTOMARILY INCIDENT TO OFFICE USE. B. SETBACKS AND WIDTH OF FORMAL LANDSCAPE AREAS SHALL BE AS DEPICTED ON EXHIBI -6 • OF APPLICATION 81 -21 -R. 2) APPROVAL OF THE REZONE APPLICATION SHALL BE PREDICATED ON PRIOR OR CONCOMITANT APPROVAL BY THE CITY COUNCIL OF A COMPREHENSIVE PLAN AMENDMENT FOR THIS SITE TO "OFFICE" DESIGNATION. 3) DEVELOPMENT PLANS, INCLUDING BUT NOT LIMITED TO SITE ELEVATION, LANDSCAPE, AND BUILDING MATERIALS SHALL BE SUBJECT TO REVIEW AND APPROVAL OF THE PLANNING COMMISSION SITTING AS A BOARD OF ARCHITECTURAL REVIEW. THE BOARD SHALL REVIEW A COMPREHENSIVE NATIVE TREE INVENTORY PREPARED BY THE APPLICANTS, WITH THE INTENT OF SAVING AS MANY TREES OF GOOD HEALTH AND SIGNIFICANT SIZE AS POSSIBLE. THE BOARD SHALL ALSO ANALYZE OFF -SITE NOISE IMPACTS ON ADJOINING LAND USES AND. REQUIRE ADEQUATE MITIGATION DE SUCH IMPACTS;ITHROUGH USE OF A MASONARY SOUND BARRIER OR OTHER EFFECTIVE MEANS. THE BOARD SHALL ALSO ENSURE THAT ADEQUATE CONTROL. OF -OFF -SITE VISUAL PRIVACY INTRUSION AND LIGHTING GLARE INTO'THE SINGLE- FAMILY AREA IS PROVIDED. 4) DECORATIVE LANDSCAPE AREAS SHALL BE SERVED BY AUTOMATIC IRRIGATION EQUIPMENT. * John Richards, audience, objected to the motion as made, characterizing it unrespon- sive to the concerns of the adjoining property owners expressed verbally and in writing at the June meeting. Mr. Mithun reminded the Commission that in his presentation he had attempted to respond to each of the resident's stated concerns. Mr. Collins referred to the document prepared by P&L Company's attorney which contains specific rezoning stipulations. He noted that the City Attorney is reviewing this document, as already provided in Stipulation 1, and that he will offer his recommendation to the Council when the rezone is transmitted. Mr. Orrico stated that the recommendation to Council as contained in the Motion was based on revised exhibits submitted this evening. The record indicates ample evidence that the project has been modified based on the community's input. Mr. Richards asked that the modified exhibits as well as the contract rezone documents be referenced in the approval motion. MOVED BY MR. JAMES. WITH MR. SOWINSKI'S SECOND. TO AMEND THE PREVIOUS MOTION TO INCLUDE THE FOLLOWING STIPULATIONS: 5) THOSE REVISED EXHIBITS PRESENTED AT THE 23 JULY 1981 PLANNING COMMISSION MEETING RESULTING FROM CITIZEN INPUT AND PRESENTED BY THE APPLICANT SHALL BE CONSIDERED BINDING PURSUANT TO THIS REZONE. 4 Minutes of Planning Cr( 'ission Meeting 23 July 1981 Page 3 PUBLIC HEARINGS - Contd. A) Application 81 -21 -R: (P&L Co.) - contd. 6) INGRESS AND EGRESS VIA 65TH AVENUE SOTUH IS NOT APPROVED AS PART OF THIS REZONE, BUT SHALL BE SUBJECT TO SEPARATE CONSIDERATION BY THE BOARD OF ARCHITEC- TURAL REVIEW. MOTION CARRIED. *MAIN MOTION AS AMENDED CARRIED. Mr. Mithun expressed his concern that elimination of the easterly access point may jeopardize the project. Fred Satterstrom noted that the project's Comprehensive Plan approval motion requires notification of property owners when the project comes before BAR. Their concerns will be further addressed at that time. B) Application 81 -24 -R: (Schneider Homes) - Requesting change or zoning classification from R -1 to C -1 for 0.62 acres northwest of the intersection of Southcenter Boulevard and Christensen Road. Mr. Collins presented the Staff Report. Commissioner Arvidson stated that he would abstain from voting on this application due to a possible conflict of interest, resulting in a question as to whether or not a quorum was present. Chairman Pro-Tem Orrico, after consulting Roberts' Rules of Order, determined that a quorum of the Commission was present, subject to further review by the City Attorney, if necessary. Richard Wilson, attorney, was present on behalf of the applicant. Mr. Wilson described the project as a two -story office building of 12,000 square feet adjacent to their existing office building. It is the applicant's intent to relocate his residential construction business office to the new building, leaving greater space in the existing building for use by the present tenant. Access to the building is afforded by way of 65th Avenue South using the existing curb -cut. Although this proposal is similar to the one rejected by the Planning Commission two years ago, it is less - intrusive, reducing grading impacts and avoiding the need for a street vacation action. Mr. Wilson then pointed out the advantages to the neighboring property of an office building as an adjacent use. He stated his position that this proposal is consistent with the Comprehensive Plan and is not a case of spot zoning. Mr. Orrico opened the Public Hearing at 9:30 P.M. Mr. Collins read into the record two letters in opposition to the rezone. The first was dated 29 June 1981 from Lee and Madge Phillips. the second from Al and Erma Hinkey dated 21 July 1981. John Merrick, adjacent property owner, explained the history of past development on this site. A similar rezone request by Mr. Schneider two years ago was opposed by 92 signatories to a petition. In 1967, the residents obtained an injunction against the City from issuing a building permit for a 32 -unit apartment development on this R -1 site. . � •Z ■ W: _I 0; U VJ N W; W =. W Cr, lL Dr 2 W: Z Z 0. LIJ cu. N' 0 F-` .W W' Lt. „r7 — O: 111 Z' wi O� Z. A`� {° CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT AGENDA ITEM_' 81 -21 -R P E L COMPANY INTRODUCTION The applicants are requesting approval of a rezone from R -3 to C -1 for 3.1 acres ancillary to the existing Xerox Head- quarters site. While detailed analysis of site development is usually reserved for action subsequent to zoning layout approval, ah proposed eoffice np i project and parking area, and Exhibit C, describing the site in several cross - sectional per- spectives are presented for informational L, purposes at this time. FINDINGS PM* !0s, CPR II 1. The Comprehensive Plan designates the ..4 q major portion of this site as "medium ;7 1t� — —� density residential." An insignifi- cantly -sized portion of the northeast corner is designated for single - family use. For practical purposes, medium density seems to be the prevailing classification of use. 2. Properties to the south of this site appear on the Comprehensive Plan as an "Office" designation; to the west. "high - density residential" predominates. "Low density" site designations appear to the north. while "open space" is found on the east across 65th Avenue (Tukwila Park). 3. Per Exhibit B, the average slope of the property is from west to east at a rate of about 9 -11 percent. 4. According to the "Data Inventory: Tukwila Planning Area," the site consists of till soils over bedrock. Till soils are defined as a compact mixture of sand, gravel, and clay which are normally 1 to 4 feet deep and poorly drained. (See, Chapter V. of the "Data Inventory "). In this area, the till soils are apparently underlain by bedrock, probably basalt. The depth to bedrock is not known at this time. 5. Many large deciduous and coniferous trees are found on the site. Firs and cedars of 12 " -36" diameters and large apple, maple, willow. and alder trees are found in various groupings on the site. (Exhibit B locates some of the trees proposed for retention. .. .. • P d L COMPANY Page 2 6. Sanitary and storm sewers are available to this parcel as is water service and all are deemed adequate to support commercial development. 7. The C -1 classification permits a height limit of two and one -half storie- and 35 feet. There is no front yard or side yard setbacks, except in certain cases. The rear yard, in this case, would be 10 feet per the C -1 classification require- ment. 8. The Comprehensive Policy Plan contains the following policies regarding develop- ment of office buildings in proximity to residential uses: - "Commerce /industry ": Objective 4, Policy 1, "Encourage the use of commercial office developments as buffers between residential land uses and other land uses." - "Commerce /industry ": Objective 4, Policy 2, "Commercial office developments .,should consider the adjacent use districts in the design process." 9. Since: the, proposed C -1 development'1s.adjoined by R- 1,.uses, the special screen - ing.and:setback • requirements ofTMC 18.56 will apply'upon approval. of. the re- zone:., 10. Access to the site is provided directly to 65th Avenue on the east and in- directly to Southcenter Blvd. through the Xerox property. No direct site access is planned to the single family area on the north. . 11. Per Exhibit B, the proposed office project contains 50+ parking spaces .in, excess the number required for the new development. CONCLUSIONS 1. To effect the proposed rezone, an amendment to the Comprehensive Land Use Plan to "office" uses must be approved prior to or concurrently with the action to rezone. 2. The proposed rezone appears to offer the potential for consistency with Comprehensive Plan policies regarding office development near residential projects. 3. The proposed reclassification to the C -1 zoning district must be tempered through restriction of allowed uses and site development standards to com- plement both the Comprehensive Plan and the changing architectural character of Southcenter Blvd. office development. A. USE: The majority of uses authorized under the C -1 zoning classification are commercial /retail activities which are generally inconsistent with the residential "buffering" intent of the Comprehensive Plan. Recordation of a deed restriction limiting use of this site under C -1 zoning to office use only may be appropriate. . Z 0 O' CO CI CO Wi W =` W O` J; H w ? F-O; Z LUW, 0; !0f=` W W` 'X r 11. O`. W : Z co U 0h P & L COMPANY Page 3 B. SETBACKS: The proposed site plan, Exhibit B, indicates setback dimensions well in excess of those required by C -1 zoning or for that matter by the existing R -3 classification. The indicated setbacks were established by the project proponent after preliminary planning discussion with the staff. We consider them to be the minimum setbacks necessary to achieve adequate buffering of the adjoining residential neighborhood from the noise and visual privacy intrusion potential of the anticipated office usage. Exhi- bit B should be referenced in the rezone ordinance to ensure that adequate setback relationships are maintained, even if the applicants or their suc- cessors should revise the site plan prior to issuance of building permits. C. TREE PRESERVATION: While the applicants appear to be willing to retain significant existing trees on the site, a comprehensive tree location inventory should be prepared for future review to assure that the most desirable specimens are incorporated into any formal landscape plan. D. PLAN REVIEW: Assignment of the Board of Architectural Review requirement s essential to ensure site and building design complementary to the surrounding area and to buffer the residential district. 4. Rezoning of this site from R -3 to C -1 may alter significantly the anticipated traffic routing pattern on the immediately adjacent street network. We sug- gest that the circulation system impacts of the rezone may produce a net- positive result in the following areas: A. DIRECTIONAL SELECTION: If the site developed as a multi- family complex under present R -3 zoning. it is logical to assume that access would be provided both to 65th Avenue South and to 64th Avenue South. There would be little justification for channeling residential traffic through the Xerox parking area to attain a second access from Southcenter Blvd. There- fore. development under existing R -3 zoning will almost surely result in direct infusion of multi - family project traffic into the single - family use area to the north, exacerbating congestion potential on the relatively narrow rights -of -way on 64th Avenue and South 153rd St. Conversely, the related office usage between this rezone site and the existing Xerox proj- ect results in a logical, mutual linkage of their internal circulation paths to the Southcenter Blvd. commercial corridor. Direct access from the office complex to the adjoining residential district is not warranted. B. USE INTENSITY PERIOD: Multiple - family traffic intensity tends to remain fairly constant over a longer period of the day than is the case with a comparably scaled office project which operates primarily during weekday business hours. While more vehicles may enter and leave the office proj- ect between 7 a.m. and 6 p.m., Monday- Friday than might happen in a com- parable 4 plex development, activity drops off drastically during the evening /weekend hours when quiet is more essential to the comfort of the adjoining residential district. The proposed office usage presents the opportunity to intensify on -site traffic activity during those hours when daytime population in the single - family neighborhood is lowest, and acti- vities therein are least susceptible to noise disruption. P & L COMPANY Page 4 5. The proposed parking area is intentionally oversized to accommodate overflow de- mand from the Xerox project. While it may be wise, from a public safety viewpoint, to provide a safe, organized alternative to the haphazard, informal overflow park- ing practices now occurring at Xerox on a regular basis, we remain concerned about the implications of transferring the congestion and noise impacts of tha* overflow to a point in closer proximity with an established residential neighborhood. To counteract the noise problem, we suggest serious consideration of a amasonary bar - rier. extending, the length`of.the parking area's west and north, boundaries. A typical barrier can be designed in.several ways and can be made quite attractive through a variety of surface texture treatments. They are particularly effective in intercepting intermittent noise incidents such as the closing of a car door. It,1s the intermittent sound impact which is usually most noticeable and, there - fore,, ost:tikely:todisturb a nearby.listener. Eight feet above adjoining grade on the.noise source side of the sound wall is usually sufficient to produce ade- quate;attenuation of line -of- travel impacts on the opposite side of the-wall. RECOMMENDATION Based upon the Findings and Conclusions contained in this report, staff recom- mends the Planning Commission recommend that the'City Council approve the rezone classification from R -3 to C -1, according to Exhibits A, B and C of application 81 -21 -R, with the following conditions: 1. Property owner shall record a deed restriction and covenant running with the land providing: A. Development of the property under the C -1 classification shall be limited to a single office building which may contain related non- retail service uses customarily incident to office use. B. Setbacks and width of formal landscape areas shall be as depicted on Exhibit B of Application 81 -21 -R. 2. Approval of the rezone application shall be predicated on prior or concomit- tent approval by the City Council of a Comprehensive Plan amendment for this site to "office" designation. 3. Development plans, including but not limited to site, elevation, landscape, and building materials shall be subject to review and approval of the Planning . P & L COMPANY Page 5 Commission sitting as.a Board of Architectural Review. In its review, the Board shall review. a:coaiprehenslve•native tree inventory prepared:by the applicents;`.with"theintent of.saving "as many.trees of good health and slgni- . ficant:size :as possible. The Board shall also analyze off -site noise i'oacts on'adjoining and uses and require adequate mitigation of such impacts, through use of a masonary sound barrier.or other, effective means. The'Board shall also ensure that adequate control"of;'off -site, visual privacy intrusion and lighting glare :into the singleffamilyarea is provided. 4. Decorative landscape areas shall be served by automatic irrigation equipment. �.�." !<:}>' EXHIBIT A Lying in the southern part of Lot 17, Interurban Addition to Seattle, bounded on the North by a line parallel to the North line of said Lot 17, recorded in Volume 10, page 55, of plats, records of said county, more properly described as: The south 210 thereof) ofa Lot (17, reeccords of said wcounty, TOGETHER WITH right of way of present driveway leading thereto (19'2 "); The above containing a total of 3.1 acres, more of less. THIE MITHUN ASSOCIATES 1-Pke.,'Y ApoirrEr & Amos ro_ 11 TH AVE N E it6E4VU . WASHIN TON 1 200 454 3344 c= OQ op T1JKWILA Y HALL PLANNING DEPT TUKWILA PARKWAY ri III.....• ii n%.*CII I en VICINITY MAP 1 l•-•••• L ANDOVER IN ,.; .. :i • . 'TRIAL . Tl . ..,..v, Irft1 - ' "=":':,:•--w;az:vi31.P..s..7.3,rivgi-dfe* ' ANVd1103 1 '1 d dOd i33?OUd � 9.." ANrd1103 11 d UOd 1o]ro11d ENO YManQ AE OUTRUN ASSOCIATES 2 11 1HwA tM Np SIB loe .5a 3�d 2.\\ =1:=147= I DO oDE CURRZtiT ZeNe: g', MOWeowir: a -I TUKWILA Y HALL 7 -o 0 3 0 TUKWILA PARKWAY DLJTHCENTER (rI PLANNING DEPT EXHIBtT M F. VICINITY MAP ANDOVER IND 'TRIAL .... Tl! recoraea unaer ring uouncy uavision oa ln.uULUO and Elections No.�, 246,94, V. as amended amendment recorded under No. ___ _____ . PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 1 5398A/221A/LEH Z • _I W 6 .0 0: 'NW W Ii f/? s W J' a Z I- 0: Z ~ • "L) 'CO • I0 F-: ;W w:: HV. • _ 0 ~. Z • • . z i~ 6 mow. U O: I . ,N CI W =' J I— w0 gJ' LL Q' =O 1— w Z I— O. Z • uj 2 U� :O — O H, w.w U` U. O'. Z' U- O 1-. z GITY OF ASHINGTON TUKWI LA ORDINANCE NO. J'R 3 I AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, RECLASSIFYING CERTAIN LANDS FROM R -3 TO C -1, AS DESCRIBED IN PLANNING DEPARTMENT MASTER FILE NO. 81 -21 -R. WHEREAS, on June e,: 1981, P & L Company, a Washington General Partnership, filed a petition to have 'certain property in which it had a substantial beneficial interest, reclassified from the residential -three and four family dwellings (R -3) zone to neighborhood retail stores (C -1) zone as provided under the zoning laws of the City of Tukwila; and WHEREAS, said petition wns processed by the Planning Depart- ment of the City of Tukwila under File No. 81 -21 -RS and WHEREAS, the Planning Commission of the City of Tukwila held a public hearing to consider the reclassification petition on June 25, 1981; and WHEREAS, as a result of information presented at the June 25, 1981 public meeting, the Planning Commission continued the hearing to July 23, 1981 in order to prepare certain restrictions and conditions on said property to be acquired of petitioners as a condition of the ,granting of the reclassification petition; and WHEREAS, the Planning Commission approved the granting of the reclassification, subject to the terms and conditions of a •Property Use and Development Agreement• to be executed by petitioners, and . WHEREAS, the City Council has reviewed File 81 -21 -R, has heard the petitioners and their representatives present data, at two meetings of the Council, and his considered the recommendation of the Planning Commission and the recommendation of the Planning Department, NOW, THEREFORE, the City Council of the City of Tukwila. Washington, does ordain as follows: • z QQW. Di U0 N 0; O7 W W =: W Il. WO u. W: Z 0. Z I— W U N W • I- W U, • 0 • W Z U O F- Z Section 1. The real property which is the subject of this ordinance ss desbed in the attached legal description (Exhibit A) and is shown on the attached vidnity map (Exhibit B.) Section 2. The City Council makes the following findings of fact: a. The real property, which is the subject of this rezone request and described in Exhibit A, is currently classified residential- three.and four family dwellings (R -3). b. The proposed zoning classification of neighborhood retail stores (C -1) 1s generally consistent with the map of the comprehensive plan, as amended. c. The proposed rezone is consistent with the policies of the comprehensive plan providing for office development as buffer zones between residential areas and commercial areas, providing that certain conditions and limitations are placed on use of the property. d. The proposed rezone, subject to the terms and conditions contained herein, is in the interest of the public health, safety and general welfare. Section 3. Based on these findings of fact, the Council makes the foo1Tow conclusions and conditions relating to and re- stricting the subject real property. a. The City and the petitioner shall execute a "Property Use and Development Agreement" substantially the same as the agreement attached to this ordinance as Exhibit C. b. The petitioners and other affected property owners shall execute a "reciprocal easement" in the form of such easement ;:attached to this ordinance as Exhibit D. c. Terms and conditions of the Property Use and Development 'Agreement dated 9/4/81 from P b L Company in favor of the ;,City of Tukwila shall be binning on the subject real property, regardless of any change in zoning classification. Section 4. The official zoning soap of the City of Tukwila, adopted by r.ference by Ordinance No. 251 is hereby amended to reflect the changes of the zoning reclassification action taken in this ordinance. Section 5. The City Clerk is directed to record a copy of this ordinance and exhibits with the King County Department of Records and Elections. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a regular meeting thereof this /S10 day of 4 ,c.it.e- , 1981. Apprgved as to or ATTEST: • �` • % I er 1 1 Ci Attorney, Lawrence E. Hard Published Record Chronicle - September 20, 1981 EXHIBIT A REAL PROPERTY DESCRIPTION 8 {...W =f O. (Ow, c) Of _ W }} co 2 ,. Lot 17, Interurban Addition to Seattle, according ',1 II to the Plat recorded in Volume 10 of Plats, Page 55, in Ring County, Washington. Except that Z 1- • portion lying North of line described as follows: Beginning at a point on West line 210 feet North W ~' from Southwest corner, thence North 89" 47' East W; 630 feet more or less to intersection of West line of 65th Avenue South and except portion . = 0'. conveyed to the City of Tukwila by deed recorded under Auditor's Pile No. 7108120423. ;p W W: : U. LL H' • O% • --t. TOGETHER WITH: All of Lessor's right, title and interest in and to that portion of Macadam Road, as located by 1ing.County Survey, No. 639 "a ", lying Westerly of a line perpendicular to the Northwesterly margin of said Macadam Road at its intersection with the Westerly line of that portion of the William H. Gilliam Donation Claim No. 40, in Township 23 North, Range 4 East, W.H., as conveyed to E. Wayne Anderson and Ardeth Anderson, his wife, by deed recorded under Auditor's Vile•No. 5845225, and lying North of the Northerly margin of the Renton -Three Tree Point Road No. 2649. TOGETHER WITH: Road and utility easement granted by James S. Huntington and Helen Diane Huntington to Lessor recorded under Ring County Division of Records and Elections No.7510240948 • , as amended amendment recorded under No. 7910180588 . NOV EXHIBIT C - ORDINANCE /.13 I PROPERTY USE AND DEVELOPMENT AGREEMENT THIS INSTRUMENT, executed this date in favor of the City of Tukwila, a municipal corporation (herein called "City "), by the undersigned owners of the within - described property (herein called "Owners "): W I T N E S S E T H: _O. O CD WHEREAS, Owners are persons owning the lee simple and /or cD having a substantial beneficial interest in the following described real property (herein called the "Property"): It 17, Interurban Addition to Seattle, according to the Plat recorded in Volume 10 of Plats, Page 55, in King County, Washington. Except that portion lying North of line described as follows: Beginning at a point on West line 210 feet North from Southwest corner, thence North 89. 47' East 630 feet more or less to intersection of West line of 65th Avenue South and except portion conveyed to the City of Tukwila by deed recorded under Auditor's Pile No. 7108120423. TOGETHER WITH: All of Lessor's right, title and interest in and to that portion of Macadam Road, as located by Sing County Survey, No. 639 "a", lying Westerly of a line perpendicular to the Northwesterly margin of said Macadam Road at its intersection with the Westerly line of that portion of the William H. Gilliam Donation Claim No. 40, in Township 23 North, Range 4 East, W.M., as conveyed to H. Wayne Anderson and Ardeth Anderson, his wife, by deed recorded under Auditor's File No. 5845225, and lying North of the Northerly margin of the Renton -Three Tree Point Road No. 2649. TOGETHER WITS: Road and utility easement granted by James 8. Huntington and Helen Diane Huntington to Lessor recorded under Kin County Division of Records and Elections No. , as amended amendment records under No. %!r- /%r;nn . PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 1 5398A /221A /LEH .f� C l.. yaw 1 �Q3C SV 4-- • f. ; t ' t l'• • • iv d JU+ 0.O'•• W =- 'W Oi. J' u- Q;• • H It • Z j-OLLr ; 7. 0 Nk Alta.. • O;. _; z• g . of z Iof i ag El J z iz. JU U 0; N0 co w. w =; .w 0: 2 g J; F_ _. I— 0, Z 1- • O -i =w 1--U LL g; w z; V u), 0 ~: z .. ..... �.;,. ,,. :? ... s c PERKINS, COIF, STONE, OLSEN & WILLIAMS tat.. *MUM.* N.. • MY•• '..tt,_ 1IM•M• al r:=0 fl IL. • M• . •M M• IMMO iM. N. M•"•• 11+00 WASHINGTON WILDING /RATTLE, WA•NINOTON ••IOi t.LA•.a•ir ••181••• nt.C••■••• ••••.114 CLILA 'TENSING ..I VILA. •••.• ILtt T.LAI. •PII.I •••• Oa •• 1•�t .eL•M. MY. .•.a s•••••• •a OM. ••■• ••∎•i • wMa. as Yaa1.M I. •..•• NN• WY. MM•../ ••••• I ./..• •IM•. ••sa•• • •••• • w__?• : M. "LTA iM•/•Y 7 .MM••.. • 4.W •.wu M•tl• ••••• ••••• .Y• ...w:ii: LAW OFFICES OF { GreweiWwice 10604 N E. 38TH PLACE SUITE 105 KIRKLAND, WASHINGTON 98033 (206)827.0616 April 12, 1982 City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Attention: Mayor Frank Todd Re: P & L Company Comprehensive Plan Amendment (81 -22 -CPA) Ordinance 1231 Gentlemen: 61cadlio APR 131982 C, ; OF TUKWILA p'.:NNING OEPT. The undersigned represents Mr. John-Richards who resides at 15320 64th Avenue South Tukwila, Washington. His property is immediately adjacent to the parcel owned by P & L Com- pany who applied for and received a rezone from a (R -3) zone to a (C -1) zone, as authorized by the above - referenced ordinance. Mr. Richards has contacted me in respect to certain irregularities that have taken place in respect to the development that were not authorized by the ordinance and which have both occurred on the part of the City Planning Department and the developer. It is the intent of this letter to make known Mr. Richards feelings, which are shared by the other property owners in the neighborhood, to strickly enforce the terms and conditions of the Property Uae and Development Agreement and to enjoin any unilateral changes that may be attempted without first having received notice and opportunity to be heard. History of Rezone Application On June 8, 1981 the P & L Company filed a petition to have 3.17 acres of property rezoned from a residential -three and four family dwelling (R -3) zone to a neighborhood retail store (C -1) zone. The property is located northeaat of the Tukwila City Hall and lies between Mr. Richards reai- dence and the existing Xerox Office Building. The property is bounded on the east side by 65th Avenue South. After the rezone was filed and preliminary development and site plans were prepared by the P & L Company, Mr. Richarda met with various property owners who owned property within three hundred feet of the subject parcel including Ellen Harding, Maxine and Wynn Anderson, Reed and Elaine Johanson and Kenneth and Joanne Thompaon. All of the property Hj W WD: • J V! UO; 'N 1:3; • 9 _' • 0` • • . u-<. • N a • . W. ri 0; 2H' W.W; • • 0 'W W'; • Z 111 = • 0. City of Tukwila April 12, 1982 page 2 owners were concerned over the change in classification of the subject parcel as it had previously served as a buffer between the existing C -1 zoning and their single family residences. Mr. Richards who is a liceneed architect and a former member of the Tukwila Planning Commission prepared an area site plan in addition to the site plan that was prepared by the P & L Company of only the subject property. This site plan together with a list of fifteen concerns identified and raised by various individuals in the community were presented to the Planning Commission at its first hearing on the matter on June 25th. The staff report that was presented essentially recommended approval of the rezone with certain conditions, one of which was the installation of a masonry sound barrier between the subject property and the three lots that are immediately adjacent to it. This requirement was objected to by the P & L Company who felt that a more prudent approach to the problem would be to contact each individual property owner and make arrangements with them as to the nature of the sound screening that would be appropriate. At -that` time : verbal.aseurance:.wasgiven. that the P & L Company,.. would. ;..contact.•. the ,property..owners .•to design the appropriate aound.barrierfgr..each of..their lots. During the remainder of the meeting, representatives of the & L Company and the members of the community discussed the proposal's and the fifteen issues of concern that were presented. These principally dealt with the location of the building on the property, assurances that ingress and egreaa would not be sought on 64th Avenue South, issues. relating to setback and the height of the building, preservation of the trees on the property and the placement of the parking lot. The Planning Commission continued the consideration of the application until its next meeting and requested that representatives of the P & L Company meet' with the affected members of the community to attempt to "iron out" their differences and present an agreed upon development plan if possible. On .July 22nd a meeting took place with members of the community and members of the P & L Company wherein the above issues 'were discussed. Substantial concessions were made by the members of the community .in respect to the location of the building, however, an.agreement was reached which aeeured the- community . that : ingress_ and ••egreee .would not.: be through 64th':Avenue •South :. and.:further • ,that • the P i L Company agreed to`lower :the building. height and•to City of Tukwila April 12, 1982 page 3 take .the • mechanical equipment off the roof of the proposed building. On the following day, July 23rd, the Planning Commission resumed its consideration of the rezone. The Commission accepted the "agreement" of the P & L Company and the adjacent property owners, who agreed not to further object to the rezone based upon the agreement as to the nature and extent of the proposed improvements and certain other conditions and requirements, and passed a resolution recommending the rezone. On August 25th and September 8th the City Council considered the rezone and on September 15th adopted ordinance 1231 by title only. The ordinance specifically required the owner of the property to execute a "Property Uae and Development Agreement" as a condition to the reclassification of the land use which agreement operates as a covenant running with the land binding all successors and subsequent owners of the property. Moreover, the contract is expressly a third party beneficiary contract which is made for the benefit of the City and the benefit of owners of property with three hundred feet, and may be enforced by such property owners. Specific Provisions of Property Use and Development Agreement The "Property Use and Development Agreement" ("agreement") specifies that the use of the subject property shall be for the conatruction, operation, and maintenance of a single office building as shown by the plans and drawings submitted by the owner and which may only be modified by the Board of Architectural Review. At the time the agreement was entered into and the ordinance paased a final site plan had not yet been completed and therefore the agreement specified in paragraph 4 that a "site development plan" shall be • submitted for review and approved by the City of Tukwila Planning Commission sitting as a Board of Architectural,-, Review. The Commission's review shall include but not be limited to four specific considerations which include comprehensive native tree inventory to be prepared by the applicant; and in this regard, the agreement specifies that the site development plan shall provide for the saving of as many trees of good health and significant size as ., appropriate and as approved by the Board of Architectural Review. - • City of Tukwila April 12, 1982 page 4 Because the final development plan was not known at the date of the inactment of the ordinance granting the r ^zone, Mr. Richards requested from the City Council that a provision be provided for in the ordinance that notifi- cation of the meeting of the Board of Architectural Review be given to all property owners entitled to have notice of the reclassification. The planning director, Mr. Brad Collina, responded that it was unnecessary to put such a proviso in the ordinance because as a matter of administrative practice all individuals owning property within three hundred feet of the subject property would receive notification of the Board's meeting. Action of P & L Company Onee. :, about ,:$areh.24,,,1982,"without notice.to any:adjaoent property ownera,:the P =:R L:Company cleared.a',;large section of .'land on the• subject „:property.'; and:, appeared to be installing:..an.;..'underground drainage :ayatem. This development action is contrary to the agreement in that a final Bite development plan has not been submitted to the Board of Architectural Review as specifically required by the agreement and that no notification to adjacent property owners has been given in respect to the proposed development. In this regard, it should be noted that $18.32.040 of the City of Tukwila Code specifically requires written approval by the Board of Architectural Review prior to the issuance of a building permit. Moreover, Mr. Richards has not been contacted by the P & L Company or any of their representatives in respect to the construction of a screening wall as specifically agreed to by the company and required by the Planning Commission. It was contemplated that this would be finalized before any construction.,. Additinally, it should be noted that screening of this nature 1s mandated by section 18.56.055 of the TuckwilaCity Code. Mr. Richarde;.,hae diacovered that Mr. Mark Caughey, an associate planner, has by adm inietrative °fiat .author,ized; the construction of Ptemporary° parking 'lot 'on the” subject 'property;;. and 'has° - authorized the >removal of:,at least five.. large. mature: trees prior;; to the:.compreheneive :tree *,:inventory;.' that ",was mandated; `by :. the:; agreement: <,.Hence •irreparable damage to the site 'has already taken place and prejudices the conditions that may have been imposed by the Board of Architectural Review consistent with the spirit and .intention of the agreement between the City and the developer and upon which the adjacent land ownera relied. City of Tukwila April 12, 1982 page 5 Objections to Actions Taken It is Mr. Richards contention that no building permit may be issued by the City of Tukwila nor any development in fact take place until (1) a final site development plan is aubmitted to and approved by the Planning Commission sitting as the Hoard of Architectural Review (as required by paragraph 4 of the Agreement and §18.32.040 of the Tukwila City Code); (2) that all property owners owning property within three hundred feet of the subject property be given notice and opportunity to be heard at the hearings of the Board of Architectural Review, and (3) agreements have been reached between adjacent landowners in respect to the construction of screening walls. The Property Use and Development Agreement 1s binding upon the City of Tukwila and the P & L Company and can only be modified or amended by its own terms after approval of the legislative authority of the City and after written notice of the affected property owners and after a hearing before the City of Tukwila Planning.Conmission. Clearly Mr. Caughey acted outside the scope of his authority in authorizing any construction on the property and especially in authorizing the removal of mature large trees which the agreement specifically requires be inventoried prior to the Board of Architectural Review's consideration of the site plan. Moreovez : the ;rezone etipulatee hat, he `dominant;: use of the _property.,;;ehall': be ..that of •a•`aingle 'office .building. TheConpany. may _not „utilizethe property as a` parking lot: only :Ciearly,'' any .teaporary, uses of this nature or segmental construction of the project: 1e,.in :violation of the agreement,. and !should- not°beYpermitted'by'the City. This letter is to advise all concerned that Mr. Richards is ready, willing, and able to commence an action in Superior Court to enforce the "Property Use and Development Agreement ". The filing of the action will be precipitated • n; V O' N toUJ W =: W o" g F- o .W Wi '.O -i j.LU :=.• 16, - ~ 2. • City of Tukwila April 12, 1982 page 6 by any further development or destruction on the property. The coats of the lawsuit, including attorneys fees and filing fees will be paid by either the City or the P & .L Company or both pursuant to paragraph 10 of the agreement and RCW 11.84.330. HUF:amr cc: City Council Joseph Lynch & Co. Planning Department ✓ Mr. John Richards } W,. U O., y 0i. W W. u- = Cis' 7Wi Z .I-t W to UiSS SO ;U. ~O6 jU. O JOSEPH LYNCH Si CO .4NY 10800 N.E. 8TH STREET, SUITE 804 • BELLEVUE, WASHINGTON 98004. PHONE (20E9455-2838 February 2, 1982 City of Tukwila Planning Department 6200 Southcenter Boulevard Tukwila, Washington 98188 ATTENTION: Mr. Mark Coffey Dear Mark: This letter shall serve as the P & L Company's agreement relating to the construction of temporary thirty(30) parking stalls on our property immediately adjacent and north of the XEROX Building, 6400 Southcenter Blvd, Tukwila. It is our intent to construct the temporary 30 stalls commencing on or about March 1, 1982. At such time as the permanent construction of the Phase II Building is commenced, we understand that it may be necessary to remove temporary parking and install utilities as provided by the code of the City of Tukwila. We hereby agree to undertake this at our sole cost and expense. Very truly yours, P & L 'MPANY .a� .Joseph W. Ly / Partne JWL: . r. +'% G! L•!'. e.•.. e`!^. �d• II! JIba .StTiit¢ttzttwt +:Ni�i'.fli'Ll 'Z • no W', JU `00: WM! u.., • w O; IL.Q'. :co D: =a:• Z • 1±1 W i 0 • Z V f'' Z 0 City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Frank Todd, Mayor Seafirst Mortgage Corporation Fourth and Blanchard Building Seattle. MA 98121 Attn: Jolene Tinglestad 2 February 1982 Subject: SMC Loan No. L600535 -9 (P & L Company) In response to your inquiry dated 28 January 1982. please note the follow- ing with regard to permitted land uses on the P & L Company's site in Tukwila: 1) City Ordinance !1230 amended the Comprehensive Land Use Plan to designate the property as a "professional /office" use area. 2) City Ordinance /1231 rezoned the property from R -3 (four family dwellings) to C -1 (neighborhood retail). Office uses are allowed in the C -1 zone. Copies of the above - referenced ordinances with their respective addendum are enclosed. Should you have further questions about this matter, please call me at 433 -1849. MC /blk xc: Ping. Dir. Tukwila Banning Department AssociatehPlanner f SEAFIRST MORTGAGE CORPORATION A SubwSary of fuanW r.rst Nal.nnm RV* City of Tukwila Zoning Department 6200 Southcenter Boulevard Tukwila, Washington 98188 Gentlemen: January 28, 1982 Re: P 6 L Company 3.1 acres of land Tukwila, Washington SIC Loan No. L- 600535 -9 We have a request to finance the land acquisition by P 6 L Company of the property legally described as follows: Lot 17, Interurban Addition to Seattle, according to the plat recorded in Volume 10 of Plats, page 55, in Ring County, Washington, except that portion lying. North of line described as follows: Beginning at a point on West line 210 feet North from Southwest corner, thence North 89'47' East 630 feet more or less to intersection of West line of 65th Avenue South and except portion conveyed to the City of Tukwila by deed recorded under Auditor's File No. 7108120423. It is a condition of our loan that the property be zoned to allow for future construction of a two story, 32,500 square foot office building. Kindly advise this office as to the zoning classification of the subject property and the uses permitted within such classification. It is our understanding that the City of Tukwila has recently completed a zoning reclassification to allow the type of building mentioned above on the subject site. Our loan also requires evidence that the City of Tukwila's Comprehensive Plan has been amended to allow the type of building being contemplated. It would be appreciated if you could advise whether or not this has been accomplished or who to contact within the City to discuss this matter. Thank you very much for your cooperation in responding to the above. If you have any questions concerning my request, please contact me at 583 -7061. JT /j Sincerely, Jolene Tingelstad Loan Specialist Fourth and Blanchard Building / Seattle. Washington 98121 / Telephone (206) 583 -7070 t { PERKINS,COIE,STONE.OLSEN & WILLIAMS •1111. • 1.114 0 1.11.0. ow* •••••.. • •w.101. Y•. Y.. • MO 0..11 •10••. .11.., • a 11th. C w••••••• c•o•oa n. r ants. •. 1••..•• 111..0[1111. ••▪ •,j..•• iee•••• •Y • OW. . C. 0... eau• 11.1Y.1.. • • . i.1. •.0M 000 C.•R.1•WO. ..••••• • COW. • .1.110•.. •.•0.•11. MM.•110 0 cons 110.••1t • •••• WOWS NC.. OMB 11•.10.11.•0.01 C..O.w 001..•110• 11006.1111 .•UO +owe•.•e. ••rr • ... M.O. •. 001A.M.. . Y.. • M.O. — 001 • Fe meow. • •••••• . .w. •1 t1••.•••• 0• . t [1•. •0.1.11 .00 R 1110. an▪ yymos ••wu .w.i1111. ., tsw•t[•WAN* Y.11.•.1C.4.n MM. 111 h.. IM . 0.1..11 ▪ 0 • ••••1,•• N. 11100 OMENM0T0N BUILDING NaF11•M••.. •a.••••111MOW OM.. W0. 0•011C. 0.011• •1•IM.•11 SCATTLE,WASHINOTON 11111101 •••a.n•MM. JON.... sr nos •.o.•1.•o••NfyT•O •noollc•Ot.•. ••.0•a•.• 1101C01101Lf0••MF•.M 1.10• MM.•L•OK M•r11•MANY .101.0 1.1•T MCA• •. COMM. •••••••• OM.. PRIMO Cr..t'Y[111NS Name 101•1.0 1 1110.0.0 0011 TtL O..w L110� [a.flOf.O •M. •.x.1.•00 •r0 10 T.1. ,t.E•:1T.1) .•... 0100.x0 0.0•.a••.K ••••• L•10001M •.•• •.1 .00.•b MM. •1••. ••.0. 04.4.P .we»o1.aa OFFICE Sin ,D C DmcE 0°110.14 • ow. wi Mr. Larry Hard August 26, 1981 Page 2 Councilman Borer also indicated that the developer must sign these documents prior to the adoption of the ordinance. There seemed to be a good deal of confusion among the council members as to the effect of these documents, their enforceability, and their treatment of the concerns expressed by the neighborhood. I explained to the council that the provision included in Paragraph 10 of the developer's agreement created a third -party beneficiary right in the neighborhood, enabling them to enforce the agreement. I believe that it would be extremely helpful for the council's understanding of these documents if you were to discuss, or commit to writing, an explanation of the enforcement provisions, specifically with respect to the neighbors' right to enforce the document, and the city's position with respect to survival of the developer's agree- ment upon adoption of a new zoning code. We will review the exhibits used in the Planning Commission hearing on July 23rd. I am somewhat concerned that there are incon- sistencies in those documents that should be removed or clarified before making a wholesale adoption into the terms of the ordinance. Finally, P i L Company will execute the documents when they are in final form, and prior to the time they are again considered by the City Council, if that is acceptable to you. REM:br cc: Joe Lynch Bob Paterson Brad Collins Jim Curran Very truly yours, Richard E. McCann z.: WD O' CO Ili WI J H' W o` u- Q =a.: F- w,. Z Z F- �r W W = U o; V Nc :O z sr PERriiNS. COTE, STONE.OLSEN a WI _..CMS S..•MAM�-•r•C••M• .MAYS • ••T.• .J Wee TSP.. • MY .M • MT4. C ••••r• C..•••wrt•t •■•• .▪ 50• •0 0S 4/W 5014* 1SrM • •1101•01 • •••••• 10.N• ••••■ C •MM•.•• FAO • ••11.••,•- rNC CPIS KI•••••7••11 B.•i•f r. ••• N••..•..••••• a •111.• -• • 41••11 :• w •• w•.-. •t•.• ••I•••• WWWW w,A1 •.ems•M4... •..e i= •••••••• •▪ •••••I CT. INS MR••. HAW,. 00.50. ^S•N••• Ohm •••.• N Y▪ CO•W 4 O. ••••• 1.00 WASHINGTON SUILDINO SCATTLL.WA*HINOTON •0101 ,1a550401 0 !0S• MaF S f l0 T0.000•.-.100•SSt•S,S• OWASISPITUNS S4rr4e 00. TS1.0ra1.0310 4r.,nn..n.a •1•••••0-•01 0,,.0 .00'C 50_111 50070 10, ••.C.OI.I.00.4AW SS5o1 aWI•YT0 14.0.0 .11./ 1110 00010.507 .•50,05700.0 410000 K4SS MKT TO SCAMS 0•IIC1 July 27, 1981 Mr. Larry Hard, Esq. LsSourd, Patten, Fleming Hartung 4 Emory 3900 Seattle First National Bank Building Seattle, Washington 98154 Re: City of Tukwila Rezone PAL Company Application 81 -21 -R Dear Larry: 2 enclose: r.•..•••••• M- •••..••.•t•4 .000.00 Y.. W .0•.•• .1•••••••• 4..n ••••••. • • NON -.MN.. M•..SN. •c4 •.4•R• ••••••• owe. AIM IPOLMOI •••■•••••• ASCU •!..• ..er•• 0.14•. M•••C •.IR ••14 • C•••••• ....WP.TICICM 400000 4.CC•0••• ...WC ..••4• • •w••••T•• MO.r.••.+s r. 11.••11••.+•• •••••••••••••••• Ct.111••••••Y .••••••Comp•C.• Ot00.l.•••• •CN••4.•.0 •••••••••••• C••n- S4W00 Mint.•••••••. •IlaC• MINT •ON•.M.S 4-T•T.pAI • •e•.. C am. .T• lwww e•II..•sumo •.n, TNM 11011•••- ••.114.••4. •w •••• •�.1O •� ••..T•aa••• •••4. •1.1•••• •••■•• •••••1n0 T• •••CTKI • 11..••711. OW& 0ia•T bW W NW 50_7.11 Will, .......•• ONO e.....M.ow* 1. A copy of the City of Tukwila Planning Division's Staff Report submitted to the Planning Commission on June 25, 1981, and July 23, 1981, discussing the merits of this rezone and recommending approval, subject to conditions; 2. Copy of a letter, undated, from Mr. and Mrs. Ronnie A. Morris, submitted to the Planning Commission on June 25, 1981, recommending certain conditions to be imposes on the rezone; 3. An undated, unsigned letter to the Tukwila Planning Commission, submitted June 25, 1981, recommending additional conditions to be imposed on the rezone; 4. Copies of site plans, undated, unsigned, submitted to the Planning Commission on June 25, 1981, by a Mr. Richards, recommending relocation of the building; and 5. A copy of proposed rezone conditions, in the form of a contract rezone, submitted to the Planning Commission by the applicant on July 23, 1981. ; •Z. • H W' • '2 .6 • J C); • ;CYO:. w W =. W O' J. LLQ • . I- W M. • Z Z IF-; .W Wi • W'i LLH Cr • W t~=! Off'!_. ,Z 4 i Mr. Larry Hard, Esq. July 27, 1981 Page 2 At the July 23, 1981 hearing, the Planning Commission passed a motion recommending that the City Council grant the rezone, subject to certain conditions. While I do not yet have the exact record of the language of those conditions, it is my understanding that the Commission's action consists of: 1. A recommendation to the City Council that the Council approve the rezone according to Exhibits A, B, i C of Application 81 -21 -R. Those exhibits consist of site plan drawings, elevations, and sections. The rezone is subject to the following conditions: a. The applicant is to provide an instrument that meets the approval of the City Attorney which will provide that: (1) Development of the property under the C -1 classification shall be limited to a single office building which say contain related non - retail service uses customarily incident to office use. (2) Setbacks and width of formal landscape areas shall be depicted on Exhibit B of Application 81 -21 -R. 2. Approval of the rezone application is predicated on prior or concomitant approval by the City Council of a compre- hensive plan amendment for the site of "office" designa- tion. 3. Development plans, including but not limited to site, elevation, landscape and building materials shall be subject to review and approval of the Planning Commission sitting as a board of architectural review. In its re- view, the board shall review a comprehensive native tree inventory prepared by the applicant, with the intent of saving as many trees of good health and significant size as possible. The board shall also analyze off -site noise impacts on adjoining land uses and require adequate miti- gation of such impacts, through use of a masonry sound barrier or other effective means. The board shall also insure that adequate control of off -site visual privacy intrusion and lighting glare into the single family areas provided. Decorative landscape areas shall be served by automatic irrigation equipment. . Z • W' Q 2. W.�, U co 0 CD =' CO WO uQ +..: w W; _. Z F— Oi Z LLI 2 j!: CI 'al 11J'i H U! Z c..) '22 Z. O Z Mr. Larry Hard, Esq. July 27, 1981. Page 3 5. The revised exhibits submitted by the applicant at the July 23, 1981 hearing are to be considered binding conditions on the rezone. Those exhibits include the proposed rezone conditions and modified site plans to relocate mechanical equipment from the roof of the struc- ture to ground level and decreasing the elevation of the building. 6. Recommendation of approval of this rezone does not constitute approval of ingress and egress from 65th Avenue South, which shall be further reviewed by the Board of Architectural Review. We believe that the proposed rezone conditions submitted by the applicant, in the form of a contract rezone, will satisfy the requirements of the staff and the community. Please let me know if we can provide any further information. Sincerely yours, iJ t chard E. McCann cc: Brad Collins Planning Director City of Tukwila James Curran Curran,Klewno, Johnson & Curran Joseph Lynch Robert Paterson 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 15 17 18 19 20 21 22 23 24 25 26 27 28 20 30 31 32 33 34 35 38 37 38 89 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 as as 60 61 CITY OF TUKWILA Planning Commission P&L COMPANY REZONE APPLICATION 81 -21 -R PROPOSED REZONE CONDITIONS P&L Company, applicant for rezone of certain property de scribed in the application from R -3 to C -1, offers the attach= conditions for consideration by the Planning Commission. DATED: July 23, 1981 Respectfully submitted, PERKINS, COIE, STONE, OLSEN 4 WILLIAMS Attorneys for P&L Company PROPOSED. REZONE CONDITIONS - 1 Proximo, Co. I[ *TONS. OLNN • WILLIAM. MOOWANIINSTON SW&OIN/ SIATf .B. WAMIM .TQ.S N1O1 (101) 111.11770 UJi -J 0 0:•. CO W; W =i J F.. W 0! co o _ W i Z � W W rsi W W' W ~- Z; 111 ~ ". Z CONTRACT REZONE P&L Company, a Washington partnership, composed of Joseph W. Lynch and Robert L. Paterson, have contracted, subject to rezone, to purchase the following described real property, located in the City of Tukwila, King County, Washington: Lot 17, Interurban Addition to Seattle, according to the Plat recorded in Volume 10 of Plats, Page 55, in King County, Washington. Except that portion lying North of line described as follows: Beginning at a point on West line 210 feet North from Southwest corner, thence North 89' 47' East 630 feet more or less to intersection of West line of 65th Avenue South and except portion conveyed to the City of Tukwila by deed recorded under Auditor's File No. 7108120423. P&L has applied to the City of Tukwila for a zoning re- classification from R -3 to C -1 of the above - described property, for construction, operation and maintenance of an office build- ing. The Planning Commission, City of Tukwila, has considered the application for zoning reclassification, documents attached thereto, the Planning Division's Staff Report, and finds: 1. The proposed rezone is consistent with policies of the City of Tukwila Comprensive Plan providing for office development as buffer zones between residential areas and commercial areas, providing that certain conditions and limitations are placed on use of the property. 2. The rezone as applied for, subject to the terms and conditions contained herein, is in the inter- est of the public health, safety and general wel- fare. NOW, THEREFORE, the Planning Commission recommends to the City Council, City of Tukwila, that the rezone applied for should be granted, subject to execution of a contract by P&L Company, with the City of Tukwila, as follows: �"�� + Z a• • ..JU' 0O W =: LL a; • I- W • Z I: W W; 2 • 0.= ,pI: • W W'; • •Z. -- = Z. In consideration of the adoption of an ordinance by the City of Tukwila, reclassifying the above - described property from R -3 to C -1, P &L hereby agrees, as conditions of the rezone, and upon closing of the purchase of the above - described property, as follows: USE 1. The above - described property shall be used for the construction, operation, and maintenance of a single office building, as shown by plane and drawings submitted with P &L's application 81 -21 -R to the City of Tukwila, as those plans may be modified by the Board of Architectural Review, as herein provided. 2. The single office building purposes, which may include related non - retail services customarily incident to office uses. 3. The office building is intended during weekday business hours. shall be used for office SITE PLANS 4. Site Development plans shall be approval of the City of Tukwila Planning a Board of Architectural Review (BAR). will include, but not be limited to: a. Building height shall not uses to operate primarily subject to review and Commission, sitting as Architectural review exceed two stories. areas shall Setbacks as d picted width Exhibit B, ofanapplica- tion 81 -21 -R. A 20 -foot setback will be landscaped and maintained on the north and west property bound- aries. The landscaping shall be designed, placed and maintained to provide a barrier at 64th Avenue South. c. A comprehensive native tree inventory of the site shall be prepared by the applicant and submitted to the BAR. Site development shall provide for the -2- 072381/5/7200R saving of as many trees of good health and significant size as appropriate and as approved by the BAR. ACCESS 5. There shall be no entrance or exit between the prop- erty and 64th Avenue South, which shall remain a dead end street for use only by the adjoining residential area. 6. Primary access from the property shall be through the existing phase 1 Xerox Building site, described below, to Southcenter Boulevard, and shall be protected by the recording of an easement for ingress and egress over and across the Phase 1 property, to the extent of P&L's interest, in favor of the property. The Phase 1 Xerox Building site is located in King County, Washington and is legally described as follows: That portion of the Wm. H. Gilliam Donation Clain No. 40, Township 23 North, Range 4 East, W.M., de- scribed as follows: Beginning 1336.78 feet West and 1501.50 feet North of the Southeast corner of Section 23, Township 23 North, Range 4 East, W.M.; thence East 250 feet; thence South 325.50 feet to North line of County Road No. 622; thence Westerly along said North line to a point South of beginning; thence North to beginning, EXCEPT por- tion conveyed to King County for Renton -Three Tree Point County Road by dead recorded in volume 1505 of deeds, page 486, under Auditor's File No. 2685209, records of said county. (Consisting of 101,155 square feet, more or less.) CONSTRUCTION 7. P&L Company shall require its contractors to take all reasonable steps to ensure that construction activity is con- fined to normal working hours, equipment is muffled to reduce noise, and dust control measures are followed. -3- 072381/5/72008 .....�. � .. EFFECTIVE DATE 10. The terms and conditions of this agreement shall apply immediately upon the effective date of an ordinance rezoning the above - described property from R -3 to C -1, and will continue in full force and effect thereafter under the current City of Tukwila zoning code, or any subsequent revision or modification thereto. 11. It is .understood and agreed that the above- described property may be rezoned "P -0 District," (Professional Office) by the City of Tukwila, pursuant to a new zoning ordinance now being considered by the City of Tukwila, and that upon such reclassification the terns and conditions of this agreement shall remain in full force and effect. MODIFICATION 12. The terms and conditions of this agreement may be modified and amended only by written instrument signed by the 'parties hereto, or their successors or assigns, and only after written notice to property owners within 300 feet of the site and hearing before the City of Tukwila Planning Commission. -4- 072381/5/7200R A«C•OPAOC ot,l <c ANCHO•A.t.AU•PA •••0I 0wa•OT•f »••f01 tCItCOn[IN•R,•at••[.o• PERKINS. COIE,STONE. OLSEN & WILLIAMS 1.00 WASHINGTON •UILOING srATTLC.WASH,NOTON 0•I01 VILCP «O «[e ta.•ua..no tfL[COPII.Ito.•.•f•.,•• E.. "PERKINS Sutttt' TCLE*:•[•oal. PLEASE ICILY TO •CATTLC O„ICC June 8, 1981 PLf.I«O.Ow,t .•TO « NP wnc • THOPONOTON.I •tu..M. ,u Honorable Frank Todd, Mayor City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Mr. Gary Van Dusen, President Tukwila City Council 6200 South Center Boulevard Tukwila, Washington 98188 Re: Tukwila Area Rezone P&L Company Rezone Application Dear Messrs. Todd and Van Duesen: P&L Company, a Washington partnership, composed of Joseph W. Lynch and Robert L. Paterson, have contracted to purchase, and have filed an application to rezone, the follow- ing described real property: Lot 17, Interurban Addition to Seattle, according to the Plat recorded in Volume 10 of Plats, Page 55, in Ring County, Washington. EXCEPT that portion lying North of line described as follows: Beginning at a point of a West line 210 feet North from Southwest corner, thence North 89.47' East 630 feet more or less to inter- section of West line of 65th Avenue South and Z. i ' QQ D' J01 ,w0 w w; WI In J fir; W O, co_D. W H0':. Z H1. W W::.. D.p; i0 H; '!1- VI 1J.. ~O Z. t Honorable Prank Todd, Mayor June 8, 1981 Page 2 EXCEPT portion conveyed to the City of Tuk- wila by Deed recorded under Auditor's Pile No. 7108120423. This parcel is located Northwest of the Tukwila City Hall and abuts 65th Avenue South. The development will be phase II of the original project referred to as the Xerox Building, also developed by P&L Company. Attached is a vicinity map showing the location of the property. The parcel is presently zoned R -3, for three - family dwell- ings, and is designated for Medium Density Residential in the Tukwila Comprehensive Land Use Plan Map. We understand that the proposed area rezone, Proposed Zoning Ordinance Draft 4, would classify the property as R -3, for three and four - family dwellings. The existing Xerox Building is proposed as P-O. Professional and Office. P&L Company seeks a rezone and, if necessary, an amendment to the Comprehensive Plan, to allow office development of the site. The existing Xerox Building is zoned C -1. Accordingly, C -1 is requested for Phase II. Under the proposed code, draft 4, it appears that the applicable zone would be P-0, Profes- sional and Office District for both the existing Xerox Building and Phase II. We anticipate that consideration of this rezone will follow present procedures for hearing and review. In order to avoid later conflict with the council's area rezone efforts, however, it is requested that the zoning classification of this parcel be changed to P-0 District in the present area rezone proceed - ings to conform to the existing Xerox Building parcel. If, however, consideration of the P&L rezone cannot be integrated into the area rezone proceeding, we request that the zoning classification for this parcel be removed from consider- ation in that proceeding, to be determined as a separate rezone application under existing procedures. Please include this letter in the record of proceedings of the area rezone. ' Honorable Frank Todd, Mayor June 8, 1981 Page 3 We will be available at your convenience to discuss these alternatives with the council or the planning staff. truly rs, Ir.i1A---- Richard E. McCann Attorney for P&L Company REN/wg cc: Joseph N. Lynch Robert L. Paterson Brad Collins, Planning Director City of Tukwilla Maxine Anderson, City Clerk, City of Tukwila u f Y VF I UKWILQ WASHINGTON ORDINANCE NO. /4,230 AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON AMENDING THE COMPREHENSIVE PLAN MAP Z H ON �W, � 0' CD WHEREAS, P i L Company, a Washington General Partnership, CD D filed a petition on June 8, 1981 to have certain real property mined aD by that partnership reclassified from R -3 to C -1; and WHEREAS, the comprehensive plan map for the City of Tukwila indicates that the subject property is to be used for residential purposes; and WHEREAS, the current zoning of the subject property is for multiple residential use; and WHEREAS, the Planning Commission of the City of Tukwila held a hearing on June 25, 1981 to consider both the zoning reclassification request and the proposal to change the comprehensive plan map; and WHEREAS, the City Council has reviewed the Planning Department file on this matter, reviewed the Planning Commission's recommendation regarding this project and has listened to and reviewed a presentation by the property owners and their representatives, NOW, THEREFORE, the City Council of the City of Tukwila, Washington does ordain as follows: Section 1. The comprehensive plan map is hereby amended to show that — t :e property described in Exhibit A attached hereto shall be included within the professional /office designation. PASSED BY THE CITY COUNCIL OP THE CITY OP TUKWILA, WASHINGTON at a regular meeting thereof this /S94 day of ,d,d , 1981. Ap roved as to Form: O t Attorney, torney, Hard Attest: ence E. yor .S1 •Yns: erk �t, Published Record Chronicle - September 20, 1981 . ••• UO 0 • CO W W ='. iLt • 1 W • 1- O. ,Z H. Wait, O N: • • ,OI `W W; 1--V Ot • Z. •Z' REAL PROPERTY DESCRIPTION EXHIBIT A Lot 17, interurban Addition to Seattle. according to the Plat recorded in Volume 10 of Plats. Page 55, in King County, Washington. Except that portion lying North of line described as follows: Beginning at a point on West line 210 feet Worth from Southwest corner, thence North 89. 47' East 630 feet more or less to intersection of West line of 6Sth Avenue South and except portion conveyed to the City of Tukwila by deed recorded under Auditor's Tile No. 7108120423. TOrETEER WITH: All of Lessor's right, title and interest in and to that portion of Macadam Road, as located by Ring County Survey, No. 639 "a ", lying Westerly of a line perpendicular to the Northwesterly margin of said Macadam Road at its intersection with the Westerly line of that portion of the ' William H. Gillian Donation Claim No. 40, in Township 23 North, Range 4 Last, N.K., as conveyed to H. Wayne Anderson and Ardetb Anderson, his wife, by deed recorded under Auditor's Tile No. 5845225, and lying North of the Northerly margin of the Renton -Three Tree Point Road No. 2649. TOGETHER WITH: Road and utility easement granted by.James S. Huntington and Helen Diane Huntington to Lessor recorded under Ring County Division of Records and Elections No.7910240948 , as amended amendment recorded under No. 7910180588 . 1908 City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Frank Todd, Mayor PLANNING cal4ISSION 1 Minutes of the regular meeting of 25 June 1981. j The meeting was called to order at 8:04 p.m. by Chairman Richard JCirsop. Commissioners Arvidson, Avery and Orrico were present. Staff present: Brad Collins, Planning Director and Mark Caughey, Associate Planner. APPROVAL OF MINUTES MOVED BY NR. ORRICO, MINKS. AVERY'S SECOND, TO APPROVE THE MINUTES OF THE REGULAR MEETING OF 28 MAY 1981 AS PUBLISHED. MOTION CARRIED UNANI- MOUSLY. CITY COUNCIL ACTION REPORT A) Proposed Zoning Code (Draft 14, revised) Mr. Collins noted that Interurban Avenue and McNicken Heights sub- area zoning map review have been the predominant subjects recently; Administrative regulations, height, parking, landscaping will follow. Staff anticipates completion of the review sessions on or about 20 July. A wrap -up public hearing would likely follow in mid- August. B) Sumwood Phase III Rezone (81 -S -R) The rezone has been passed with the stipulation that an extra Jacuzzi spa unit be included as part of the Phase III recreation facility • package. PUBLIC HEARING (concurrent) A). Application 81 -22 -CPA: (P8L Co.) Requesting amendment to the Compre- hensive Land Use Plan to redesignate 3.1 acres at the northwest quadrant of Southcenter Blvd. and 65th Ave. So. from high density residential to office use. ) Application 81 -21 -R: (P6L Co.) Requesting rezoning of 3.1 acres at the Northwest quadrant of Southcenter Blvd. and 65th Ave. So. from R -3 to C -2. U O.: N 0 ▪ (A W W W O' 2 qJ, (Di ▪ na =;. uj Z.1—.. C3 F Wkuj Z, W U =. O I— Z Page -2- Planning Camdssioq' 25 June 1981 Mr Caughey presented the staff reports. Richard McCann, Attorney for the applicants, introduced the members of the project development team.' Architect Omer Mithun presented a slide photography program highlighting design parameters of the site plan and building layout. Generally, the conclusions and stipulations of the staff report are acceptable with the exception of the language which appears to require installation of a masonary sound barrier. They wish to strike -out that specific reference and allow the B.A.R. to investigate other solutions. Mr. McCann returned to the podium, and urged that an alternative vehicle to the deed restriction and covenant running with the land be considered to allow the land -owner greater flexibility in future decisions affecting use of the site. He noted that there exists a high probability that the property owner of the Xerox site would be willing to grant an access ease- ment to the P$L site; however, it is not clear yet what would be the most advantageous means by which to document that right of access. Mr. Kirsop declared the public hearing open at 8 :22 p.m. John Richards, representing a group of home- owners in close proximity to the proposed P$L project, presented a list of concerns which they believe should be addressed in the Planning Caanission's hearing process. In regard to the medium density housing potential displacement contained in the Caprehensive Plan Amendment Staff Report, Mr. Richards stated his belief that the existing high percentage of multiple - family housing avail- able in Tukwila relative to surrounding comnmities should be taken into account. Mr. Richards also noted a possible drafting error in the sectional view of the building north -to -south; the actual building height will be above the floor level of the adjoining hamesite to the north. He also suggests that the buiding be moved closer to 65th Ave., consistent with the Housing Authority buniiding layout, and that direct access to the parking area be provided £ram 6Sth Ave. Edward Robinson, nearby resident, emphasized his concern about the potential noise impacts of the project. He noted that unacceptable noise patterns are present already on the Xerox site. However, if noise impacts are controlled, he does not object to the development. The public hearing was closed at 9:16 p.m. Mr. Orrico inquired as to the status of ownership; Mr. McCann explained that Messrs. Lynch and Patterson are contract purchasers. The staff's proposed one -year time limit for beginning construction was questioned. Mr. ) th n asked that an extension clause be added. l—' • Z, • mdW 2, QQ , • Wes' u) W W = ,' JH Nhl' uj -J, 'AL <,•,..• •— • • S, • Zl .W W' 7 1 V, W Z„ Page -3- Planning Carnissiot 25 June 1981 In response to Hr. Kirsop's question, Mh. Richards presented an alterna- tive size layout diagram showing the building placed closer to 65th Ave. and depicting a driveway access corridor from 6Sth Ave. to the park- ing area along the north edge of the site. W. Mithun explained their willingness to study further the proposed alternatives. In closing, Mr. Richards urged the Planning Commission not to separate de- sign considerations from the rezone decision-making process. Mr. Collins pointed out that the City Council is considering zoning re- classification for this site in the content of its review of draft ordi- nance 14. They are fully aware of the application for rezone now pending before the Commission, and their actions do not prejudice full considera- tion of this proposal. MOVED BY MR. ARVIDSOV THAT THE PLANINING CChf4ISSION RE02144ETD TO THE CITY COUNCIL APPROVAL OF APPLICATION 81- 22- CPA, AMENDING THE 014PREH NSWE LAND USE PLAN FROM MEDIUM DENSITY RESIDENTIAL TO OFFICE USE DESIGNATION, SUBJECT TO THE FOLLOWING STIPULATIONS: 1. FIELD CONSTRUCTION OF AN OFFICE DEVELOASNI SHALL BEGIN WITHIN ONE (1) YEAR OF THE EFFECTIVE DATE OF THE ORDINANCE I4PL3 1FING THIS OOTtPRE- HENSIVE PLAN »1ENOCNI OR CONTINUANCE THEREOF. IF OWSTRUCTICN DOES NOT BEGIN WITHIN ONE YEAR AS REQUIRED, THE COMPRE- HENSIVE PLAN AMOE I N>ENI SHALL BECOME VOID, AND THE =DESIGNATION SHALL REIURN IDMEDIATELY TO "MED1M4- DENSITY RESIDENTIAL." 2. ANY OFFICE DEVELOPMENT PROJECT PROPOSED CV THIS SITE SUBSEQUENT TO FINAL ACTION ON THE COMPREHENSIVE PLAN AMENDMENT' SHALL REQUIRE BOARD OF ARCHI- TECTURAL REVIEW APPROVAL PRIOR TO ISSUANCE OF BUILDING PERMITS. THE INTENT OF SAID REVIEW SHALL BE 70 RESTRICT OFFICE DEVELMENT INTENSITY TO A LEVEL APPROXIMATING FOUR FLAX RESIDENTIAL USAGE, AS ANALYZED IN TERMS OF NOISE CONTROL, ON -SITE CIRCULATION, AND BUILDING HEIGHT. MR. ORRICO SECO1DED THE NOTION. After discussion, 14r. Arvidson agreed to re -state stipulation I as follows: 1. FIELD 0WSTRUCTION OF AN OFFICE DEVELOPMENT SHALL BEGIN WITHIN ONE (1) YEAR OF THE EFFECTIVE DATE OF THE ORDINANCE D PLHMENTING THIS MITRE - HENSIVE PLAN AME RIM OR 0311TIMUA1 E THEREOF SUBJECT TO A PUBLIC HEARING. IF CONSTRUCTION DOES NOT BEGIN WITHIN ONE YEAR AS REQUIRED THE COMPREHENSIVE PLAN AMENDMENT SHALL BEO:NE VOID, AND THE USE DESIGNATION SHALL RETURN IMrEDIATELY TO 'MEDILN-DiNSITY RESIDENTIAL." Staff explained that the rationale of their proposed wording of the stipu- lation is to provide a public hearing prior to extending construction time limits so that the public may be kept informed of the reasons bringing - about delay. NDVED BY MRS. AVERY, WITH M. OtRIOO'S SECOND TO AMEND THE MAIN NtYTIC* TO Page -4- j .Planning Commission• ! '25 Jtaie,1981. ' 1 i REQUIRE NOTIFICATION OF NEARBY PROPERTY CNNERS OF SUBSEQUENT ACTION ON THIS PROJECT BY THE BOARD OR ARCHITECTURAL REVIEW. MOTION CARRIED. MAIN MOTION AS AMENDED APPROVED UNANDEUSLY. After sane discussion, it was the Camnission's consensus that more study of the site design issues affecting the rezone application is in order. MWID. BY loft. ; ORRICO;: IVITH: MR:' ARVIDSON'S SEOXID, .10 TABLE APPLICATION 81-21 -R WITH :.INSTRUCTICN.10.THE:APPLICANI :TC NDRK WITH THE NEIGHBORING PROPIRIY:ORNER.S .T0 ATTH.VF RESOI1rFION, OF •T E ISSUES RAISED DURING THIS NEETING`.MOTION ,CARRIED.. Mr. Arvidson asked for clarification of the staff's suggested use of a masonry sand barrier. Mr. Mithm suggested their willingness to work out an individual solution with each abutting property owner. BOARD OF ARCHITECTURAL REVIEW A. Development Plan - BSH Investments, Phase II. Requesting approval of site and architecture for an office - warehouse complex at the easterly terminus of Upland Drive. Mark Quaghey presented the staff report. Herb Bittman, Project Architect was present on behalf of the application. Mr. Bittman presented a revised site layout diagram which attempts to address the matters raised in the staff report. The revised proposal res- tricts access across the rail easement to two points, eliminates truck man- euvering over the tracks and provides access to the future extension of Minkler Boulevard. He emphasized his willingness to murk cooperatively with the City and the Union Pacific Railroad to resolve project concerns. Frank Haverkanp, representing Union Pacific Railway, agreed with the areas of concern expressed in the staff report. A copy of the rail easement document was distributed and discussed. Mr. Collins described the work done to date on the proposed Local Improve- ment District which will include improvement of Minkler Blvd. He emphasized the potential advantages to the property owner, the railroad and the City by accessing the site from Minkler Blvd. once it is improved. After discussion, it was the Board's consensus to accept the staff's re- quest for a continuance of this matter to allow further research an the access issue. MOVED BY MS. AVERY, WITH MR. CORICO'S SECOND, TO TABLE THE BSH PHASE II DEVELOPMENT PLAN APPLICATION PENDING RESOLUTION OF ACCESS ISSUES DISCUSSED IN THE STAFF REPORT. ?ACTION CARRIED. W ,J 0. 0O; W = I—; N LL-, W 0;. LL. Q:. H W. Z I— 0 LU Q' 0 I- 'S V;. I— — :O 4 CITY OF TUKWILA PLANNING DIVISION CITY COUNCIL STAFF REPORT AGENDA ITEM_.__• 81- 22 -CPA P$L Company Corp. Plan Amendment INTRODUCTION At its regular meeting of 25 June, 1981, the Planning Commission voted to recommend to the City Council that the Comprehensive Land Use Policy Plan be amended to redesignate 3.1 acres north of and adjacent to the Xerox building on Southcenter Blvd. from 'medium density residentia:" and "low density residential" to "office" use. The applicants intend to use the site for a second -phase office develop- ment complementary to the Xerox Build- ing. To accomplish the office development objective, modification of the site's current R -3 zoning to C -1 is necessary. ] A rezone application for this site was filed simultaneously with the Comprehensive Plan Amendment request, and a concurrent public hearing thereon was held before the Commission. How- ever, numerous zoning - related site design issues raised by the staff and by the nearby property owners were left unresolved. Thus, the rezone action will be delayed in arriving at Council until a consensus is reached on those matters. S C=R Ar DISCUSSION The principal concern with the proposed Comprehensive Plan Amendment is the unavoidable reduction of land area in Tukwila deemed suitable for use as medium - density, multiple- family residential development. After comparing the exisiting and remaining housing potential using "R -3" zoning as that which corresponds most closely with medium - density use districts of the Comprehen- sive Plan, we concluded that removal of the P6L property from medium- density multiple - family usage (defined as residential density ranging from 6 -16 units /acre) represents a significant reduction in the amount of land area available to the City to meet its internal obligations for diverse housing opportunity. About 508 of existing vacant R -3 lands would be removed from the current zoning map, and 201 of Such land would be taken away under the Proposed Draft 84 map. Assuming full buildout of the 3.1 acre site at 16 units /acre, an actual loss of 49 units will occur. Further, the Pf,L site is • Page -2- 81 -22 -CPA ( not considered an area of special development consideration, meaning that full build- outunder "medium density" (16 units /acre) is likely. Almost half of the vacant R -3 lands under the existing zoning map are in special, environmentally sensitive areas. Nearly two- thirds of vacant R -3 lands ...der "Draft 4" are so designated. These properties are constrained in some manner by natural factors, and full- intensity development is not as likely. Thus, the importance of unconstrained land such as the P$L site to absorb a full measure of medium density residential growth demand is heightened. Staff noted that both the King Subregional Plan (endorsed by Council in February, 1980), and the "residence" element of our Comprehensive Plan, emphasize the need for variety in type and configuration of housing in the community. While conceding that approval of the proposed amendment may reduce medium- density potential, both the neighboring owners who testified at the hearing, and several of the commissioners stated their belief that Tukwila's total supply of multi - family land (R -3, R -4 and R -M -H combined) evidences more- than- adequate recognition of the City's obligation to provide diversified housing opporrmity relative to its employment base. The Commission also noted that the Comprehensive Plan encourages placement of low- intensity office activity as a buffer between single - family and commercial boulevard uses. RECCMENDATION While the staff would like to have encouraged more depth in discussion of the housing - related impacts implicit in this application before the Colais- sion rendered its decision, it is fair to conclude that the Commission's concerns, if any, were adequately resolved in public hearing testimony. he recommend, therefore, that the City Attorney be directed to prepare an appropriate ordinance amending the Comprehensive Plan for the property illustrated on Exhibit "A" and described on Exhibit 'B" (both attached), and containing the following stipulations: 1. Field construction of an office development shall begin within one (1) year of the effective date of the ordinance implementing this Compre- hensive Plan•Ameidment or continuance thereof following a public hearing. If construction does not begin within one year as required, the Comprehensive Plan Amendment shall become void, and the use de- signation shall return immediately to 'medium- density residential." 2. Any office development project proposed on this site subsequent to final action on the Comprehensive Plan Amendment shall require Board of Architectural review approval prior to issuance of building permits. The intent of said review shall be to restrict office deve- lopment intensity to a level approximating four plex residential usage, as analyzed in terms of noise control, on -site circulation, and building height. 3. Property owners within 300' of the subject site shall be notified of subsequent Board of Architectural Review actions affecting its development. • SHE rITHuD1 ASSOCIATES !Li • c-zc- s &ate. ET naz vu2, AV vat Q 4e:t"._C 2Q -t a .0.2.3 41' 5.17. 2. SUBJECT PROPERTY TUKWILA Y HALL TUKWILA PARKWAY ,w1fVCN1Cfl VICINITY MAP • ..zoos n ANDOVER INDUSTRIAL.4.. c c i;• -;.3 + t EXHIBIT B n Addition toaSeattle ,nboundedfonothe7Northe yraan line parallel to the North line of said Lot 17, recorded in Volume 10, page 55. of plats, records of said county, more properly described as: The thereof) ofe Lot (measured 17, eccords of w the west lie said county, n TOGETHER WITH right of way of present driveway leading thereto (19'2'); The above containing a total of 3.1 acres, more of less. current ..oning M"ft 4 .Doing CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT AGENDA ITEM 81 -22 -CPA P & L COMPANY INTRODUCTION -4 The applicants are requesting an amendment to the Comprehensive Plan to redesignate 3.1 acres north of and adjacent to the Xerox Building on Southcenter Blvd. from "medium density residential" and "low density residential" to "office" uses. The applicants intend to use the site for a second -phase office development comple- mentary to the Xerox Building. The parking area for this second -phase project will be enlarged beyond minimum code requirements to accommodate overflow demand levels at the Xerox site. DISCUSSION The principle concern of staff relative to '° this request for modification of the Compre- !! / 1/E hensive Plan is the intended reduction of land area in Tukwila deemed suitable for use as medium - density multiple family housing. To assess the quantitative impact of converting 3+ acres of potential "medium density" land to non- residential use, we have developed an inventory of existing and remaining housing potential using "R -3" zoning as that which cor- responds most closely with medium density use districts of the Comprehensive Plan. INVENTORY OF R -3 LANDS IN TUKWILA ACRES TOTAL ACRES % ACRES % in A.C. DEV. TOTAL. VACANT TOTAL ASDC. TOTAL 16.6 10.2 _ 44.5 34.6 621 _6.2 _ 77% 15.3 38% 2.5_ 33% 10.3 151 23% ACRES % % VACANT VACANT VACANT wo.PaL REMAINING 19% 26% 401 3.1 67% 1 12.2 A.S.D.C. a: Area of Special Development Consideration HOUSING POLICY From the information contained in the table, we find that this Comprehensive Plan amendment application may present potential conflict with the existing and emerging statements of policy advocating the availability of multi - family housing in the community. In February, 1980, the Tukwila City Council endorsed, by resolution. the King Subregional Plan, as the reference document by which local growth manage- ment decisions will be guided. Under "phased growth objectives," the Subregiona1 P & L COMPANY Page 2 Plan states: "...stage growth to contribute to reasonable housing costs and the availability of housing for all segments of the population. There is a recognized scarcity of well located sites zoned for multi- family housing development; a situa- tion which may adversely affect the housing opportunities for young and elderly households." Tne focus of the Subregional Plan is to intensify growth pressures withii, the county in those areas which are already committed to urbanization, as opposed to allowing new growth (or sprawl) to occur unchecked at the urban /rural fringe. Tukwila, because of its burgeoning employment base and access to major trans- portation corridors, has been designated a "secondary metropolitan" activity center. This designation is the most intensive in the subreglonal plan, second only to the central business district in Seattle. It is the expectation of the subreglonal plan philosophy that jurisdictions encompassing intensive centers of employment opportunity will also assume the responsibility to provide suitable quantities of land area for housing a reasonable number of those persons at- tracted by the local job market. Naturally, a portion of that housing demand will be for multi- family configurations: apartments or condominiums. • The Tukwila Comprehensive Plan predates the King Subregional Plan by several years. However, many of the policies therein are indeed visionary in that they already anticipate, on the local level, the crucial questions of housing advocacy confronting the region as a whole: - "Residence ": Objective 1 - Assure a diversified supply of housing in the Planning area. • Policy 1. Encourage housing developments which provide a diversity of housing types. Policy 2. Encourage the development of owner - occupied multiple - family residential units. Removal of the P & L property from medium - density multiple - family usage (de- fined as residential density ranging from 6 -16 units /acre) represents a signi- ficant reduction in the amount of land area available to the City to meet its internal obligations for diverse housing opportunity. About 50% of existing vacant R -3 lands would be removed from the current zoning map, and 20% of such land would be taken away under the proposed Draft t4 map. Assuming full build - out of the 3.1 acre site at 16 units /acre, an actual loss of 49 three or four plex units will occur. Further, the P & L site is not considered an area of special development consideration, meaning that full build -out under "medium density" (16 units /acre) is likely. Almost half of the vacant R -3 lands under the existing zoning map are in special, environmentally sensitive areas. Nearly two - thirds of vacant R -3 lands under "Draft 4" are so designated. These proper- ties are constrained in some manner by natural factors; full- intensity development is not as likely. Thus, the importance of unconstrained land such as the P & L site to absorb a full measure of medium density residential growth demand is heightened, and emphasizes the significance of its loss. MITIGATION The obvious strategy for offsetting this loss of multi - family housing potential on the P & L site is to "make up" an equivalent or greater number of units else- where in the community. Two possible alternatives are available to accomplish the translocation of medium density potential: P & L COMPANY Page 3 1. "Cumulative" zoning - Both the existing zoning code, and its potential suc- cessor, Draft 04 provide for R -3 (medium density) residential uses in "higher" zoning classifications, either as permitted or conditional uses. It is con- ceivable that lands elsewhere in the community carrying a higher zoning district classification could respond to market demand and develop in a four plex con- figuration. Certain sites in the Interurban Avenue Corridor, for example, have been shown to possess the appropriate amenities for multi- family usage. 2. McMicken Heights - During its review of Draft Zoning Ordinance d4 and its accompanying map, the City Council directed the Planning Department to analyze the suitability of certain vacant R -1 lands in the McMicken Heights area for higher density development. Preliminary investigation of environ- mental factors seems to indicate that medium density (R -3) uses may be ap- propriate on some of the approximately 18 acres involved in the study. Since the environmental constraints are significant in this area, full build out at 16 d.u. /acre is unlikely. However, even at a relatively low level of usage, say 11 units /acre, over 200 new four -plex type homes could be developed, more than offsetting the 50 units lost by this comprehensive plan amendment. RECOMMENDATION Staff recommends that the Planning Commission recommend to the City Council ap- proval of application 81 -22 -CPA, amending the Comprehensive Land Use Plan from medium density residential to office use designation, subject to the following stipulation: 1. Field construction of an office development shall begin within one (1) year of the effective date of the ordinance implementing this Comprehnsive Plan Amendment. If construction does not begin within one year as required, the Comprehensive Plan Amendment shall become void, and the use designation shall return immediately to "medium - density residential." 2. Any office development project proposed on this site subsequent to final action on the Comprehensive Plan Amendment shall require Board of Archi- tectural review approval prior to issuance of building permits. The in- tent of said review shall be to restrict office development intensity to a level approximating four plex residential usage, as analyzed in terms of noise control, on -site circulation, and building height. Z ry = H' QQ2, WD+. JU N W. W =; f- LL g J' LLQ:. op = d; _: LU Z � �j. p; iCI =W. V' 111Z� = 01—;. z �� - -. _.__... _ _ ._.. ANVdWOO 7 V d !!Od 1.33POdd Eilfa * :' z 3 m L u :z = H W • J U,, �. UO i :An U co al;, Wm; 1 • J O; J, L. _`. = d; Fw • z- z�,. w w. U; � o ;U U ;W ~O' Z; U N'. • O ~; Drinking Fountain DF Iron Pipe Ditch (CL) DH Junction Box |R JB Road Sign Rockery (top) RS RT Wetland Boundary WY Crosswalk XW Deck DK Juniper JR Ravine (CL) RV Down spout DN Low Area LO Redwood RW Dock DO Light Pole LP Sewer Line S- Deciduous DS Light Standard Spot Elev. (hard) SE Dirt (CL) DT Locust • LT Sign (generic) SG Dogwood DW Storm Line M- Shoulder SH Asphalt (edge) EA Mailbox Post M8 Storm Invert G\ Concrete (edge) EC Metal Culvert MC Swale (CL) SL Dirt (edge) ED Madrona MD Storm Manhole SM Gravel (edge) EG Sanitary Manhole • MH Soil Pit SO Edge Lawn EL Marker MK Spruce SP Elm EM Monument MN Sequoia SQ Landscape Edge ES Maple • MP Sprinkler Head SR 1? 0i/ • 15 = • • 6 , -- co w Lu ' «m ' u_ ju 0 IL. to z� co ui 0 ��. 0+ LL.�� z 0 SURVEY FIELD DESCRIPTION COD Mh AH Roof Line Eave Face Curb EV FC Storm Mark (UG) Metal Cover MU MV Steps Tree Stump Telecom. Line ST SU T- Apple 9 AP Alder 6 AR Fence FE Overhead Cover OH Mpen AS Finish Floor Elev. FF Oak OK Log Border — Tank TB TA Air Valve AV Fog line FG Power Line P- Back of Curb BC Fire Hydrant FH Path PA Ditch (top) Toe TD TE Bridge BE Fill Pipe FL Phone Stand box PB Building BG Finish Grade FN Plastic Culvert PC Theoretical TH Bush BH Flag Pole FP Parking Divider PD Tack & Lead TK Birch BI Douglas Fir . FR Pear PE Traffic Pole TL Break (slope) BK Fire Escape FX Piling PG Telecom. Manhole TM Tree/Bush Line BL Gas Line G- Utility Patch PH Top TO Bench Mari< BM Guy Anchor GA Pine PI Tele_phone Pole TP Bench (park) BN Garbage Container GB PK Nail PK Traffic Switch Box TS Blow-off BO Guard Post GD Planter PL Trans. Tower TT BBQ Grill BQ Gravel (CL) GL Plum PM Traverse Point TV Back of Walk BW Gas Meter GM Post PO Top of Wall As•halt Drive CL CA Gate Post GP Power Pole PP Pla •round Eau's. TY Catch Basin ^ CB Guard Rail GR Poplar • PR Utility Box • UB Concrete Culvert CC Ground Shot (soft) GS Parking Meter PS Utility Pole UP Cedar n CE Gas Mark (UG) GU P.O.T. PT Vent VT Coniferous CF Gas Valve GV Power Mark (UG) PU Water Line W- C|eahngEdge CG Guy Pole GY Power Transformer PX Water (bottom) WB Channel Flow CH Hub HB Property Line PY Well WE Property Comer CN Hedge HE Root Line R- Water Faucet WF Clean-out CO Hemlock • HK Railing RA Water Manhole WH Cypress CP Hmwdhoicie HN Rockery (bottom) R8 Water Tank WK Control Station CS Handicap Ramp HR Road (CL) RD Wall WL CATV CT 'Horse Chestnut HT Reber &Cap RE Water Meter • WM Chestnut f CU Hi-water Mark HW Rhododendron RH Water (surface) • WS Concrete Vault " CV Holly • HY Rock RK Walnut WT Cottonwood CW Hazelnut HZ Railway Line RL Water Valve WV Cherry • CY Inspection Cover IC Retaining Wall RN Willow " WW Drinking Fountain DF Iron Pipe Ditch (CL) DH Junction Box |R JB Road Sign Rockery (top) RS RT Wetland Boundary WY Crosswalk XW Deck DK Juniper JR Ravine (CL) RV Down spout DN Low Area LO Redwood RW Dock DO Light Pole LP Sewer Line S- Deciduous DS Light Standard Spot Elev. (hard) SE Dirt (CL) DT Locust • LT Sign (generic) SG Dogwood DW Storm Line M- Shoulder SH Asphalt (edge) EA Mailbox Post M8 Storm Invert G\ Concrete (edge) EC Metal Culvert MC Swale (CL) SL Dirt (edge) ED Madrona MD Storm Manhole SM Gravel (edge) EG Sanitary Manhole • MH Soil Pit SO Edge Lawn EL Marker MK Spruce SP Elm EM Monument MN Sequoia SQ Landscape Edge ES Maple • MP Sprinkler Head SR 1? 0i/ • 15 = • • 6 , -- co w Lu ' «m ' u_ ju 0 IL. to z� co ui 0 ��. 0+ LL.�� z 0 6' -0' o.c. (TYP) li1111111111111111161 "911111 4 4 TRE ATED POST 1 x 4 x 6' CEDAR BOARDS (1 /4' SPACING) I i► 3" C UENT C C. 25' MIN BURY { CLASS C 2 x 4 TREATED TYPICAL —0" WOOD FENCE DETAIL N.T$. Air .hmat -r �. .:� - • ConterStatem :ETAINING WALL SYSTEM Patent Pending R-100 Natural (round sylit face) R-100 Natural (rani sylit face) manufactured by mutual materials co. 605 - 119th NE • PO Box 2009 • Bellevue, Washington 98009 • 206-455-2869 15791 SE Piazza Ave • PO Box 326 • Clackamas, Oregon 97015 • 503-655-7166 • • F-100 Khaki (fiat Flit face) CornerStoneTM Retaining Wall blocks are available in flat or round split face, and come in two colors—natural and khaki. They are suit- able for use on either large or small projects. Cornerstone RETAINING WALL SYSTEM Patent Pending CornerStoneTM Retaining Wall Blocks are manufactured by Mu- tual Materials Co., P. 0. Box 2009, Bellevue, Washington 98009. Phone: 206 - 455 -2869. Product Description Basic Use: The ComerStone Retaining Wall System is designed for use in either gravity retaining wall structures or mechanically stabilized, geogrid reinforced soil retaining structures. Applications range from low, lightly loaded gravity designed residential retain- ing walls to high (30 ft. or more), commercial and industrial geo- grid reinforced structures. Composition and Materials: The CornerStone Retaining Wall Sys- tem is comprised of individual concrete blocks consisting prima- rily of portland cement, coarse aggregate and fine aggregate. Color may be added for aesthetic reasons. Admixtures may also be added to improve product performance (strength, durability, efflorescence control). The ingredients are combined to make a "no slump" con- crete and are molded under vibration and pressure in concrete block manufacturing machinery. Standard shapes available are the R -200, R -100, and R -50 blocks (see figures below). The individual units are cored to R -200 8" x 18" x 22" R -100 8" x 18" x 12" R -50 4" x 18" x 12" decrease weight during installation and are later filled with free - draining aggregate. Solid cap units are also available in the R -100 and R -50 sizes (but without rear "wings "). Standard facing texture is a radial "split face," although straight split face units are avail- able in all three sizes through custom ordering. Technical Data Physical Characteristics: CornerStone Retaining Wall blocks are made to meet or exceed the applicable industry standards found in NCMA -TEK 50A, Specification for Segmental Retaining Wall Units, published by the National Concrete Masonry Association (NCMA). This specification requires a minimum compressive strength of 3,000 psi (20.7 MPa), and a maximum water absorption of 10 lb /ft' (160 kg /m'). Applications Standards: The CornerStone Retaining Wall Sys- tem is comprised of the individual concrete block units that are dry- stacked without mortar, soil and gravel infill, geogrid reinforc- ing (for soil reinforced wall designs), and a leveling pad. The r i" forced soil mass may be engineered, imported fill or native m rial according to the engineer's design. A geotextile may be placed behind the units to help contain fines in the backfill material. The leveling pad material is typically engineered fill, compacted to de- sign specifications. For reference, The Design Manual for Segmen- tal Retaining Walls, published by the NCMA lists design guide- lines for selection of leveling pad, drainage fill, reinforced fill and other required materials. Connection between units is made through use of two cy- lindrical concrete shear connectors, integrally cast into the bottom of each block. These shear "lugs" make contact with the front face of the unit core to, along with the free - draining infill material, re- sist soil pressures. In reinforced structures, layers of geogrid rein- forcement are placed between successive courses of block units. Connection between the block and geogrid is provided by the in- teraction of the infill material and the shear connectors. Installation General wall excavation and leveling pad (footing) construction is typically started first. The installer must be aware of the wall loca- tion from site surveys and stakes. The leveling pad excavation, a minimum of 6 in. (150 mm) deep and 18 in. (450 mm) wider than the CornerStone unit width is required. Engineered design may in- crease or decrease these dimensions as appropriate. Drain pipes t also be required for site drainage of the footing. The first course of the CornerStone units are set smooth and level. The shear lugs on the bottom of each block may be re- moved for leveling. The inside line of the core, or the smooth back of the units is used for alignment since the front split face may vary. The level of the first course is critical, and is checked of z.n. The first course is backfilled with the specified material. Drainage aggregate is placed in the cores of the units, and for a minimum depth of 12 in. (300 mm) behind the block wall. The backfill soil and drainage aggregate are compacted to design guidelines. Geo- grid is installed (if required on this first course). Successive courses of units are installed in a "running half bond" pattern. Shear connectors are placed downward, into the cores of the units below, and on top of any geogrid installed before. Drain- age aggregate is used to fill cores and for a minimum depth of 12 in. (300 mm) behind the block. Infill soil is placed and compacted to within 36 in. (900 mm) of the wall face. Geogrid is installed (if required) on top of the block and compacted soil fill. Care must be taken to minimize construction damage of the geogrid during the backfilling and compaction operations. Wall caps are installed upon completion, and may be glued with an adhesive if required. Loading of any design surcharges must not occur within 36 in. (900 mm) from the front of the wall face. Design tolerances for installation are as specified in The Design Manual for Segmental Retaining Walls. mutual materials co. M 605 - 119th NE • PO Box 2009, Bellevue, Washington 98009 • (206) 455 -2869 18230 SW Boones Ferry Rd. • Durham, Oregon 97224 • (503) 624 -8860 ; Z H W Q�Q2 —/ C.) U0. CO CY WW I • W W O H O N: 0 H =W LLO Z W O~ Z RETAINING WALL SYSTEM approach Patent Pending Mutual Materials is pleased to announce the development of our new CornerStone Retaining Wall System. The CornerStone unit is a durable, split -faced concrete segmental retaining wall block that can be used alone as a gravity retaining wall or with geogrid to become part of a mechanically stabilized earth system. The CornerStone system offers: • Hollow core design permitting flexible, economical construction. • Integral concrete shear key cast into each unit eliminating the need for pins. • Unique multi -split concrete face providing a sculptured stone appearance. • Tapered sides for use in straight or curved walls. Segmental retaining wall units uniform Toad 4" x 18" x 12" 4° wall batter -� R -100 8" x 18" x 12" Free- draining granular fill Reinforced soil backlit' R -200 8" x 18" x 22" Compacted granular footing For more information, including pricing and availability, contact your Mutual Materials representative. Typical Soil Reinforced CornerStone Segmental Retaining Wall Section i mutual materials co. A� 605 - 119th NE • PO Box 2009, Bellevue, Washington 98009 • (206) 455 -2869 18230 SW Boones Ferry Rd. • Durham, Oregon 97224 • (503) 624 -8860 + •'a J J mQ (n Z J w 0 �o STANDARD co BLOCK WALL Z J O 0 U U) '/. • Wes' of N 0 J �i • 0; LL Q; t-- W; • moo;. W W; off' I CI :W = Vi• Z. • N, • :o . ZQ w; U O' w w; wO = O: H. w. F- O z 1" UC • = V' LL. 0 w Z =, • F= _ O ,F-; z • NNNNN reR WWWWI] NNgg suskt I A. • -r t • • • , Z _ QQ. i W � O O; CO CIL CO IL: 2 gQ Cl • o UJ • ' 'gyp: oNj `w W. o Z' ui U `Z z From: Bob Giberson To: Carol- L @TUK- MAIL.6300 -PO, Date: 3/15/99 6:56am Subject: City Hall Parking Lot -Reply Plans don't show it, but we will be installing a 4 foot high cedar privacy fence along northeastern property line from 64th to 65th. Her letter asked for 6, but I showed her 4 ft plus 6 foot retaining wall will provide visual screening of her yard. Thanks for posting SEPA, I got buried with interesting issues on Thursday. .✓ % City of Tukwila Department of Community Development John W Rants, Mayor CITY OF TUKWILA PUBLIC NOTICE Steve Lancaster, Director Notice is hereby given that the City of Tukwila Board of Architectural Review and Planning Commission will be holding a public hearing at 7 :00 p.m. on March 25, 1999, located at 6200 Southcenter Blvd., to discuss the following: CASE NUMBERS: APPLICANT: REQUEST: LOCATION: PLANNING COMMISSION PUBLIC HEARING L99 -0017 City of Tukwila Revisions to Tukwila's landscape standards including lot perimeter and interior parking lot landscape requirements. City Wide BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: APPLICANT: REQUEST: L98 -0087 and E98 -0029 City of Tukwila To construct parking lots, totaling 90 spaces to serve Tukwila City Hall, the Minolta Building, the Xerox Building and King County Housing Authority. LOCATION: 15447 65th Ave. South Persons wishing to comment on the above cases may do so by written statement, or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division at 431 -3670. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: March 14, 1999, Seattle Times Distribution: Mayor, City Clerk, Property Owners /Applicants, and Adjacent Property Owners, File. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z ~w. -J C.) U0 CO CI co al W =: CO W 0' u.¢ =d; Z �. I-0' Z 0. O N' = U', U. O z_�' A F F I D A V I T If - 14('.x\ Notice of Public Hearing O Notice of Public Meeting OBoard of Adjustment Agenda Packet E Board of Appeals Agenda Packet LIPlanning Commission Agenda Packet O F D I S T R I B U T I O N hereby declare that: Determination of Non - significance 0Mitigated Determination of Nonsignificance LIDetermination of Significance and Scoping Notice O Notice of Action fl Official Notice Short Subdivision Agenda LI Other Packet 0 Notice of Application for LI Other Shoreline Management Permit QShoreline Management Permit was -et' to each of the fo .owing addsses on "Ill- ah Name of Project Ck Ok►, ,t ' W ?-{ i War Signature File Number Q J U; U0 N 0a W W; F- ,w0 co = Cis I- uL zt.- 1- 0. w W; sn ;0 N' w w. O uiZ z City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director MARCH 12, 1999 CITY OF TUKWILA NOTICE OF HEARING PROJECT INFORMATION The City of Tukwila has filed an application for Design Review, Number L98 -0089, to construct three separate parking lots on a 3.2 acre site north of Tukwila City Hall, at 15447 65th Avenue South. The parking lots are a 51 stall parking lot to supplement the existing City Hall and Minolta parking lots, a 20 -stall parking lot for use by the Xerox building and a 20 -stall parking lot for the King County Housing Authority (construction costs to be paid by the Housing Authority). You are invited to comment on the project at a public hearing scheduled for March 25, 1999 at 7:00 p.m. before the Board of Architectural Review. The hearing will take place at City Hall in City Council Chambers, 6200 Southcenter Blvd. To confirm the time and date before the hearing, call the Department of Community Development at 431 -3670. For further information on this proposal, contact Michael Jenkins at 431 -3685 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Permits applied for include: • Design Review Other known required permits include: • SEPA Checklist • Land Altering Permit FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. c: \cnrol\citypkg \pubnot. doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 CITY ()F TUKWILA • DETERMINATION OF NONSIGNIFICANCE (DNS) DESCRIPTION OF PROPOSAL: ',-CONSTRUCTION OF A 90 SPACE PARKING LOT BY THE DEPARTMENT OF PUBLIC WORKS. PROJECT WILL INCLUDE STORM DRAINAGE, LANDSCAPING AND ILLUMINATION. _ PROPONENT:' CITY .OF TUKWItIk* LOCATION OF PROPO5AINCLUDINGSTREETADDRESS,.. IF NG: ADDRE:45447:65"AV S PARCEL NO :2-359700-10320 .SEC/TWN/R 2 1 LEAD CITY AGENCY , OF:TUKWILA, The City:,-hls determined that the 'proposal does not have a probable signift6a:nt,a-dverse impact on the environment. An enyironmental-, impact,'0i,atemen (TI is tit:It-required under RCW 43.21c.030(2)(c). This deOsion"was,made-after reView of a completed environmental . checkliSt and other ,i-nforMation,o& file With, the lead agency. This informoon, isavail-able:to',the p601'c'on-f-request. FILE NO:::-.E98-6029 4 +ThiS determjna0On is f'tna1 -,4nd sfilwcid this: - dav, of 1/00124t -, - - ..- ,,, (k..,,,A.''',,, Steye LanOa'S:ter.,'Repori-Sible OffiCial City of Tuk:W)Aa, ,(206) 431,73670 6300 SouthCeWter 366Tevard 'Tukwila, WA ''98108 - ........,,„ .-... . Copies of the procedUr4sfor SEPA- a'ppeals,-ere ava ilable with the ...: , Department of Communitir,DeYelopment. " - :;'''.-7 •-': ',',.:::::':::. -;.:: :;--- ' z .4( z: 're tir .10 o w ca WI co LL u_ <t• '0) • I- al Z 0: Z LLI uj D'Ca 00 OF- oc • Z' 0E— .z I A F F I D A V I T 0 Notice of Public Hearing O Notice of Public Meeting []Board o f Packet []Board of Packet O Planning Packet Adjustment Agenda Appeals Agenda Commission Agenda O Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: •Q Notice of Application for Shoreline Management Permit QShoreline Management Permit li etermination of Non- significance 0 Mitigated Determination of Nonsignificance 0 Determination of Significance and Scoping Notice ONotice of Action O Official Notice 0 Other O Other was mailed to each of the following addresses on Name of Project felt- cTO File Number (2 (,. Signature k//(4744-- .., z _ 1- 1- 6; J:.) U O' p W =' CD LL wo g LL Q; N D: MEMORANDUM March 4, 1999 To: Steve Lancaster, Director Fm: Carol LumbMssoci to Planner Re: Project File No E98 -0029: City Hall Parking Lot Expansion Project Description: Construct a 51 stall parking lot to supplement the existing City Hall parking lot, a 20 stall parking lot for use by the Xerox Building and a 20 stall parking lot for the King County Housing Authority on a 3.2 acre site north of City Hall. Proponent: City of Tukwila Location: 15447 65th Avenue South Date prepared: February 19, 1999 Lead Agency: City of Tukwila, Department of Community Development Challenges to Document: None Other Agencies of Jurisdiction: None Recommendation: Determination of Non - Significance (DNS) . ,�.. _.. � > uc�.�: City Hall Parking Lot Determination of Nonsignificance Summary of Primary Impacts: Earth The site is characterized by steep slopes up to 80% in the western portion of the site which have been classified as Class 3 Landslide Hazard. The geotechnical report by Terra Associates states that based on the detailed site investigation and subsurface explorations, the site is not a landslide hazard area. The soils are comprised of silly sand and weathered bedrock. The environmental checklist estimates that approximately 2500 cubic yards of material will be excavated from the site and used as structural backfield material if suitable. Approximately, 39% of the site will be covered with asphalt parking areas and concrete sidewalks. Erosion control measures will be needed throughout project construction to avoid sedimentation and erosion from the site. Straw or securely anchored plastic sheeting will be used to cover exposed silly sands. Silt fences, straw bale check dams and other standard erosion control measures will also be in place throughout construction. Air Standard exhaust emissions from construction vehicles would result from construction activities. When the project is completed, parking will be provided for 90 passenger vehicles. Standard emissions from these vehicles will be present as a result of the completed project. Water The project site is approximately 600 feet west of the Green River. No work will take place over, in or adjacent to the River nor will any surface water be withdrawn or diverted for this project. Storm water will be collected from impervious surfaces with the use of catch basins and piped to a wet pond. Water will be discharged from the wet pond to the City's stormwater drainage system. Standard road and automotive pollutants found in storm water systems collected on the surface of the parking lot will enter the storm system.. Some treatment/settling will occur in the wet pond. Plants The site is primarily undeveloped and contains a variety of trees throughout the site including alder, maple, aspen chestnut, apple, hazelnut, fir, cedar and holly,. A twenty - foot wide landscape buffer will be installed on the north side of the site, as a buffer between the parking lot and the residential development on the north. A landscaping plan was submitted with the application. The landscaping plan provides trees along the street providing access to the site from 65th Avenue South, trees as a screening buffer on the perimeter of the parcel and landscaping throughout the parking lot. As many of the existing trees as possible will be retained. c:\carol\citypkg \pkgupa. doc 2 • , ::... w U: U O` U w= CO LL; wO Q: = w` z� �o Z ww U o. iO = w w: F,U: F-; O: t..z U W' 0 I- z City Hall Parking Lot Determination of Nonsignificance Animas Songbirds , crows and squirrels are the birds and animals observed on the site. Neighbors have also observed raccoons on the site. No threatened or endangered species are known to exist on the site. While wildlife habitat will be removed through the construction of the parking lots, there will still be a majority of the site (61 %) that will remain undeveloped, either in its native state or as landscaped area, and available for habitat. Energy/Natural Resources Electricity will be used to provide lighting in the parking lot. No other types of energy are expected to be needed. Environmental Health Temporary noise impacts due to construction are anticipated.. Low level traffic noise associated with cars in a parking lot would be present, generally during the working hours of 7:00 a.m. to 6:00 p.m. Land /Shoreline Uses The site is vacant and zoned commercial. The remnants of an old building foundation are located on the eastern portion of the si;e. Adjacent on the north and west and east are residential development, with a City Park across 65th Avenue South. The existing City Hall and Minolta Building are on the south side of the site. The current zoning classification is Office. The current Comprehensive Plan designation is also Office. A total of 91 parking stalls will provided in three separate lots to serve the City Hall/Minolta Building, Xerox building and the King County Housing Authority. Housing Not applicable. Aesthetics The tallest structures on the site will be light poles to illuminate the parking area, which will be approximately 12 feet tall. A 20 foot landscape border will be installed between the project and the residential property lines on the north and west sides as a buffer. The existing vegetation will be supplemented by tall and full form evergreen trees. The foreground will be planted with mostly evergreen shrubs to soften the parking lot c:karolkitypkg \pkgsepa. doc z z: try 6 '. r0 O 0: W o, WI w 0: g : d H w ==. Z zI 2 Di U�: O -. ;0 I- 111 0 - U, LL H - 0: • z' UN H =r z City Hall Parking Lot Determination of Nonsignificance appearance. The landscaping will be balanced with the need to provide a safe environment to park and leave vehicles. Light/Glare The parking lot will be lighted, as noted above with 12 -foot tall light poles The lights will be directed in such a way that there will not be impacts off -site. Recreation Tukwila Park is located to the east of the site, across 65th Avenue South. Hazelnut Park is located to the north at approximately South 147th Street and 59th Avenue South. There is a trail along the Green/Duwamish River to the east. None of these recreational facilities will be impacted by the proposed parking lot.. Two picnic tables and two trash cans will be provided for use by City employees. The tables will be built to Park Department standards and accessed by pedestrian paths. Historic /Cultural Preservations Not applicable. Transportation The site will be access by 65th Avenue South and through the City Hall and Minolta Building parking lots. There is transit access on Southcenter Boulevard. The City Hall parking lot addition is needed due to the use of many of the existing City Hall spaces by District Court clients throughout the week. The 20 -stall parking lot for the Xerox Building is proposed to replace an existing parking lot that is currently used by both Xerox Building and City employees. The King County Housing Authority Parking Lot addition is due to the current small size of its existing parking lot. The Housing Authority would contract with the City to construct the lot and would reimburse the City for the cost of construction. It is not anticipated that the parking lots will generate additional trips. Up to four parking stalls in the existing Minolta parking lot will be dedicated for car pool participants as part of the City's commute trip reduction program. The Public Works Department has determined that the parking lot project is exempt from the Traffic Concurrency Standards adopted in TMC 9.48. The exemption is based on the fact that no change in use is proposed for either City Hall or the Minolta Building. Additional parking space is needed at City Hall to accommodate the increase in Municipal Court traffic; as a result, employee parking must be shifted to another site. Additional parking is needed at the Minolta Building to accommodate the increase of visitors to the Permit Center for Planning and Public Works related permits. In addition, more City-owned vehicles are being parked at both City Hall and the Minolta Building which then displaces both employees and visitors from parking. ckarolkitypkg \pkg5epa.doc 4 z - z. mot: J U0: • N0: Co w W I J , ui D. = d` w z 0: Ai 'iv f0 . • 0.1 u~- H z; • Z • City Hall Parking Lot Determination of Nonsignificance public Services The proposed parking lots are not expected to generate additional need for public services. Utilities Utilities currently available at the site include electricity, natural gas, water, refuse service, telephone, storm water and sanitary sewer. On -site storm drainage facilities will be constructed which will connect to the off -site City of Tukwila storm drainage facilities. No additional utilities are anticipated to be needed as a result of the parking lot construction other than electricity for lighting. Recommendation, Determination of Nonsignificance c;\carol\cirypkg \pkgscpa. doc ' �;: z = 1-; Z;: J C.)! 00 i, 'CO p. W W' LL: W 0; IL < 1-O` W H; W 0 :0 10- ;0 W W' 17, :It • Z: F-�' Q • rx w • U t. .U) 0! • v) W ; W Xi N LL. W O, 2 u. J• cn a, • W • I-o Z • ;O • = Ui O W Z U =; O ~: Z March 2, 1999 To: Carol Lumb, Associate Planner From: Bob Giberson, Senior Engineer Subject: City Hall Parking Lot Expansion Project Review Comments Response This memo is in response to your January 29, 1999 comments. General We acknowledge that the site plan is somewhat disjointed. This is partly due to providing additional parking not only for the City, but also for the Xerox Co. and the King County Housing Authority. We recognize the potential for a future building, and with that in mind there is no easy way at this time to determine the location or the type of building. Therefore all parking and site features at this time need to fit the topography, and none of our proposed improvements preclude any future use for buildings or other improvements. The future parki ig needs for the 6300 building will be addressed when an expansion project or a change in use is proposed. The site plan and budget are flexible enough to be revised to address most of the comments for this proposal. Now that the City owns both adjacent properties (6200 and 6300), there needs to be a connection between the two City buildings thave related activities. There is a need to be able to drive and walk for access and circulation. The site plan is being revised to show the existing parking stalls and the number impacted by the connection of the City Hall and 6300 building lots. Carpool parking may be addressed by this project or by a future project. Striping, signing, or otherwise marking parking stalls for preferential carpool parking is easily addressed and not necessarily required of this project. Concurrency Public Works has determined that this project is exempt from the TMC section 9.48 Traffic Concurrency Standards. This exemption is based on the fact that no change in use is proposed for City Hall or the 6300 building. Therefore this proposal will not generate new traffic trips. The parking lot expansion provides additional parking for existing office space. Pedestrian Access The plans will show pedestrian access to all buildings, and will be designed to meet or exceed safety standards. Signing, striping, and lighting will enhance the safety of these pedestrian access routes. The reorientation of the new City lot enhances the City Hall pedestrian connection. Drainage The utilization of the natural low spot for the wet pond drainage, near the southeast corner of the proposed new Xerox lot, and will enhance the appearance of the proposal by taking advantage of the existing topography. Lighting/Safety A lighting chart is being developed to show lighting levels that will document lighting location and lighting level. Landscape plan revisions show security measures addressed so that no hiding spots exist in and immediately adjacent to the parking lots. Crime prevention issues of . Z w; 2 JU U OQ, N W LL UJ O u- i O 1— W Z U• O 'O co ,0 1- uj • • ▪ O, Z LLi H =s. z ~: lighting and landscaping have been addressed. Are other crime prevention issues left out of your memo intentionally and therefore not suggested or required? Landscaping The landscape plan is being revised to: • save more of the healthy significant trees, many of the trees are dead or dying (see attached letter dated October 5, 1998 from R.W. Thorpe & Associates) • use drought tolerant plants and trees are being used • utilize trees that don't drip sap or debris on vehicles • Norway Maples will be eliminated, and the plan will show fewer tree types with Fraxinus anustifolia 'Raywood' along the access drive to 65th, Zelkova serrata in the parking lot, and thorn and screen bushes along the north boundary. • Use groundcovers in compliance with TMC 18.52.040 B for 90% live ground coverage in three years. • Incorporate changes in ground cover compatiblity • for security reasons, no branches will extend 8 to 10 feet from the ground and no ground covers will be >18" at maturity. • The symbols will be revised to match the plan Amenities We are adding two picnic tables and two trash cans that will be built to Parks Department standards. The picnic tables and trash cans will include concrete pads and safe pedestrian paths to them. Please bear in mind that we will accomplish as many comments as we can, yet there are some review comments that are best handled by future City projects that provide improvements to City Hall or the 6300 building. Future City projects could include minor improvements by City Facility Management staff. I am going to send you site plan and landscape plan revisions as soon as possible, so that you may complete your staff report in advance of the March 25 Planning z .a re •U 0 0 ww. w =. wU- lu o. N d. z �, F- a z� • uj • N; w = V; w co 'o z Commission meeting. I had revised plans, however, our (illumination and landscape at extension 1637. Attachment been hoping to provide this letter concurrently with the consultant is also coordinating with two subconsultants architect). If you have any questions, you can reach me Cc: Brian Shelton, City Engineer �-- w J O t. ? W W :(011.4: • IL Q:. • • 1 • it . Z. F.f.' • •Z•ri. V;,, • D H,. • Z;,. • 0.177 02/04/99 13:10 FAX 425---191190 PRINCIPAL: Robert W. Thorpe, AICP ROTH HILL ENGR R. W. THORPE & ASSOCIATES, INC. 4.4. Planning • Landscape • Environmental • Economics ++ October 5, 1998 • Kok Wa Tung • Roth Hill Eng.. 14450 NE 29th Place Suite 101 • Bellevue, WA 98007 RE: Tukwila Parking Lot Dear Mr. Tung: . 002/003 Stephen Speidel, ASLA, Vim President C+srcth V. Roe. AICP, Senior Associate Laurie Cowan, As ocutc Q cT - a 1998 ROTH HILt , GNR. PAWTJES,INC. R.W. Thorpe & Associates was on site to perform a tree inventory of the existing trees on site. During our review we noticed a.very wide variety of both natural native type and introduced .trees. It appears•that.many fruit and nut trees were planted in the•past: These include edible and non edible varieties: • • Chinese•Chestnut • Horse Chestnut . • • Holly . • •Hazeliiilt' Plum • • • The natural type species. include: • ' • Big Leaf Maple • Cascara • Douglas Fir . • Cedar' • Alder , We found there are three major zones on site. The first is next to 65th Avenue South at the eastern edge of the site. The second is in the mid area with the third.at the west. Zone One (East) . The slopes are fairly steep. The trees are in need of minor pruning. Vine removal is also required. Ivy has made its way up the trunks. and the ivy must be removed. now! We recommend that no trees be removed from this zone. The 20 stall lot shown on Alt. E.& F appears to be placed to 'avoid impacts on existing trees, Zone Two (Mid) • The area is a little more open with apple trees and smaller vegetation. This area would be•well . suited for the parking lot and the storm pond, at the south end low spot. Very few major trees. 4 4 705 Second Avenue Suite 710 Seattle,, Washington 98104 (206) 624- 6239 Fax (206) 625-0930 44 02/04/99 13:11 FAX 425 91190 ROTH HILL ENGR '; Q003/0 03 Kok Wa Tung October 5, 1998 Page2of2 would be impacted if the 20 stall lot shown on•AIt. E & F was moved to the east, just west of the two apples (20 "& • 12" AP). See attached plan mark-up. Zone Three (West) There are trees to the east of the existing parking lot that are extremely messy.. They drop Large nuts .and eaves. They are not well suited for parking lot 5 .(29" CU, 24" CU; 22 "LT & • 18 „L�. large l • • There. are very old maple s'in this zone that have dead limbs and/or dead center trunks.: These trees are over mature and as such are not compatible with parking lot development. The potential' for liinb.failure is quite high and serious injury could result. The expansion•of the•existing Iot'should be kept-to the east as much as possible. .The quality of the: trees improves in this .zone as: you move west. P1ease:1et us 'know if we'can provide further assistance to you•in' •the•conceptual'desigx of , this project.. • • Very Truly;Yoius,.. R.W.• Thorpe &•.Associates, Inc:' • • Stephen Speidel, ASLA • Vice••President • Encl. • cc: File RWT /A 705 Second Avenue. Suite 710 Seattle, Washington 98104 (206).624-6239 Fax 625-0930 ++ ., 1 w • :Q O TA „,1 =: • Ins;' N u- . • w 0 • 1-1' z f.. —O • ,z�. iw'. • • U N; y O z - SURVEY FIELD DESCRIPTION CODES Ash AH Roof Line Eave Face Curb EV FC Storm Mark (UG) Metal Cover MU MV Steps Tree Stump Telecom. Line ST 8U l- Apple p AP Alder • AR Fence FE Overhead Cover OH Aopen AS Finish Floor Elev. FF Oak OK Log Border TB Air Valve AV Fog line FG Power Line P- Tank TA Back of Curb BC Fire Hydrant FH Path PA Ditch (top) TD Bridge BE Fill Pipe FL Phone Stand box PB Toe TE Building BG Finish Grade FN Plastic Culvert PC Theoretical TH Bush BH Flag Pole FP Parking Divider PD Tack & Lead TK Birch 81 Oou | Fir ° FR Pear PE Traffic Pole TL Break (slope) BK .021.191 }ire lEnnape FX Piling PG Telecom. Manhole TM TneeX3uehLine BL Gas Line G- Utility Patch PH Top TO ( Bench Mark BM Guy Anchor GA Pine P| Telephone Pole TP Bench (park) ~ ' BN Garbage Container GB PK Nail PK TnothoSwitch Box TS Blow-off BO Guard Post GO Planter PL Trans. Tower TT BBQ Grill BO Gravel (CL) GL Plum PM Traverse Point TV Back of Walk BW Gas Meter GM Post PO Top of Wall TW Asphalt Drive (CL) CA Gate Post GP Power Pole PP Playground Equip. TY Catch Basin ° CB Guard Rail 8R Poplar • PR Utility Box • UB Concrete Culvert CC GnoundGhod(ooft) GS Parking Meter PS Utility Pole UP ; ar Cedar • CE Gas (UG) GU P.O. T. ` PT Vent VT Coniferous CF Gas Valve GV Power Mark (UG) PU Water Line W- Clearing Edge CG Guy Pole GY PowerT,anehonnor PX Water (bottom) WB Channel Flow CH Hub HB Property Line PY Well WE Property Comer CN Hedge HE Root Line ' R- Water Faucet WF Clean-out CO Hemlock • HK Railing RA Water Manhole WH Cypress CP Hamthoiti HN Rockery (bottom) R8 Water Tank WK Control Station CS Handicap Ramp HR Road (CL) RD Wall WL CATV CT Horse Chestnut HT Rebar & Cap RE Water Meter a WM Chestnut ' v CU Hi-water Mark HW Rhododendron RH Water (surface) • WS Concrete Vault * CV Holly • HY Rock RK Walnut WT Cottonwood CW Hazelnut HZ Railway Line RL Water Valve WV Cherry • CY Inspection Cover |C Retaining Wall RN Willow ° WW Drinking Fountain DF Iron Pipe |R Road Sign RS Wetland Boundary WY Ditch (CL) DH Junction Box JB Rockery (top) RT Crosswalk XW : Deck ' OK Juniper JR Ravine (CL) RV Down spout DN Low Area LO Redwood RW Dock DO Light Pole ' LP Sewer Line S- Deciduous OS Light Standard • LS Spot Elev. (hard) SE Dirt (CL) DT Locust • LT Sign (generic) SG Dogwood DW Storm Line M- Shoulder SH Asphalt /odge\ EA Mailbox Post MB Storm Invert G| | Concrete (edge) EC Metal Culvert MC Swale (CL) SL Dirt (edge) ED Madrona MD Storm Manhole SM Gravel (edge) EG Sanitary Manhole •:-::: MH Soil Pit SO Edge Lawn EL Marker MK Spruce SP ) Elm EM Monument MN Sequoia SO Landscape Edge ES Maple ~ MP Sprinkler Head SR [7' / '� , �� 15 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director January 29, 1999 TO: Bob Giberson, Senior Engineer FM: Carol Lumb, Associ Planner RE: City Hall Parking Lot Expansion The following are comments to assist you in the revision of the City Hall parking lot site plan and the landscape plan. First, some general comments on the application: • It seems that the site plan is trying to serve too many "Masters" i.e. providing additional parking not only for the City but also the Xerox building and the Housing Authority. With the purchase of the Minolta building, the City is establishing a "campus" of City services /employees. Since the parcel is a very large one, it ought to be used as efficiently as possible so that in the future a portion would be available for another City building, if that were needed. Related to the purchase of the Minolta building, I understand that the Minolta offices will be leaving at the end of the year. Whatever future plans the City has for this building should be reviewed to determine what impact that may have on future parking needs. While I agree that we need to be sensitive to keeping costs down, I don't think that the design of the site should be driven (excuse the pun) by matching the amount of cut with the amount of fill to eliminate the need to remove material from the site. We should look first at what is the best design for the site. • Please consider eliminating the connection between the Minolta building parking lot and City Hall parking lot. It doesn't seem advisable to route traffic through the City Hall parking lot when it could just as easily exit via 65th Avenue South. The connection is in an awkward location for assuring the safety of pedestrian and traffic movements between the two lots, particularly since traffic frequently must turn around in the lower Police parking lot and return to the upper lot to exit the site. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 • City Hall Parking Lot Expansion January 29, 1999 • Provision must be made for carpool parking in the Minolta lot. I will check with Rhonda Berry to find out how many spaces must be set aside for carpooling. • The site plan must show the existing parking lots with the existing parking stalls along with the number of stalls that will be lost due to either connecting the lots (Minolta lot with new lot and with City Hall)or to reserving certain stalls for visitors only (City Hall lot). Please also show how traffic will flow to and from the two parcels. • The parking stalls in the existing Minolta lot on the north side of the site currently do not meet parking standards for compact car size. In addition, the slope in this area makes getting into and out of the car difficult. Can this area be regraded and the size of the stalls increased in conjunction with the construction? • Please discuss what provisions will be made for parking during construction of the new lots -- will there be a need to provide alternative parking sites if parking stalls will be lost in the Minolta parking lot due to construction activity? If so, where will the alternative parking be located? Concurrency Documentation must be submitted to show whether the parking lot is subject to the City's concurrency ordinance (Ordinance 1769). Public Works should make a determination on whether or not a traffic study or trip generation study is required for this project. As part of the documentation, you should show: • how the need for 51 stalls for City employees was arrived at? Will 51 stalls for City employees be adequate? TMC 18.18.080 establishes parking standards of 3 parking stalls per 100 sq. ft. of usable floor area. Please provide documentation for both City Hall and the Minolta building on the amount of usable floor area so that it can be determined how many parking stalls are needed for both buildings. • just as point of information, provision needs to be made for any City official vehicles that will be parked either at the Minolta building or in the new lot (including police vehicles) but these parking stalls do not count towards the required number of stalls needed for each building. • whether some or all of the existing City Hall parking lot will be reserved for visitors only once the new lot is constructed; • how many stalls will be lost in the Minolta lot due to connecting with the new City Hall lot and with the existing lot (if the connection between those two lots remains)? c:\carol\citypkg \pkglot2.doc 2 ' ? • City Hall Parking Lot Expansion January 29, 1999 Pedestrian Access • The site plan must be revised to show pedestrian connections from each of the three lots to the buildings the lots serve. The pedestrian connections must provide a safe way for pedestrians to avoid conflicts with vehicles. re w. • As we discussed at our meeting on January 21st, by reorienting the new City Hall 2 parking lot to be aligned in a more north/south direction rather than at an angle, a v pedestrian connection to serve City employees coin run in- between the two rockeries N 0 ' that exist on the Minolta site and the existing-City Hall site. This would also make the w =; parking lot safer as it would be closer to the existing building, as well as using the site u- better. uj O, 4a� Drainage u_ ¢: • The natural low spot of the site is near the southeast corner of the proposed new Xerox F- _ lot -- by reorienting the new Xerox lot, the wet pond could be moved to take advantage z ~` of the topography. z O 2 DI U ; • Lighting will be critical to ensuring the safety of the parking lot for users. = uj0. u. — O. w z; o co! O z Lighting/Safety • Lighting standard locations and identified pedestrian pathways should be coordinated. For safety reasons, good visibility is very important in this isolated area. A lighting chart must be submitted to document where lighting will be provided and the illumination level. The Police Department recommends a lighting level of no less than one foot/candle minimum maintained at ground level. The lighting will need to provide good pathway illumination without spilling off -site. • The trees and shrubs selected should be not cause security issues in the future -- either personal safety issues (too dense foliage that obstructs view for pedestrians or vehicles) or low limbs that can block paths or roadways. • Attached are comments prepared by the Tukwila Police Department. Some of the issues raised are addressed in earlier comments or below. I have attached the memo because it provides a good explanation of Crime Prevention Through Environmental Design (CPTED) and how designing with safety in mind will save the City money in the long run. • Will access to the new lot be restricted to employees only? If so, will there be some way to control access? c:\carol \citypkg \pkglot2.doc 3 � City Hall Parking Lot Expans. in January 29, 1999 Landscaping The following comments pertain to the landscape plan submitted. Please revise the landscaping plan to reflect the following: z • The ordinance approving the rezone for this site requires that as many trees as possible 1 be saved - -- reconfiguring both the City's new lot and the Xerox lot would allow for w w the saving of additional trees. D 0 O` • The use of drought tolerant plants and trees is recommended. . u) W w= J H • Avoid trees that have a tendency to "drip" on parked vehicles. N u_ w 2 • There are too many kinds of trees in the design and at least one of the tree types is not g a suitable for a parking lot. Norway Maples are prone to aphids, have voracious surface co a` roots and dense foliage. Please consider using only two to three types of trees, one F w` along the drive, to define the roadway, another inside the parking lots with possibly a z third type of tree used along the perimeter for screening or as an accent to the other z o; type of tree used. Suggestions for the drive are Fraxinus angustifolia `Raywood' or iii, 111 de DI Fraxinus pennsylvanica `Marshall'. A suggestion for the parking lot is Zelkova serrata. D o For perimeter plantings, the Police Department suggests the use of thorn or .o E2` "unfriendly" bushes that discourage entering the lots from adjacent properties. w W' • Ground covers wilLbe required as part of the landscaping plan. TMC 18.52.040 B. u: O requires that all landscaped areas including shrub beds shall achieve 90% live ground v N coverage in three years and all areas not occupied by a building, including surface o = parking areas shall achieve 40% horizontal tree coverage in ten years. z • The landscaping plan also shows too many kinds and incompatible types of ground cover in the design. In particular, Erica camea is high maintenance as it requires yearly pruning after blooming. Again, please consider using only one or two ground covers along the drive and only one or two ground covers inside the parking lot to establish a consistent theme. Suggestions are: Berberis verruculosa (Warty Barberry), Duchesnea indica (Indian Mock Strawberry), Mahonia repens (Creeping Mahonia), Prunus laurocerasus `Otto Luken' (Otto Luyken Laurel), Vaccinium vitis -idaea (Cowberry), or Vaccinium moupinense. • The foliage selected should be chosen with a thought to security. Canopy trees should have no branches that extend below 8 - 10 feet from the ground. Ground cover plants should reach no higher than 18 inches at maturity. There should be no "screening" plantings that would reduce natural surveillance from the buildings. • The symbols for various trees, shrubs, and ground covers in the key don't match those used in the design. Please correct the key. c:karolkitypkg \pkglot2.doc 4 ," City Hall Parking Lot Expansion January 29, 1999 Amenities • Please include at least one location for employees to eat lunch with picnic tables and trash receptacle. The Parks Department has furnishing standards that should be followed, including placing a concrete pad underneath the picnic tables and safe pedestrian paths to them. I have marked up a site plan to reflect some of the recommendations in this memo. After you've had a chance to review my comments, I'd be happy to sit down and discuss them further -- just let me know. I can be reached at 431 -3661. Attachment cc: Jack Pace, Planning Manager Gary Schulz, Urban Environmentalist Don Williams, Director, Parks Department R. W. Abbott, Tukwila Police Department c:karol\citypkg\pkglot2.doc 5 .... ,. �..,,...,.....,...... ��,.,+ city of Tukwila John W Rants, Mayor Police Department An Accredited Agency RECEIVED CITY OF TUKWILA JAN 2 8 1999 PERMIT CENTER Keith E. Haines, Chief of Police RECD^ (t im CITY Cr': iUIO.i'.?j1 jAN PERMIT CENTER ER Crime Prevention Through Environmental Design (CPTED) Project: The Expansion of City Hall Parking Lot With roots in medieval England, and raised to an art form in the 1970's, the concept of Defensible Space provides project designers with guidelines to modify an environment to enhance security. It is cost effective to make adjustments during the design phase, rather than attempting to retro -fit the property after it is built. Therefore, a review of this project from the perspective of the concept of Defensible Space, will be instructive. The Defensible Space hypothesis has isolated four categories of physical design ingredients which, independently and in concert, provide significant contributions towards the creation of a secure environment. Those ingredients and their relationship to this project, follow. 1. The capacity of the project to define perceived zones of territorial influence. Territoriality is oft equated with ownership. Not in the "title" sense, but in the "responsibility" sense. People tend to take better care of their own belongings. In the project at hand, it is easy to see that the parking lot accessed from and used by the Xerox building will promote "ownership" by those persons at Xerox. They can (or will perceive they can) control it. The parking lot by the KC Housing building will be similar, although to a lesser extent, because the proximity to that building outweighs the fact that they must share a common driveway. The large parking lot (westem -most) will be "owned" by whoever is there. If the intent is to provide parking for employees, the facility should be clearly marked and access restricted by barriers from the driveway and fencing or appropriate plantings at the CPTED — Parking lots — Page 1 6200 Southcenter Blvd. • Tukwila, WA 98188 • Phone: (206) 433 -1808 • Admin. Fax (206) 244 -6181; Invest. Fax (206) 431 -3688 • perimeters. If it is intended for public use, territoriality becomes problematic. 2. The project design should provide surveillance opportunities for occupants and their agents. Surveillance opportunities take many forms. Natural surveillance occurs in this project most markedly in the instance of the Xerox parking lot portion. The access to the parking lot is next to the building, and persons driving to and from can see that. A concerned building occupant can look out the window and see his /her car. He /she knows that and feels more secure. Foot access to the lot is within view of the building. Neither of the other two lots have the natural surveillance. w o.. Another option (very expensive) is to provide video surveillance of the Q LL other Tots. Should video be considered, it would be prudent to factor in the N costs associated with monitoring and maintenance. w. z �. The foliage selected for the entire project should be chosen with a thought z o. to security. Heavy canopy trees should have no branches that extend w w below 10 feet from the ground. There should be no "screening" plantings that would further reduce natural surveillance from the buildings. Ground o co cover plantings should reach no higher than 18 inches at maturity. 4:31- ui Perimeter planting should include liberal use of thorn or "unfriendly" tit bushes that discourage entering the lots from adjacent properties. -o wz U c? z Lighting of the lots should be no less than a level of "one foot/candle, minimum maintained at ground level" throughout the parking lots, the driveways, and the access paths. The project should be juxtaposed with "safe zones ". One way of increasing natural surveillance and territoriality is to juxtapose "safe zones" with a project. Encouragement of "directed activity" is usually successful. As this project stands, these Tots are isolated and the only activity is parking and walking to and from. The addition of a directed activity like park benches, bar -b -que stands, reading area, etc. will encourage the ownership surveillance that is lacking. To re- enforce the sense of safety, 911 call boxes (well marked and lit) should be installed in each lot. CPTED — Parking lots — Page 2 4. The project should be designed to influence the uniqueness and stigma of its use. By designing a project that gives the appearance of ownership and caring, potential users take pride in the opportunity to use it. If by design or maintenance, the project is stigmatized as unsafe or "low order", it suffers from a self-fulfilling prophesy. The foregoing considerations are intended to be just that...another way to look at the parking expansion from a CPTED point of view. Respectfully submitted on January 28,1999, R. W. Abbott Master Police Officer Crime Prevention Unit CPTED — Parking lots — Page 3 MEMORANDUM TO: Carol Lumb, Associate Planner Bob Giberson, Acting City Engineer FROM: Gary Schulz, Urban Environmentalist DATE: January 27, 1999 RE: City of Tukwila Parking Lot E98 -0029 & L98 -0087. I have reviewed the site plan and environmental documentation of this project. There does not appear to be any sensitive area issues because most of the site has slope gradients that are less than 20 percent. The sensitive slope area is the steep grade along 65th Avenue S. This area is only being used for an access driveway. The comments that I have relate to saving existing trees for site benefits and buffering, potentially reducing retaining walls, and proving more compact site development. The SEPA checklist appears to accurately describe the project and site conditions. 1) It appears the area that provides the 20 parking spaces for Xerox could be reduced by aligning the parking area with the access driveway and by eliminating the area being shown as a separate driveway. This could also reduce the amount of new impervious surface. The extent and configuration of retaining wall for the west side parking lot seems awkward for a parking lot and does not connect with the City Hall very well. I would like to suggest some changes that may work and improve the site layout: Re -orient the west side parking lot to align with the south parking lot (Minolta) and property boundary. This would be a more open rectangular (east/west) parking area. It seems that the overall cut and fill could be somewhat balanced to minimize the height of a retaining wall that would need to built on the north side of this configuration. In order to provide a walkway that is more direct and does not require crossing the Minolta building parking lot, I suggest looking at the landscape strip area between City Hall and the Minolta Building parking. This is a direct way to get to a new parking lot and appears to be , . .. z HZ. rG u6n - U; 1.)0i { 'co. 0: J H C a. `w g 5' • D (o I- w- . _ Z �. I- -O. Z I, w Di p; Oi O N LL' O: ui O z Parking Lot Memo January 27, 1999 Page 2 feasible for a stairway. The conifers in this area may be need to be partly removed but these trees will outgrow this area. The current plan does not preserve many of the existing trees. By moving the west parking area closer to the south boundary more undeveloped area will remain along the north property boundary. It appears that more trees will remain and possibly allow for a future building location. z. �z CL J V 00 O: ,w =; 3) If the Xerox parking area is rotated west along the access driveway, it utilizes more of the u. Q; existing paved area and may end up as a triangular area. The short driveway into this area is d not necessary and seems to waste parking space. The wet pond could then be moved to the F= _ lower portion of the main property and closer to the discharge point located at the edge of the z F'` existing Xerox parking lot. This could free up a significant area particularly if the z f-:• Housing Authority moves and that parking area is not needed. Once again trees are saved ;W uj' and future development area is available. :0 •j0 o. available. , A, us 1-- 0 ,. Of ■ z, UJ :0 z Hopefully, these comments are understood. If you would like a map or meeting please let me know. cc: Steve Lancaster, DCD Director :� �•: '� City of Tukwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 MEMORANDUM TO: Carol Lumb, Associate Planner FROM: Paul Surek, Parks Superintendent Don Williams, Parks 8t Recreation Director DATE: January 25, 1999 SUBJECT: Comments on City Hall Parking Lot Expansion John W. Rants, Mayor The following are comments in reference to the city hall parking lot expansion. We have reviewed the preliminary design and landscape plans and have a few concerns: • The use of native and drought tolerant plants and trees is recommended. • Choose trees and shrubs that will not cause security issues in the future (low limbs block paths or roadways). Plant away from corners so as not to block traffic views. • Avoid trees that have a tendency to "drip" on parked vehicles. Picnic tables and garbage can receptacles should conform to park furnishing standards - Paul to provide information to Bob Giberson. Tables should have paths to them and concrete pads underneath. • Irrigation controller, sprinkler heads, and valves should also conform to park department standards - Paul will provide information to Bob Giberson. • Avoid using ground cover in planting beds, replace with small shrubs and mulch /beauty bark. This area is full of weeds, etc., much of which will remain. For maintenance considerations avoid ground covers except in concentrated areas, planted close to keep out weeds. • Decision on just how much non - development area "brush" should be removed needs to take place. What are the maintenance expectations? • Lighting standards location and identified pedestrian pathways should be coordinated. Good visibility for safety reasons is a must in this isolated area. New lighting fixture development can provide good pathway lighting that does not spill into the nearby residences. • Parking lot signage should be reviewed. Please keep us informed on the progress of this project. If you have questions, please contact Don at 1843. Phone: (206) 433 -1800 • City Hall Fax: (206) 433 -1833 z z • WC J U; oo: CO CO CY w W =; N LL:. w 0 g� u- a. �_ D zv f- w z 1._,. f- o` z 11J III o :O N; '. wui H V -o w z; U =, o� z SUMMARY OF COORDINATING REVIEW COMMENTS City Hall Parking Lot Expansion Comments received by 1/4/99: • provision of adequate security for early and late arrivals • at least two picnic tables and areas for outdoor lunching • safe incline /sloping for dress shoes (i.e. high heels) • maintenance to keep free from slippery leaves and moss • I would like to see a well -lit, non - isolated, non - slippery path to City Hall from the employee parking area • Any chance for a covered walkway so we don't get soaked in the 3 min. walk to 6200? • Will Xerox bldg. people take over the parking? • Is it accessible in icy snowy weather? • Relocate lanes between 6200 and 6300 north by one lane -width (eastbound lane should not share space with pedestrian walkway and rear end of parked cars which will stick out into lane. • Pathway to City Hall parking lot, not thru 6300 parking lot, with steps vs. steep slope, and path lighting. • All parking spaces fronting City Hall fron sidewalk and parking closest to 6300 front entry should be marked "visitor" • Place stop sign at north end of 6300 Building to lessen conflicts with traffic moving in upper lot due to blind spot at building corner. • Is the parking lot boundary secure from car prowlers entering lot from above? Include fence above retaining wall. • Use extra space in corner of lot to provide picnic table area. • Include institutional garbage cans/ ash trays in lot. • Need barrier -free access for loading /unloading with handtrucks & carrying large boxes. • Grade transition? Need profile? Stop sign? (regarding 65th access point) • Lighting? If so, lets fix the lights & island in this parking lot too. • Improve transition to City Hall parking lot. Extend rockery or slope to west 2:1 (marked at access from 6300 lot) • Would like removed trees incl. root ball for fish enhancement projects. • suggest 26 -30' aisle plus ped route • engineered wall needed w/ building permit for over 4' • Rockery 4' max • large off site stormwater flow. Offsite flow to bypass pond if over 50% of onsite volume. (marked at north prop. line, east of 64th...) • Label Xerox and KCHA areas on plan • Show wet pond discharge point. Is wetpond combined detention /water quality? If not check KCSWDM for water quality treatment options. • 30' throat width for 50' back of sidewalk will ease turning movements (at 65th) • 30' concrete driveway apron (@ 65th) • Take note of spring or seepage here (south of 24" twin maples at Elev. 110) p:\ projects \9Sbg07 \crcom.doc '7'�� =. �:rir;'•i�:+:i��iiStr�Li< �4:' ',a�.Fo ......... .. r.tin�. �:n lr�''.ti..'�:�I4t:N'- s/frc1G+9': d3:nK.i�%C1�cx+Maru..•mwy, z w' 6 1 0; 00 0 w w, I w0 IL a: = C!, z 1: zoo ww U O' oF- =w U O: Ili Z. UN 0 z City of Tukwila John W. Rants, Mayor Department of Community Development NOTICE OF APPLICATION DATED JANUARY 22, 1999 Steve Lancaster, Director The following applications have been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: LOCATION: FILE NUMBERS: PROPOSAL: City of Tukwila 15447 65th Avenue South, Tukwila, WA L98 -0089, E98 -0029 Construct a 90 -space expansion of City Hall parking lot, including storm drainage, landscaping and lighting. The expanded parking lot will connect the City Hall parking lot through to 65th Avenue South. OTHER REQUIRED PERMITS: Land Altering, Storm Drainage, Tree Permit These files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT You can submit comments on this application. Due to an error in the original mailing, the comment deadline has been extended. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on Friday, February 5, 1999. A public meeting has been scheduled for 4:00 - 7:00 p.m., Wednesday, February 17, 1999 at Tukwila City Hall, 6200 Southcenter Boulevard (see enclosed notice). This matter is also scheduled for a public hearing before the Board of Architectural Review on March 25, 1999. If you are interested in attending the hearing, please contact the Department at (206) 431 -3670 to ensure that the hearing is still scheduled for this date. If you cannot submit comments in writing by the cutoff date indicated above, you may still appear at the hearing and give your comments on the proposal before the Planning Commission. If you have questions about this proposal contact Carol Lumb, the Planner in charge of this file. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. APPEALS You may request a copy of any decision by the Planning Commission on a project or obtain information on your appeal rights by contacting the Department of Community Development at 431 -3670. A decision from the Planning Commission may be appealed to the City Council. DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: NOTICE OF APPLICATION POSTED: c:lcarollci typkglnotapp2.doc November 18, 1998 December 15, 1998 January 11, 1999 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 .(,. .. _ _ _ ,,....., � z • ~w: UO cnw W ='. ai LL .15: .w p.„•• • = W z 1.: 0: Z1 ww . U� ;= w. H ;V- v. O; Z: w U:. o • z e= dra&B 1 1■11111111111% I ;. Il'il° 00.1r 'AIN mr, , --- mp..4, 0,-- 4rurnmo, 1 • o g .0114 470,00,1. TUKWILA CI IY HALL 8;31 II A a z z .- 11. 0 x W 0 a' Z 32 1" cc 0 < < a cc z RI 8 >- ■• (I .• f: s. SIC: • n City of Tukwila John W. Rants, Mayor Department of Public Works January 22, 1999 Dear Resident/Property Owner: RE: City Hall Parking Lot Expansion Project OPEN HOUSE Ross A. Eamst, P. E., Director We are continuing the design and permitting of the City Hall Parking Lot Expansion project for the vacant lot north of 6300 and 6400 Southcenter Boulevard. A preliminary design has been prepared and we would like to review that with you. An open house has been scheduled for: Wednesday, February 17, 1999 4:00 p.m. to 7:00 p.m. Tukwila Public Works 6300 Southcenter Boulevard, Conference Room No. 5 This mailing is being sent to all residents and property owners within 500 feet of the parcel boundary. If you have any questions, please bring them to the open house, or feel free to call me at (206) 433 -0179. Sincerely, ,g-XeA4eY\ Bob Giberson, P.E. Senior Engineer file: 95- BG01 -7 P: \projects \95bg01 \opnhaus. doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: (206) 433 -0179 • Fax (206) 431-3665 Julia Shozen 15415 65111 Ave. South Tukwila, WA 98188 (206) 244 -4610 January 22, 1999 City of Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Dear Department Representatives: 496--07 RECEIVED CITY OF TUKWILA JAN 2 21999 PERMIT CENTER I am the owner and resident of the property adjoining the development proposal for a parking lot on 65th Avenue South. I would like to request in writing at this time that you would construct a natural looking, solid wooden fence at least six (6) feet high along the property line adjoining my property before you begin construction work and to remain in place after the parking lot is established. I would like to preserve the peaceful and private nature of my residential property. My property is zoned as a view property and view of parked cars and people getting in and out and looking into my yard is not the definition of a view property. The particular hillside I live on is very beautiful and I wish to keep my property as a refuge for wildlife. I do not use any herbicides on my property. As a result, there are owls, wild butterflies, birds, raccoons and squirrels in abundance. As a result of your construction project, I expect the raccoons to disappear perhaps and a few other creatures as well. I do also know that this particular hillside gets a lot of water run -off from the upper paved areas of the entire hill. My property absorbs some of this water the point of swamp like saturation in the back half. You will likely experience flooding into the lower property and flooding of Southcenter Blvd., unless you pave your parking area with a surface that is water permeable such as a hard packed gravel surface like you used on the excellent Green River jogging trail. I am sure your planning committee already assessed the environmental impact and has planned for the best method to protect the natural aqua- system of the hillside. Sincerely yours, J/6 ulia Shozen c.c. John W. Rants CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 oouthcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 AFFIDAVIT OF INSTALLATION AND POSTIi\ G OF PUBLIC IN-FORMATION SIGN(S) State of Washington County of King City of Tukwila I 130D Gt1e'Yspii (Print Name) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on al 11 / '791 the Public Notice Board(s) in accordance vith Section 18.104.110 and other applicable guidelines were posted on the property located at /5-9r7 1 61377 -1 so as to be clearly seen from each right -of -way providing primary vehicular access to the property for application file number L_7'3—O& $7 $ —Ooa Affian t (Applicant Signature) SUBSCRIBED AND SWORN to before me this /, 91) day of fantru3 19 9q NOTARY P : IC in and for the State of Washington residing at ' GLe�YG My commission expires oh 4 City of Tukwila Department of Community Development NOTICE OF APPLICATION DATED JANUARY 11, 1999 John W. Rants, Mayor Steve Lancaster, Director The following applications have been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: LOCATION: FILE NUMBERS: PROPOSAL: City of Tukwila 15447 65th Avenue South, Tukwila, WA L98 -0087, E98 -0029 Construct a 90 -space expansion of City Hall parking lot, including storm drainage, landscaping and illumination. The expanded parking lot will connect City Hall parking lot through to 65th Avenue South. OTHER REQUIRED PERMITS: Land Altering, Storm Drainage, Tree Permit These files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT You can submit comments on this application. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on January 25, 1999. This matter is also scheduled for a public hearing on February 25, 1999. If you are interested in attending the hearing, please contact the Department at (206) 431 -3670 to ensure that the hearing is still scheduled for this date. If you cannot submit comments in writing by the cutoff date indicated above, you may still appear at the hearing and give your comments on the proposal before the Planning Commission. If you have questions about this proposal contact Carol Lumb, the Planner in charge of this file. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. APPEALS You may request a copy of any decision by the Planning Commission on a project or obtain information on your appeal rights by contacting the Department of Community Development at 431 -3670. A decision from the Planning Commission may be appealed to the City Council. DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: NOTICE OF APPLICATION POSTED: c:\cnrol \citypkg\notapp.doc November 18, 1998 December 15, 1998 January 11, 1999 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z w: oo ■ Nom:: W w' =' H: N w o' z� o i--: o co W. 1-r u.o: O~ ;Z A F F I D A V I T I , Lamm P)e(-J_ Notice of Public Hearing :Notice of Public Meeting OBoard of Adjustment Agenda Packet :Board of Appeals Agenda Packet 0Planning Commission Agenda Packet O Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: DNotice of Application for Shoreline Management Permit 0 Shoreline Management Permit flDetermination of Non- significance fl Mitigated Determination of Nonsignificance Determination of Significance and Soaping Notice ONotice of Action O Official Notice 0-1:1 c e v-F App I kc -or Other -ex PG x-v-1 e l(fi l o- fr Other - was mailed to each of the following addresses on �� Name of Project �1 tL v1 Signature File Number I�gg3- D-EgE- -002' z mow. , 'N pt W = CO Li. w 0: N z Z o` 'w w: U IL ~': LU 0 ~` •Z MEMO TO: Carol Lumb FROM: Deb Ritter DATE: December 22, 1998 RE: Comments on Preliminary Plan City Parking Lot TREES There are too many kinds of trees in the design. In particular, Norway Maples are prone to aphids, have voracious surface roots and dense foliage. We suggest the use of only two types of trees, one along the drive and the other inside the parking lot. Suggestions for drive: Fraxinus angustifolia 'Raywood' Fraxinus pennsylvanica 'Marshall' Suggestions for parking lot: Zelkova serrata (A third type of tree may be used along the perimeter for screening or as an accent.) GROUNDCOVER There are also too many kinds of groundcover in the design. In particular, Erica carnea is high maintenance as it requires yearly pruning (after blooming). We suggest the use of only one or two groundcovers along the drive and only one or two groundcovers inside the parking lot. Suggestions: Berberis verruculosa (Warty Barberry) Duchesnea indica (Indian Mock Strawberry) Mahonia repens (Creeping Mahonia) Prunus laurocerasus 'Otto Luyken' (Otto Luyken Laurel) Vaccinium vitis -idaea (Cowberry) Vaccinium moupinense MISC The symbols for various groundcovers in the key don't match those used in the design. cc: Michael Jenkins :: 6 JUi U 0; N p. w. w z; u_?i. F_ a, ._ w, z zi-, w w ;; ,j p: w W+ O! . z; U CO'' 0~ Z From: Date: November 25, 1998 City of Tukwila Department of Public Works RECEIVED NOV 3 0 1998 COMMUNITY John W. Rants, Mayor DEVELOPMENT Ross A. Earnst, P. E., Director COORDINATING REVIEW DEPARTMENT CONCUR NON - CONCUR (see comments attached) INITIALS Admin. Services CCiittyAtttolrney 1 Comm Wiityj' Development Finance Fire Parks & Recreation Police Public Works Bob Giberson, Senior Engineer Subject: City Hall Parking Lot Expansion PRELIMINARY Design Plan City Project No. 95 -BG01 Please find attached the preliminary design plan for the proposed City Hall Parking Lot Expansion project. Permit applications (SEPA and Design Review) were submitted on November 18. Final design is schedule for early spring, and construction will follow by the summer. Please route this plan within your department and respond back to me with concur /non - concur (comments) by Tanuary 15, 1999. This review is separate from the permit process in order to involve more of the potential users of this proposed parking lot. This preliminary plan shows 90 parking stalls, of which 20 are proposed to be paid for by King County Housing Authority (the eastern lot), and another 20 are earmarked for Xerox use, as required by the property purchase agreement. The construction sequencing will allow for interim use of the existing lot and /or a temporary gravel lot. The final configuration will include illumination sufficient for night time safety, yet not too bright so as to not severely impact uphill neighbors. If you would like to review a full -size plan rather than this half -size, you can request one from me at 433 -0179 (or internal extension 1637). Z ce ~w 6 � JU U O, N0; cn w ; W= J H, wO g. 52 a u_? z z 0i.. Uw O w 0 I -; w: 1- -' u.. Z` W U N' O~ Z CITY 'F TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 DESIGN REVIEW (P -DR) APPLICATION F,OR;STAFFUSE ONLY Pianne File; Numb Receipt,Numb :Project Flle: El Application: Complete:;- e' SEPA.File App{lcation.lncomplete r(Date: Shoreline.File I. PROJECT BACKGROUND A. NAME OF PROJECT /DEVELOPMENT: cH y 4-/a )/ Par kill EX/%t1iSi v/'I CI-1y Praj ec ,v • G15 - g Ge) B. LOCATION OF PROJECT /DEVELOPMENT: (give street address or, if vacant, indicate lot(s), block and subdivision; or tax lot number, access street, and nearest intersection; if proposal applies to several properties, list the streets bounding the area.) Parcel Mo. *3x77000 2—v Quarter: /1f E Section: 13 Township: 23M' Range: 4-E, (This information may be found on your tax statement) C. CONTACT: ��(Prii^mary contact regarding the application, and to whom all notices and reports shall be sent) NAME: �K9.6 016 eC' tv7) E• ADDRESS: &O S ou+t Ce I *e' /O() PHONE: 433 7 9t (e d'- /637) SIGNATURE: -Berg .; A »j'/i1 DATE: RECEIVED CITY OF TUKWILA NOV 1 8 1998 PERMIT CENTER VED CITY OFETUKWI 1998 N4 PERMIT CENTER z w 6 00 ■ ' u)w w= J • LL W 0 u. ¢ =a Z 1- o z I- 0 O ❑ I-: w w`. Z w 0. z CITY O ')TUKWILA• Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 DESIGN REVIEW APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Department of Community Development. Please contact the Department if you feel certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. The initial application materials allow starting project review and vesting the applicant's rights. However, they in no way limit the City's ability to require additional information as needed to establish consistency with development standards. Department staff are available to answer questions about application materials at 431 -3670. APPLICATION FORMS: Qr Application Checklist (1 copy), indicating items submitted with application Er Design Review Application (4 copies) ❑ Design Review Fee ($900) SEPA Environmental Checklist (6 copies) ❑ SEPA Environmental Checklist Fee ($325) z re II 6 -J C.) O 0 w =, J CO u-. w wQ =a' I- w F 1- o. Z~ WA- o f- ❑ Shoreline Permit Application (6 copies) & Fee (if within Shoreline Overlay District) • 0' PLANS [Six (6) copies of the following]: - —Gin $5P4- Pa ;+3 e z Vicinity map showing location of the site.—-e---Pk Ckz.Ckl■s+ (A-Pperid i X'G o~ Surrounding area map showing existing land uses within a 1000 -foot radius from the site's property lines. Site plan at 1 "= 30' or 1" = 20', with north arrow, graphic scale, and date; and the license stamp of the architect. The following information must be contained on the plan (details may be included on additional drawing sheets): O` Property lines and dimensions, lot size(s), and names of adjacent roads Nw 0 Location and gross floor area of existing and proposed structure(s) with setbacks Er Location of driveways, parking, loading, and outdoor service areas, with parking calculations and location and type of dumpster /recycling area screening Cif Location and type of site lighting, including parking and pedestrian areas AM-0 Location and type of site furniture, such as benches, bike racks; location and type of any proposed public outdoor art S Location of any trails, parks, plazas or other outdoor open space provided for employees or the public; existing and proposed open space easements and dedications (if any) • O' Location and classification of any watercourses or wetlands, and 200' limit of Shoreline Overlay District a Existing and proposed grades at 2' contours, extending at least 5 feet beyond the site's boundaries, with a notation of the slope of areas in excess of 20% DESREV.DOC 1/30/97 • Q Location of clot ; existing fire hydrant; location and of utility lines; location and size of utilities or street/sidewalk easements or dedication 16 Nt-O Description of water and sewer availability from provider of utility (note which utility district or City) 0 Other relevant structures or features, such as rockeries, fences. 7( Landscape/planting plan at the same scale as site plan, with north arrow, graphic scale, and date; and the license stamp of the landscape architect. The following information must be contained on the plan: Cr Property lines and names of adjacent roads 07 Location of the following: proposed structure(s), vehicle and pedestrian circulation areas, dumpster /recycling area, site furniture, any proposed public outdoor art 0/ Existing trees over 4" in diameter by size and species, and any trees to be saved 11 Proposed landscaping, including size, species, location and spacing. tr/A ❑ Building elevations of all building facades at a scale of 1/8" = 1' or 1/4" = 1', with graphic scale and date. Each sheet shall have the license stamp of the architect. Include on the elevations: O Dimensions of all building facades and major architectural elements, with notations of materials to be used O Location and type of exterior building lighting O Location of mechanical units and proposed screening where necessary. f) . ❑/ Signage per Sign Code. L�✓J One (1) high quality 8 1/2" x 11" reduction of each of above plans. If the project undergoes / significant changes, an (additional set of reductions may be required. i►i(� ❑ Colors and materials sample board showing colors and materials to be used on all building exteriors. ❑ APPLICANT'S RESPONSE TO DESIGN REVIEW CRITERIA: Written response to the Zoning Code Design Review Guidelines and Comprehensive Plan Design Review Policies (see attached Design Review Application). M /A- El OTHER MATERIALS: Other documentation and graphics in support of the proposal may be included as appropriate, such as color renderings, perspective drawings, photographs or models. If other materials are to be considered, eight (8) copies of each must be submitted (except models). Color drawings or photos may be submitted as 8.5 x 11 -inch color photocopies. PUBLIC NOTICE: Q' King County Assessors map(s) which shows the location of each property within 500 feet of the subject property. Cr Two (2) sets of mailing labels for all property owners and tenants (residents or businesses) within 500 feet of the subject property. (Note: Each unit in multiple - family buildings - -e.g. apartments, condos, trailer parks - -must be included.) See Attachment A. . A 4' x 4' public notice board will be required on site within 14 days of the Department determining that a complete application has been received. See Attachment B: —.. .. .... .s es —. ..'. •, M /n! �. ?' z. H Z' U O• -J F•- U) LL w.O u-? • z- w : z�. 1- O Z ILI Li" off' ILI U 11 0 • w z' U '• • z. • D. PROPERTY OWNER DECLARATION The undersigned makes the following statements based upon personal knowledge: 1 I am the current owner/13f the property which is the subject of this application. 2 All statements contained in the application are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. I understand that conditions of approval, which the City and applicant have jointly agreed may not be completed prior to final approval of the construction (e.g., final building permit approval) will be incorporated into an agreement to be executed and recorded against the property prior to issuance of any construction permits. I declare under penalty of perjury under the laws of the State of Washington and the United States of America that the foregoing statement is true and correct. EXECUTED at 77J l Ail-14' (city), (state), on NOVelil , 1998 . Bola pe rsor7 (Print Name) a300 lvd (Address) 433 --oI-? 9 (63i) (Phone Numb.er) (Signature) Use additional sheets as needed for all property owner signatures. z Lint! re 2 JU UO: W = j z a:. I- W z 1- O z� W W. ' O; Z• W co: O' z. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I I I I I I I 0= litnielM1911 dii:a 5 r--- - -- :Q i/ fi \�� \ \ �u ` iI� i / \� �\ 3. I��IIIII j 1 � /K , g r„,1, 1 •. z re z. J0: 0 O' Nom. W I. , J IH N LLs W O: g 1. -v' _ Z � ZIH:. al j; CI, W W; H V; O' Z 111 — = 0 Z 1 u BE 1 riii MEM RI Y 1 PLANTING NOTES 66ZH PEE 5 PLANT DETAILS 0 ! 1 2 1 2 1 2 E 2 1 2 1 2 i 1 2 2 i Y ! ! ! ! Z ! ! It t1 11111 1 li 111 li 11 g1 Q1 4i 0 PLANT SCHEDULE Ground Cover 1 !1!00 1111 11 11 11 0 0 d o *0 6 �,.. :�::• • To: From: Bob Giberson Date: May 27, 1999 Subject: City Hall Parking Lot Expansion Final (90 %) Plans & Specification Review City of Tukwila John W Rants, Mayor Department of Public Works James E Morrow, P.E., Director MEMORANDUM Care) Ze-144 Please review the attached final review plans submitted today by Roth Hill Engineering Partners. Please send your comments back to me as soon as possible, and no later than 9 a.m. Thursday, June 3. Thank you for your accelerated review and response. We are pushing the revisions, bid advertisement and Council award process along quickly so that we can take advantage of the guaranteed dry August construction weather. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: (206) 433 -0179 • Fax: (206) 431 -3665 • L98 -0089 CITY HALL PARKING LOT 15447 65th Ave. So. City of Tukwila Care( Public Works Department, Engineering Division 6300 Southcenter Boulevard, Suite 101 • Tukwila, Washington 98188 MEMORANDUM To: Carol Lumb, DCD Associate Planner From: Bob Giberson, Senior Engineer Date: June 1, 2000 Subject: City Hall Parking Lot Expansion Project Landscaping Deficiencies As we discussed, the landscaping is in need of maintenance and repair. RECEIVED JUN 01 2000 COMMUNITY DEVELOPMENT The attached punchlist and correspondence shows that the Contractor is disputing the our position that the landscaping is not yet acceptable. The Contractor is also supposedly working on a substantial claim package for design error impacts. We have yet to see a well thought out submittal that justifies their position. I will keep you advised as to our progress with the Contractor. Worst case, we'll have to turn it over to another contractor or to the City's building maintenance landscape maintenance contractor. Fax: (206) 431 -3665 Telephone: (206) 433 -0179 ~w re 2 J U: O'. W i. J CO• w .w 0; • = d; I- Ili. _. 1- O' Z.1- w w • O -; w ' - -O • 111 Z` • o O z Steven M. Mullet, Mayor Department of Public Works James F. Morrow, P.E., Director Mr. Dave Hopkins Philip Environmental Services P.O. Box 3552 Seattle, WA 98124 Subject: City Hall Parking Lot Expansion City Project No. 95 -BG01 Dear Mr. Hopkins: This letter is in regards to your May 30th letter with attached position. In order for the City to better understand your position, we request that you submit a clarification to your status of punchlist spreadsheet. We are not sure exactly what you mean by "complete ", "extra ", "working, " ? ? ? ". via fax 425 - 227 -6146 Bob Giberson, P.E. Senior Construction Engineer enclosures file: 95- BG01 -12 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206- 433 -0179 • Fax: 206-431-3665 •,z mow` .00; w w: • w=; t w O;. .g Q 0 D+ t- w; H OY- :z F-. ;o w w: V; r-;. Z' w U 7 • z 4105/30/2000 13:33 425222 191 PHILIP SERVICES INDUSTRIAL SERVICES GROUP Western Region May 30, 2000 PHILIP SVCS"*"ATTLE PAGE 01/02 F1,4 ,el z - 913, / 8 : rl(e: 95,x/— 12 2 i°ai`s Mr. Bob Giberson City of Tukwila Department of Public Works 6300 Southcenter Boulevard, Suite # 100 Tukwila, Washington 98188 SUBJECT: City Hall Parking Lot Expansion- Project No. 95 -BG01 Dear Mr. Giberson: We have received your letter dated May 23, 2000 regarding punch list completion. Attached you will find PSC's position regarding the status of your list. Any costs the City elects to incur relative to this matter will be at the Cities sole expense. Sincerely, Dave Hopkins Helpikg Clienrs °brain a Competitive Advantage in a Global Markle P.O. BOX 3352. SEATTLE, WA 98124 955 POWELL AVE. SW, RENTON, WA 98055. USA (888) WPHILIP (425) 217 -0311 FAX (425) 227.6191 ; J U!. U. O w0 cnw: w= LL wo u. < co d IW Z� I— O Z 1-1 w. U� N! 4. =U Iii Z' U� z. " 05/30/2000 13:33 42522.2191 • TUKWILA 5/28/00 • STATUS OF PUNCH LIST ' 1 COMPLETE • 2 COMPLETE • 3 COMPLETE EXTRA 4 COMPLETE COMPLETE . - EXTRA --EXTRA ..." 5 . .8 COMPLETE 7. 6 COMPLETE COMPLETE 9 COMPLETE 10 EXTRA 11 COMPLETE 12 EXTRA 13 ' EXTRA 14 EXTRA • 15 COMPLETE 16 EXTRA 17 COMPLETE 18 EXTRA • . 19 .-,-. EXTRA 20 WORKING 21 . EXTRA 22 EXTRA 23 EXTRA 24 EXTRA.. 1 25 EXTRA 26 . EXTRA 27 EXTRA EXTRA 26 29 EXTRA 30 COMPLETE 31 COMPLETE 32 COMPLETE 33 COMPLETE ' 34 COMPLETE 35 COMPLETE 36 WORKING 37 EXTRA 38 . WORKING 39 WORKING ...........- ..... 40 77? 41 COMPLETE 42 COMPLETE. 43 EXTRA 44 . WORKING 45 WORKING 46 COMPLETE EXTRA 47 COMPLETE 48 COMPLETE 49 COMPLETE SO COMPLETE 51 COMPLETE 52 COMPLETE 53 EXTRA PHILIP SVCS ""-ATTLE PAGE 02/02 • :::., a:. a::..:.: :i,:.,::.•:...,.,.....,e..,,,,, u,.,...,u.... :...,:..i. .......:....:.... :,O.I, :d.,• •u. • n.uu. it.,w,......a l.. .,. �.. . ....d .., u.. 4. e. v. uu..... Gt. u.,.. . ..............•....u:::aa:ui, 7:.■aa.L4G::a11.10 • City of Tukwila SUBSTANTIAL COMPLETION REPORT vale Rem Completed No. Punch List Items Sheet 1 of 3 (substantially Date: 2/22/00 rpipl Storm 1. Jet Vac all storm on project site. eta) Project: City Hall Parking Lot 2. Jet Vac tie -in manhole at end of 64th. Expansion Contractor: Philip Environmental 3. Jet Vac all structures and runs on 65th Project No.: 95 -BG01 Services from project to Southcenter Blvd. ContractNo.: 99 -110 4. Jet Vac catch basins at 6300 building to NTP Date: 8/2/99 Southcenter Blvd. • 5. Jet Vac Xerox building storm to Southcenter Blvd. 6. Grout all frame and grates. 7- (.ai r'h haai n #1(1 - rilt pi Ems' at wall and grout, 8. Catch basin #12 - cut pipe at wall and grout. 9. Outlet structure install shear gate handle to top rung of structure and workab: 10. Manhole #5 on 65th will not be an acceptable structure until a letter is received from kltK on manhole fix, and it is then approved by the City as an approved fix. 11. Catch basin #6A - install solid locking lid. lla. Verify all ladders bolted to wall & within 1' of bottom of manhole. lib. Add dirt to top of outlet Pond structure. 12. Remove all rock larger than 3 ", then add soil and seed. 13. Seed bottom of pond in late summer. 14. Northwest slope at or near bottom is not a 2:1 slope. 15. Repair and seed center area of swale. 16. Credit City for pond overflow not being built. 16a. Cut pipe within 1' of bank and insert trash rack. Wall • 17. Wall drain on wall "A" needs to be exposed on east end and daylighted. 18. Need letter from manufacturer of wall that settled areas are OK. 19. Need manufacturer's recommendation on block fill on separated block. 20. Wall as- built. 20a. Need to glue down top block. 20b. Need to clean all foreign material from face of block_. Construction Engineer Signature: Construction Inspector Signature: , e . u..........••• ..................... .. • ... • . ........J. • r . . . . . u . . . . . . . . . . • .. .r • r.....u:u..n .ul. ...... ..• ._ ...r............ ... .r. rn..... •..•l:l'1:N.. .J:Iri. ••Y. • ..l•r Irl•• ♦.l. ...::.LL •�� City of Tukwila SUBSTANTIAL COMPLETION REPORT Date nem Completed No. Punch List Items Sheet 2 of 3 Date: 2/22/00 (substantially Concrete 21. Replace 20 LF of curb at structure manhole Project: City Hall Parking Lot #4 due to settlement. Contractor: Philip EnviL4Miall 22. Stairs are not acceptable. Please bring ProjectNo.: 95 -BG01 Services concrete stairs into an acceptable state. ContractNo.: 99 -110 Submit schedule for placement of handrail. NTP Date: 8/2/99 23. Replace 20 LF of curb north side of driveway at entrance where transition is poor due to curb machine/ hand form. Asphalt 24. Replace torn mat in two places. See Inspector. 25. "Fog seal parking lot." 26. Provide mix design of asphalt./ 27. Add asphalt berm at driveway to Xerox parking lot, approximately 3'. 28. Due to rain at time of paving - overlay and feather into existing asphalt could not be done. (Finish paving.) (Paver agreed to this due to rain.) 29. Reseal all edges and "sand." Lighting 30. Place luminaire heads in proper location per plan and replace tJF with pole & bracket cable conductor.. J 31. KD400 SRS head is not on any poles. Need to add to 1 pole per plan. I/ 32. Finish lighting per change order and plan sheet 13/13 (submit schedule). i - _ — Of — — •.• . s . 'ft — ... s — 34. Stripe parking lot and handicap stall. 35. Proof all conduit with Inspector present. Landscaping 36. Need DCV test report. 37. Missing plants need 2 more rows along driveway and need credit for missing or non- planted plants. Construction Engineer Signature: Construction Inspector Signature: City of Tukwila SUBSTANTIAL COMPLETIO REPORT Date Item Completed No. Punch List Items Sheet 3 of 3 Landscaping (cont.) Date: 2/22/00 (compsletejally Project: City Hall Parking Lot 38. Need plants and trees tagged per Standard Specs. Contractor: Philip Env Er arli 39. Need delivery sheet or invoice showing ProjectNo.: 95-M01 Services plant species and type along with amount per Contract No.: 99 -110 Plans. NTP Date: 8/2/99 40. Add 6" of top soil, per plan. 41. Hydro -seed all disturbed areas, per plan. / ✓ 42. Need function test for irrigation system. Please schedule with Inspector. 43. Need function test of 6200 & 6300 building irrigation. Inspector present. Miscellaneous 44. Need all Intent to Pay Prevailing Wages per previous letters and fax. 45. As- builts. ' 46. Rockery between 6300 & 6200 building needs to be finished per plan. 47. Fill behind sidewalk and curbs to original fill area. 48. Place signs per revised drawing. 49. Inspector will need to approve layout before striping. 50. Install bollards i 51. Install picnic tables. 52. Install trash receptacle. 53. Check with all property owners along fence to verify disturbed areas are resolved to the satisfaction of the property owners. • • Construction Engineer Signature: Construction Inspector Signature: r:nntrartnr'c Sinnatitro• - z •Q1- w oo • J I. w0 gQ H= z1_ zo 11J la o • O N. o F- . w UJ LI till v1 0~ z City of Tukwila Public Works Department, Engineering Division 6300 Southcenter Boulevard, Suite 101 • Tukwila, Washington 98188 MEMORANDUM To: Al Spencer, Internal Operations Manager From: Bob Giberson, Senior Enginner Date: May 2, 2000 Subject: City Hall Parking Lot Expansion The attached May 1 letter from P &G Landscaping presents their position on the state of the hydroseed. If you are having your Maintenance company prepare a list of dead/dying plants, can they look at the sparsely growing hydroseed areas - to see if they concur? I've attached the specified seed mix that was required and delivered. Thanks. Fax: (206) 431 -3665 Telephone: (206) 433 -0179 -". <.: .z • i 1- 1-w • 0 01 N 13 • ww w='. .NLL • w 0 Q: cr _:. �zo tu moo. • 0 • 'w W, Li- 0_ •w U =' • 01' Z Special. Provisions • • :iv..egitn.L;;. : . _ Fertilizers 1. Fertilizer shall be complete commercial brand fertilizer for trees, shrubs and groundcover during planting and shall be AGRO "Transplanter" or equal. Fertilizers shall be packaged in new, waterproof, non overlaid bags clearly labeled as to weight, manufacturer, and :content. .. . } 1. All plants shall be nursery grown, or normal habit of grow- healthy; vigorous; and free:of,: disease, insect eggs and larvae. Plants shall not be pruned prior to delivery. Grading of:- plant material shall be in accordance with the code of standards of the American Association • ► er men latest edition. Nomenclature shall conform to Standardized an Names, second edition 1942. Names not present in this listing shall conform to accepted nomenclature in the nursery trade. 2. No less than ten percent of each variety or species of plants delivered to the job site shall be accurataly.labeJad. Any plants which do not conform to the Plant List and /or Planting Plan (whether labeled or not) .shall be replaced immediately with plants in .conformance. Plant material labels shall be durable legible labels stating the correct plant name. Moist Polymers 1. CONTRACTOR shall provide moist polymers or equal to planting pits per manufacturer's recommendations. Erosion Control 1. Seed shall be furnished in standard containers on which the following information shall be provided: a. Seed name b. Lot number c. Net weight d. Percentage of purity e. Percentage of germination f.•Percentage of weed seed content and inert material clearly marked for each kind of seed in accordance with applicable state and federal laws. 2. Hydroseed mixture and rate of application shall be as follows: Perennial Rye Creeping Red Fescue Shasta Daisy(Alaska Strain) California Poppy TOTAL 30 pounds per acre 30 pounds per acre 10 pounds per acre 10 pounds per acre 80 pounds per acre Se-e61 3. Fertilizer shall be standard commercial grade of organic or inorganic fertilizer. All fertilizers shall be furnished in standard unopened containers with weight, name of plant Rev. 1998 • z = Z UO NC U) uJ J CO L, wo• }} g u_ < D.. a ul z �.. �o zr D o, 'o—: ww ti F" z U� . O z Rev. 1998 z w` UO o: w =• �w wO �¢ E d. �w z= H 0. z uj w 2 Do ON 0 H U I— F al z 0 I- 05/01/2000 09.51 4252"—'191 r,,.+- s -nlo iaca i 1 b t'KOM g F LANSCAP I NG INC Landscaping Inc. 15912 - 73rd AviL. 8nanraish,WA 92296 8 3rtOe 3867 (425) 485 -6091 (360) 668 -7344 FA$ (425)486-7999 Commercial Industrial Landscapirkg Hag Irrigatioi Serving %Ellington and Alaska May A, 2000 Philip services PO Box 3552, Seattle, WA 98124 955 Powell Avenue SW Renton, WA 98055 PHILIP SVCS 'TTLE IDI4;4541367899 Attetrtion: pave Hapldns Re: The Tukwila City Hall Parking Lot Project Subject: On Site Inspection of Previously Installed Hydroseeding on Wednesday, 4.26 -00 In Attendance Were... Bob Gibbr on (City of Tukwila) Dave Hopkins (Philip Services, Project E or/Managcr) • Gent Porgy (P&G Landstlaping, Inc., President) Joseph. Shencavitz (P &G Landscaping, Inc., Project Estimator/Manager) Phil Marks, (Direct Seed Sales. Project Seed Material Supplier) PAGE 02/02 PAGE 1/1 Dear Mr. Hopkins, During oar on site meeting on Wednesday, 4-26-00 it was determined and agreed srpon by all concerned parties that... 1.) ?&G Latfdseapiug Inc., had indeed installed the correct type of specified seed mix at the specified rate of application_ 2.) Satisf ctoxy germination of the seed had indeed taken place, 3) The tiny little seedlings were indeed stnnggiin . and that their poor growth rate was due to a lack of •iunients & Org vies in the on site native Topsoil Recommendations by MG L n scapft & Direct Seed Salmi: 1.) The aza in question should be immediately re-fertilized with fertilizer formulation 10 -20-20 With 50% c£tlie 4 vgen Derived From "Slow Rein_ e?' Urea Form (UF). 2.) Application rate shonld.be no more then five (5) pounds per 1000 square fret. 3.) rertilizer should not be applied on a hot sunny day. 4.) Fertklizer application must be ynrmedOtely watered in, either by hoses/ 1 rink:Iers, or rain. 5.) The area should be re-fertilized in the same finer every 60 to 90 drays thereafter. Fall and winter f utilizer foramiarions and applications should vary according to the manufacturers recommendations. you .have any questions or =teems, pIeam don't liesitite to contact our office at (425)485. 6091. Joseph Shencavitz (Senior Estimator) City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM January, 11, 2000 TO: Bob Giberson, Senior Engineer Scott Moore, Publi Wo ector FM: Carol Lumb, Asso lanner RE: Minor Modification to City Hall Parking Lot Landscaping Plan (File #L98 -0089) This memorandum is to confirm my discussion and site visit today with Scott regarding the relocation of three deciduous trees on the eastern edge of the new King County Housing Authority parking lot, as noted on the attached landscape plan. Because several large trees were retained along the eastern edge of the Housing Authority parking lot, you are proposing to relocate the three deciduous trees that were to be planted there to the east, approximately 20 feet, to an area where there is currently no vegetation or trees. This modification is proposed because the retained trees' canopy will hinder the growth of the trees that were to be planted. This minor modification to the landscaping plan is approved. If you have any questions, please call meat 431 -3661. Attachment: Portion Landscaping Plan cc: Jack Pace, Planning Manager Files: MI99- 01561L98 -0089 q: \carol \citypkg\landscape - rev.doc 6300 Southcenter Boulevard Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Far (206) 41313665 _. a —Z mow' 0 O! Nom:. to w ; w =: w, w0 U. Q` co id 1— w . i 01 z • w w;. • w uj I— U 0: Z: U CD; O F"! PLANTING NOTES DRIVEWAY 1. improvements be to starting! landscapeawork 'himselLY+!it(l,ell other site 2. underground d utilities. If activwhile ilities excavating to disturbing Is to promptly underground t advise General Contractor and Owner. 3 Contractor shall maintain and water plant material until owner's final acceptance is received in writing. 4 Contractor shall be responsible for providing the quantity of plants that are represented by symbols on the drawing. 5 Contractor shall be responsible for computing specific quantities of groundcover, and plant material utilizing on- center spacing for plants as shown on plant schedule and minimum planting distances as specified below. t'. Ground cover shall be planted In equilateral triangular'spacing pattern at the on- center distances as shown. Where ground cover abuts curbing, walkways, signs or poles, minimum planting distance shall.be..12": from center of plant to curbing, walks, etc. Minimum planting distances shall be 15" from center of all trees. �. Subgrade to within 1110 foot provided by General Contractor at the following. a. Planting beds: 8" below finish grade b. Sod lawn areas: 8" below finish grade • B. Provide topsoil rototilled to a depth fo 12" below finish grade as follows. a. Planting beds: 6" depth of topsoil b. Sod lawn areas: 8 "depth of topsoil 9, Topsoil shall be a mix of organic matter and soil (composted sawdust, manure, sandy loll, and loam soils) with amendements as recommended by soil testing lab. 10. Lawn finish grade shall be flush with adjacent sidewalk or back of curb grade. 11.2" depth mulch in all planting beds. .., manufactures specifications .,...1 coil testing 12. All plant material shall be fertilized per .....�..,...a,n.lafinnc 15"• too • UNDISTURBED • 2 TIMES NATIVE SOIL SH NT 1 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director June 3, 1999 MEMORANDUM TO: Bob Giberson, Senior Engineer „o"'" FM: Carol Lumb, Associate Planner RE: City Hall Parking Lot Expansion Thank you for the opportunity to review the 90% Final Plans for the City Hall Parking Lot Expansion. I have reviewed the materials you provided, including the tree retention plan and find that the plans meet the design and landscaping plan approved by the Board of Architectural Review. I also understand that you have coordinated the approved site, lighting and landscaping plan with the Police Department. I wanted to let you know that the City Council is considering revisions to the landscaping code and may have adopted these revisions by the time you apply for your land altering permit. The revisions may affect the amount of interior landscaping required (see attached). For the City Hall parking lot, the new landscaping code will require 200 square feet of interior landscaping plus 10 square feet for each parking stall over 40, for an additional 100 square feet. Interior landscaping is not required for parking lots with 20 or fewer parking stalls, so the Xerox and Housing Authority parking lots will not require landscaping. Please have your landscape architect provide calculations on the amount of interior landscaping provided in the City Hall expansion parking lot. If you have any questions, please let me know. I can be reached at 431 -3661. Attachment cc: Jack Pace, Planning Manager c:\carol\citypkg\memol.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z ~ W'. .6D!, OO S NC • w: wI :. +. • W LLi w� g J; u-<. ;(0a w'. _. z1. 1-- 0 •.Z uj • Do • '0 O w•w. U • L UN • O z - -Draft Landscape Ordinance 9. The classification of plant material as trees, shrubs and evergreens shall be as listed in the Hortus Third, A Concise Dictionary of Plants Cultivated in the U.S. and Canada. 18.52.035 Interior parking lot landscaping requirements. Landscaping within parking areas shall be provided as shown below. A. Requirements for each distinctly separate parking area within the MDR and HDR zones: 1. For areas with up to 20 parking stalls per parking area no interior Landscaping is required. 2. For areas with 21 - 40 parking stalls per parking a: :.ta 7 square feet of interior landscape area is required for each parking stall. 3. For areas with more than 40 parking stalls per parking area 12 square feet of interior landscape area is required for each parking stall (see Multi - Family Design Guidelines, Site Planning Section, No. 31 for the normal 15 square feet to be provided). 4. All parking areas shall have a perimeter landscape strip a minimum of 2 feet wide with an average width of 5 feet. B. Requirements for parking lots within the 0, MUO, RCC, and NCC zones: 1. For lots with up to 20 parking stalls, no interior landscaping is required. 2. For lots with 21 - 40 parking stalls, a minimum of 10 square feet of interior landscape area is required for each parking stall over 20. 3. For lots with more than 40 parking stalls, a minimum of 200 square feet of interior landscape area plus 15 square feet for each parking stall over 40 is required. For areas placed behind buildings or otherwise screened from streets, parks and City trails the interior landscape requirement is reduced to a minimum of 200 square feet plus 10 square feet for each parking stall over 40. C. Requirements for parking lots within the RC, RCM, TUC, C/LI and TVS zones: 1. For areas adjacent to public or private streets a minimum of 15 square feet of landscaping is required for each parking stall. 2. For areas placed behind buildings or otherwise screened from streets, parks and City trails a minimum of 10 square feet of interior landscape area is required for each parking stall. D. Planting Standards: 1. Interior landscape islands shall be distributed to break up expanses of paving. Landscaped areas shall be placed at the ends of each interior row in the parking area with no stall more than 10 stalls or 100 feet from a landscape area. 2. The minimum size for interior parking lot planting islands is 100 square feet. 3. Planting islands shall be a minimum of 6 feet in any direction and generally the length of the adjacent parking space. 4. Raised curbs or curb stops shall be used around the landscape islands to prevent plant material from being struck by automobiles. 5. A minimum of 1 evergreen or deciduous tree is required per landscape island with the remaining area to contain a combination of shrubs, living groundcover and mulch. 18.52.40 General Iandscape and screening requirements. C :\Nova's Files\DESNGUID\Landscape Ordinance.doc Page 19 : z �z • tu JU; o o: 'CD CI: WI. J 1. . wo. g _s u. C0a �_ z� 1-- O' .z t U 0' o �. 0 E—: ww F. • U w Z' 0 =, O .z ft Landscape Ordinance A. Appropriate Plant Materials. New plant materials shall include native species or non- native species that have adapted to the climatic conditions of the Puget Sound Region. Drought resistant species are encouraged, except where site conditions within the required landscape areas assure adequate moisture for growth. Grass may be used as a groundcover where existing or amended soil conditions assure adequate moisture for growth. Landscape perimeter trees should be selected for compatibility with existing plant material or street trees. B. Coverage Standards. All landscaped areas in the MDR and HDR zones (including shrub beds) shall achieve 90% live ground coverage in three years and all areas not occupied by a building (including surface parking areas) shall achieve 40% horizontal tree coverage in ten years. C. Visibility. The Iandscaping shall not obstruct view from or into the driveway, sidewalk or street. Landscape design shall allow for surveillance from streets and buildings and avoid creating areas that might harbor criminal activity. No shrubs shall be planted or allowed to grow over two feet in height within thirty feet of intersecting curblines or pavement edges (see TMC 11.36.040). No tree may be planted within two feet of a sidewalk or pavement edge. D. Outside Storage Areas. Outdoor storage shall be screened from abutting public and private streets and from adjacent properties. Such screens shall be a minimum of eight feet high and not less than 60% of the height of the material stored. Said screens shall be'specified on the plot plan and approved by the Community Development Director. Except in the MDR and HDR zones, where outdoor storage shall be fully screened from all public roadways and adjacent parcels with a sight obscuring structure equal in height to the.stored objects and with a solid screen of exterior landscaping. A top screen cover may be ekempted if the item(s) has a finished top and an equivalent design quality is maintained. The screening structure shall reflect building architecture as determined by the BAR to be appropriate. E. Ground level mechanical equipment and garbage storage areas shall be screened with evergreen plant materials and/or fences or masonry walls. F. Lighting. Trees shall not be planted in locations where they would obstruct existing or planned street or site lighting. G. Automatic irrigation. All landscape areas shall be served by an automatic irrigation system. Water conservation features such as moisture sensors with automatic rain shut -off devices, automatic timers, pressure regulating devices, backflow prevention devices, separate irrigation zones for grass and planting beds, and sprinkler heads matched to site and plant conditions shall be installed. Irrigation water shall be applied with goals of avoiding runoff and overspray onto adjacent property, non irrigated areas and impervious surfaces. H. Utility Easements. Utility easements and other similar areas between property lines and curbing shall be landscaped and/or treated with dust and erosion control planting or surfacing such as evergreens, groundcover, shrubs, trees, sod or a combination of similar materials. In areas of overhead transmission lines, no shrubs or trees over 20 feet at maturity will be allowed. Trees should not be planted within 10 feet of underground water, sewer or storm drainage pipes. 18.52.050 Landscape plan requirements. A Washington State licensed landscape architect shall prepare and stamp the landscape plans in accordance with the standards herein. Detailed plans for landscaping and screening shall be submitted with plans for building and site improvements. Included in the plans shall be type, spacing and location of plants and materials and the location of irrigation systems. C:Wora's Files\DESNGU!D\Landscape Ordinance.doc Page 20 z _ 1— w re 6U JU 00 CO �n w J 1- 2w. w0 g 5. w <. COO. = I— _ w Z �. I-0 Z D U0 ON oI w w` U L- 0 z I z From: To: Date: Subject: Bob Giberson Carol Lumb 5/26/99 8:16AM Re: City Hall Parking Lot Final draft plans and specifications will arrive this week for the City Hall Parking Lot Expansion Project. The consultant has spent the last 8 weeks revising and expanding the design into near -final construction documents. I will distribute the plans for review and comment. The design includes staged construction so that we never have Tess than 30 parking spaces. The design now includes revisions to incorporate all permit conditions, employee concerns, other departmental concerns and at this point still includes KCHA lot (pending agreement). After a quick review and revision process, the project will be advertised for bids between June 17 and July 7/8. The bid award and contract execution process will bring us to a construction start around early August. It will be late summer before we have a new improved lot . There will be plenty of dust and disruption. Watch for final review plans to come your way tomorrow. Please respond back with any comments quickly. Thanks. 1 am cc'ing this to other interested parties as well. Bob »> Carol Lumb 05/25/99 04:50PM >» Hi! Thought I would check with you to see how plans for constructing the parking lot are coming along. It seems like we should be thinking about where alternative parking is going to be located during the construction phase, so that we can have a plan in place when the bull! doziers arrive ? ?? Let's talk. Thanks! CC: Alan Doerschel, Albert Spencer, Alice Deacy, Br... A F F I D A V I T Nr��ay 13.u.ii D Notice of Public Hearing 0 Notice of Public Meeting O Board of Packet O Board of Packet ['Planning Packet Adjustment Agenda Appeals Agenda Commission Agenda 0 Short Subdivision Agenda Packet LjNotice of Application for Shoreline Management Permit QShoreline Management Permit was mailed to each O F D I S T R I B U T I O N hereby declare that: 0 Determination of Non - significance Mitigated Determination of Nonsignificance 0 Determination of Significance and Scoping Notice ❑ Notice of Action fl Official Notice Other /VO4 : Other of the following addresses on hi; Olr cl f'nfC• Rib G Dec) i-ivc - set 6, 38 5 ( 5t 40490 h, I Litt ST 5CP19- 714. outs-(er Thkwi l -r 18 gg- VcKcv//& WI+ 18763 '10o oaksdalz?W StO /;Nfiov, 78C 1ai9 V4JIG Ve L{b. 17SoMi1/ta t Rc1,`., - ctc..Tt�/ /8158 el*P" --ruA (A) 1 fl 1_01- Signature Name of Project File Number 12.10-00610aq ' `` z z�. �w 00. ;. •uoo'• w z N O w . • w ¢: • a• z � - o: zI- N O ': o w La 1- V. ▪ O. • wz U N% 0 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director To: Applicant Parties of Record Notice of Decision March 26, 1999 This notice is to confirm the decision reached by the Tukwila Board of Architectural Review on Thursday, March 25, 1999. The Board of Architectural Review voted to approve the design of the three parking lots and the landscaping plan based on the findings and conclusion in the staff report dated March 18, 1999. This letter is issued pursuant to the Permit Application Types and Procedures, Tukwila Municipal Code Zoning Chapter, (18.104.170) on the following project and permit approvals. Project File Number: L98 -0089 Associated Files: E98 -0029 Applicant: City of Tukwila Request: Construct three separate parking lots totaling 90 stalls to serve Tukwila City Hall/ Minolta Building; the Xerox Building and the King County Housing Authority. Location: 15447 65th Avenue South SEPA Determination: DNS Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at: Tukwila Department of Community Development; 6300 Southcenter B1., Suite 100; Tukwila, WA 98188 Monday through Friday; 8:30 a.m. - 5:00 p.m. The planner managing the project is Carol Lumb, who may be contacted at 431 -3661 for further information. This decision may be appealed to the Tukwila City Council pursuant to TMC 18.104.010 E. by filing a Notice of Appeal within 14 calendar days from the date of the issuance of this Notice of Decision (TMC 18.116.010). Information on the content of the Notice of Appeal may be obtained from the Department of Community Development at the address noted above. c: \carol \citypkg\notdec.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 ,! .;: ' z :.� w U O" W W. J 1— W O; 2 W¢ co _° _; o z I- . 2 ;o - Wu; 1— ! — O, w z, U Ni 0 � O Z -7 "1&11riblr% glifilm1B Z411111/K 0 11111111111111. 1 I z 0 in 2 s FEBRUARY ALTERNATE #4 1 um 1 n. z • • •,._z! W.�'. J U:. .0 O. t uj0, • w W' W cool W O, g•=3: = V: I,= z O. Z1" ON O H' = Uf OI w V N. H 1I' Z rag,e_ 2:3var 9L0 r 0 (,r- d r P -1-"t -e_ �f e / r, A/o r'.e. ,iyta / ) `%Qv IS c)7 v /01 9 , /1f0 p�,Ja�1L (Avr) I col i-t,o t7 RECEIVED CITY OF TUKWILA MAR 1 8 1999 HERMIT CENTER �� r� f(A'. -r�f_ ) .l !_'.'V F' f11- . 4--, .. -t fr(it.- ,e`'..l Glt.,!i.'rl r ,Y+'t- � :%J CO- c. �/ e ��/ tae\-'I GLc-Ct. e� ,z, /,,t_, /�_ GZn f`; . /iv✓.% - ,.dv� COW pl7e Gtekt.r1 ve 17---C -C /;? ve , I /&,7- 46,1,-i t dead/ 1 j /L-j r at- cl. siZlc fy ef '0-1e 4 /26t, re , y orJf eel ,� ‘ 1 r t 4 7(;14e_ 4 4 , , 1 , / ( ' 1/ 2.--e_ 07eo") ay l..D a--// 2,4 mei- qflap ✓q'«= 4 pa, fr , 1-.F /6( 9[-- /Y f. S'.Ge4 5, e CQv..c,. 1-,'-Ce1 W€- -C. Ate .4r, , ) ( k Gov e :cccs ? -el .5 /-vr ?e4i , C.c elf 2 } cc, At&tf . 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U ='. 0 Z City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director HEARING DATE: NOTIFICATION: STAFF REPORT TO THE PLANNING COMMISSION AND BOARD OF ARCHITECTURAL REVIEW FILE NUMBER: ASSOCIATED FILE: APPLICANT: REQUEST: LOCATION: COMPREHENSIVE PLAN DESIGNATION: ZONING DISTRICT: SEPA DETERMINATION: Prepared March 18, 1999 March 25, 1999 Notice of Application posted and mailed to surrounding properties December 15, 1998 Notice of Public Meeting and second Notice of Application, mailed to surrounding properties January 22, 1999 SEPA Determination and Notice Mailed to DOE and surrounding properties March 11, 1999 Notice of Public Hearing mailed to surrounding properties and posted on site March 12, 1999 L98 -0089 E98 -0029 Bob Giberson, Tukwila Public Works Department for City of Tukwila Design review approval is required for this proposal to construct three parking lots totaling 90 stalls to serve Tukwila City Hall/Minolta Building; the Xerox Building and the King County Housing Authority. 15447 65th Avenue South Office Office Determination of Nonsignificance 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 ! ;. Staff Report to the BAR RECOMMENDATION: Approval with Conditions STAFF CONTACT: Carol Lumb, Associate Planner ATTACHMENTS: Vicinity /Site Information A. Project Description: L98 -0089 Page 2 A. 1981 Rezone Covenant B. Parking Agreement Between City of Tukwila and Xerox Corporation C. Site Plan D. Landscaping Plan E. Letter from Stephen Speidel on existing trees F. Fence Detail G. Typical Retaining Wall Detail H. Parking Lot Schematic Drawings: Views from adjoining properties I. SEPA Determination and Staff Report J. Lighting Plan FINDINGS The City of Tukwila is proposing to construct three separate parking lots on a 3.2- acre site on the north side of City Hall and the Minolta Building. These parking lots are as follows: 1. A 50 -stall parking lot is proposed for use by City staff. Due to an increase in the level of Municipal Court activity, the City Hall parking lot frequently does not have enough space for both staff parking and visitor parking. Parking at the Minolta Building, now owned by the City of Tukwila has also experienced increased pressure, due in part to the increase in visitors to the Planning and Public Works Departments and the increase in the number of City -owned vehicles that are utilized by City Departments located in City Hall and the Minolta Building that need a permanent parking stall when not in use. c:karolki typkgktaffrpt Staff Report to the BAR B. C. L98 -0089 Page 3 2. A 20 -stall parking lot for use by the Xerox Building. Currently, there is an asphalt paved parking lot that is used as overflow parking for City staff. The proposed parking lots site was formerly owned by the owner of the Xerox Building and purchased by the City in 1994. As part of the purchase, the City agreed to construct a 20 -stall parking lot for the exclusive use of the Xerox Building when the site was developed for City purposes. (See Attachment B) z CC w _10 too: Ww 3. A 20 -stall parking lot for use by the King County Housing Authority. The ' LL; construction costs for this parking lot will be paid for by the Housing uj O, Authority. u- w;. z� 0 The site was formerly developed with a single family home. The home is no w longer there, however, the remnants of the building foundation remain as well as o the driveway off 65th Avenue South. .0 cn 0 f-: w w;. The parcel is located on the north side of the Tukwila City Hall and Minolta w Z Buildings. Residential development borders on the north, west and east with a v 1 City park across 65th Avenue South. These areas are zoned Low Density z 1- Residential and designated LDR on the Comprehensive Plan map. The site where the parking lots are proposed is zoned Office, as is the area where City Hall, the Minolta Building and Xerox Building are located. Existing Development: Surrounding Land Use: D. Terrain: The site is characterized by steep slopes up to 80% in the western portion of the site which have been classified as Class 3 Landslide Hazard. The geotechnical report by Terra Associates states that based on the detailed site investigation and subsurface explorations, the site is not a landslide hazard area. The soils are comprised of silty sand and weathered bedrock. The environmental checklist estimates that approximately 2500 cubic yards of material will be excavated from the site and used as structural backfield material if suitable. Approximately, 39% of the site will be covered with asphalt parking areas and concrete sidewalks. c :\carol \c itypkg\stafTrpt # Staff Report to the BAR E. Vegetation: L98 -0089 Page 4 The site is primarily undeveloped and contains a variety of trees throughout the site including alder, maple, aspen, chestnut, apple, hazelnut, fir, cedar and holly. A condition of the rezone of the site to Office requires as many of the trees to be retained as possible. This issue will be discussed further under the design review criteria. F. Public Facilities: Utilities currently available at the site include electricity, natural gas, water, refuse service, telephone, storm water and sanitary sewer. On -site storm drainage facilities will be constructed which will connect to the off -site City of Tukwila storm drainage facilities. No additional utilities are anticipated to be needed as a result of the parking lot construction other than electricity for lighting. BACKGROUND The subject site was rezoned from Residential to Office in 1981. As part of the rezone, a number of conditions were approved by the City Council (see Attachment A) and recorded as a covenant of the rezone. The conditions are as follows: • site development plans must be reviewed and approved by the Board of Architectural Review; • the commercial use of the site is limited to office only with hours of operation primarily during the week; • no retail uses are permitted; • the height of the building is limited to 2 stories; • 20 feet of formal landscaping is to be provided as a buffer on the north and west; • a comprehensive tree inventory is to be prepared with as many trees as possible retained; • no access from the site to 64th Avenue South, • access via 65th Avenue South must be reviewed by the BAR; • construction activity is to be confined to normal working ours, equipment muffled to reduce noise and dust control measures are followed. The Rezone Covenant stipulates that the covenants may be amended or modified by written agreement between the owners and the City but must be approved by the City Council after written notice to property owners within 300 feet of the site and a hearing before the Planning Commission. c:\carol \citypkg\ctaffrpt . .:: Staff Report to the BAR DECISION CRITERIA L98 -0089 Page 5 As noted above, the Rezone Covenant requires BAR review and approval of development of this site. The staff report will first address the design review criteria utilized by the BAR. Following the design review criteria, the remaining Rezone Covenant requirements will be addressed. BOARD OF ARCHITECTURAL REVIEW CRITERIA The project is subject to Board of Architectural review and approval as required by the 1981 Rezone Covenant approved by the Tukwila City Council when it approved the rezone of the site from Residential, R -3 to Office, O. In the following discussion, the BAR criteria are shown below in bold, followed by staff's comments. In some instances, the BAR criteria will not apply, as only parking lots and no structures are proposed for construction. Criteria that are not applicable to this proposal are placed in [brackets] and regular type -face. 1. Relationship of Structure to Site. A. The site should be planned to accomplish a desirable transition with the streetscape. B. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas; [C. The height and scale of each building should be considered in relation to the site.] Response: Landscaping will be used to screen the parking area from the adjacent residential areas, using both existing mature trees that currently exist on the site, supplemented by new plantings. (See Attachment D) The landscaping will provide a transition with the streetscape on 64th Avenue South and 65th Avenue South with the landscaping facing 65th Avenue South providing similar features to the City park across the street. Only 39% of the site will be paved; the majority of the parcel will be retained in either existing vegetation or in formal landscaping. The parking lot will not be visible from the west due to the grade change from west to east. The retaining wall will be used to obscure the most westerly parking c: \carol \citypkg\staffrpt ' Z • • F z' J U, UO C0 o. • .WW: .W LL: O, • - a` • .= w• .H 1-- O Z�. O N iu Z` OF- •z Staff Report to the BAR L98 -0089 Page 6 lot along with vegetation that will be retained. The retaining wall will range from 6 to 8 feet in height. Modular block wall, such as "keystone" type blocks will be used to construct the retaining wall. In response to a concern expressed by an adjacent property owner on 65th Avenue South, a combination of 4 -foot high cedar privacy fence and retaining wall along the entry drive will be used to provide visual screening of the property owner's yard from view. The retaining wall along the entry drive will range from 4 to 6 feet in height. The fence will be installed approximately 130 feet east of the eastern edge of 64th Avenue South east to 65th Avenue South, running along the property line approximately 350 feet. 2. Relationship of structure and site to adjoining area. [A. Harmony on texture, lines and masses is encouraged;] B. Appropriate landscape transition to adjoining properties should be provided; C. Public buildings and structures should be consistent with established neighborhood character; D. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Response: Landscaping of at least 20 feet will be used as a buffer for the adjacent neighborhood and provide transition from the parking lot to the neighborhoods. In addition, many of the existing, mature trees will be retained on the perimeter of the site to supplement formal landscaping to comply with one of the Rezone Covenant conditions. Pedestrian pathways have been provided to ensure safe access from the parking area to the adjacent buildings. Access from the western portion of the City Hall expansion parking lot will be via a set of stairs that will descend to the existing Minolta parking lot and then follow a pedestrian pathway in front of the parking stalls facing west to either the Minolta Building or continue west to City Hall. The retaining walls on the site will be screened by existing vegetation as well as newly planted vegetation on the west and north and also by the cedar privacy fence on the north in combination with the landscaping. c:\carol \citypkg\stafrpt • z i~ • w' �U • • 0 ' cn w w =. H, w o; • �-J i a; H=. z F-- •O -. w w: — O� Z: • 1.1-1 1.1-1 z Staff Report to the BAR L98 -0089 Page 7 Vehicular access to the Minolta parking lot and the new City lot may be obtained either via the City Hall parking lot (through a new connection between the two parking lots), 65th Avenue South or through the Minolta parking lot. The driveway to the Minolta parking lot will become one -way into the site. This will greatly increase the safety for cars which currently exit the Minolta Building site down a steep, winding driveway to Southcenter Boulevard, which has poor sight distance to the east. 3. Landscaping and Site Treatment. A. Where existing topographic patterns contribute to the beauty and utility of a development, they should be recognized, preserved and enhanced; B. Grades of walks, parking spaces, terraces and other paved areas should promote safety and provide an inviting and stable appearance; C. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade; D. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken; E. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged; F. Screening of service yards, and other places which tend to be unsightly should be accomplished by use of walls, fencing, planting or combination; G. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used; H. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. Response: The landscaping plan, Attachment D, illustrates the proposed landscaping for the site and planting schedule. The landscape plan features a variety of elements and designs. The plan includes a wetpond and bioswale, c:'carol\citypkg\stalirpt . z 1 re w' 6 0 NU w: w =: J H' W O gQ —• a z �. 1— O z I— • p. v ,C) cn: wu• i U. O: ui z` OH z Staff Report to the BAR L98 -0089 Page 8 designed to meet the King County Surface Water Design Manual for water quality z and detention. Other predominant features of the landscape plan include: 1 z o_w. • One type of tree, the Seedless Green Ash (Fraxinum pennsylvanica 6 v `Marshall') will be used to define the entry drive to the site, with a second v co o type of tree, Village Green Zelkova (Zelkova serrata `Village Green ") used ' .w = throughout the parking areas. : -11- N w, • A third type of tree will be used for accent and to provide a visual barrier at w 0 64th Avenue South as part of the 20 -foot landscape buffer adjacent to the g 7' residential neighborhoods. u_ a -d • The final development plan will identify the existing trees that will be retained = and integrated into the formal landscape plan. ~ _l z 1.- • Twenty feet of landscaping will be provided on the north and west adjacent to 1--00 z i- the residential neighborhoods. w w • Drip irrigation will be used to achieve the three -year plant establishment D O. period. O -'. ;o1-; • Two picnic tables will be provided for staff use. w w z H: As part of the review process, staff from the Tukwila police Department reviewed z the proposal and applied Crime prevention through Environmental Design v co (CPTED) concepts to the development. The landscaping has been revised to p incorporate comments from the Police Department to address security including Z incorporating "unfriendly" bushes on the perimeter to discourage entering the parking lots from adjacent properties. A lighting plan is also being coordinated with the Police Department to ensure no blind spots exist. [4. Building Design. A. Architectural style is not restricted, evaluation of a project should be based on quality of its design and relationship to its surroundings; B. Buildings should be to appropriate scale and in harmony with permanent neighboring developments; C. Building components such as windows, doors, eaves, and parapets should have good proportion and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure; D. Colors should be harmonious. with bright or brilliant colors used only for accent; c:\carollcitypkglstaffrpt Staff Report to the BAR L98 -0089 Page 9 E. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view;] F. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design; [G. Monotony of design in single or multiple buildings projects should be avoided. Variety of detail, form and siting should be used to provide visual interest;] Response: The only structures being constructed on site are the two retaining walls using modular block walls. A materials board will be presented at the public hearing illustrating the various color choices for the materials. The applicant is proposing to use the natural stone color. The height will range from 6 to 8 feet for the retaining wall on the western-most parking lot, and 4 to 6 feet for the retaining wall that will run along the north side of the site for approximately 200 feet. Attachment H illustrates a view from the new City Hall parking lot north to 64th Avenue South. The lighting poles are proposed to be 12 feet tall. Attachments F and G illustrate a typical modular block wall design and a typical fence detail. 5. Miscellaneous structures and Street Furniture. A. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape; B. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. Response: Two picnic tables and a trash can will be provided for staff use. The tables and trash can will be will be built to Parks Department standards, including placement on concrete pads. REZONE COVENANT CONDITIONS 1. The commercial use of the site is limited to office only with hours of operation primarily during the week; Ocaro I\citypkg\staffrpt �. w: z ; ce , J 0O. C1: CO w w = w O` u_Q. CO L z�:. F-- O z 11J ui. .ON. w w: ~ V — 0' z U= O~ z Staff Report to the BAR L98 -0089 Page 10 Response: The property was initially rezoned from R -3 to C -1 which permitted a wide range of commercial activities. Through the public review process and z comments received on the rezone request, the permitted use on the site was 1 1 ' 1z limited to office including non - retail services customarily incident to office use. re u4 Nothing in the history of the rezone indicates that a parking lot only would be 6 unacceptable as a development alternative. The parking lots will provide parking 0 vO for existing office buildings with business hours generally from 8 a.m. to 5 p.m., w o� w, Monday through Friday. -' f- Nu.; w 2. No retail uses are permitted; 2 u. Q; Response: The site is being developed with three separate parking lots -- no retail ,cn d is proposed for the site. I- _: 3. The height of the building is limited to 2 stories; z O L1.1 uj Response: No buildings are proposed for construction. D 0 0 co 4. Twenty feet of formal landscaping is to be provided as a buffer on the w w . O. • w Z co h- H, O z north and west; Response: The landscaping plan reflects 20 feet of landscaping along the north and west sides of the site. 5. A comprehensive tree inventory is to be prepared with as many trees as possible retained; Response: R.W. Thorpe prepared a comprehensive tree inventory (see Attachment E) and existing trees are noted on both the site plan and the landscaping plan. The inventory notes that most of the trees in the "middle third" of the site are dead, dying or sick or are not appropriate trees to be located in a parking lot. The Land Altering Permit will include a landscape plan that clearly indicates the location of existing trees that will be retained and incorporated into the formal landscaping that will be installed. 6. No access from the site to 64th Avenue South, Response: No access will be permitted to the site from 64th Avenue South. 7. Access via 65th Avenue South must be reviewed by the BAR. c: \carol \citypkg\staffrpt . Staff Report to the BAR L98 -0089 Page 11 Response: The site plan submitted with the rezone request for this site in 1981 showed two access points -- one through the Xerox site and a second from 65th Avenue South. One of the conditions of the Planning Commission approval of the rezone in 1981 was that . "..ingress and egress via 65th Avenue South is not approved as part of the rezone but shall be subject to separate consideration by the Board of Architectural Review." Access to the new City Hall parking lot will be available through the existing City Hall parking lot (through a new connection with the Minolta parking lot on the west) to the new lot. Access will also be available directly through the Minolta site via the driveway off Southcenter Boulevard. The Xerox parking lot will not be accessed via 65th Avenue South as bollards will prevent ingress /egress from the new access drive. This is because the new Xerox parking lot is for the exclusive use of the Xerox Building. It is anticipated that most of the traffic will exit to the east, as the access driveway for the Minolta Building will be restricted to one -way traffic going north when the new parking lot is completed. This is due to the lack of adequate sight distance for vehicles attempting to turn onto Southcenter Boulevard from the Minolta site. Some traffic will chose to exit through the existing City Hall parking lot via the connection that is to be constructed between the two sites. The March 25, 1999 public hearing before the BAR offers the opportunity to consider access to the site from 65th Avenue South. At a minimum, access for the King County Housing Authority parking lot is needed from 65th Avenue South. Allowing vehicles from the new City Hall parking lot to 65th Avenue South will provide a safer egress point than the one that is currently used at the Minolta Building. 8. Construction activity is to be confined to normal working hours, equipment muffled to reduce noise and dust control measures are followed. Response: Construction activity will be confined to normal working hours by restricting contractor to 7 a.m. to 5 p.m. Monday through Friday. Equipment will be fully muffled and extra dust control measures will be specified in the contract. CONCLUSIONS 1. Relationship of Structure to Site: c:\carol \citypkg\statirpt - z 1 �z re U O: U� cnw: w i• • LL'. w O: gJ: w a.. = d II w; Z Z I- U �s O , O F- wW C)' -1 LL. — Oi wz _ z z 1-• z rtm 6 J U; U O; 0 U) J =: I w 0- gJ u- _, Via. I-w 2 Z O Z • ~. 0 H, w w. H — — O, w z; U— H O z Staff Report to the BAR L98 -0089 Page 13 Two picnic tables and a trash can will be provided for staff use. The tables and trash can will be constructed to Parks Department standards. A concrete pathway will access the tables. 6. Rezone Covenants The covenant conditions approved by the Council when the rezone was approved in 1981 have been met. No retail use is proposed on the site, with the parking lot uses an accessory to the adjacent offices. No building is proposed. A comprehensive tree inventory has been prepared. Twenty feet of landscaping will be planted on the north and west sides of the site. No access will be provided from 64th Avenue South. The public hearing before the BAR is the forum to consider access of the site from 65th Avenue South. Construction activity will be confined to normal working hours, with equipment muffled and dust control measures enacted. c:\carolkitypkglstaffrpt rpt RECOMMENDATION The staff recommends approval of the design of the parking lots and the landscaping plan for the site as proposed. 0 O CD O WHEREAS, on June 8, 1981, P & L Company, a Washington co General Partnership, filed a petition to have certain property in which it had a substantial beneficial interest, reclassified from the residential -three and four family dwellings (R -3) zone to neighborhood retail stores (C -1) zone as provided under the zoning laws of the City of Tukwila; and WHEREAS, said petition was processed by the Planning Depart- ment of the City of Tukwila under Pile No. 81 -21 -R; and WHEREAS, the Planning Commission of the City of Tukwila held a'public hearing to consider the reclassification petition on June 25, 1981; and WHEREAS, as a result of information presented at the June 25, 1981 public meeting, the Planning Commission continued the hearing to July 23, 1981 in order to prepare certain restrictions and conditions on said property to be acquired of petitioners as a condition of the granting of the reclassification petition; and WHEREAS, the Planning Commission approved the granting of the reclassification, subject to the terms and conditions of a 'Property Use and Development Agreement" to be executed by petitioners; and . WHEREAS, the City Council has reviewed File 81 -21 -R, has heard the petitioners and their representatives present data at two meetings of the Council, and has considered the recommendation of the Planning Commission and the recommendation of the Planning Department, NOW, THEREFORE, the City Council of the City of Tukwila, Washington, does ordain as follows: CITY OF ASHINGTON TUKWILA W ORDINANCE NO. J 3 I AN ORDINANCE OF THE CITY OF TUXWILA, WASHINGTON, RECLASSIFYING CERTAIN LANDS PROM R -3 TO C -1, AS DESCRIBED IN PLANNING DEPARTMENT MASTER PILE NO. 81 -21 -R. • Z i Z's Wes' CC U O'' OD W; WI W 0. LL < C_ F. W Z H' I-0'. Z N =ku 0 W Z'. C • E. Hard Published Record Chronicle - avor September 20, 1981 • • + • CD CD CD (d) Exhibits K, L, M, N, P presented at the CD Planning Commission Public Hearing on July 23, 1981, are CD attached hereto. Exhibits L, N & P are hereby modified by Exhibit M to reflect deletion of roof mounted mechanic aD equipment and first floor finished elevation of 95.0'. fac.p Limitations as to Access. 5. There shall be no entranceor exit between the sitting as a Board of Architectural Review (BAR). Architectural review will inculde, but not be limited to: (a) Building height shall not exceed two stories: (b) .Setbacks and width of formal.landscaping areas shall be''as depicted on Exhibit B, of. application 81 -21 -R. A 20 -foot setback will be landscaped and main tained on the andwest Property boundaries. The landscaping shall be designed,. placed and maintained to, provide a barrier at 64th Avenue South. (c) A comprehensive,native tree inventory of the site shall be prepared . by the applicant and'submitted•to • '• the BAR,; Site development shall provide •for •the. saving of as many trees of good health and significant size as ap-t propriate and as approved by the BAR. Property and 64th Avenue South, which shall remain a dead -end street for use only by the adjoining residential area. 6. Primary access from the Property shall be through the real property owned by Robert E. Lee and Evelyn Lee, a /k /a Evelyn T. Lee (hereinafter "Lee Property"), 'described below, to Southcenter Boulevard, and shall be protected by the recording . of an easement for ingress and egress over and across the Lee Property to the extent of owner's interest, in favor of the Property. The Lee Property is located on King County, Washington, and is legally described as follows: That portion of the Wm. E. Gilliam Donation Claim No. 40, Township 33 North, Range 4 East, W.M., described as follows: Beginning 1336.78 feet West and 1501.50 feet North of the Southeast corner of Section 23, Township 23 North, Range 4 East, W.M.; thence East 250 feet; thence South 325.50 feet to North line of County Road No. 622; thence Westerly along said North line to a point South of beginning; thence North to beginning, EXCEPT portion conveyed to King County for Renton -Three PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 3 5398A /221A /LEH z re al JU 00 N0 U W W =, Jam. LL WQ LL Q. CO =..W Z� Z I-; U O. 0 1—'. W W. FU▪ --,. - O W.. -H 0 O z O 0 O Tree Point County Road by deed recorded in volume 1505 of deeds, page 486, under Auditor's File No. 2685209, records of said county. (Consisting of 101,155 square feet, more or less.) Construction Activities. 7. Owners shall require their contractors,to take all reasonable steps to ensure that construction activity is confined to normal working hours, equipment is muffled to reduce noise, and dust control measures are followed. General Conditions. 8. This Agreement shall be recorded in the records CO of King County and the covenants hereof shall be deemed to attach to and run with the Property and shall be binding upon the Owners, their heirs, successors and assigns, and shall apply to after- acquired title of the Owners of the Property. 9. This Agreement may be amended or modified by written agreement between the Owners and the City or their successors and assigns; provided, such amended agreement shall be approved by the legislative authority of the City by ordinance and only after written nctice to property owners within 300 feet of the site and after a hearing before the City of Tukwila Planning Commission. Nothing in this Agreement shall prevent the City Council from making such further amendments to the zoning Ordinance as it•may deem necessary in the public interest. Nothing in this Agreement is intended to authorize any use or dimension not otherwise permitted in the C -1 Zone. 10. This Agreement is made for the benefit of the City and for the benefit of owners of property within 300 feet of the Property, and either the City or any such property owner may institute and prosecute any proceeding at law or in equity to enforce this Agreement. If such an action is brought by the PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 4 5398A /221A /LEH . • City, Owners agree to pay any costs and reasonable attorney's fees incurred by the City arising out of such action. 11. It is further expressly agreed that in the event any covenant or condition or restriction hereinabove contained or any portion thereof is invalid or void, such invalidity or voidness shall in no way affect any other covenant, condition, lr restriction hereinabove contained. CD CD CD DATED i.2�Ceoi ,/- , 1981. CD CD co STATE OF WASHINGTON COUNTY'. OF ss. P & L COMPANY, a Washington part' ship seph W. Lynch eral Paptt Robert L. Paterson, General Partner On this date, before me, the undersigned, personally appeared JOSEPH W. LYNCH and ROBERT L. PATERSON, to me known to be General Partners of P & L COMPANY, the Washington partnership that executed the within and foregoing PROPERTY USE AND DEVELOPMENT AGREEMENT and acknowledged said instrument to be the free and voluntary act and deed of said partnership, for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute said instrument. of GI N INDEG MY HAND AND OFFICIAL FFICIAL SEAL this /2 /, day , in/)and for t esiding at PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 5 5398A /221A /LEH Z 2 NWc, W V. U O CO 0, COW: W J H. W O: J -- CY uu S. Z F—. 1--O. ZF- W W:. 0 H WW . _ —O. W Z` V N.. rz O F- Z t:1 PROJECT FOR P&L C r..LrcT ,LO I pa r o A-cog rm . 1 .1,71. .J -• 1Kr- MI ♦...► r�..rT .. i. isl 'i1 »i.. o Si.J� I'.g i yW i' E' M r MoM& filM :�1∎ ;; AFTER :RECORDING RETUR 20: CITY OF TUKWILA 6200 SOUTHCENTER BLVD. TUKWILA, WA 98188 ATTN: JOHN McFARLAND EXHIBIT D RECEI';`FD THIS DAY PARKING AGREE�V1 14 8 30 BFI '9LI THIS AGREEMENT is enteredRirrtto0 <thisi_: :fiL, KIi.G COUNTY , 1994, by and between the CITY OF v M P» L. kJ I ;LL, DEC 19 1994 MAYt p 3jO _`IC ;a TUKWILA (hereafter the "City" or "Tukwila ") and Xerox Corporation (hereafter "Xerox ") for the purpose of creating an irrevocable license to accommodate the parking of Xerox owned/Xerox employee operated/Xerox visitor, passenger vehicles of parties using, occupying or visiting the property described in Exhibit A hereto, and commonly known as 6400 South Center Boulevard, Tukwila, Washington (the " Xerox Parcel "), on property formerly owned by Xerox and now under the ownership of the City of Tukwila, as more fully described in Exhibit A hereto and commonly known as 15447 65th Avenue South, Tukwila, Washington (the "Parking Lot Parcel "). Based on the foregoing,. and for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, IT IS HEREBY UNDERSTOOD AND AGREED that: LLI 1. Parking: Through thi; license, the City agrees to allow Xerox UJ 00 to use twenty (20) parking spaces located on the Parking Lot Parcel. When the "" t: La City completes its final architectural plans for development of the site, the L Y! location of the parking spaces will be shown on a diagram which will be attached hereto as Exhibit C. The City will use reasonable efforts to select parking spaces that are as close as reasonably possible to the main entrance to the building on the Xerox parcel. Xerox shall have twenty -four (24) hour per day, seven (7) day per week access to such parking spaces. 2. Payment. Xerox transferred its fee interest in the Parking Lot Parcel to the City, in exchange for the purchase price stated in that certain Real Estate Purchase and Sale Agreement dated October 12, 1994, by and 7 00•'T Atiouiwar 13 11H SOO SU033N UNfl03 CiN.i! WV cO :cc:eo LTTO- ti21t6 z Hw 6 J U. 00 N° CO =' J H w0 Q. =• a mw Z �o Z• ~ 2 O N: w w' � U w z U I. ~ O I-. z CV between the parties hereto. In recognition of the value of the parking license in the purchase price of the aforementioned property which contains the parking area, the City agrees to levy no charge to Xerox for use of the 20 spaces during the initial term of this license. Upon expiration of the initial term of the license, Xerox may exercise their option to extend the license agreement as described in Section 6 of this agreement. The parking stall price for the option periods will be determined by fair market value for similar parking stall rates in the Southcenter, SeaTac and Renton area. If the two parties cannot agree on a fair market value, they will promptly, hire a mutually acceptable MAL.appraiser to assess the value of the parking stalls. The findings of the appraiser shall be binding on both parties. Expenses for the appraisal shall be shared equally. 3. Indemnity and Insurance. Xerox agrees to indemnify and to hold the City harmless from and against any and all claims, losses, damages, and expenses incurred by the City (including, without limitation, reasonable expert witness and attorneys fees) arising from any negligent act or omission of Xerox, its agents, servants, or employees with respect use of the licensed parking spaces pursuant to the terms of this Agreement. The City agrees to indemnify and to hold Xerox harmless from and against any and all claims, losses, damages, and expenses incurred by Xerox (including, without limitation, reasonable expert witness and attorneys fees) arising from any negligent act or omission of the City, its agents, servants, or employees with respect to the Parking Lot Parcel, and the City's exercise of its rights and performance of its obligations under the terms of Section 7 of this Agreement. The indemnification provisions contained herein shall survive the termination of this Agreement. " z • • � w re f o o: • co w W =: • u. w o g < d I- • w. Z F` 1- o Z~ w U C O N` O H; w w` z w U co Z'. ~ O z Xerox agrees that it shall carry a primary layer of comprehensive general liability and auto insurance in the amount of at least Five Million Dollars ($5,000,000). Xerox agrees to notify the City within thirty (30) days in the event that coverage decreases in any amount. Notwithstanding the foregoing, it is hereby agreed that Xerox, at its sole option, may self- insure this risk. The City hereby agrees that at all times during the term of this Agreement it shall maintain in full force and effect comprehensive general liability insurance coverage with a combined single limit of Five Million ($5,000,000.00) Dollars and automobile liability insurance coverage in an amount not less than One Million ($1,000,000.00) Dollars . The City agrees to notify Xerox thirty (30) days in advance in the event that said coverages will decrease or be cancelled. 4. After the initial location of the twenty spaces is agreed upon and documented in Exhibit C which will be attached hereto, said spaces shall be marked as "Xerox" by and at the expense of Xerox. The City reserves the right to change the location of the designated parking spaces within the Parking Lot Parcel upon thirty (30) days written notice to Xerox; provided, however, that the City shall use best efforts to locate them adjacent to the Xerox'Parcel. Any subsequent designation of the changed parking spaces as "Xerox" spaces shall be at the sole expense of the City. The City shall use reasonable efforts to ensure that use of the spaces designated for use by Xerox shall not be used by unauthorized parties. During the term of this Agreement, the City shall maintain reasonably acceptable lighting for the Parking Lot Parcel. The City shall be solely responsible for all repair, maintenance, and improvement of the Parking Lot Parcel, and snow and ice removal from said Parking Lot Parcel. 9 _: z �w re 2 U. UO Npr al w O; u. CO _, z� o z D o. 0 �. 0E- uww �pw —o wz. =, O~ z 5. The parking rights described herein belonging to Xerox may be assigned or otherwise transferred upon the sale, lease or sublease of all or a portion of Xerox's existing building at 6400 Southcenter Blvd. The City shall not be liable to Xerox or its assignee or successor for any interruption of use of the rights granted under this Agreement due to repairs, improvements or alterations of the parking lot; PROVIDED that Xerox shall not be obligated to make payment for any day or days during which the repairs, improvements or alterations are caused by or undertaken at the direction of the City, and further provided that such repairs, maintenance and improvements shall be performed in a good and workmanlike manner, diligently commenced and diligently pursued until completion. . Additionally, the City retains the right upon five working days notice to temporarily suspend the parking agreement to accommodate a special parking requirement of the City, but in no event shall any such suspension exceed five (5) consecutive business days, or more than fifteen (15) business days within any twelve (12) month period. Xerox shall not be required to pay the charges described herein for any days during any such emergency suspension . 6. Term. This Agreement shall be in full force and effect for JANUARY 1, 1995 fifteen years, commencing on4 ""6' 2_; 1"9194 and terminating on DECEMBER 31, 2009 i}�t- ag4 -4- -- , 3999, with two separate ten year renewal options, JANUARY 1 2010 JANUARY 1, 2020 commencing on D ;,7-' ='1 -zu -2409, and aecc16s'e.-2T 20-19, respectively, provided that Xerox may terminate the license at any time upon ten (10) days written notice to the City . Xerox may exercise either or both their option periods by giving the City 180 days written notice in advance of the commencement date of such option period. 7. For so long as Xerox is in full occupancy of the Xerox Parcel and until such time as alternative access to the Parking Lot Parcel is developed, 10 z • z r4 w J U: U 00. N U W: Wi = H w0 LL ¢. _• ° w z� �o z D • o U o (0, o �. w w ..z w H ▪ ~f 0 z Xerox agrees to provide reasonable access to the City, its agents, servants, employees and invitees through its driveway off of Southcenter Blvd. located at 6400 Southcenter Blvd. In exchange for this reasonable access, the City agrees to promptly sand, dear and keep the driveway clear from ice and snow during this period. The City shall use reasonable efforts to establish z alternative access to the Parking Lot Parcel promptly. Until such time that the uzi 2 the City has developed the Parking Lot Parcel, and access to same, and 6 6 D, UO: designated the final location of the twenty parking spaces provided in this ' N w w =, J �. Agreement, then Xerox shall have the right to park up to fifteen (15) cars on c" u' the currently paved portion of the Parking Lot Parcel, which is adjacent to the g r u.a Xerox Parcel. The City shall diligently commence and diligently pursue the co a, w: development of the Parking Lot Parcel and the designation of the twenty (20) z �. I- o: parking spaces. w w 8. Effective Date. This license shall become effective upon the 0 N o— transfer of ownership of the Parking Lot Parcel from Xerox to the City. Upon w F.- H U' the request of either party, both parties shall execute a letter agreement u. o. z: which confirms the effective date of this Agreement. 0 ki =, P F- O9. Binding Nature. This Agreement shall be in full force and shall N Cr be binding upon and inure to the benefit the tenants, subtenants, heirs, assigns, and successors of the parties hereto. Without limiting the generality of the foregoing, it is the intent of the parties hereto that Xerox's rights under this agreement shall be freely assignable or otherwise transferable to any tenant, subtenant or other party occupying the building commonly known as 6400 South Center Boulevard, Tukwila, Washington. 10. Recording All provisions of this Agreement, including the benefits and burdens, run with the land and are binding upon and inure to benefit of the parties referred to in Section 9 above. The covenants contained z in this Agreement are covenants running with the land . Upon the sale, transfer or conveyance of all or any portion of the Parking Lot Parcel, such purchaser or transferee shall be deemed to have agreed to and accepted all of the terms of this Agreement. Either party hereto shall have the absolute right to record this Agreement on the land records of King County, Washington, against either or both of the Parking Lot Parcel and /or the Xerox Parcel. DATE: /%1/G /53c—r2_. / % /C �1 CITY OF TUKWILA By 1 w. or John W. Rants Attest/Authenticated : By CORPORATION Ma A. Flaim, Manager Cor• orate Real Estate West ape Cantu Cyty Clerk Approved as to form: Ind M P Cohen City Attorney State of ✓r'`' County of/ ni On thisa3 day �,;y -�. , 1994, befo Notary Public in and tor the State of.. -'2Z XEROX. e 074e. 12 ;e me, thft undersigned, a , duly _. .... = ' :mow.. re 6 : .J 0: 0 0". .moo w w V. 'J W Li- wo • Q` =d, z o. w W; h LLJ Z U co; z commissioned and sworn, personally appeared 5.66- Z(.J. gc74. f..s to me known to be the person who signed as ��,_ of ia,r.Qc� , the corporation / governmental hafexecufed the wi in .'n• oregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation / governmental entity for the uses and purposes therein mentioned, and on oath stated that she /he was duly elected, qualified and acting as said- �'J sy✓ of the corporation / governmental entity, that she /he was ati ho edf'o execute said instrument and that the seal affixed, if any, is the cor orate /governmental seal of said corporation / governmental entity. WITNESS my hand and official seal hereto affixed the day and year in this certificate abov written. UI-OK IHE State ot 1•4161X Z 'r•,, ,�O arYiis9' , Noturr t11; • PiAIJC • 0,,,710..t.i,S :;.c1.13:::41s $4. State of County of On this ITN\ day of ivo' cMk2.1 , 1994, before me, the undersigned, a Notary Public in and tor the State of CA-L. 1� oc- , duly commissioned and sworn, personally appeared —ice« R C M to me known to be the person who signed as r C.,tip.l>�.0zs v >rof ?Cs-a-ox Caa(131h-roc- , the corporation /A ^ve -r ^�° ^tai Thaf execufedThe within and foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation / governmental entity for the uses and purposes therein mentioned, and on oath stated that _he /he was duly elected, qualified and acting as said NA.,C-0c�p tithe corporation / governmental entity, that she /he was auk orized– o execute said instrument and that the seal affixed, if any, is the corporate /governmental seal of said corporation /governmental entity. • WITNESS my hand and official seal hereto af ed the day and year in this certificate abov n. NO Y UBLIC IN AND FOR [HES ate of CAS #,1',4 My Commission expires: ; COMM. # 1CO0976 Notary Public - California a ORANGE COUNTY My Comm. Expires OCT 22. 1997 1851 EST 1 ST ST #900 SANTA ANA. CA 92705 13 z Z. 6 U O' 0, U) w J I— N U wO it �. =W 1 z Z O. 2 ui io — 0 1- w w. 1-U' F- wz L _' O~ z N Ic J CALIFORNIA ALL - PURPOSE ACKNOWLEDGMENT No. 5907 1111/ llllllJlflllll�fl� ^1.r1.�llllrllllllll./lJlllJl� 1. /- /fll1JY�- �llll��ll�1,^ State of C Fo.e.v � �4 County of ©.Q .ry G E On Ai et/ /7 DATE personally appeared ❑ personally known / 9 441 before me, o e"i4 -cam J Ac ct s- /1-1o7-74 IC' Pi 6 NAME, TITLE OF OFFICER - E.G.,'JAN7' DOE, NOTARY PUBLI C• "/42K NAME(S) OF SIGNER(S) to me - OR - - proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is /are subscribed to the within instrument and ac- knowledged to me that he /she /they executed the same in his /her /their authorized capacity(ies), and that by his /her /their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. RONALD E. SAIDA COMM. # 1000996 Z Notary Public — California > W ITN E ► hand and official s ORANGE COUNTY My Comm. Expires OCT 22, 1997 1851 EST 1ST ST #900 SANTA ANA, CA 927(15 OPTIONAL SIGNATURE OF NOTARY Though the data below is not required by law, it may prove valuable to persons relying on the document and could prevent fraudulent reattachment of this form. CAPACITY CLAIMED BY SIGNER ❑ INDIVIDUAL NC CORPORATE OFFICER ❑ PARTNER(S) ❑ ATTORNEY -IN -FACT ❑ TRUSTEE(S) O GUARDIAN /CONSERVATOR J°1 OTHER: /y11¢N "e /�- G C Ow P d s4 T-�' S.4 s. S T 4-r £&J C—S7 e —OPI2- TITLE(S) ❑ LIMITED ❑ GENERAL DESCRIPTION OF ATTACHED DOCUMENT (4,ese/A.i6 1(745e- T TITLE OR TYPE OF DOCUMENT SIGNER IS REPRESENTING: NAME OF PERSON(S) OR ENTITY(IES) NUMBER OF PAGES A90,) i? l99i` DATE OF DOCUMENT SIGNER(S) OTHER THAN NAMED ABOVE L � ✓. ��ll/ l!./ l./ l�lJ1 ./l.!lJl./Jllllllll.!lllf/ 111,. �, rllJJlllJllll ./llllll,.�lllllf./lJ 01993 NATIONAL NOTARY ASSOCIATION • 8236 Remmet Ave., P.O. Box 7184 • Canoga Park, CA 91309 -7184 02/04/99 13:10 FAX 425e 11190 ROTH HILL ENGR • • • • • • • R. W. THORPE & ASSOCIATES, INC. '++ Planning • Land. cape • Environmental • Economics +4.• PRINCIPAL Robert W. Thorpe, AICP October 5, 1998 • Kok Wa Tung Roth Hill Eng.. 14450 NE 29th Place Suite 101 • Bellevue, WA 98007 Q1002/003 Stephen Speidel. ASLA, Vice. president Gareth V. Roe. A LCP, Senior Associate Laurie Cowan. AssocLatc OCT - 8 1998 ROTH HR.' V •G 4R. PARTNERS. INC. RE: Tukwila Parking Lot Dear Mr. Tung: . R.W. Thorpe gc Associates was on site to perform a free inventory of .the existing trees on site. • During our review we noticed a•very wide variety of both natural native type and introduced: .trees. It appears• that.many fruit and nut trees were planted in the.past These include edible and non edible varieties: ' • Chinese•Chestnut • Horse Chestnut . • • Holly .• • •Hazelnut' Plum • The natural type species • include: • • •• Big Leaf Maple Cascara •• Douglas Fir • Cedar' • • Alder • • We found there are three major zones on site. The first is next to 65th Avenue South at the eastern edge of the site. The second is in the mid area with the thirdat the west. Zone One (East) The slopes are fairly steep. The trees are in need of minor pruning. Vine removal is also required. Ivy has made its way up the trunks. and the ivy must be removed now! We recommend that no trees be removed from this zone. The 20 stall lot shown on Alt. E.& F . appears to be placed to 'avoid impacts on existing trees. Zone Two (Mid) • The area is a little more open with apple .trees and smaller vegetation. This. area would be well . suited for the parking lot and the storm pond, at the south end low spot. Very few major trees. $ 4 705 Second Avenue Suite 710 Seattle, Washington 98104 (206) 624-6239 Fax (206) 625 -0930 <•a Z. 1 1- C4 W: 6 JU, O O: U)o ill i. w o u. a I— _. Z� Z 0: ww O N' �H. 'W w: II O: Z• w U N.` H � z 04/99 13:11 FAX 425.: ).91190 Kok Wa Tung October 5, 1998 Page 2 of 2 ROTH HILL ENGR q003/003 would be impacted if the 20 stall lot shown onAlr.. E & F was moved to the east,.just west of the two apples (20"& • 12" AP). See attached plan mark-up. Zone Three (West) . . . .. There are trees to the east of the existing parking lot that are extremely messy.. They drop large nuts .and largeleaves. They are not well suited for parking lot 5 .(29" CU, 24" CU; 22"LT & • 18"LT). • • • . . . . . • • . • There.are very old maple sin this zone:that have dead limbs and/or dead center trunks.: These trees are over mature and as such are not compatible with parking lot development. The potential' for lib.. failure is quite high and serious injury could result. . . • • • . • • . . . . . The exnansion. of the•existing lotshould be kept-to the east as much as possible. .The quality of the: trees 'improves in this •zone as you move west. . . . . • . . . . • . . . . . ' • ••• Pleaselet• us •know if we can provide.further assistance to youirr•theconcep rue design of . this project.. . . . • . • • ',Very Truly..Yotirs, . • . . • • • R.Vri.. Thorpe ec.Associares, .Inc. • • • • • Stephen S,peidel, ASLA VicePresident • • Encl. • cc: File RWT/A 703Second Avenue. Suite 710 Seattle, Washington 98104 (206) 624-6239 Fax 625-0930' F:\01 NO 191.EngrtDocs 1CADS Ids \CAO Manul.tloc ; • O.C. (Typ) x 4 TREJkTED TYPICAL 4 x 4 TREJ■TED POST 1 x 4 X 6' CEDAR BOARDS (1/4" SPACING) .••••••■ .•••••• ••■■••11 CEMENT CONC. CLASS C 1 25' WIN BURY WOOD FENCE DETAIL N.T.S. 4/-0" .11■111■ Potivivwur 3" Z ornerStone. ETAI N I N G WALL SYSTEM Patent Pending R -100 Natural (round slit face) R -100 Natural (round slit face) f .. ✓•j Jam•• •/. w•'I �•M -:.Ji' • • T�% �•.tSi�'.� "�:� pf ?•�•'t�•!- fl'I.t'•�a 41.x`: • _ t• $4. • _ :irsi75►. manufactured by • A-- M mutual materials co. 605 - 119th NE • PO Box 2009 • Bellevue, Washington 98009 • 206 -455 -2869 15791 SE Piazza Ave • PO Box 326 • Clackamas. Oregon 97015 • 503 - 655 -7166 . •! Cornerstone RETAINING WALL SYSTEM Patent Pending CornerStoneTM Retaining Wall Blocks are manufactured by Mu- tual Materials Co., P. 0. Box 2009, Bellevue, Washington 98009. Phone: 206 - 455 -2869. Product Description Basic Use: The CornerStone Retaining Wall System is designed for use in either gravity retaining wall structures or mechanically stabilized, geogrid reinforced soil retaining structures. Applications range from low, lightly loaded gravity designed residential retain- ing walls to high (30 ft. or more), commercial and industrial geo- grid reinforced structures. Composition and Materials: The ComerStone Retaining Wall Sys- tem is comprised of individual concrete blocks consisting prima- rily ofportland cement, coarse aggregate and fine aggregate. Color may be added for aesthetic reasons. Admixtures may also be added to improve product performance (strength, durability, efflorescence control). The ingredients are combined to make a "no slump" con- crete and are molded under vibration and pressure in concrete block manufacturing machinery. Standard shapes available are the R -200, R -100, and R -50 blocks (see figures below). The individual units are cored to R -200 8" x 18" x 22" R -100 8" x 18" x 12" R -50 4" x 18" x 12" decrease weight during installation and are later filled with free - draining aggregate. Solid cap units are also available in the R -100 and R -50 sizes (but without rear "wings "). Standard facing texture is a radial "split face," although straight split face units are avail- able in all three sizes through custom ordering. Technical Data Physical Characteristics: CornerStone Retaining Wall blocks are made to meet or exceed the applicable industry standards found in NCMA -TEK 50A, Specification for Segmental Retaining Wall Units, published by the National Concrete Masonry Association (NCMA). This specification requires a minimum compressive strength of 3,000 psi (20.7 MPa), and a maximum water absorption of 10 lb /ft3 (160 kg /m3). Applications Standards: The CornerStone Retaining Wall Sys- tem is comprised of the individual concrete block units that are dry- stacked without mortar, soil and gravel infill, geogrid reinforc- ing (for soil reinforced wall designs), and a leveling pad. The forced soil mass may be engineered, imported fill or native m .. rial according to the engineer's design. A geotextile may be placed behind the units to help contain fines in the backfill material. The leveling pad material is typically engineered fill, compacted to de= sign specifications. For reference, The Design Manual for Segmen- tal Retaining Walls, published by the NCMA lists design guide- lines for selection of leveling pad, drainage fill, reinforced fill and other required materials. Connection between units is made through use of two cy- lindrical concrete shear connectors, integrally cast into the bottom of each block. These shear "lugs" make contact with the front face of the unit core to, along with the free - draining infill material, re- sist soil pressures. In reinforced structures, layers of geogrid rein- forcement are placed between successive courses of block units. Connection between the block and geogrid is provided by the in- teraction of the infill material and the shear connectors. Installation General wall excavation and leveling pad (footing) construction is typically started first. The installer must be aware of the wall loca- tion from site surveys and stakes. The leveling pad excavation, a minimum of 6 in. (150 mm) deep and 18 in. (450 mm) wider than the CornerStone unit width is required. Engineered design may in- crease or decrease these dimensions as appropriate. Drain pipes r also be required for site drainage of the footing. The first course of the CornerStone units are set smooth and level. The shear lugs on the bottom of each block may be re- moved for leveling. The inside line of the core, or the smooth back of the units is used for alignment since the front split face may vary. The level of the first course is critical, and is checked oftan. The first course is backfilled with the specified material. Drainage aggregate is placed in the cores of the units, and for a minimum depth of 12 in. (300 mm) behind the block wall. The backfill soil and drainage aggregate are compacted to design guidelines. Geo- grid is installed (if required on this first course). Successive courses of units are installed in a "running half bond" pattern. Shear connectors are placed downward, into the cores of the units below, and on top of any geogrid installed before. Drain- age aggregate is used to fill cores and for a minimum depth of 12 in. (300 mm) behind the block. Infill soil is placed and compacted to within 36 in. (900 mm) of the wall face. Geogrid is installed (if required) on top of the block and compacted soil fill. Care must be taken to minimize construction damage of the geogrid during the backfilling and compaction operations. Wall caps are installed upon completion, and may be glued with an adhesive if required. Loading of any design surcharges must not occur within 36 in. (900 mm) from the front of the wall face. Design tolerances for installation are as specified in The Design Manual for Segmental Retaining Walls. t. t1A mutual materials co.. eaft 605 - 119th NE • PO Box 2009, Bellevue, Washington 98009 • (206) 455 -2869 18230 SW Boones Ferry Rd. • Durham. Oregon 97224 • (503) 624 -8860 • • A bold, Cornerstone RETAINING WALL SYSTEM approach Patent Pending Mutual Materials is pleased to announce the development of our new CornerStone Retaining Wall System. The CornerStone unit is a durable, split -faced concrete segmental retaining wall block that can be used alone as a gravity retaining wall or with geogrid to become part of a mechanically stabilized earth system. The CornerStone system offers: • Hollow core design permitting flexible, economical construction. • Integral concrete shear key cast into each unit eliminating the need for pins. • Unique multi -split concrete face providing a sculptured stone appearance. • Tapered sides for use in straight or curved walls. R -50 4" x 18" x 12" R -100 8" x 18" x 12" R -200 8 "x 18 "x22" For more information, including pricing and availability, contact your Mutual Materials representative. Segmental retaining wall units 4° wall batter Free draining granular fill Reinforced soil backfill uniform load geosynthetic i reinforcement Compacted granular footing J Typical Soil Reinforced CornerStone Segmental Retaining Wall Section mutual materials co. M605 - 119th NE • PO Box 2009, Bellevue, Washington 98009 • (206) 455 -2869 18230 SW Boones Ferry Rd. • Durham, Oregon 97224 • (503) 624 -8860 STANDARD w a. 0 z 0 0: w 0 Z CID n. 0 z w w -J III a• N 'f9 z Z Z J te JU U_O. cn. w ; O w =; CD z I. w o: Z 0 U- ,„ O w D: cn =d w; Z Z °. LD ;o o W w.. • Z tllN; O z .. 1 � � ? � ' . CITY OF TUKWILA. CFr-7RMTNATION OF N nNSISNTFICANCE DESCRIPTION OF PROPOSAL: CONSTRUCTION OF A 90 SPACF PARKTNG LOT .ey THE DEPARTMENT OF PUP!TC WORr(S-. PRC.ET W7LL INCLUDE STORM DRAINAGE. LANE CPIN0 AND ILLUMINATION. PROPONENT: CITY OF LOCATION OF PPPL INCLUDING STRFET.AnDRFSS. TF-"ANY::. ADDRESS: 1.5447"6AV T PARCEL NO:- !..EC/TWNIRNG: LEAD AGENCY CITY OF,'TUKWILA FILE, NOE148-002.9 The' Cita; has determined that the proposal does nut hav,.! a.. Pobable ::!gnificant adverse impat on the envi-onment. An environmental iMpact statement ETS) nOt-requi:ed unCer RrW 43,-7-)c.0341,(2). decjsion was made after review of a coMpieted envt.z.onMental and cthe- informatIon on file with :.7.1-1,E, 'ead ac.:rncv. Th!s 'HnfOrmation is available to the pUblic un This deter minat.*:sn nal and s qn ad thi.r. / '114 d •. f 199 • ,:Steve Lancast..r. Ree:.n.crnsible C tv 0- of .T(.1k.wi la . (706) 431-'O -8300 Scuthcenter Boulevard WA 962.33 Copies o-F t.ne procedures i:or EFA appeals 21.e. • available w:th : DPpatment f CoMmunity Development.. ..; Atrachnitiocr MEMORANDUM March 4, 1999 To: Steve Lancaster, Director Fm: Carol Lumb,l�A'ssociate Planner Re: Project File No. E98 -0029: City Hall Parking Lot Expansion Project Description: Construct a 51 stall parking lot to supplement the existing City Hall parking lot, a 20 stall parking lot for use by the Xerox Building and a 20 stall parking lot for the King County Housing Authority on a 3.2 acre site north of City Hall. Proponent: City of Tukwila Location:. 15447 65th Avenue South Date prepared: February 19, 1999 Lead Agency: City of Tukwila, Department of Community Development Challenges to Document: None Other Agencies of Jurisdiction: None Recommendation: Determination of Non - Significance (DNS) :� +; .:Z • _�i • ,-J 0; 0: :CO 4;. la J H =f • Nu-: w 0. '. • . I- w, I-- O z 1; •v °4 ;0 ~. • ;w ~ u. O: . W Z� O Z City Hall Parking Lot Determination of Nonsignificance Summary of Primary Impacts: Earth The site is characterized by steep slopes up to 80% in the western portion of the site which have been classified as Class 3 Landslide Hazard. The geotechnical report by Terra Associates states that based on the detailed site investigation and subsurface explorations, the site is not a landslide hazard area. The soils are comprised of silly sand and weathered bedrock. The environmental checklist estimates that approximately 2500 cubic yards of material will be excavated from the site and used as structural backfield material if suitable. Approximately, 39% of the site will be covered with asphalt parking areas and concrete sidewalks. Erosion control measures will be needed throughout project construction to avoid sedimentation and erosion from the site. Straw or securely anchored plastic sheeting will be used to cover exposed silly sands. Silt fences, straw bale check dams and other standard erosion control measures will also be in place throughout construction. Air Standard exhaust emissions from construction vehicles would result from construction activities. When the project is completed, parking will be provided for 90 passenger vehicles. Standard emissions from these vehicles will be present as a result of the completed project. Water The project site is approximately 600 feet west of the Green River. No work will take place over, in or adjacent to the River nor will any surface water be withdrawn or diverted for this project. Storm water will be collected from impervious surfaces with the use of catch basins and piped to a wet pond. Water will be discharged from the wet pond to the City's stormwater drainage system. Standard road and automotive pollutants found in storm water systems collected on the surface of the parking lot will enter the storm system.. Some treatment/settling will occur in the wet pond. Plants The site is primarily undeveloped and contains a variety of trees throughout the site including alder, maple, aspen chestnut, apple, hazelnut, fir, cedar and holly,. A twenty- foot wide landscape buffer will be installed on the north side of the site, as a buffer between the parking lot and the residential development on the north. A landscaping plan was submitted with the application. The landscaping plan provides trees along the street providing access to the site from 65th Avenue South, trees as a screening buffer on the perimeter of the parcel and landscaping throughout the parking lot. As many of the existing trees as possible will be retained. c:karo Ikiry pkg \pkgsepa. doc z W. re 0O, 'co CI .(A w: • Ill =. H: w O._ u. Z Z I- ww v o 13' 0 • w. .z I— U • r" O: Z. w 0 N' 1= _ O~ `Z • • City Hall Parking Lot Determination of Nonsignificance Animals Songbirds , crows and squirrels are the birds and animals observed on the site. Neighbors have also observed raccoons on the site. No threatened or endangered species are known to exist on the site. While wildlife habitat will be removed through the construction of the parking lots, there will still be a majority of the site (61 %) that will remain undeveloped, either in its native state or as landscaped area, and available for habitat. Energy/Natural Resources Electricity will be used to provide lighting in the parking lot. No other types of energy are expected to be needed. Environmental Health Temporary noise impacts due to construction are anticipated.. Low level traffic noise associated with cars in a parking lot would be present, generally during the working hours of 7:00 a.m. to 6:00 p.m. Land /Shoreline Uses The site is vacant and zoned commercial. The remnants of an old building foundation are located on the eastern portion of the si.e. Adjacent on the north and west and east are residential development, with a City Park across 65th Avenue South. The existing City Hall and Minolta. Building are on the south side of the site. The current zoning classification is Office. The current Comprehensive Plan designation is also Office. A total of 91 parking stalls will provided in three separate lots to serve the City Hall/Minolta Building, Xerox building and the King County Housing Authority. Housing Not applicable: Aesthetics The tallest structures on the site will be light poles to illuminate the parking area, which will be approximately 12 feet tall. A 20 foot landscape border will be installed between the project and the residential property lines on the north and west sides as a buffer. The existing vegetation will be supplemented by tall and full form evergreen trees. The foreground will be planted with mostly evergreen shrubs to soften the parking lot c:karo Ikitypkg \pkgseps. doc 3 > : City Hall Parking Lot Determination of Nonsignificance appearance. The landscaping will be balanced with the need to provide a safe environment to park and leave vehicles. Light/Glare The parking lot will be lighted, as noted above with 12 -foot tall light poles The lights will be directed in such a way that there will not be impacts off -site. Recreation Tukwila Park is located to the east of the site, across 65th Avenue South. Hazelnut Park is located to the north at approximately South 147th Street and 59th Avenue South. There is a trail along the Green/Duwamish River to the east. None of these recreational facilities will be impacted by the proposed parking lot.. Two picnic tables and two trash cans will be provided for use by City employees. The tables will be built to Park Department standards and accessed by pedestrian paths. Historic /Cultural Preservation Not applicable. Transportation The site will be access by. 65th Avenue South and through the City Hall and Minolta Building parking lots. There is transit access on Southcenter Boulevard. The City Hall parking lot addition is needed due to the use of many of the existing City Hall spaces by District Court clients throughout the week. The 20 -stall parking lot for the Xerox Building is proposed to replace an existing parking lot that is currently used by both Xerox Building and City employees. The King County Housing Authority Parking Lot addition is due to the current small size of its existing parking lot. The Housing Authority would contract with the City to construct the lot and would reimburse the City for the cost of construction. It is not anticipated that the parking lots will generate additional trips. Up to four parking stalls in the existing Minolta parking lot will be dedicated for car pool participants as part of the City's commute trip reduction program. The Public Works Department has determined that the parking lot project is exempt from the Traffic Concurrency Standards adopted in TMC 9.48. The exemption is based on the fact that no change in use is proposed for either City Hall or the Minolta Building. Additional parking space is needed at City Hall to accommodate the increase in Municipal Court traffic; as a result, employee parking must be shifted to another site. Additional parking is needed at the Minolta Building to accommodate the increase of visitors to the Permit Center for Planning and Public Works related permits. In addition, more City -owned vehicles are being parked at both City Hall and the Minolta Building which then displaces both employees and visitors from parking. c:karolkitypkglpkgsepa. doc 4 ' z • ~w, uJ .0 O' W W WI •W O' g -J = Ci; 1—W • Z�. ZI U�. ON W W, —0' lil Z; OF z• City Hall Parking Lot Determination of Nonsignificance public Services The proposed parking lots are not expected to generate additional need for public services. Utilities Utilities currently available at the site include electricity, natural gas, water, refuse • service, telephone, storm water and sanitary sewer. On -site storm drainage facilities will be constructed which will connect to the off -site City of Tukwila storm drainage facilities. No additional utilities are anticipated to be needed as a result of the parking lot construction other than electricity for lighting. Recommendation Determination of Nonsignificance c:\a+olkitypkg\pkysepL.doo 5 .". ..,.�.�.;,..,. O ' ; zi QQ�s W m,. • J U UOE :U U: .N w: . - I—+ SU) LL • � a I— W: F- O' • • `•z I—; U � iO Ni: =W U •111 z, •UN. .O z • ti CITY OF T U KW I LA WASHINGTON O .D O O WHEREAS, on June 8, 1981, P i L Company, a Washington ORDINANCE NO, la 3 / AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, RECLASSIFYING CERTAIN LANDS PROM R -3 TO C -1, AS DESCRIBED IN PLANNING DEPARTMENT MASTER FILE NO. 81 -21 -R. pp General Partnership, filed a petition to have certain property in which it had a substantial beneficial interest, reclassified from the residential -three and four family dwellings (R -3) zone to neighborhood retail stores (C -1) zone as provided under the zoning laws of the City of Tukwila; and WHEREAS, said petition was processed by the Planning Depart- ment of the City of Tukwila under Pile No. 81 -21 -R; and WHEREAS, the Planning Commission of the City of Tukwila held e public hearing to consider the reclassification petition on June 25, 1981; and WHEREAS, as a result of information presented at the June 25, 1981 public meeting, the Planning Commission continued the hearing to July 23, 1981 in order to prepare certain restrictions and conditions on said property to be acquired of petitioners as a condition of the granting of the reclassification petition; and WHEREAS, the Planning Commission approved the granting of the reclassification, subject to the terms and conditions of a `Property Use and Development Agreement' to be executed by petitioners; and . WHEREAS, the City Council has reviewed File 81 -21 -R, has heard the petitioners and their representatives present data, at two meetings of the Council, and has considered the recommendation of the Planning Commission and the recommendation of the Planning Department, NOV, THEREFORE, the City'Council of•the City of Tukwila, Washington, does ordain as follows: .: ' Attitehhicr A Z HZ' -J 0 CO W' W =. J H W Orrr IL Q;' Nd' •F=- Z I— 01 ZF LU C.) co'. 0- W W; H U _ z; W N; 0 ~. Z .: • 1c181 Pezon_ Coveyar� (. Section 1. The real property which is the subject of this ordinance is described in the attached legal description (Exhibit A) and is shown on the attached vicinity map (Exhibit B.) Section 2. The City Council makes the following findings of a JU. fact: U O Np: 'V) W , = , J H. 00 W`. W O: JI O c. The proposed rezone is consistent with the policies of U- .7) CD the comprehensive plan providing for office development N (Y '`a as buffer zones between residential areas and commercial _ areas, providing that certain conditions and limitations I— _' 00 are placed on use of the property. Z H' I— O' d. The proposed rezone, subject to the terms and conditions Z contained herein, is in the interest of the public health, W W' safety and general welfare. .2 :3, Section 3. Based on these findings of fact, the Council U N makes the fofiowing conclusions and conditions relating to and re- O stricting the subject real property. f7 ~ Wa Z. LIJ H H O Z a. The real property, which is the subject of this rezone request and described in Exhibit A, is currently classified residential -three and four family dwellings (R -3). b. The proposed zoning classification of neighborhood retail stores (C -1) is generally consistent with the map of the comprehensive plan, as amended. 'a. The City and the petitioner shall execute a "Property Use and Development Agreement" substantially the same as the agreement attached to this ordinance as Exhibit C. b. The petitioners and other affected property owners shall execute a "reciprocal easement" in the form of such easement attached to this ordinance as Exhibit D. c. Terms and conditions of the Property Use and Development Agreement dated 9/4/81 from P & L Company in favor of the City of Tukwila shall be binding on the subject real property, regardless of any change in zoning classification. Section 4. The official zoning map of the City of Tukwila, adopted by re erence by Ordinance No. 251 is hereby amended to reflect the changes of the zoning reclassification action taken in this ordinance. Section 5. The City Clerk is directed to record a copy of this ordinance�an —exhibits with the King County Department of Records and Elections. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a regular meeting thereof this A5-0 day of ��.....1.�- , 1981. ATTEST: a or Ap (Aoved as to FF Ci y Attorney, Lawr n E. Hard Published Record Chronicle - September 20, 1981 ;% • . : ... ..^ � �?,, •. • Tree Point County Road by deed recorded in volume 1505 of deeds, page 486, under Auditor's File No. 2685209, records of said county. (Consisting of 101,155 square feet, more or less.) Construction Activities. 7. Owners shall require their contractors.to•take all reasonable steps to ensure that construction activity is confined to normal working hours, equipment is muffled to reduce noise, and dust control measures are followed. General Conditions. 8. This Agreement shall be recorded in the records of King County and the covenants hereof shall be deemed to attach to and run with the Property and shall be binding upon the Owners, their heirs, successors and assigns, and shall apply to after- acquired title of the Owners of the Property. 9. This Agreement may be amended or modified by written agreement between the Owners and the City or their successors and assigns; provided, such amended agreement shall be approved by the legislative authority of the City by ordinance and only after written nctice to property owners within 300 feet of the site and after a hearing before the City of Tukwila Planning Commission. Nothing in this Agreement shall prevent the City Council from making such further amendments to the Zoning Ordinance as it may deem necessary in the public interest. Nothing in this Agreement is intended to authorize any use or dimension not otherwise permitted in the C -1 Zone. 10. This Agreement is made for the benefit of the City and for the benefit of owners of property within 300 feet of the Property, and either the City or any such property owner may institute and prosecute any proceeding at law or in equity to enforce this Agreement. If such an action is brought by the PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 4 5398A/221A/LEH ; �" • • " Z Z, U U O fn W' CO LL: W O. IL 4c N Di H =' Z F. I— O Z W W; o W W; H a lii Z U F- H Z : • •, 1 4 3 t !I if 4711 „i to. pe Lib • .6410.. • a .41_ ... . Y:rn•r, TM. • • 1.1 M1 7 8110010600 �7 O �' ...r• # 4) 0 •� l f .t • V'.- ••• ::,a. •Hs, • j •r— i �+ .11 7, I r III, r. II•,. .:.III 1 • I ' •� PROJECT FOR P&L C Mb. rq A. 1.1..1 A.?y W.r y..Jr Y ll.r 7k 1671r w.uw w ."r0r ati 01 • w v%Q1 •-• .t tf1 1.2.14.4 v +►r.. .. ! : .:.,:..** Ei M 7004 111111 AVINUI N 1 ICL 1VU(, WA�NIN01C : Commissioners: SHARON MAST, Chair DOREEN CATO, Vice Chair RICK S. BENDER AUDREY GRUGER ALVA SADLER Executive Director: STEPHEN J. NORMAN - Boor -I KING COUNTY HOUSING AUTHORITY August 7, 1998 Mr. Bob Giberson, Senior Engineer City of Tukwila, Department of Public Works 6300 Southcenter Boulevard, Suite #100 Tukwila, WA 98188 RE: CITY HALL. PARKING LOT EX_PANSION PROJECT Dear Mr. Giberson: RECEIVED AUG I u 1998 TUKWILA PUBLIC WORKS Enclosed is a draft of the Letter of Agreement to enter into a mutually agreeable access easement be- tween King County Housing Authority and the City of Tukwila which was requested in your July 21, 1998 letter. After reviewing this draft, please provide any comments or concerns. Once we have final- ized the language of the Agreement, I will submit it for approval to our Executive Director. Also, I will need the legal description of the proposed parking lot property for Exhibit "A" that is referenced in the Agreement. After reviewing the three alternative plans for the parking lot expansion project, King County Housing Authority staff have determined Alternative "B" best suits our needs; in that it is an acceptable walking distance from our offices and would be designated for the exclusive use of our staff. In addi- tion, we initially discussed designating 15 parking spots for King County Housing Authority in the parking lot expansion project. After reviewing future growth of staff, it appears we should increase our request to a total of 20 parking spots. Please contact me after you review of the Letter of Agreement at (206) 241 -4219. Lori K. O'Tool Agency Chief Contracting Officer Enclosure: Letter of Agreement 15455 65TH AVENUE SOUTH • SEATTLE, WASHINGTON 98188 -2583 PHONE (206) 244-7750 • TDD (206) 243 -9223 • FAX (206) 244-1948 EQUAL HOUSING OPPORTUNITY '' ,Z _ I- ~W. • 6 `00 (0 O's. W z; I--; W O' W <: _ CJ, W, Z I— 0. ,Z F—: U 0;. W 11J'. 1- ,0 ~' Z Commissioners: SHARON MAST, Chair DOREEN CATO, Vice Chair RICK S. BENDER AUDREY GRUGER ALVA SADLER Executive Director: STEPHEN J. NORMAN KING COUNTY HOUSING AUTHORITY LETTER OF AGREEMENT DRAFT This Letter of Agreement ( "Agreement ") is entered into as of this _ day of , 1998, by and between the King County Housing Authority, whose address is 15455 - 65th Avenue South, Seattle, WA 98188 ( "HA ") and the City of Tukwila, whose address is 6300 Southcenter Boulevard, Tukwila, WA 98188 ( "City"). WHEREAS, the HA is the owner of certain real property located in King County,. Washington and legally described in Exhibit "A ", attached hereto;' and WHEREAS, the City is the owner of certain real property located in King County, Washington and legally described in Exhibit `B ", attached hereto; and WHEREAS, the City is currently planning to develop said City real property for parking, a por- tion of which will be exclusively developed for the HA; and WHEREAS, convenient access to and from the City real property is over and across a portion of the HA real property; and WHEREAS, convenient access to and from the HA real property is over and across a portion of the City real property; and WHEREAS, the City and the HA desire to provide to mutually agreeable easements over and upon portions of the City and HA real properties for vehicular and pedestrian ingress and egress. NOW, THEREFORE, in consideration of the promises, and other good and valuable considera- tion, the receipt adequacy and sufficiency of which is hereby acknowledged, the HA and the City agree at a future dale to enter into mutually agreeable access casements for said City and I•IA real properties. IN WITNESS WHEREOF, the HA and the City signing this Agreement warrant and represent for themselves and for their respective organizations that they are duly authorized to sign this Agreement, and that upon such signing their respective organizations are bound thereby. City of Tukwila King County Housing Authority By: By: Name: John W. Rants Name: Stephen J. Norman Title: Mayor, City of Tukwila Title: Executive Director Date: Date: 15455 65TH AVENUE SOUTH • SEATTLE, WASHINGTON 98188 -2583 PHONE (206) 244-7750 • TDD (206) 243 -9223 • FAX (206) 244-1948 EQUAL HOUSING OPPORTUNITY z =F" • w J U: U0 CO ▪ = -1 F-. w 0: Q D. a. = H w =. Z �. H0 Z I- 111 U Ca H 1w - U w z. O z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION DATED DECEMBER 15, 1998 TO: Bob Giberson, Sen,i ,FOrigineer FM: Carol Lumb, Asscte Planner RE: Proposed City Hall Parking Lot: File #s E98 -0029 and L98 -0087 Thank you for sending us the Coordinating Review memorandum regarding the parking lot expansion. The comments from DCD on this project will come in the context of the SEPA and permit review. Your application to construct a 90 -stall parking lot expansion to the existing City Hall parking lot has been found to be complete on December 15, 1998 for the purposes of meeting state mandated time requirements. This project is subject to environmental review (SEPA) and design review by the City's Board of Architectural Review. I am the planner assigned to the project. The next step in the review process is for you to install three notice boards in the following locations: Southcenter Boulevard, in front of the Minolta Building, on 62n Ave. South at the entrance to City Hall and on 65th Avenue South, where the parking lot will exit, within 14 days of the date of this letter, no later than December 29, 1998. If you did not receive information on how to install the sign with your application packet, please let me know. You also must obtain a laminated copy of the Notice of Application to post on the board. Please let me know when the sign is ready for installation so that I can prepare the notice that you will post and that will be mailed out to the surrounding property owners. After installing the sign with the laminated notice, please return the signed Affidavit of Posting to our office. The 14 -day comment period on the parking lot expansion begins when the site is posted and the Notice of Application has been sent out to property owners within 500 feet of the site. Just for your information, the Fire Department noted in its preliminary review of the parking lot that the maximum grade for the road is 15 %. The determination that the application is complete does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. I will be contacting you soon to discuss this project and the timing of the review of the project by the Board of Architectural Review. If you wish to speak to me sooner, feel free to call me at 431 -3661 or stop by my desk. cc: Jack Pace, Planning Manager c:lcaroPpkglot \comleto 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 +' RE: City Hall Parking Lot Expansion Design Review & SEPA application Supplemental information listed below is enclosed for review: 1981 rezone covenant for subject parcel XEROX parking agreement and easement KCHA housing agreement and easement • city purchase of 6300 building (no easement required) CITY OF TU (WILA NOV 1 8 1998 PERMIT CENTER ... . fc75/ Pezow_ cove4a47L Z Section 1. The real property which is the subject of this _ ordinance is described in the attached legal description (Exhibit A) and is shown on the attached vidnityinap (Exhibit B.) Z GC 6 fact: J U U. O Section 2. The City Council makes the following findings of a. The real property, which is the subject of this rezone request and described in Exhibit A, is currently classified residential -three and four family dwellings (R -3). b. The proposed zoning classification of neighborhood retail stores (C -1) is generally consistent with the map of the comprehensive plan, as amended. N LL W 0: O c. The proposed rezone is consistent with the policies of u. Q' CD the comprehensive plan providing for office development N :D' as buffer zones between residential areas and commercial CY areas, providing that certain conditions and limitations H W• ; CD CD are placed on use of the property. Z X: d. The proposed rezone, subject to the terms and conditions F- O: c0 contained herein, is in the interest of the public health, 2:I-- safety and general welfare. W W Section 3. Based on these findings of fact, the Council 0 makes the following conclusions and conditions relating to and re- :0 N,• stricting the subject real property. ;0 F.., a. The City and the petitioner shall execute a "Property Use and Development Agreement" substantially the same as the agreement attached to this ordinance as Exhibit C. b. The petitioners and other affected property owners shall execute a "reciprocal easement" in the form of such easement attached to this ordinance as Exhibit D. c. Terms and conditions of the Property Use and Development Agreement dated 9/4/81 from P 8 L Company in favor of the City of Tukwila shall be binding on the subject real property, regardless of any change in zoning classification. Section 4. The official zoning map of the City of Tukwila, adopted by re erence by Ordinance No. 251 is hereby amended to reflect the changes of the zoning reclassification action taken in this ordinance. Section 5. The City Clerk is directed to record a copy of this ordinance and exhibits with the King County Department of Records and Elections. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a regular meeting thereof this A5-0 day of ATTEST: a or , 1981. Api^ovedastoF� Lavin. Cl y Attorney, r n E. Hard Published Record Chronicle - September 20, 1981 Z and, WHEREAS, a petition (Tukwila Master File No. 81 -21 -R) was filed on June 8, 1981, with the City to reclassify the Property from the Residential- -Three and Four Family Dwellings density zone (R -3), to Neighborhood Retail Business density zone (C-1) pursuant to the provisions of the Zoning Regulations of the CD Tukwila Municipal Code, Title 18; and, CD CD WHEREAS, the City of Tukwila Planning Commission CD 0 recommended to the City Council that the petition be granted subject to the execution and recording of an agreement with the OD City pertaining to certain uses and development of the Property in order to ameliorate the adverse impact of unrestricted use and development in a C -1 Zone: NOW, THEREFORE, Owners hereby covenant, bargain and agree that if the Property is reclassified to the C -1 zone: Limitations As to Use. 1. The above - described Property shall be used for the construction, operation, and maintenanceiof'a single office? building, as shown by plans and drawings submitted with owners' application No. 81 -21 -R to the City of Tukwila, as those plans may be modified by the Board of Architectural Review, as herein provided. 2. The single office building shall be used for office purposes, which may include related non - retail services uses customarily incident to office uses. 3. The office building is intended to operate primarily during weekday business hours. Utilization of Site Development Plans ". 4. Site Development Plans shall be subject to review and approval of the City of Tukwila Planning Commission, PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 2 5398A/221A/LEH ; ,. • • CD CD .0 CD (d) Exhibits K, L, M, N, P presented at the CD Planning Commission Public Hearing on July 23, 1981, are CD attached hereto. Exhibits L, N & P are hereby modified by Exhibit M to reflect deletion of roof mounted mechanic to equipment and first floor finished elevation of 95.0'. pU.rfp Limitations as to Access. 5. There shall be no entrance or exit between the sitting as a Board of Architectural Review (BAR). Architectural review will inculde, but not be limited to: (a) Building height shall not exceed two stories: (b) .Setbacks and width of formal.landscaping . areas shall be'.-as-depicted on`Exhibit B,:.of; application 81- 21 -R:' A 20 -foot setback will•be landscaped and main -= tained on the porth and_west Property boundaries. tThe landscaping shall be designed,..placed and maintained to. provide' a barrier at 64th Avenue South. ,, (c) A comprehensive,native tree inventory of the site shall be.prepared•by the applicant'and"submitted•to' the BARS. Site development, shall provide•for=.the.saving of as many trees of good health and significant size as ap-% propriate and as approved by the BAR. Property and 64th Avenue South, which shall remain a dead -end street for use only by the adjoining residential area. 6. Primary access from the Property shall be through the real property owned by•Robert E. Lee and Evelyn Lee, a /k /a Evelyn T. Lee (hereinafter "Lee Property"), 'described below, to Southcenter Boulevard, and shall be protected by the recording •. of an easement for ingress and egress over and across the Lee Property to the extent of owner's interest, in favor of the Property. The Lee Property is located on King County, Washington, and is legally described as follows: That portion of the Wm. E. Gilliam Donation Claim No. 40, Township 33 North, Range 4 East, W.M., described as follows: Beginning 1336.78 feet West and 1501.50 feet North of the Southeast corner of Section 23, Township 23 North, Range 4 East, W.M.; thence East 250 feet; thence South 325.50 feet to North line of County Road No. 622; thence Westerly along said North line to a point South of beginning; thence North to beginning, EXCEPT portion conveyed to King County for Renton -Three PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 3 5398A/221A/LEH • z Z aW D' UO U0: W W' J�. N LL. W O. ? H Z �,. W ,2 O N; W W' — Os Z• • W SP-: I' • 0 z Tree Point County Road by deed recorded in volume 1505 of deeds, page 486, under Auditor's File No. 2685209, records of said county. (Consisting of 101,155 square feet, more or less.) Construction Activities. 7. Owners shall require their contractors_to,_take all reasonable steps to ensure that construction activity is Z =— Z new: Q 2, W� JU UO., t fl) •U) W W = J I—. W 0,. • 2 iof O confined to normal working hours, equipment is muffled to J U. Q: CD reduce noise, and dust control measures are followed. SA d: • CD General Conditions. =- O • ZH. 8. This Agreement shall be recorded in the records OD of King County and the covenants hereof shall be deemed to W W` attach to and run with the Property and shall be binding upon j the Owners, their heirs, successors and assigns, and shall 0 N- W'. .S 1L ~ ti.lZ• U N` • Z • • apply to after- acquired title of the Owners of the Property. 9. This Agreement may be amended or modified by written agreement between the Owners and the City or their successors and assigns; provided, such amended agreement shall be approved by the legislative authority of the City by ordinance and only cater written notice to property owners within 300 feet of the site and after a hearing before the City of Tukwila Planning Commission. Nothing in this Agreement shall prevent the City Council from making such further amendments to the Zoning Ordinance as it may deem necessary in the public interest. Nothing in this Agreement is intended to authorize any use or dimension not otherwise permitted in the C -1 Zone. 10. This Agreement is made for the benefit of the City and for the benefit of owners of property within 300 feet of the Property, and either the City or any such property owner may institute and prosecute any proceeding at law or in equity to enforce this Agreement. If such an action is brought by the PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 4 5398A/221A/LEH • City, Owners agree to pay any costs and reasonable attorney's fees incurred by the City arising out of such action. 11. It is further expressly agreed that in the event any covenant or condition or restriction hereinabove contained or any portion thereof is invalid or void, such invalidity or voidness shall in no way affect any other covenant, condition, lr restriction hereinabove contained. CD CD CD DATED �S� i ess�CCaf �- , 1981. oD • STATE OF WASHINGTON ) ) ss. P i L COMPANY, a Washington par ship Robert L. Paterson, General Partner On this date, before me, the undersigned, personally appeared JOSEPH W. LYNCH and ROBERT L. PATERSON, to me known to be General Partners of P ie L COMPANY, the Washington partnership that executed the within and foregoing PROPERTY USE AND DEVELOPMENT AGREEMENT and acknowledged said instrument to be the free and voluntary act and deed of said partnership, for the uses and purposes therein mentioned, and on oath stated that they were authorized to execute said instrument. GIVV N TJNNDER MY HAND AND OFFICIAL SEAL this 1 t/L day of , .v/,1.1.,2, -_ , 1981. Q Notary Public i and for t of Washington, eliding at CMS • hyo` •'fit \(�w.��w PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 5 5398A/221A/LEH ' • • ',∎ • , • • 8IIOOI0800 • f a J ! 1• i' .•sr / ,P -1 r- • t }K•-, �. I' • _ 1 1 PROJECT FOR P&L C 1I.J.11t..T •J.o $ Mtl. ra. •43• MY. 1 %Ian WJ NJ.• Jr Y Nu.. y7!!' 11R 1111'16. on -wT Na. • ' f ,r.+ �'{iw «•, Ei M Taar ; 1610THa Oa I.14■5 (0)cO 'I tOOD •UIN AV(NUL N L LCLLLYUL. *ALNINOIC • L • ...: Z re We C ': UO • :Np! W W 0. !L < =O Z I; Z I-', 2 D; 0; N• I—; ,Lu W, H V'. LL 0, z. U O 9412140117 AFTER RECORDING RETU'� TO: CITY OF TUKWILA 6200 SOUTHCENTER BLVD. TUKWILA, WA 98188 ATTN: JOHN McFARLAND EXHIBIT D RECEI\. ) THIS DAY PARKING AGREEr l4 8 30 AN DEC 19 1994 CITY Y 0= THIS AGREEMENT is entered Ri=i ficMti ;'/ f -^ 1_ I\Ii..G JLvy •IVo v r=,ti sL & , 1994, by and between the CITY OF TUKWILA (hereafter the "City" or "Tukwila ") and Xerox Corporation (hereafter "Xerox ") for the purpose of creating an irrevocable license to accommodate the parking of Xerox owned/Xerox employee operated/Xerox visitor, passenger vehicles of parties using, occupying or visiting the property described in Exhibit A hereto, and commonly known as 6400 South Center Boulevard, Tukwila, Washington (the " Xerox Parcel "), on property formerly owned by Xerox and now under the ownership of the City of Tukwila, as more —. fully described in Exhibit A hereto and commonly known as 15447 65th Avenue South, Tukwila, Washington (the "Parking Lot Parcel "). Based on the foregoing,' and for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, IT IS HEREBY UNDERSTOOD AND AGREED that: 1. Parking: Through this license, the City agrees to allow Xerox M 41 Cl F.-: p e= V.J on ct ,., to use twenty (20) parking spaces located on the Parking Lot Parcel. When the T cr. cc ;s 1:3''" City completes its final architectural plans for development of the site, the LLS z Lo � c r F ui location of the parking spaces will be shown on a diagram which will be attached hereto as Exhibit C. The City will use reasonable efforts to select parking spaces that are as close as reasonably possible to the main entrance to the building on the Xerox parcel. Xerox shall have twenty -four (24) hour per day, seven (7) day per week access to such parking spaces. 2. Payment. Xerox transferred its fee interest in the Parking Lot Parcel to the City, in exchange for the purchase price stated in that certain Real Estate Purchase and Sale Agreement dated October 12, 1994, by and 7 0011 1114 600 S080338 A!Nfl00 ON:Y W C0:06:60 LFT0-tic;'t6 �z U; U O: t co LU C LL. w0 ga .� � � =a. 1— _. z1 �o Z n o: off' o1- = U. — o. ui z CO 0 o� z between the parties hereto. In recognition of the value of the parking license in the purchase price of the aforementioned property which contains the parking area, the City agrees to levy no charge to Xerox for use of the 20 spaces during the initial term of this license. Upon expiration of the initial term of the license, Xerox may exercise their option to extend the license agreement as described in Section 6 of this agreement. The parking stall price for the option periods will be determined by fair market value for similar parking stall rates in the Southcenter, SeaTac and Renton area. If the two parties cannot agree on a fair market value, they will promptly, hire a mutually acceptable MA1..appraiser to assess the value of the parking stalls. The findings of the appraiser shall be binding on both parties. Expenses for the appraisal shall be shared equally. 3. Indemnity and Insurance. Xerox agrees to indemnify and to hold the City harmless from and against any and all claims, losses, damages, and expenses incurred by the City (including, without limitation, reasonable expert witness and attorneys fees) arising from any negligent act or omission of Xerox, its agents, servants, or employees with respect use of the licensed parking spaces pursuant to the terms of this Agreement. The City agrees to indemnify and to hold Xerox harmless from and against any and all claims, losses, damages, and expenses incurred by Xerox (including, without limitation, reasonable expert witness and attorneys fees) arising from any negligent act or omission of the City, its agents, servants, or employees with respect to the Parking Lot Parcel, and the City's exercise of its rights and performance of its obligations under the terms of Section 7 of this Agreement. The indemnification provisions contained herein shall survive the termination of this Agreement. 8 }- z . w re 2 JU UO` N 0: W w w0 ga-J LL j: La d. I- w, z� Z o. w uj U .O 0 I-: H U' U- 0' wz U= o� z Xerox agrees that it shall carry a primary layer of comprehensive general liability and auto insurance in the amount of at least Five Million Dollars ($5,000,000). Xerox agrees to notify the City within thirty (30) days in the event that coverage decreases in any amount. Notwithstanding the foregoing, it is hereby agreed that Xerox, at its sole option, may self- insure this risk. The City hereby agrees that at all times during the term of this Agreement it shall maintain in full force and effect comprehensive general liability insurance coverage with a combined single limit of Five Million ($5,000,000.00) Dollars and automobile liability insurance coverage in an . amount not less than One Million ($1,000,000.00) Dollars . The City agrees to notify Xerox thirty (30) days in advance in the event that said coverages will decrease or be cancelled. 4. After the initial location of the twenty spaces is agreed upon and documented in Exhibit C which will be attached hereto, said spaces shall be marked as "Xerox" by and at the expense of Xerox. The City reserves the right to change the location of the designated parking spaces within the Parking Lot Parcel upon thirty (30) days written notice to Xerox; provided, however, that the City shall use best efforts to locate them adjacent to the Xerox'Parcel. Any subsequent designation of the changed parking spaces as "Xerox" spaces shall be at the sole expense of the City. The City shall use reasonable efforts to ensure that use of the spaces designated for use by Xerox shall not be used by unauthorized parties. During the term of this Agreement, the City shall maintain reasonably acceptable lighting for the Parking Lot Parcel. The City shall be solely responsible for all repair, maintenance, and improvement of the Parking Lot Parcel, and snow and ice removal from said Parking Lot Parcel. 9 +, - N Alzr :N CT- 5. The parking rights described herein belonging to Xerox may be' assigned or otherwise transferred upon the sale, lease or sublease of all or a portion of Xerox's existing building at 6400 Southcenter Blvd. The City shall not be liable to Xerox or its assignee or successor for any interruption of use of the rights granted under this Agreement due to repairs, improvements or alterations of the parking lot; PROVIDED that Xerox shall not be obligated to make payment for any day or days during which the repairs, improvements or alterations are caused by or undertaken at the direction of the City, and further provided that such repairs, maintenance and improvements shall be performed in a good and workmanlike manner, diligently commenced and diligently pursued until completion. . Additionally,.the City retains the right upon five working days notice to temporarily suspend the parking agreement to accommodate a special parking requirement of the City, but in no event shall any such suspension exceed five (5) consecutive business days, or more than fifteen (15) business days within any twelve (12) month period. Xerox shall not be required to pay the charges described herein for any days during any such emergency suspension . 6. Term. This Agreement shall be in full force and effect for JANUARY 1, 1995 fifteen vears, commencing on-4"^'6427=7- 1'•9'4' and terminating on DECEMBER 31, 2009 4. -4- -- -,-2069, with two separate ten year renewal options, JANUARY 1 2010 JANUARY 1, 2020 commencing on t��s3u� X12-009, and aeCcmgc-f- 2/ 2-0fi9, respectively, provided that Xerox may terminate the license at any time upon ten (10) days written notice to the City . Xerox may exercise either or both their option periods by giving the City 180 days written notice in advance of the commencement date of such option period. 7. For so long as Xerox is in full occupancy of the Xerox Parcel and until such time as alternative access to the Parking Lot Parcel is developed, 10 z �w re J U. U N' w =, -F w: w0 g to a d. w: z� �1- o. z 2 ,o D w w. H -i 11-- O LU H z Xerox agrees to provide reasonable access to the City, its agents, servants, employees and invitees through its driveway off of Southcenter Blvd. located at 6400 Southcenter Blvd. In exchange for this reasonable access, the City agrees to promptly sand, clear and keep the driveway clear from ice and snow z during this period. The City shall use reasonable efforts to establish : 1- w alternative access to the Parking Lot Parcel promptly. Until such time that the 6 D; 0 o. the City has developed the Parking Lot Parcel, and access to same, and . w o! (nw J F designated the final location of the twenty parking spaces provided in this N u. o Agreement, then Xerox shall have the right to park up to fifteen (15) cars on 2 �. _... ga. the currently paved port ion of the Parking Lot Parcel, which is adjacent to the . N n a Xerox Parcel. The City shall diligently commence and diligently pursue the - w' z'- development of the Parking Lot Parcel and the designation of the twenty (20) z o w ILI parking spaces. D o off'. 8. Effective Date. This license shall become effective upon the o 1-` La cu transfer of ownership of the Parking Lot Parcel from Xerox to the City. Upon 1- r. H LI - o: the request of either party, both parties shall execute a letter agreement Cu �. 0 which confirms the effective date of this Agreement. o ~, z 9. Binding Nature. This Agreement shall be in full force and shall Q'• be binding upon and inure to the benefit the tenants, subtenants, heirs, assigns, and successors of the parties hereto. Without limiting the generality of the foregoing, it is the intent of the parties hereto that Xerox's rights under this agreement shall be freely assignable or otherwise transferable to any tenant, subtenant or other party occupying the building commonly known as 6400 South Center Boulevard, Tukwila, Washington. 10. Recording All provisions of this Agreement, including the benefits and burdens, run with the land and are binding upon and inure to benefit of the parties referred to in Section 9 above. The covenants contained 11 ' in this Agreement are covenants running with the land . Upon the sale, transfer or conveyance of all or any portion of the Parking Lot Parcel, such purchaser or transferee shall be deemed to have agreed to and accepted all of the terms of this Agreement. Either party hereto shall have the absolute right to record this Agreement on the land records of King County, Washington, against either or both of the Parking Lot Parcel and/or the Xerox Parcel. DATE: /V; 1/4" vI��`� CITY OF TUKWILA XEROX CORPORATION By MS, or John W. Rants Attest/Authenticated : e Cantu y Clerk Approved as to form: Ind - ' ohen City Attorney State of .-f--`'" County of/ On thisO3 day £f r� —��;� ,1994, befo ,e me, th undersigned, a Notary PubTc in and tor the State of,.S % , duly c By dt;D Ma A. Flaim, Manager Cor. orate Real Estate West 12 W. U, U o;. t..(0 of CO w: LU I- N U.i w o, �a i d; mow. z� moo,. zI w w . D Do wW. EL- Y: o uiZ =: z commissioned and sworn, personally appeared 561/ rL &/. fs to me known to be the person who signed as ��=Y of 'G,0c,, , the corporation / governmental yTiafexecufedthe wi in •end toregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation / governmental entity for the uses and purposes therein mentioned, and on oath stated that she /he was duly elected, qualified and acting as said•19/ of the corporation /governmental entity, that she /he was aui ho edTo execute said instrument and that the seal affixed, if any, is the cor orate /governmental seal of said corporation /governmental entity. WITNESS my hand and official seal hereto affixed the day and year in this certificate above written. U I-UK I HE State of 0: 74 4■ce *•, F wAg sOs • 01011r C r .1 � tYC1 � •+� s . A cos State of County of On this 11t1A day of ([t eM"4". ,1994, before me, the undersigned, a Notary Public in and tor the State of CAL- tFon -N)A. , duly commissioned and sworn, personally appear—ell—MA—M A. rc.i+, M to me known to be the person who signed as r-N C .MLtst vla3rof ?t-'c C4 , -riaC- , the corporation / niftenta!- thafexecufecTl'he within and foregoing Instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation / governmental entity for the uses and purposes therein mentioned, and on oath stated that she /he was duly elected, qualified and acting as said t ( - O R ? . .RemAir'cb u'altr the corporation / governmental entity, that she /he was aui ho,rized-fo execute said instrument and that the seal affixed, . if any, is the corporate /governmental seal of said corporation /governmental entity. • WITNESS my hand and official seal hereto ai' / ed the day and year in this certificate abov n. NU TA ¥ PUBLIC IN ANLJ 1-OK IHESt ate ot CAS, ro,ti',4 My Commission expires: : : COMM. # 10996 Notary Public - California ORANGE COUNTY My Comm. Expires OCT 22, 1997 1851 EST 1ST ST #900 SANTA ANA, CA 92705 13 z a• z • I-z ~w iv. U O • co 0' u)w w =. u. 0 d 1 _ F-; • F-0. •Z 1—:, n. ON ol-' w u+`. o. • Z' 0— z N °0" CALIFORNIA ALL - PURPOSE ACKNOWLEDGMENT No. 5907 1 1 gA County of G.ie /4svG E On /yea /7 / 9 TS/ before me, 60,.�c�t E_ �Ac.d,¢• A107-417 !'.t A4k DATE r NAME, TITLE OF OFFICER • E.G., . IAA,E DOE, NOTARY of ici ifs+ 0 1 l t1 personally appeared i� A 2 1�, 1.� ...� �1 1 NAME(S) OF SIGNER(S) a ❑ personally known to me - OR - �• proved to me on the basis of satisfactory evidence ti to be the person(s) whose name(s) is /are l� subscribed to the within instrument and ac- �\ tl V.,,,, A,t., rin"d +,, rv,,, that he/she/they executed N the same in his /her /their authorized ` \\ g 1 signature(s) on the instrument the person(s), a 0 or. the entity upon behalf of which the ti l0 person(s) acted, executed the instrument. g� ll RONALD E. SALDA a COMM. # 1000996 z 1 z Notary Public — California D WITNE hand and officials �g� ORANGE COUNTY 11 11 •• ' My Comm. Expires OCT 22, 1997 G \t) 11 1851 EST 1ST ST #900 SANTA ANA, CA 92705 SIGNATURE OF NOTARY OPTIONAL \ Though the data below is not required by law, it may prove valuable to persons relying on the document and could prevent fraudulent reattachment of this form. N CAPACITY CLAIMED BY SIGNER DESCRIPTION OF ATTACHED DOCUMENT A A g 11 \ g a A A 0 l0 flllllJlll�llll.. �1./ Jlllflll�ll�. �lllll- rl./././ rJ1J- /ll�l,/ll�fl�.11JlJ.�llllllJ'� ti Q State of Ale , ,'o,€/1.0 A ❑ INDIVIDUAL N. CORPORATE OFFICER TITLE(S) 7- ❑ PARTNER(S) El LIMITED El GENERAL ❑ ATTORNEY -IN -FACT ❑ TRUSTEE(S) ❑ GUARDIAN /CONSERVATOR XI O ^THER: Q J1!¢,I/ AJy/�, 0 �- C CJ i' 'craw Tom' CA 4 T/9-r1 6si SIGNER IS REPRESENTING: NAME OF PERSON(S) OR ENTITY(IES) ).2-7 A9-"-P stCc Illllllll- - ,--- TITLE OR TYPE OF DOCUMENT NUMBER OF PAGES /9O,/ /7 / 53 9 DATE OF DOCUMENT O2c9i✓ £ SIGNER(S) OTHER THAN NAMED ABOVE ©1993 NATIONAL NOTARY ASSOCIATION • 8236 Remmet Ave., P.O. Box 7184 • Canoga Park, CA 91309 -7184 z xz rew OO:. °CO Wo . W = w0 g -J a, CD w • Z1—, I— z 1— al ill: D D. N;. .C1 NM = w. V. o Z UW .z Commissioners: SHARON MAST, Chair DOREEN CATO, Vice Chair RICK S. BENDER AUDREY GRUGER ALVA SADLER Executive Director: STEPHEN J. NORMAN KING COUNTY HOUSING AUTHORITY August 7, 1998 Mr. Bob Giberson, Senior Engineer City of Tukwila, Department of Public Works 6300 Southcenter Boulevard, Suite #100 Tukwila, WA 98188 RE: CITY HALL PARKING LOT E'ANSION PROJECT Dear Mr. Giberson: RECEIVED TUKWILA PUBLIC WORKS Enclosed is a draft of the Letter of Agreement to enter into a mutually agreeable access easement be- tween King County Housing Authority and the City of Tukwila which was requested in your July 21, 1998 letter. After reviewing this draft, please provide any comments or concerns. Once we have final- ized the language of the Agreement, I will submit it for approval to our Executive Director. Also, I will need the legal description of the proposed parking lot property for Exhibit "A" that is referenced in the Agreement. After reviewing the three alternative plans for the parking lot expansion project, King County Housing Authority staff have determined Alternative "B" best suits our needs; in that it is an acceptable walking distance from our offices and would be designated for the exclusive use of our staff. In addi- tion, we initially discussed designating 15 parking spots for King County Housing Authority in the parking lot expansion project. After reviewing future growth of staff, it appears we should increase our request to a total of 20 parking spots. Please contact me after you review of the Letter of Agreement at (206) 241 -4219. Enclosure: Letter of Agreement Lori K. O'Tool Agency Chief Contracting Officer 15455 65TH AVENUE SOUTH • SEATTLE, WASHINGTON 98188 -2583 PHONE (206) 244 -7750 • TDD (206) 243 -9223 • FAX (206) 244-1948 EQUAL HOUSING OPPORTUNITY ..Z' . p- W` • 2 UJ .0 0; W =• N LL w o, U.. Q; •Z I—: w;: • iO Nf O H' • W W, V' C • U =` F= H. Z .. Commissioners: SHARON MAST, Chair DOREEN CATO, Vice Chair RICK S. BENDER AUDREY GRUGER ALVA SADLER Executive Director: STEPHEN J. NORMAN KING COUNTY HOUSING AUTHORITY LETTER OF AGREEMENT DRAFT This Letter of Agreement ( "Agreement ") is entered into as of this — day of , 1998, by and between the King County Housing Authority, whose address is 15455 - 65th Avenue South, Seattle, WA 98188 ( "HA ") and the City of Tukwila, whose address is 6300 Southcenter Boulevard, Tukwila, WA 98188 ( "City"). WHEREAS, the HA is the owner of certain real property located in King County,. Washington' and legally described in Exhibit "A ", attached hereto; and WHEREAS, the City is the owner of certain real property located in King County, Washington and legally described in Exhibit `B ", attached hereto; and WHEREAS, the City is currently planning to develop said City real property for parking, a por- tion of which will be exclusively developed for the HA; and WHEREAS, convenient access to and from the City real property is over and across a portion of the HA real property; and WHEREAS, convenient access to and from the HA real property is over and across a portion of the City real property; and WHEREAS, the City and the HA desire to provide to mutually agreeable easements over and upon portions of the City and HA real properties for vehicular and pedestrian ingress and egress. NOW, THEREFORE, in consideration of the promises, and other good and valuable considera- tion, the receipt adequacy and sufficiency of which is hereby acknowledged, the HA and the City agree at a future dale to enter into mutually agreeable access easements for said City and HA real properties. IN WITNESS WHEREOF, the HA and the City signing this Agreement warrant and represent for themselves and for their respective organizations that they are duly authorized to sign this Agreement, and that upon such signing their respective organizations are bound thereby. City of Tukwila King County Housing Authority By: Name: John W. Rants Name: Stephen J. Norman Title: Mayor, City of Tukwila Title: Executive Director Date: Date: By: 15455 65TH AVENUE SOUTH • SEATTLE, WASHINGTON 98188 -2583 PHONE (206) 244-7750 • TDD (206) 243 -9223 • FAX (206) 244-1948 EQUAL HOUSING OPPORTUNITY .+ z 6 HZ" JO.. O O'; = tu u.'<▪ • D. d. • = w. z� 1- o: :W U� 0 I_- w w. z 1— H • O; • z; • (/) •F= _ O z Filed for Record at the request of CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, SUITE 100 TUKWILA, WASHINGTON 98058 ATTN: BOB GIBERSON, P.E. JU:. Uo;. I ,NQ Easement No.: 2 N w. w =: Project: CITY HALL PARKING LOT EXPANSION w �' o� Tax Parcel ID #: 359700 -0320 �' g J, Grantor(s): CITY OF TUKWILA w 6200 SOUTHCENTER BOULEVARD, SUITE 100 ? �, TUKWILA, WASHINGTON 98058 ~ z1 • Q: Grantee(s): KING COUNTY o 22` 500 KIG COUNTY ADMINISTRATION BUILDING 'Q ~; Ill- 500 4 AVENUE w SEATTLE, WASHINGTON 98104 1- L ►_ o PARKING LOT EASEMENT AGREEMENT al z; • W. p_ poi-, THIS AGREEMENT, made this day of , 19 , KNOW z ALL MEN BY THESE PRESENTS that CITY OF TUKWILA, owners of land at 15447 65TH Avenue South, in the County of King, State of Washington, legally described as follows: Lot 17, Interurban Addition to Seattle, according to the Plat thereof recorded in Volume 10 of Plats, Page 55, records of King County, Washington; LESS that portion Tying northerly of the following described line: Beginning at the Southwest corner of said Lot 17; Thence North 210 feet; Thence North 89 °47'00" East to the westerly margin of 65th Avenue South; F:198\0061DOCS \KCHA ESM. DO C PAGE 1 OF 4 11/06/98 EASEMENT NO. 2 ALL Tying within Section 23, Township 23 North, Range 4 East, W.M. in King County, Washington In consideration of the sum of One Dollar ($1.00) and other valuable consideration, receipt of which is hereby acknowledged, do hereby grant to KING COUNTY, a Municipal Corporation of the State of Washington (hereinafter "King County "), and to its successors and assigns, an Easement over and across the following described real property: That portion of the previously described parcel of land further described as follows: Beginning at the Northeast corner of said parcel; Thence South 46 °22'36" West 20.90 feet; Thence North 88 °19'47" West 77.46 feet; Thence South 1 °40'13" West 69.00 feet; Thence North 88 °19'47" West 20.00 feet; Thence South 1°40'13" West 126.00 feet, more or Tess, to the south line of said parcel; Thence South 88 °19'47" East 74.00 feet, along said south line; Thence North 1°40'13" East 126.00 feet; Thence North 88 °19'47" West 20.00 feet; Thence North 1°40'13" East 35.00 feet; Thence South 88 °19'47" East 74.61 feet, more or less, to the east line of said parcel; Thence North 16 °56'22" West 51.55 feet, along said East line, to the Point of Beginning. Said easement is for the purpose of a 20 -space parking lot, together with the non- exclusive right of ingress to and egress from said portion of Grantor's property for the foregoing purposes. This easement is granted subject to the following terms, conditions and covenants: 1. USE OF PROPERTY BY GRANTORS. The Grantor has title to said real property and is authorized to grant, convey and warrant this easement to King County. The Grantor shall not erect buildings or structures of a permanent nature, or any other improvements, or trees or large shrubbery which may in any way interfere with King County's use of the parking area. The Grantor may use the surface of the easement for paving, small scale landscaping, or other uses which do not interfere with King County's use of the easement. Grantor shall be responsible for any costs incurred by King County in removing structures, trees, or large shrubbery which interferes with King County's use of the easement. F: \88\006 \DOCS\KCHAESM. DOC PAGE 2 OF 4 11/08/98 z • i • w'. J0 00. cn w J= CO w; w0 a =. �w Z �. o. Z ~` Do. o- .0f-'. w .1— w0 -o wz o • F= 1 o . z .. EASEMENT NO. 2 2. ATTORNEY'S FEES. In case suit or action is commenced by either party, or their successors, heirs or assigns, to enforce any rights under this easement, or regarding an encroachment on the easement, in addition to costs provided by z statute, the substantially prevailing party shall be entitled to an award of attorney's F z fees in such sum as the Court deems just and reasonable. 2' Jo 3. EASEMENT TO BIND SUCCESSORS. This easement is permanent and shall o terminate only upon agreement of the parties hereto, their successors and /or w w; w =: assigns. This easement, during its existence, shall be a covenant running with the land and shall be binding on the successors, heirs and assigns of the Grantor w o' herein. IN WITNESS WHEREOF, the Grantor(s) has executed this agreement this day c of ,19_ I— 11-1 z�. CITY OF TUKWILA z 0: al la 'o — o f=.. w w' LL H 0 al F z Title: Title: STATE OF WASHINGTON) COUNTY OF KING ) ss• On this day of , 19 , before me personally appeared and to me known to be the and respectively, of the City of Tukwila, the corporation that executed the foregoing instrument, and acknowledged said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned. WITNESS my hand and official seal hereto affixed the day and year above written. F:\98\006\00CS1KCHAESM.DOC NOTARY PUBLIC in and for the State of Washington, residing at My commission expires: PAGE 3 OF 4 - ;. 20.90' - 546'22'36 "W --,7/ 77.46'- N881 9'47 "W 1I c:/). I of0 ml 20.00'- N85'19'47 "W-} J • I � J 6.00'- S1'40'13 "W 74.61'- S88'19'47 "E 35.00.-N1'40'1 3"E r- 20.00'- N88'19'47 "W \L _. 74.00' - 588'19'47 "E 126.00' -N 1'4013 "E ■ EASEMENT NO. 2 NORTH NO SCALE k198►006■DOCSIKCHAESM.DOC 1-. Z? • mow: QQ �• D N 0' 'CO UJi LLI tea;. = a. ~ w; _. ? Z 1-,;• - •w wt Q � 2 w V; z. 02/04/99 13:10 FAX 425 ,.•''91190 PRINCIPAL Robert W. Thorpe, AM? ROTH HILL ENGR R. W. THORPE & ASSOCIATES, INC. October 5, 1998 • 3+r Planning • Landscape • Environmental • Economies 44 Q002/003 Stcphest Speidel. ASIA, Vicc President Carnth V. Roe. AICP, Senior A.i.•.ociate Laurie Cowan. Aswdatc 1 •z Kok Wa Tung • rd'y= '"A' w Roth Hill Eng.. OCT - 1998 14450 NE 29th Place [1l, , —' 0 • Suite 101 t co o ; Bellevue, WA 98007 ROTH • HILL ?' GNR. PARTNER$ C. .co u. •w =. • J�- RE: Tukwila Parking Lot rn p, w • • Dear Mr. Tung:. I -J'. R.W. Thorpe gc. Associates was on site to perfoim a tree inventory of the existing trees on. site. d During our review we noticed a.very wide variety of both natural native type and introduced •trees. w' It appears•that.many fruit and nut trees were planted in the.past. These include edible and non • z. �. ` edible varieties: 1— O; • .z F• . 2 U �; co 0— o 1- `w w... ..'_ . U .e- Z • U U)'. • o i- z• at �LEVUE. WA • Chinese•Chestnut • Hoise Chestnut . • Holly • 'Ha±.elnut' Plum • The natural type species • include: Big Leaf Maple • • Cascara Douglas Fir • Cedar' • Alder . We found there are three major zones on site. The first is next to 65th Avenue South at the eastern edge of the site. The second is in the mid area with the third at the west. Zone One (East) The slopes are fairly steep. The trees are in need of minor pruning. Vine removal is also required. Ivy has made its way up the trunks. and the ivy must be removed nowl We recommend that no trees be removed from this zone. The 20 stall lot shown on Alt E & F appears to be placed to 'avoid impacts on existing trees. Zone Two (Mid) • The area is a little more open wiih apple,trees and smaller vegetation. This. area would be•well suited for 77005 Second .Avenuend the .Suite 710 storm pond, 98104 (206) 624 -6239 Fax (206) 625-0930 t•e�S 4chwear E 02/04/99 13:11 FAX 425.:: ..31190 Kok Wa Tung October 5, 1998 Page 2 of 2 ROTH HILL ENGR Q1003/003 would be impacted if the 20 stall lot shown on•Alt. E & F was moved to the east, just west of the two apples (20 "& • 12" AP). See attached plan mark-up. zone Three (West) There are trees to the east of the existing parking lot that are extremely messy.. They drop large nuts .and large•leaves. They are not well suited for parking lot 5 .(29" CU, 24" CU; 22 »LT & 18' LT). • • • There.are 'very old maple s'in this zone that have dead limbs and/or dead center trunks.: These trees are over mature and as such are not compatible. with. parking lot development. The potential' for limb.failure is quite high and serious injury could result. • • The expansion•of. the•existing lot•should be kept-to the east as much as possible. .The quality of the, trees improves in this 'zone as you. move west. P.lease:•.let• us know if we' can provide further assistance to you' ins .the concep teal' design, of . this ' project.. • • Very Truly :Yours, • • RN: Thorpe &. Associares, Inc. • • 'Stephen S,peidel, ASLA Vicc•.President • Encl. • cc: File .� + RWT /A 70.9 Second Avenue. Suite 710 Seattle, Washington 98104 L206).624-6239 Fax 625-0930' 4r ' ' ; • City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Frank Todd, Mayor Joseph Lynch 5 Co. 10800 N.E. 8th St., Suite 604 Bellevue, WA 98004 Subject: Xerox Phase II Temporary Parking 17 February 1982 This letter is intended to authorize construction of thirty (30) temporary parking stalls on that property commonly referred to as the Xerox Phase II site, as described on the diagram dated 10- 22 -81. However, this authoriza- tion to proceed is limited by the following stipulations: A) Compliance with the provisions of your letter of understanding dated 2 February 1982. B) No removal of specimen trees (evergreens exceeding 6" tr. dia. or deciduousvarieties exceeding 10' tr. dia.) is authorized at this time, as a comprehensive tree removal /rentention plan must be approved by the Board of Architectural Review, per the property use and development agreement accompanying Ordinance 1231. C) Pavement material shall be asphalt instead of crushed rock. D) Runoff from the temporary parking area shall be configured to surface -drain to the existing rentton system on the Phase I site. E) Restriptng of compact car parking stalls on the Phase I site is authorized provided that no more than thirty percent of total on- site parking is dimensioned at "compact" standards. Thanks for your cooperation; please advise me when you expect to begin construction of the temporary facility. MC /blk xc: Building Official Planning Director Public Works Tukwj1 'PI nning Dept. MA Caughey Associate Planner .,, Z _i F- W, •W�' ,JU `U 0 N O to W1 U.1 I: W 0', UL. a' Nom: Z_.. Z W W; C1: 0 —1 W W: 0! :Z' W .0~ Z ! . STAFF REPORT - C1tt ouncil 7 August 1981 Page 2 minutes. The purpose . of this cover nwawrandum .is.to clarify certain aspects of the Commission's decision which may not be readily apparent from the. record. As you are aware, this rezone action i5 submitted in conjunction with an amendment to the Comprehensive Plan to redesignate the site from residential to office usage. The Comprehensive Plan Amendment Application (81 -22 -CPA) is already pending before your Council; logic would dictate that the Comprehensive Plan amendment would have to be decided favorably before a decision is made on the rezone. STIPULATION 5 First, Stipulation 5 refers to a revised exhibit presented at the Public Hearing. This exhibit (C -1st revision) is not included in your packet as we were not able to obtain'a reduced -scale version thereof in time for publication. We shall be prepared, however, to display the original at your meeting and explain its content. In essence, the revised exhibit was prepared by the project architect to address specific concerns of building height, setback, and orientation raised by nearby; residents' who participated in. the . hearing process. Also included in the exhibits mentioned under Stipulation 5 is a document contain- ing several proposed conditions of approval in the format of a contract rezone. Stipulation 1 gives the City Attorney the authority to negotiate property use and enforcement provisions for this application. It is the attorney's opinion that a contract rezone is not desirable; rather, rezone stipulations should be recorded as deed restrictions running with the land in context with the approval ordinance passed by Council. Both the City Attorney and the Staff object to the word "binding" in Stipulation 5, and suggest its deletion. Certain items in the proposed document are not acceptable as they are presently- worded; therefore, we wish to eliminate any verbage which restricts the City Attorney's ability to negotiate in the City's best interests. We should mention at this point that negotiations relative to the items described under Stipulation 1 are proceeding; it is expected that the City Attorney will be prepared to report thereon verbally at Tuesday's meeting. ,ACCESS During the hearing, it was suggested that a formal easement document should be prepared granting perpetual right -of- access to the PAL Company site from Southcenter Boulevard through and across the Xerox property. This easement would lock -in the principal access corridor to the site as a property- right, rather than as a lease -hold provision, relieving potential pressure in the future to open site access from Bath Avenue South. The easement document appearing in your packet has been reviewed by the City Attorney and contains adequate protection of the site's access right from Southcenter Boulevard. } „� • Frank Todd, Mayor PLANNING COMMISSION Minutes of the regular meeting of 23 July 1981. The meeting was called to order at 8:05 P.M. by Chairman Pro -Tem Orrico. Commissioners Arvidson, James, and Sowinski were present. Due to the absence of Chairman Kirsop, Mr. Orrico was selected as Chairman Pro -Tem for the evening. Staff present: Brad Collins, Planning Director; Fred Satterstrom, Project Planner. APPROVAL OF MINUTES MOVED BY MR. ARVIDSON, WITH MR. JAMES' SECOND, TO APPROVE THE MINUTES OF THE REGULAR MEETING OF 25 JUNE 1981 AS PUBLISHED. MOTION CARRIED. CITY COUNCIL ACTIONS A) Proposed Zoning Code Draft 04. Mr. Collins reported that, although the staff and Council are meeting weekly to review the document, progress is slowing. Height and zoning map issues have not been resolved, and some administrative matters are also in dispute. However, the review schedule should be complete about 17 August 1981. PUBLIC HEARINGS A) Application 81 -21 -R: P&L,Co.) - Requesting rezoning of 3.1 acres at the northwest quadrant of Southcenter Blvd. and 65th Avenue South from R -3 to C -1. Mr. Collins presented the Staff Report, noting that recommended Condition 1 has been suggested to read: "Property owner shall provide an instrument which meets the approval of theCity Attorney for item under (A) and (8)." The City Attorney is working with the applicants' attorney to resolve this matter. Richard McCann, representing P&L Company, made some remarks regarding delibera- tions with the City Attorney and then introduced project Architect Omer Mithun. Mr. Mithun presented slides depicting changes in the project made since last meeting. He described their forthcoming efforts to use custom - designed land- scaping as buffer between the project and the residential neighborhood to the north. Individual adjacent owners will be consulted in planning the landscape solution for that part of the P&L property which adjoins their lands. He reaffirmed their intent not to use 64th Avenue South, now or in the future, as a project access corridor. Discussion followed regarding height, placement of mechanical equipment, hours of operation and dust control. In response to Commissioner Arvidson, Mr. Mithun stated that they will encourage use of Southcenter Boulevard as the principal' access point for the project, although secondary access to 65th Avenue will be provided. Minutes of Planning Cot 'ssion Meeting held 23 July 198' Page 2 PUBLIC HEARINGS - Contd. A) Application 81 -21 -R: (P&L Co.) - contd. Mr. Orrico declared the Public Hearing open. There being no comments from the audience, the Hearing was closed at 8:45 P.M. Mr. James noted that the Commission is asked to consider the rezone action only; landscaping and parking area layout should be reviewed separately by BAR. Mr. Collins called the Commission's attention to Recommended Condition 1 (8) estab- lishing setbacks and width of landscape areas. MOVED BY MR. ARVIDSON, WITH MR. SOWINSKI'S SECOND, THAT THE PLANNING COMMISSION RECOMMEND TO THE CITY COUNCIL APPROVAL OF APPLICATION 81 -21 -R SUBJECT TO THE FOLLOWING COMMISSION: 1) PROPERTY OWNER SHALL PROVIDE AN INSTRUMENT WHICH MEETS THE APPROVAL OF THE CITY ATTORNEY PROVIDING: A. DEVELOPMENT OF THE PROPERTY UNDER THE C -1 CLASSIFICATION SHALL BE LIMITED TO A SINGLE OFFICE BUILDING WHICH MAY CONTAIN RELATED NON- RETAIL SERVICE USES CUSTOMARILY INCIDENT TO OFFICE USE. B. SETBACKS AND WIDTH OF FORMAL LANDSCAPE AREAS SHALL BE AS DEPICTED ON EXHIBI -6 • OF APPLICATION 81 -21 -R. 2) APPROVAL OF THE REZONE APPLICATION SHALL BE PREDICATED ON PRIOR OR CONCOMITANT APPROVAL BY THE CITY COUNCIL OF A COMPREHENSIVE PLAN AMENDMENT FOR THIS SITE TO "OFFICE" DESIGNATION. 3) DEVELOPMENT PLANS, INCLUDING BUT NOT LIMITED TO SITE ELEVATION, LANDSCAPE, AND BUILDING MATERIALS SHALL BE SUBJECT TO REVIEW AND APPROVAL OF THE PLANNING COMMISSION SITTING AS A BOARD OF ARCHITECTURAL REVIEW. THE BOARD SHALL REVIEW A COMPREHENSIVE NATIVE TREE INVENTORY PREPARED BY THE APPLICANTS, WITH THE INTENT OF SAVING AS MANY TREES OF GOOD HEALTH AND SIGNIFICANT SIZE AS POSSIBLE. THE BOARD SHALL ALSO ANALYZE OFF -SITE NOISE IMPACTS ON ADJOINING LAND USES AND. REQUIRE ADEQUATE MITIGATION DE SUCH IMPACTS;ITHROUGH USE OF A MASONARY SOUND BARRIER OR OTHER EFFECTIVE MEANS. THE BOARD SHALL ALSO ENSURE THAT ADEQUATE CONTROL. OF -OFF -SITE VISUAL PRIVACY INTRUSION AND LIGHTING GLARE INTO'THE SINGLE- FAMILY AREA IS PROVIDED. 4) DECORATIVE LANDSCAPE AREAS SHALL BE SERVED BY AUTOMATIC IRRIGATION EQUIPMENT. * John Richards, audience, objected to the motion as made, characterizing it unrespon- sive to the concerns of the adjoining property owners expressed verbally and in writing at the June meeting. Mr. Mithun reminded the Commission that in his presentation he had attempted to respond to each of the resident's stated concerns. Mr. Collins referred to the document prepared by P&L Company's attorney which contains specific rezoning stipulations. He noted that the City Attorney is reviewing this document, as already provided in Stipulation 1, and that he will offer his recommendation to the Council when the rezone is transmitted. Mr. Orrico stated that the recommendation to Council as contained in the Motion was based on revised exhibits submitted this evening. The record indicates ample evidence that the project has been modified based on the community's input. Mr. Richards asked that the modified exhibits as well as the contract rezone documents be referenced in the approval motion. MOVED BY MR. JAMES. WITH MR. SOWINSKI'S SECOND. TO AMEND THE PREVIOUS MOTION TO INCLUDE THE FOLLOWING STIPULATIONS: 5) THOSE REVISED EXHIBITS PRESENTED AT THE 23 JULY 1981 PLANNING COMMISSION MEETING RESULTING FROM CITIZEN INPUT AND PRESENTED BY THE APPLICANT SHALL BE CONSIDERED BINDING PURSUANT TO THIS REZONE. Minutes of Planning Cr( 'ission Meeting 23 July 1981 Page 3 PUBLIC HEARINGS - Contd. A) Application 81 -21 -R: (P&L Co.) - contd. 6) INGRESS AND EGRESS VIA 65TH AVENUE SOTUH IS NOT APPROVED AS PART OF THIS REZONE, BUT SHALL BE SUBJECT TO SEPARATE CONSIDERATION BY THE BOARD OF ARCHITEC- TURAL REVIEW. MOTION CARRIED. *MAIN MOTION AS AMENDED CARRIED. Mr. Mithun expressed his concern that elimination of the easterly access point may jeopardize the project. Fred Satterstrom noted that the project's Comprehensive Plan approval motion requires notification of property owners when the project comes before BAR. Their concerns will be further addressed at that time. B) Application 81 -24 -R: (Schneider Homes) - Requesting change or zoning classification from R -1 to C -1 for 0.62 acres northwest of the intersection of Southcenter Boulevard and Christensen Road. Mr. Collins presented the Staff Report. Commissioner Arvidson stated that he would abstain from voting on this application due to a possible conflict of interest, resulting in a question as to whether or not a quorum was present. Chairman Pro-Tem Orrico, after consulting Roberts' Rules of Order, determined that a quorum of the Commission was present, subject to further review by the City Attorney, if necessary. Richard Wilson, attorney, was present on behalf of the applicant. Mr. Wilson described the project as a two -story office building of 12,000 square feet adjacent to their existing office building. It is the applicant's intent to relocate his residential construction business office to the new building, leaving greater space in the existing building for use by the present tenant. Access to the building is afforded by way of 65th Avenue South using the existing curb -cut. Although this proposal is similar to the one rejected by the Planning Commission two years ago, it is less - intrusive, reducing grading impacts and avoiding the need for a street vacation action. Mr. Wilson then pointed out the advantages to the neighboring property of an office building as an adjacent use. He stated his position that this proposal is consistent with the Comprehensive Plan and is not a case of spot zoning. Mr. Orrico opened the Public Hearing at 9:30 P.M. Mr. Collins read into the record two letters in opposition to the rezone. The first was dated 29 June 1981 from Lee and Madge Phillips. the second from Al and Erma Hinkey dated 21 July 1981. John Merrick, adjacent property owner, explained the history of past development on this site. A similar rezone request by Mr. Schneider two years ago was opposed by 92 signatories to a petition. In 1967, the residents obtained an injunction against the City from issuing a building permit for a 32 -unit apartment development on this R -1 site. . � •Z ■ W: _I 0; U VJ N W; W =. W Cr, lL Dr 2 W: Z Z 0. LIJ cu. N' 0 F-` .W W' Lt. „r7 — O: 111 Z' wi O� Z. A`� {° CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT AGENDA ITEM_' 81 -21 -R P E L COMPANY INTRODUCTION The applicants are requesting approval of a rezone from R -3 to C -1 for 3.1 acres ancillary to the existing Xerox Head- quarters site. While detailed analysis of site development is usually reserved for action subsequent to zoning layout approval, ah proposed eoffice np i project and parking area, and Exhibit C, describing the site in several cross - sectional per- spectives are presented for informational L, purposes at this time. FINDINGS PM* !0s, CPR II 1. The Comprehensive Plan designates the ..4 q major portion of this site as "medium ;7 1t� — —� density residential." An insignifi- cantly -sized portion of the northeast corner is designated for single - family use. For practical purposes, medium density seems to be the prevailing classification of use. 2. Properties to the south of this site appear on the Comprehensive Plan as an "Office" designation; to the west. "high - density residential" predominates. "Low density" site designations appear to the north. while "open space" is found on the east across 65th Avenue (Tukwila Park). 3. Per Exhibit B, the average slope of the property is from west to east at a rate of about 9 -11 percent. 4. According to the "Data Inventory: Tukwila Planning Area," the site consists of till soils over bedrock. Till soils are defined as a compact mixture of sand, gravel, and clay which are normally 1 to 4 feet deep and poorly drained. (See, Chapter V. of the "Data Inventory "). In this area, the till soils are apparently underlain by bedrock, probably basalt. The depth to bedrock is not known at this time. 5. Many large deciduous and coniferous trees are found on the site. Firs and cedars of 12 " -36" diameters and large apple, maple, willow. and alder trees are found in various groupings on the site. (Exhibit B locates some of the trees proposed for retention. .. .. • P d L COMPANY Page 2 6. Sanitary and storm sewers are available to this parcel as is water service and all are deemed adequate to support commercial development. 7. The C -1 classification permits a height limit of two and one -half storie- and 35 feet. There is no front yard or side yard setbacks, except in certain cases. The rear yard, in this case, would be 10 feet per the C -1 classification require- ment. 8. The Comprehensive Policy Plan contains the following policies regarding develop- ment of office buildings in proximity to residential uses: - "Commerce /industry ": Objective 4, Policy 1, "Encourage the use of commercial office developments as buffers between residential land uses and other land uses." - "Commerce /industry ": Objective 4, Policy 2, "Commercial office developments .,should consider the adjacent use districts in the design process." 9. Since: the, proposed C -1 development'1s.adjoined by R- 1,.uses, the special screen - ing.and:setback • requirements ofTMC 18.56 will apply'upon approval. of. the re- zone:., 10. Access to the site is provided directly to 65th Avenue on the east and in- directly to Southcenter Blvd. through the Xerox property. No direct site access is planned to the single family area on the north. . 11. Per Exhibit B, the proposed office project contains 50+ parking spaces .in, excess the number required for the new development. CONCLUSIONS 1. To effect the proposed rezone, an amendment to the Comprehensive Land Use Plan to "office" uses must be approved prior to or concurrently with the action to rezone. 2. The proposed rezone appears to offer the potential for consistency with Comprehensive Plan policies regarding office development near residential projects. 3. The proposed reclassification to the C -1 zoning district must be tempered through restriction of allowed uses and site development standards to com- plement both the Comprehensive Plan and the changing architectural character of Southcenter Blvd. office development. A. USE: The majority of uses authorized under the C -1 zoning classification are commercial /retail activities which are generally inconsistent with the residential "buffering" intent of the Comprehensive Plan. Recordation of a deed restriction limiting use of this site under C -1 zoning to office use only may be appropriate. . Z 0 O' CO CI CO Wi W =` W O` J; H w ? F-O; Z LUW, 0; !0f=` W W` 'X r 11. O`. W : Z co U 0h P & L COMPANY Page 3 B. SETBACKS: The proposed site plan, Exhibit B, indicates setback dimensions well in excess of those required by C -1 zoning or for that matter by the existing R -3 classification. The indicated setbacks were established by the project proponent after preliminary planning discussion with the staff. We consider them to be the minimum setbacks necessary to achieve adequate buffering of the adjoining residential neighborhood from the noise and visual privacy intrusion potential of the anticipated office usage. Exhi- bit B should be referenced in the rezone ordinance to ensure that adequate setback relationships are maintained, even if the applicants or their suc- cessors should revise the site plan prior to issuance of building permits. C. TREE PRESERVATION: While the applicants appear to be willing to retain significant existing trees on the site, a comprehensive tree location inventory should be prepared for future review to assure that the most desirable specimens are incorporated into any formal landscape plan. D. PLAN REVIEW: Assignment of the Board of Architectural Review requirement s essential to ensure site and building design complementary to the surrounding area and to buffer the residential district. 4. Rezoning of this site from R -3 to C -1 may alter significantly the anticipated traffic routing pattern on the immediately adjacent street network. We sug- gest that the circulation system impacts of the rezone may produce a net- positive result in the following areas: A. DIRECTIONAL SELECTION: If the site developed as a multi- family complex under present R -3 zoning. it is logical to assume that access would be provided both to 65th Avenue South and to 64th Avenue South. There would be little justification for channeling residential traffic through the Xerox parking area to attain a second access from Southcenter Blvd. There- fore. development under existing R -3 zoning will almost surely result in direct infusion of multi - family project traffic into the single - family use area to the north, exacerbating congestion potential on the relatively narrow rights -of -way on 64th Avenue and South 153rd St. Conversely, the related office usage between this rezone site and the existing Xerox proj- ect results in a logical, mutual linkage of their internal circulation paths to the Southcenter Blvd. commercial corridor. Direct access from the office complex to the adjoining residential district is not warranted. B. USE INTENSITY PERIOD: Multiple - family traffic intensity tends to remain fairly constant over a longer period of the day than is the case with a comparably scaled office project which operates primarily during weekday business hours. While more vehicles may enter and leave the office proj- ect between 7 a.m. and 6 p.m., Monday- Friday than might happen in a com- parable 4 plex development, activity drops off drastically during the evening /weekend hours when quiet is more essential to the comfort of the adjoining residential district. The proposed office usage presents the opportunity to intensify on -site traffic activity during those hours when daytime population in the single - family neighborhood is lowest, and acti- vities therein are least susceptible to noise disruption. P & L COMPANY Page 4 5. The proposed parking area is intentionally oversized to accommodate overflow de- mand from the Xerox project. While it may be wise, from a public safety viewpoint, to provide a safe, organized alternative to the haphazard, informal overflow park- ing practices now occurring at Xerox on a regular basis, we remain concerned about the implications of transferring the congestion and noise impacts of tha* overflow to a point in closer proximity with an established residential neighborhood. To counteract the noise problem, we suggest serious consideration of a amasonary bar - rier. extending, the length`of.the parking area's west and north, boundaries. A typical barrier can be designed in.several ways and can be made quite attractive through a variety of surface texture treatments. They are particularly effective in intercepting intermittent noise incidents such as the closing of a car door. It,1s the intermittent sound impact which is usually most noticeable and, there - fore,, ost:tikely:todisturb a nearby.listener. Eight feet above adjoining grade on the.noise source side of the sound wall is usually sufficient to produce ade- quate;attenuation of line -of- travel impacts on the opposite side of the-wall. RECOMMENDATION Based upon the Findings and Conclusions contained in this report, staff recom- mends the Planning Commission recommend that the'City Council approve the rezone classification from R -3 to C -1, according to Exhibits A, B and C of application 81 -21 -R, with the following conditions: 1. Property owner shall record a deed restriction and covenant running with the land providing: A. Development of the property under the C -1 classification shall be limited to a single office building which may contain related non- retail service uses customarily incident to office use. B. Setbacks and width of formal landscape areas shall be as depicted on Exhibit B of Application 81 -21 -R. 2. Approval of the rezone application shall be predicated on prior or concomit- tent approval by the City Council of a Comprehensive Plan amendment for this site to "office" designation. 3. Development plans, including but not limited to site, elevation, landscape, and building materials shall be subject to review and approval of the Planning . P & L COMPANY Page 5 Commission sitting as.a Board of Architectural Review. In its review, the Board shall review. a:coaiprehenslve•native tree inventory prepared:by the applicents;`.with"theintent of.saving "as many.trees of good health and slgni- . ficant:size :as possible. The Board shall also analyze off -site noise i'oacts on'adjoining and uses and require adequate mitigation of such impacts, through use of a masonary sound barrier.or other, effective means. The'Board shall also ensure that adequate control"of;'off -site, visual privacy intrusion and lighting glare :into the singleffamilyarea is provided. 4. Decorative landscape areas shall be served by automatic irrigation equipment. �.�." !<:}>' EXHIBIT A Lying in the southern part of Lot 17, Interurban Addition to Seattle, bounded on the North by a line parallel to the North line of said Lot 17, recorded in Volume 10, page 55, of plats, records of said county, more properly described as: The south 210 thereof) ofa Lot (17, reeccords of said wcounty, TOGETHER WITH right of way of present driveway leading thereto (19'2 "); The above containing a total of 3.1 acres, more of less. THIE MITHUN ASSOCIATES 1-Pke.,'Y ApoirrEr & Amos ro_ 11 TH AVE N E it6E4VU . WASHIN TON 1 200 454 3344 c= OQ op T1JKWILA Y HALL PLANNING DEPT TUKWILA PARKWAY ri III.....• ii n%.*CII I en VICINITY MAP 1 l•-•••• L ANDOVER IN ,.; .. :i • . 'TRIAL . Tl . ..,..v, Irft1 - ' "=":':,:•--w;az:vi31.P..s..7.3,rivgi-dfe* ' ANVd1103 1 '1 d dOd i33?OUd � 9.." ANrd1103 11 d UOd 1o]ro11d ENO YManQ AE OUTRUN ASSOCIATES 2 11 1HwA tM Np SIB loe .5a 3�d 2.\\ =1:=147= I DO oDE CURRZtiT ZeNe: g', MOWeowir: a -I TUKWILA Y HALL 7 -o 0 3 0 TUKWILA PARKWAY DLJTHCENTER (rI PLANNING DEPT EXHIBtT M F. VICINITY MAP ANDOVER IND 'TRIAL .... Tl! recoraea unaer ring uouncy uavision oa ln.uULUO and Elections No.�, 246,94, V. as amended amendment recorded under No. ___ _____ . PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 1 5398A/221A/LEH Z • _I W 6 .0 0: 'NW W Ii f/? s W J' a Z I- 0: Z ~ • "L) 'CO • I0 F-: ;W w:: HV. • _ 0 ~. Z • • . z i~ 6 mow. U O: I . ,N CI W =' J I— w0 gJ' LL Q' =O 1— w Z I— O. Z • uj 2 U� :O — O H, w.w U` U. O'. Z' U- O 1-. z GITY OF ASHINGTON TUKWI LA W ORDINANCE NO. J'R 3 I AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, RECLASSIFYING CERTAIN LANDS FROM R -3 TO C -1, AS DESCRIBED IN PLANNING DEPARTMENT MASTER FILE NO. 81 -21 -R. WHEREAS, on June e,: 1981, P & L Company, a Washington General Partnership, filed a petition to have 'certain property in which it had a substantial beneficial interest, reclassified from the residential -three and four family dwellings (R -3) zone to neighborhood retail stores (C -1) zone as provided under the zoning laws of the City of Tukwila; and WHEREAS, said petition wns processed by the Planning Depart- ment of the City of Tukwila under File No. 81 -21 -RS and WHEREAS, the Planning Commission of the City of Tukwila held a public hearing to consider the reclassification petition on June 25, 1981; and WHEREAS, as a result of information presented at the June 25, 1981 public meeting, the Planning Commission continued the hearing to July 23, 1981 in order to prepare certain restrictions and conditions on said property to be acquired of petitioners as a condition of the ,granting of the reclassification petition; and WHEREAS, the Planning Commission approved the granting of the reclassification, subject to the terms and conditions of a •Property Use and Development Agreement• to be executed by petitioners, and . WHEREAS, the City Council has reviewed File 81 -21 -R, has heard the petitioners and their representatives present data, at two meetings of the Council, and his considered the recommendation of the Planning Commission and the recommendation of the Planning Department, NOW, THEREFORE, the City Council of the City of Tukwila. Washington, does ordain as follows: • z QQW. Di U0 N 0; O7 W W =: W Il. WO u. W: Z 0. Z I— W U N W • I- W U, • 0 • W Z U O F- Z Section 1. The real property which is the subject of this ordinance ss desbed in the attached legal description (Exhibit A) and is shown on the attached vidnity map (Exhibit B.) Section 2. The City Council makes the following findings of fact: a. The real property, which is the subject of this rezone request and described in Exhibit A, is currently classified residential- three.and four family dwellings (R -3). b. The proposed zoning classification of neighborhood retail stores (C -1) 1s generally consistent with the map of the comprehensive plan, as amended. c. The proposed rezone is consistent with the policies of the comprehensive plan providing for office development as buffer zones between residential areas and commercial areas, providing that certain conditions and limitations are placed on use of the property. d. The proposed rezone, subject to the terms and conditions contained herein, is in the interest of the public health, safety and general welfare. Section 3. Based on these findings of fact, the Council makes the foo1Tow conclusions and conditions relating to and re- stricting the subject real property. a. The City and the petitioner shall execute a "Property Use and Development Agreement" substantially the same as the agreement attached to this ordinance as Exhibit C. b. The petitioners and other affected property owners shall execute a "reciprocal easement" in the form of such easement ;:attached to this ordinance as Exhibit D. c. Terms and conditions of the Property Use and Development 'Agreement dated 9/4/81 from P b L Company in favor of the ;,City of Tukwila shall be binning on the subject real property, regardless of any change in zoning classification. Section 4. The official zoning soap of the City of Tukwila, adopted by r.ference by Ordinance No. 251 is hereby amended to reflect the changes of the zoning reclassification action taken in this ordinance. Section 5. The City Clerk is directed to record a copy of this ordinance and exhibits with the King County Department of Records and Elections. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a regular meeting thereof this /S10 day of 4 ,c.it.e- , 1981. Apprgved as to or ATTEST: • �` • % I er 1 1 Ci Attorney, Lawrence E. Hard Published Record Chronicle - September 20, 1981 EXHIBIT A REAL PROPERTY DESCRIPTION 8 {...W =f O. (Ow, c) Of _ W }} co 2 ,. Lot 17, Interurban Addition to Seattle, according ',1 II to the Plat recorded in Volume 10 of Plats, Page 55, in Ring County, Washington. Except that Z 1- • portion lying North of line described as follows: Beginning at a point on West line 210 feet North W ~' from Southwest corner, thence North 89" 47' East W; 630 feet more or less to intersection of West line of 65th Avenue South and except portion . = 0'. conveyed to the City of Tukwila by deed recorded under Auditor's Pile No. 7108120423. ;p W W: : U. LL H' • O% • --t. TOGETHER WITH: All of Lessor's right, title and interest in and to that portion of Macadam Road, as located by 1ing.County Survey, No. 639 "a ", lying Westerly of a line perpendicular to the Northwesterly margin of said Macadam Road at its intersection with the Westerly line of that portion of the William H. Gilliam Donation Claim No. 40, in Township 23 North, Range 4 East, W.H., as conveyed to E. Wayne Anderson and Ardeth Anderson, his wife, by deed recorded under Auditor's Vile•No. 5845225, and lying North of the Northerly margin of the Renton -Three Tree Point Road No. 2649. TOGETHER WITH: Road and utility easement granted by James S. Huntington and Helen Diane Huntington to Lessor recorded under Ring County Division of Records and Elections No.7510240948 • , as amended amendment recorded under No. 7910180588 . EXHIBIT C - ORDINANCE /.13 I PROPERTY USE AND DEVELOPMENT AGREEMENT THIS INSTRUMENT, executed this date in favor of the City of Tukwila, a municipal corporation (herein called "City "), by the undersigned owners of the within - described property (herein called "Owners "): W I T N E S S E T H: _O. O CD WHEREAS, Owners are persons owning the lee simple and /or cD having a substantial beneficial interest in the following described real property (herein called the "Property"): It 17, Interurban Addition to Seattle, according to the Plat recorded in Volume 10 of Plats, Page 55, in King County, Washington. Except that portion lying North of line described as follows: Beginning at a point on West line 210 feet North from Southwest corner, thence North 89. 47' East 630 feet more or less to intersection of West line of 65th Avenue South and except portion conveyed to the City of Tukwila by deed recorded under Auditor's Pile No. 7108120423. TOGETHER WITH: All of Lessor's right, title and interest in and to that portion of Macadam Road, as located by Sing County Survey, No. 639 "a", lying Westerly of a line perpendicular to the Northwesterly margin of said Macadam Road at its intersection with the Westerly line of that portion of the William H. Gilliam Donation Claim No. 40, in Township 23 North, Range 4 East, W.M., as conveyed to H. Wayne Anderson and Ardeth Anderson, his wife, by deed recorded under Auditor's File No. 5845225, and lying North of the Northerly margin of the Renton -Three Tree Point Road No. 2649. TOGETHER WITS: Road and utility easement granted by James 8. Huntington and Helen Diane Huntington to Lessor recorded under Kin County Division of Records and Elections No. , as amended amendment records under No. %!r- /%r;nn . PROPERTY USE AND DEVELOPMENT AGREEMENT - Page 1 5398A /221A /LEH . C l.. yaw 1 �Q3C SV 4-- • f. ; t ' t l'• • • iv d JU+ 0.O'•• W =- 'W Oi. J' u- Q;• • H It • Z j-OLLr ; 7. 0 Nk Alta.. • O;. _; z• g . of z Iof i ag El J z iz. JU U 0; N0 co w. w =; .w 0: 2 g J; F_ _. I— 0, Z 1- • O -i =w 1--U LL g; w z; V u), 0 ~: z .. ..... �.;,. ,,. :? ... s c PERKINS, COIF, STONE, OLSEN & WILLIAMS tat.. *MUM.* N.. • MY•• '..tt,_ 1IM•M• al r:=0 fl IL. • M• . •M M• IMMO iM. N. M•"•• 11+00 WASHINGTON WILDING /RATTLE, WA•NINOTON ••IOi t.LA•.a•ir ••181••• nt.C••■••• ••••.114 CLILA 'TENSING ..I VILA. •••.• ILtt T.LAI. •PII.I •••• Oa •• 1•�t .eL•M. MY. .•.a s•••••• •a OM. ••■• ••∎•i • wMa. as Yaa1.M I. •..•• NN• WY. MM•../ ••••• I ./..• •IM•. ••sa•• • •••• • w__?• : M. "LTA iM•/•Y 7 .MM••.. • 4.W •.wu M•tl• ••••• ••••• .Y• ...w:ii: LAW OFFICES OF { GreweiWwice 10604 N E. 38TH PLACE SUITE 105 KIRKLAND, WASHINGTON 98033 (206)827.0616 April 12, 1982 City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Attention: Mayor Frank Todd Re: P & L Company Comprehensive Plan Amendment (81 -22 -CPA) Ordinance 1231 Gentlemen: 61cadlio APR 131982 C, ; OF TUKWILA p'.:NNING OEPT. The undersigned represents Mr. John-Richards who resides at 15320 64th Avenue South Tukwila, Washington. His property is immediately adjacent to the parcel owned by P & L Com- pany who applied for and received a rezone from a (R -3) zone to a (C -1) zone, as authorized by the above - referenced ordinance. Mr. Richards has contacted me in respect to certain irregularities that have taken place in respect to the development that were not authorized by the ordinance and which have both occurred on the part of the City Planning Department and the developer. It is the intent of this letter to make known Mr. Richards feelings, which are shared by the other property owners in the neighborhood, to strickly enforce the terms and conditions of the Property Uae and Development Agreement and to enjoin any unilateral changes that may be attempted without first having received notice and opportunity to be heard. History of Rezone Application On June 8, 1981 the P & L Company filed a petition to have 3.17 acres of property rezoned from a residential -three and four family dwelling (R -3) zone to a neighborhood retail store (C -1) zone. The property is located northeaat of the Tukwila City Hall and lies between Mr. Richards reai- dence and the existing Xerox Office Building. The property is bounded on the east side by 65th Avenue South. After the rezone was filed and preliminary development and site plans were prepared by the P & L Company, Mr. Richarda met with various property owners who owned property within three hundred feet of the subject parcel including Ellen Harding, Maxine and Wynn Anderson, Reed and Elaine Johanson and Kenneth and Joanne Thompaon. All of the property Hj W WD: • J V! UO; 'N 1:3; • 9 _' • 0` • • . u-<. • N a • . W. ri 0; 2H' W.W; • • 0 'W W'; • Z 111 = • 0. City of Tukwila April 12, 1982 page 2 owners were concerned over the change in classification of the subject parcel as it had previously served as a buffer between the existing C -1 zoning and their single family residences. Mr. Richards who is a liceneed architect and a former member of the Tukwila Planning Commission prepared an area site plan in addition to the site plan that was prepared by the P & L Company of only the subject property. This site plan together with a list of fifteen concerns identified and raised by various individuals in the community were presented to the Planning Commission at its first hearing on the matter on June 25th. The staff report that was presented essentially recommended approval of the rezone with certain conditions, one of which was the installation of a masonry sound barrier between the subject property and the three lots that are immediately adjacent to it. This requirement was objected to by the P & L Company who felt that a more prudent approach to the problem would be to contact each individual property owner and make arrangements with them as to the nature of the sound screening that would be appropriate. At -that` time : verbal.aseurance:.wasgiven. that the P & L Company,.. would. ;..contact.•. the ,property..owners .•to design the appropriate aound.barrierfgr..each of..their lots. During the remainder of the meeting, representatives of the & L Company and the members of the community discussed the proposal's and the fifteen issues of concern that were presented. These principally dealt with the location of the building on the property, assurances that ingress and egreaa would not be sought on 64th Avenue South, issues. relating to setback and the height of the building, preservation of the trees on the property and the placement of the parking lot. The Planning Commission continued the consideration of the application until its next meeting and requested that representatives of the P & L Company meet' with the affected members of the community to attempt to "iron out" their differences and present an agreed upon development plan if possible. On .July 22nd a meeting took place with members of the community and members of the P & L Company wherein the above issues 'were discussed. Substantial concessions were made by the members of the community .in respect to the location of the building, however, an.agreement was reached which aeeured the- community . that : ingress_ and ••egreee .would not.: be through 64th':Avenue •South :. and.:further • ,that • the P i L Company agreed to`lower :the building. height and•to City of Tukwila April 12, 1982 page 3 take .the • mechanical equipment off the roof of the proposed building. On the following day, July 23rd, the Planning Commission resumed its consideration of the rezone. The Commission accepted the "agreement" of the P & L Company and the adjacent property owners, who agreed not to further object to the rezone based upon the agreement as to the nature and extent of the proposed improvements and certain other conditions and requirements, and passed a resolution recommending the rezone. On August 25th and September 8th the City Council considered the rezone and on September 15th adopted ordinance 1231 by title only. The ordinance specifically required the owner of the property to execute a "Property Uae and Development Agreement" as a condition to the reclassification of the land use which agreement operates as a covenant running with the land binding all successors and subsequent owners of the property. Moreover, the contract is expressly a third party beneficiary contract which is made for the benefit of the City and the benefit of owners of property with three hundred feet, and may be enforced by such property owners. Specific Provisions of Property Use and Development Agreement The "Property Use and Development Agreement" ("agreement") specifies that the use of the subject property shall be for the conatruction, operation, and maintenance of a single office building as shown by the plans and drawings submitted by the owner and which may only be modified by the Board of Architectural Review. At the time the agreement was entered into and the ordinance paased a final site plan had not yet been completed and therefore the agreement specified in paragraph 4 that a "site development plan" shall be • submitted for review and approved by the City of Tukwila Planning Commission sitting as a Board of Architectural,-, Review. The Commission's review shall include but not be limited to four specific considerations which include comprehensive native tree inventory to be prepared by the applicant; and in this regard, the agreement specifies that the site development plan shall provide for the saving of as many trees of good health and significant size as ., appropriate and as approved by the Board of Architectural Review. -J! • • • • "4..t1 • City of Tukwila April 12, 1982 page 4 Because the final development plan was not known at the date of the inactment of the ordinance granting the r ^zone, Mr. Richards requested from the City Council that a provision be provided for in the ordinance that notifi- cation of the meeting of the Board of Architectural Review be given to all property owners entitled to have notice of the reclassification. The planning director, Mr. Brad Collina, responded that it was unnecessary to put such a proviso in the ordinance because as a matter of administrative practice all individuals owning property within three hundred feet of the subject property would receive notification of the Board's meeting. Action of P & L Company Onee. :, about ,:$areh.24,,,1982,"without notice.to any:adjaoent property ownera,:the P =:R L:Company cleared.a',;large section of .'land on the• subject „:property.'; and:, appeared to be installing:..an.;..'underground drainage :ayatem. This development action is contrary to the agreement in that a final Bite development plan has not been submitted to the Board of Architectural Review as specifically required by the agreement and that no notification to adjacent property owners has been given in respect to the proposed development. In this regard, it should be noted that $18.32.040 of the City of Tukwila Code specifically requires written approval by the Board of Architectural Review prior to the issuance of a building permit. Moreover, Mr. Richards has not been contacted by the P & L Company or any of their representatives in respect to the construction of a screening wall as specifically agreed to by the company and required by the Planning Commission. It was contemplated that this would be finalized before any construction.,. Additinally, it should be noted that screening of this nature 1s mandated by section 18.56.055 of the TuckwilaCity Code. Mr. Richarde;.,hae diacovered that Mr. Mark Caughey, an associate planner, has by adm inietrative °fiat .author,ized; the construction of Ptemporary° parking 'lot 'on the” subject 'property;;. and 'has° - authorized the >removal of:,at least five.. large. mature: trees prior;; to the:.compreheneive :tree *,:inventory;.' that ",was mandated; `by :. the:; agreement: <,.Hence •irreparable damage to the site 'has already taken place and prejudices the conditions that may have been imposed by the Board of Architectural Review consistent with the spirit and .intention of the agreement between the City and the developer and upon which the adjacent land ownera relied. City of Tukwila April 12, 1982 page 5 Objections to Actions Taken It is Mr. Richards contention that no building permit may be issued by the City of Tukwila nor any development in fact take place until (1) a final site development plan is aubmitted to and approved by the Planning Commission sitting as the Hoard of Architectural Review (as required by paragraph 4 of the Agreement and §18.32.040 of the Tukwila City Code); (2) that all property owners owning property within three hundred feet of the subject property be given notice and opportunity to be heard at the hearings of the Board of Architectural Review, and (3) agreements have been reached between adjacent landowners in respect to the construction of screening walls. The Property Use and Development Agreement 1s binding upon the City of Tukwila and the P & L Company and can only be modified or amended by its own terms after approval of the legislative authority of the City and after written notice of the affected property owners and after a hearing before the City of Tukwila Planning.Conmission. Clearly Mr. Caughey acted outside the scope of his authority in authorizing any construction on the property and especially in authorizing the removal of mature large trees which the agreement specifically requires be inventoried prior to the Board of Architectural Review's consideration of the site plan. Moreovez : the ;rezone etipulatee hat, he `dominant;: use of the _property.,;;ehall': be ..that of •a•`aingle 'office .building. TheConpany. may _not „utilizethe property as a` parking lot: only :Ciearly,'' any .teaporary, uses of this nature or segmental construction of the project: 1e,.in :violation of the agreement,. and !should- not°beYpermitted'by'the City. This letter is to advise all concerned that Mr. Richards is ready, willing, and able to commence an action in Superior Court to enforce the "Property Use and Development Agreement ". The filing of the action will be precipitated • n; V O' N toUJ W =: W o" g F- o .W Wi '.O -i j.LU :=.• 16, - ~ 2. • City of Tukwila April 12, 1982 page 6 by any further development or destruction on the property. The coats of the lawsuit, including attorneys fees and filing fees will be paid by either the City or the P & .L Company or both pursuant to paragraph 10 of the agreement and RCW 11.84.330. HUF:amr cc: City Council Joseph Lynch & Co. Planning Department ✓ Mr. John Richards } W,. U O., y 0i. W W. u- = Cis' 7Wi Z .I-t W to UiSS SO ;U. ~O6 jU. O JOSEPH LYNCH Si CO .4NY 10800 N.E. 8TH STREET, SUITE 804 • BELLEVUE, WASHINGTON 98004. PHONE (20E9455-2838 February 2, 1982 City of Tukwila Planning Department 6200 Southcenter Boulevard Tukwila, Washington 98188 ATTENTION: Mr. Mark Coffey Dear Mark: This letter shall serve as the P & L Company's agreement relating to the construction of temporary thirty(30) parking stalls on our property immediately adjacent and north of the XEROX Building, 6400 Southcenter Blvd, Tukwila. It is our intent to construct the temporary 30 stalls commencing on or about March 1, 1982. At such time as the permanent construction of the Phase II Building is commenced, we understand that it may be necessary to remove temporary parking and install utilities as provided by the code of the City of Tukwila. We hereby agree to undertake this at our sole cost and expense. Very truly yours, P & L 'MPANY .a� .Joseph W. Ly / Partne JWL: . r. +'% G! L•!'. e.•.. e`!^. �d• II! JIba .StTiit¢ttzttwt +:Ni�i'.fli'Ll 'Z • no W', JU `00: WM! u.., • w O; IL.Q'. :co D: =a:• Z • 1±1 W i 0 • Z V f'' Z 0 City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Frank Todd, Mayor Seafirst Mortgage Corporation Fourth and Blanchard Building Seattle. MA 98121 Attn: Jolene Tinglestad 2 February 1982 Subject: SMC Loan No. L600535 -9 (P & L Company) In response to your inquiry dated 28 January 1982. please note the follow- ing with regard to permitted land uses on the P & L Company's site in Tukwila: 1) City Ordinance !1230 amended the Comprehensive Land Use Plan to designate the property as a "professional /office" use area. 2) City Ordinance /1231 rezoned the property from R -3 (four family dwellings) to C -1 (neighborhood retail). Office uses are allowed in the C -1 zone. Copies of the above - referenced ordinances with their respective addendum are enclosed. Should you have further questions about this matter, please call me at 433 -1849. MC /blk xc: Ping. Dir. Tukwila Banning Department AssociatehPlanner f SEAFIRST MORTGAGE CORPORATION A SubwSary of fuanW r.rst Nal.nnm RV* City of Tukwila Zoning Department 6200 Southcenter Boulevard Tukwila, Washington 98188 Gentlemen: January 28, 1982 Re: P 6 L Company 3.1 acres of land Tukwila, Washington SIC Loan No. L- 600535 -9 We have a request to finance the land acquisition by P 6 L Company of the property legally described as follows: Lot 17, Interurban Addition to Seattle, according to the plat recorded in Volume 10 of Plats, page 55, in Ring County, Washington, except that portion lying. North of line described as follows: Beginning at a point on West line 210 feet North from Southwest corner, thence North 89'47' East 630 feet more or less to intersection of West line of 65th Avenue South and except portion conveyed to the City of Tukwila by deed recorded under Auditor's File No. 7108120423. It is a condition of our loan that the property be zoned to allow for future construction of a two story, 32,500 square foot office building. Kindly advise this office as to the zoning classification of the subject property and the uses permitted within such classification. It is our understanding that the City of Tukwila has recently completed a zoning reclassification to allow the type of building mentioned above on the subject site. Our loan also requires evidence that the City of Tukwila's Comprehensive Plan has been amended to allow the type of building being contemplated. It would be appreciated if you could advise whether or not this has been accomplished or who to contact within the City to discuss this matter. Thank you very much for your cooperation in responding to the above. If you have any questions concerning my request, please contact me at 583 -7061. JT /j Sincerely, Jolene Tingelstad Loan Specialist Fourth and Blanchard Building / Seattle. Washington 98121 / Telephone (206) 583 -7070 t { PERKINS,COIE,STONE.OLSEN & WILLIAMS •1111. • 1.114 0 1.11.0. ow* •••••.. • •w.101. Y•. Y.. • MO 0..11 •10••. .11.., • a 11th. C w••••••• c•o•oa n. r ants. •. 1••..•• 111..0[1111. ••▪ •,j..•• iee•••• •Y • OW. . C. 0... eau• 11.1Y.1.. • • . i.1. •.0M 000 C.•R.1•WO. ..••••• • COW. • .1.110•.. •.•0.•11. MM.•110 0 cons 110.••1t • •••• WOWS NC.. OMB 11•.10.11.•0.01 C..O.w 001..•110• 11006.1111 .•UO +owe•.•e. ••rr • ... M.O. •. 001A.M.. . Y.. • M.O. — 001 • Fe meow. • •••••• . .w. •1 t1••.•••• 0• . t [1•. •0.1.11 .00 R 1110. an▪ yymos ••wu .w.i1111. ., tsw•t[•WAN* Y.11.•.1C.4.n MM. 111 h.. IM . 0.1..11 ▪ 0 • ••••1,•• N. 11100 OMENM0T0N BUILDING NaF11•M••.. •a.••••111MOW OM.. W0. 0•011C. 0.011• •1•IM.•11 SCATTLE,WASHINOTON 11111101 •••a.n•MM. JON.... sr nos •.o.•1.•o••NfyT•O •noollc•Ot.•. ••.0•a•.• 1101C01101Lf0••MF•.M 1.10• MM.•L•OK M•r11•MANY .101.0 1.1•T MCA• •. COMM. •••••••• OM.. PRIMO Cr..t'Y[111NS Name 101•1.0 1 1110.0.0 0011 TtL O..w L110� [a.flOf.O •M. •.x.1.•00 •r0 10 T.1. ,t.E•:1T.1) .•... 0100.x0 0.0•.a••.K ••••• L•10001M •.•• •.1 .00.•b MM. •1••. ••.0. 04.4.P .we»o1.aa OFFICE Sin ,D C DmcE 0°110.14 • ow. wi Mr. Larry Hard August 26, 1981 Page 2 Councilman Borer also indicated that the developer must sign these documents prior to the adoption of the ordinance. There seemed to be a good deal of confusion among the council members as to the effect of these documents, their enforceability, and their treatment of the concerns expressed by the neighborhood. I explained to the council that the provision included in Paragraph 10 of the developer's agreement created a third -party beneficiary right in the neighborhood, enabling them to enforce the agreement. I believe that it would be extremely helpful for the council's understanding of these documents if you were to discuss, or commit to writing, an explanation of the enforcement provisions, specifically with respect to the neighbors' right to enforce the document, and the city's position with respect to survival of the developer's agree- ment upon adoption of a new zoning code. We will review the exhibits used in the Planning Commission hearing on July 23rd. I am somewhat concerned that there are incon- sistencies in those documents that should be removed or clarified before making a wholesale adoption into the terms of the ordinance. Finally, P i L Company will execute the documents when they are in final form, and prior to the time they are again considered by the City Council, if that is acceptable to you. REM:br cc: Joe Lynch Bob Paterson Brad Collins Jim Curran Very truly yours, Richard E. McCann z.: WD O' CO Ili WI J H' W o` u- Q =a.: F- w,. Z Z F- �r W W = U o; V Nc :O z sr PERriiNS. COTE, STONE.OLSEN a WI _..CMS S..•MAM�-•r•C••M• .MAYS • ••T.• .J Wee TSP.. • MY .M • MT4. C ••••r• C..•••wrt•t •■•• .▪ 50• •0 0S 4/W 5014* 1SrM • •1101•01 • •••••• 10.N• ••••■ C •MM•.•• FAO • ••11.••,•- rNC CPIS KI•••••7••11 B.•i•f r. ••• N••..•..••••• a •111.• -• • 41••11 :• w •• w•.-. •t•.• ••I•••• WWWW w,A1 •.ems•M4... •..e i= •••••••• •▪ •••••I CT. INS MR••. HAW,. 00.50. ^S•N••• Ohm •••.• N Y▪ CO•W 4 O. ••••• 1.00 WASHINGTON SUILDINO SCATTLL.WA*HINOTON •0101 ,1a550401 0 !0S• MaF S f l0 T0.000•.-.100•SSt•S,S• OWASISPITUNS S4rr4e 00. TS1.0ra1.0310 4r.,nn..n.a •1•••••0-•01 0,,.0 .00'C 50_111 50070 10, ••.C.OI.I.00.4AW SS5o1 aWI•YT0 14.0.0 .11./ 1110 00010.507 .•50,05700.0 410000 K4SS MKT TO SCAMS 0•IIC1 July 27, 1981 Mr. Larry Hard, Esq. LsSourd, Patten, Fleming Hartung 4 Emory 3900 Seattle First National Bank Building Seattle, Washington 98154 Re: City of Tukwila Rezone PAL Company Application 81 -21 -R Dear Larry: 2 enclose: r.•..•••••• M- •••..••.•t•4 .000.00 Y.. W .0•.•• .1•••••••• 4..n ••••••. • • NON -.MN.. M•..SN. •c4 •.4•R• ••••••• owe. AIM IPOLMOI •••■•••••• ASCU •!..• ..er•• 0.14•. M•••C •.IR ••14 • C•••••• ....WP.TICICM 400000 4.CC•0••• ...WC ..••4• • •w••••T•• MO.r.••.+s r. 11.••11••.+•• •••••••••••••••• Ct.111••••••Y .••••••Comp•C.• Ot00.l.•••• •CN••4.•.0 •••••••••••• C••n- S4W00 Mint.•••••••. •IlaC• MINT •ON•.M.S 4-T•T.pAI • •e•.. C am. .T• lwww e•II..•sumo •.n, TNM 11011•••- ••.114.••4. •w •••• •�.1O •� ••..T•aa••• •••4. •1.1•••• •••■•• •••••1n0 T• •••CTKI • 11..••711. OW& 0ia•T bW W NW 50_7.11 Will, .......•• ONO e.....M.ow* 1. A copy of the City of Tukwila Planning Division's Staff Report submitted to the Planning Commission on June 25, 1981, and July 23, 1981, discussing the merits of this rezone and recommending approval, subject to conditions; 2. Copy of a letter, undated, from Mr. and Mrs. Ronnie A. Morris, submitted to the Planning Commission on June 25, 1981, recommending certain conditions to be imposes on the rezone; 3. An undated, unsigned letter to the Tukwila Planning Commission, submitted June 25, 1981, recommending additional conditions to be imposed on the rezone; 4. Copies of site plans, undated, unsigned, submitted to the Planning Commission on June 25, 1981, by a Mr. Richards, recommending relocation of the building; and 5. A copy of proposed rezone conditions, in the form of a contract rezone, submitted to the Planning Commission by the applicant on July 23, 1981. ; •Z. • H W' • '2 .6 • J C); • ;CYO:. w W =. W O' J. LLQ • . I- W M. • Z Z IF-; .W Wi • W'i LLH Cr • W t~=! Off'!_. ,Z 4 i Mr. Larry Hard, Esq. July 27, 1981 Page 2 At the July 23, 1981 hearing, the Planning Commission passed a motion recommending that the City Council grant the rezone, subject to certain conditions. While I do not yet have the exact record of the language of those conditions, it is my understanding that the Commission's action consists of: 1. A recommendation to the City Council that the Council approve the rezone according to Exhibits A, B, i C of Application 81 -21 -R. Those exhibits consist of site plan drawings, elevations, and sections. The rezone is subject to the following conditions: a. The applicant is to provide an instrument that meets the approval of the City Attorney which will provide that: (1) Development of the property under the C -1 classification shall be limited to a single office building which say contain related non - retail service uses customarily incident to office use. (2) Setbacks and width of formal landscape areas shall be depicted on Exhibit B of Application 81 -21 -R. 2. Approval of the rezone application is predicated on prior or concomitant approval by the City Council of a compre- hensive plan amendment for the site of "office" designa- tion. 3. Development plans, including but not limited to site, elevation, landscape and building materials shall be subject to review and approval of the Planning Commission sitting as a board of architectural review. In its re- view, the board shall review a comprehensive native tree inventory prepared by the applicant, with the intent of saving as many trees of good health and significant size as possible. The board shall also analyze off -site noise impacts on adjoining land uses and require adequate miti- gation of such impacts, through use of a masonry sound barrier or other effective means. The board shall also insure that adequate control of off -site visual privacy intrusion and lighting glare into the single family areas provided. Decorative landscape areas shall be served by automatic irrigation equipment. . Z • W' Q 2. W.�, U co 0 CD =' CO WO uQ +..: w W; _. Z F— Oi Z LLI 2 j!: CI 'al 11J'i H U! Z c..) '22 Z. O Z Mr. Larry Hard, Esq. July 27, 1981. Page 3 5. The revised exhibits submitted by the applicant at the July 23, 1981 hearing are to be considered binding conditions on the rezone. Those exhibits include the proposed rezone conditions and modified site plans to relocate mechanical equipment from the roof of the struc- ture to ground level and decreasing the elevation of the building. 6. Recommendation of approval of this rezone does not constitute approval of ingress and egress from 65th Avenue South, which shall be further reviewed by the Board of Architectural Review. We believe that the proposed rezone conditions submitted by the applicant, in the form of a contract rezone, will satisfy the requirements of the staff and the community. Please let me know if we can provide any further information. Sincerely yours, iJ t chard E. McCann cc: Brad Collins Planning Director City of Tukwila James Curran Curran,Klewno, Johnson & Curran Joseph Lynch Robert Paterson 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 15 17 18 19 20 21 22 23 24 25 26 27 28 20 30 31 32 33 34 35 38 37 38 89 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 as as 60 61 CITY OF TUKWILA Planning Commission P&L COMPANY REZONE APPLICATION 81 -21 -R PROPOSED REZONE CONDITIONS P&L Company, applicant for rezone of certain property de scribed in the application from R -3 to C -1, offers the attach= conditions for consideration by the Planning Commission. DATED: July 23, 1981 Respectfully submitted, PERKINS, COIE, STONE, OLSEN 4 WILLIAMS Attorneys for P&L Company PROPOSED. REZONE CONDITIONS - 1 Proximo, Co. I[ *TONS. OLNN • WILLIAM. MOOWANIINSTON SW&OIN/ SIATf .B. WAMIM .TQ.S N1O1 (101) 111.11770 UJi -J 0 0:•. CO W; W =i J F.. W 0! co o _ W i Z � W W rsi W W' W ~- Z; 111 ~ ". Z CONTRACT REZONE P&L Company, a Washington partnership, composed of Joseph W. Lynch and Robert L. Paterson, have contracted, subject to rezone, to purchase the following described real property, located in the City of Tukwila, King County, Washington: Lot 17, Interurban Addition to Seattle, according to the Plat recorded in Volume 10 of Plats, Page 55, in King County, Washington. Except that portion lying North of line described as follows: Beginning at a point on West line 210 feet North from Southwest corner, thence North 89' 47' East 630 feet more or less to intersection of West line of 65th Avenue South and except portion conveyed to the City of Tukwila by deed recorded under Auditor's File No. 7108120423. P&L has applied to the City of Tukwila for a zoning re- classification from R -3 to C -1 of the above - described property, for construction, operation and maintenance of an office build- ing. The Planning Commission, City of Tukwila, has considered the application for zoning reclassification, documents attached thereto, the Planning Division's Staff Report, and finds: 1. The proposed rezone is consistent with policies of the City of Tukwila Comprensive Plan providing for office development as buffer zones between residential areas and commercial areas, providing that certain conditions and limitations are placed on use of the property. 2. The rezone as applied for, subject to the terms and conditions contained herein, is in the inter- est of the public health, safety and general wel- fare. NOW, THEREFORE, the Planning Commission recommends to the City Council, City of Tukwila, that the rezone applied for should be granted, subject to execution of a contract by P&L Company, with the City of Tukwila, as follows: �"�� + Z a• • ..JU' 0O W =: LL a; • I- W • Z I: W W; 2 • 0.= ,pI: • W W'; • •Z. -- = Z. In consideration of the adoption of an ordinance by the City of Tukwila, reclassifying the above - described property from R -3 to C -1, P &L hereby agrees, as conditions of the rezone, and upon closing of the purchase of the above - described property, as follows: USE 1. The above - described property shall be used for the construction, operation, and maintenance of a single office building, as shown by plane and drawings submitted with P &L's application 81 -21 -R to the City of Tukwila, as those plans may be modified by the Board of Architectural Review, as herein provided. 2. The single office building purposes, which may include related non - retail services customarily incident to office uses. 3. The office building is intended during weekday business hours. shall be used for office SITE PLANS 4. Site Development plans shall be approval of the City of Tukwila Planning a Board of Architectural Review (BAR). will include, but not be limited to: a. Building height shall not uses to operate primarily subject to review and Commission, sitting as Architectural review exceed two stories. areas shall Setbacks as d picted width Exhibit B, ofanapplica- tion 81 -21 -R. A 20 -foot setback will be landscaped and maintained on the north and west property bound- aries. The landscaping shall be designed, placed and maintained to provide a barrier at 64th Avenue South. c. A comprehensive native tree inventory of the site shall be prepared by the applicant and submitted to the BAR. Site development shall provide for the -2- 072381/5/7200R saving of as many trees of good health and significant size as appropriate and as approved by the BAR. ACCESS 5. There shall be no entrance or exit between the prop- erty and 64th Avenue South, which shall remain a dead end street for use only by the adjoining residential area. 6. Primary access from the property shall be through the existing phase 1 Xerox Building site, described below, to Southcenter Boulevard, and shall be protected by the recording of an easement for ingress and egress over and across the Phase 1 property, to the extent of P&L's interest, in favor of the property. The Phase 1 Xerox Building site is located in King County, Washington and is legally described as follows: That portion of the Wm. H. Gilliam Donation Clain No. 40, Township 23 North, Range 4 East, W.M., de- scribed as follows: Beginning 1336.78 feet West and 1501.50 feet North of the Southeast corner of Section 23, Township 23 North, Range 4 East, W.M.; thence East 250 feet; thence South 325.50 feet to North line of County Road No. 622; thence Westerly along said North line to a point South of beginning; thence North to beginning, EXCEPT por- tion conveyed to King County for Renton -Three Tree Point County Road by dead recorded in volume 1505 of deeds, page 486, under Auditor's File No. 2685209, records of said county. (Consisting of 101,155 square feet, more or less.) CONSTRUCTION 7. P&L Company shall require its contractors to take all reasonable steps to ensure that construction activity is con- fined to normal working hours, equipment is muffled to reduce noise, and dust control measures are followed. -3- 072381/5/72008 .....�. � .. EFFECTIVE DATE 10. The terms and conditions of this agreement shall apply immediately upon the effective date of an ordinance rezoning the above - described property from R -3 to C -1, and will continue in full force and effect thereafter under the current City of Tukwila zoning code, or any subsequent revision or modification thereto. 11. It is .understood and agreed that the above- described property may be rezoned "P -0 District," (Professional Office) by the City of Tukwila, pursuant to a new zoning ordinance now being considered by the City of Tukwila, and that upon such reclassification the terns and conditions of this agreement shall remain in full force and effect. MODIFICATION 12. The terms and conditions of this agreement may be modified and amended only by written instrument signed by the 'parties hereto, or their successors or assigns, and only after written notice to property owners within 300 feet of the site and hearing before the City of Tukwila Planning Commission. -4- 072381/5/7200R A«C•OPAOC ot,l <c ANCHO•A.t.AU•PA •••0I 0wa•OT•f »••f01 tCItCOn[IN•R,•at••[.o• PERKINS. COIE,STONE. OLSEN & WILLIAMS 1.00 WASHINGTON •UILOING srATTLC.WASH,NOTON 0•I01 VILCP «O «[e ta.•ua..no tfL[COPII.Ito.•.•f•.,•• E.. "PERKINS Sutttt' TCLE*:•[•oal. PLEASE ICILY TO •CATTLC O„ICC June 8, 1981 PLf.I«O.Ow,t .•TO « NP wnc • THOPONOTON.I •tu..M. ,u Honorable Frank Todd, Mayor City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Mr. Gary Van Dusen, President Tukwila City Council 6200 South Center Boulevard Tukwila, Washington 98188 Re: Tukwila Area Rezone P&L Company Rezone Application Dear Messrs. Todd and Van Duesen: P&L Company, a Washington partnership, composed of Joseph W. Lynch and Robert L. Paterson, have contracted to purchase, and have filed an application to rezone, the follow- ing described real property: Lot 17, Interurban Addition to Seattle, according to the Plat recorded in Volume 10 of Plats, Page 55, in Ring County, Washington. EXCEPT that portion lying North of line described as follows: Beginning at a point of a West line 210 feet North from Southwest corner, thence North 89.47' East 630 feet more or less to inter- section of West line of 65th Avenue South and Z. i ' QQ D' J01 ,w0 w w; WI In J fir; W O, co_D. W H0':. Z H1. W W::.. D.p; i0 H; '!1- VI 1J.. ~O Z. t Honorable Prank Todd, Mayor June 8, 1981 Page 2 EXCEPT portion conveyed to the City of Tuk- wila by Deed recorded under Auditor's Pile No. 7108120423. This parcel is located Northwest of the Tukwila City Hall and abuts 65th Avenue South. The development will be phase II of the original project referred to as the Xerox Building, also developed by P&L Company. Attached is a vicinity map showing the location of the property. The parcel is presently zoned R -3, for three - family dwell- ings, and is designated for Medium Density Residential in the Tukwila Comprehensive Land Use Plan Map. We understand that the proposed area rezone, Proposed Zoning Ordinance Draft 4, would classify the property as R -3, for three and four - family dwellings. The existing Xerox Building is proposed as P-O. Professional and Office. P&L Company seeks a rezone and, if necessary, an amendment to the Comprehensive Plan, to allow office development of the site. The existing Xerox Building is zoned C -1. Accordingly, C -1 is requested for Phase II. Under the proposed code, draft 4, it appears that the applicable zone would be P-0, Profes- sional and Office District for both the existing Xerox Building and Phase II. We anticipate that consideration of this rezone will follow present procedures for hearing and review. In order to avoid later conflict with the council's area rezone efforts, however, it is requested that the zoning classification of this parcel be changed to P-0 District in the present area rezone proceed - ings to conform to the existing Xerox Building parcel. If, however, consideration of the P&L rezone cannot be integrated into the area rezone proceeding, we request that the zoning classification for this parcel be removed from consider- ation in that proceeding, to be determined as a separate rezone application under existing procedures. Please include this letter in the record of proceedings of the area rezone. ' Honorable Frank Todd, Mayor June 8, 1981 Page 3 We will be available at your convenience to discuss these alternatives with the council or the planning staff. truly rs, Ir.i1A---- Richard E. McCann Attorney for P&L Company REN/wg cc: Joseph N. Lynch Robert L. Paterson Brad Collins, Planning Director City of Tukwilla Maxine Anderson, City Clerk, City of Tukwila u f Y VF I UKWILQ WASHINGTON ORDINANCE NO. /4,230 AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON AMENDING THE COMPREHENSIVE PLAN MAP Z H ON �W, � 0' CD WHEREAS, P i L Company, a Washington General Partnership, CD D filed a petition on June 8, 1981 to have certain real property mined aD by that partnership reclassified from R -3 to C -1; and WHEREAS, the comprehensive plan map for the City of Tukwila indicates that the subject property is to be used for residential purposes; and WHEREAS, the current zoning of the subject property is for multiple residential use; and WHEREAS, the Planning Commission of the City of Tukwila held a hearing on June 25, 1981 to consider both the zoning reclassification request and the proposal to change the comprehensive plan map; and WHEREAS, the City Council has reviewed the Planning Department file on this matter, reviewed the Planning Commission's recommendation regarding this project and has listened to and reviewed a presentation by the property owners and their representatives, NOW, THEREFORE, the City Council of the City of Tukwila, Washington does ordain as follows: Section 1. The comprehensive plan map is hereby amended to show that — t :e property described in Exhibit A attached hereto shall be included within the professional /office designation. PASSED BY THE CITY COUNCIL OP THE CITY OP TUKWILA, WASHINGTON at a regular meeting thereof this /S94 day of ,d,d , 1981. Ap roved as to Form: O t Attorney, torney, Hard Attest: ence E. yor .S1 •Yns: erk �t, Published Record Chronicle - September 20, 1981 . ••• UO 0 • CO W W ='. iLt • 1 W • 1- O. ,Z H. Wait, O N: • • ,OI `W W; 1--V Ot • Z. •Z' REAL PROPERTY DESCRIPTION EXHIBIT A Lot 17, interurban Addition to Seattle. according to the Plat recorded in Volume 10 of Plats. Page 55, in King County, Washington. Except that portion lying North of line described as follows: Beginning at a point on West line 210 feet Worth from Southwest corner, thence North 89. 47' East 630 feet more or less to intersection of West line of 6Sth Avenue South and except portion conveyed to the City of Tukwila by deed recorded under Auditor's Tile No. 7108120423. TOrETEER WITH: All of Lessor's right, title and interest in and to that portion of Macadam Road, as located by Ring County Survey, No. 639 "a ", lying Westerly of a line perpendicular to the Northwesterly margin of said Macadam Road at its intersection with the Westerly line of that portion of the ' William H. Gillian Donation Claim No. 40, in Township 23 North, Range 4 Last, N.K., as conveyed to H. Wayne Anderson and Ardetb Anderson, his wife, by deed recorded under Auditor's Tile No. 5845225, and lying North of the Northerly margin of the Renton -Three Tree Point Road No. 2649. TOGETHER WITH: Road and utility easement granted by.James S. Huntington and Helen Diane Huntington to Lessor recorded under Ring County Division of Records and Elections No.7910240948 , as amended amendment recorded under No. 7910180588 . 1908 City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Frank Todd, Mayor PLANNING cal4ISSION 1 Minutes of the regular meeting of 25 June 1981. j The meeting was called to order at 8:04 p.m. by Chairman Richard JCirsop. Commissioners Arvidson, Avery and Orrico were present. Staff present: Brad Collins, Planning Director and Mark Caughey, Associate Planner. APPROVAL OF MINUTES MOVED BY NR. ORRICO, MINKS. AVERY'S SECOND, TO APPROVE THE MINUTES OF THE REGULAR MEETING OF 28 MAY 1981 AS PUBLISHED. MOTION CARRIED UNANI- MOUSLY. CITY COUNCIL ACTION REPORT A) Proposed Zoning Code (Draft 14, revised) Mr. Collins noted that Interurban Avenue and McNicken Heights sub- area zoning map review have been the predominant subjects recently; Administrative regulations, height, parking, landscaping will follow. Staff anticipates completion of the review sessions on or about 20 July. A wrap -up public hearing would likely follow in mid- August. B) Sumwood Phase III Rezone (81 -S -R) The rezone has been passed with the stipulation that an extra Jacuzzi spa unit be included as part of the Phase III recreation facility • package. PUBLIC HEARING (concurrent) A). Application 81 -22 -CPA: (P8L Co.) Requesting amendment to the Compre- hensive Land Use Plan to redesignate 3.1 acres at the northwest quadrant of Southcenter Blvd. and 65th Ave. So. from high density residential to office use. ) Application 81 -21 -R: (P6L Co.) Requesting rezoning of 3.1 acres at the Northwest quadrant of Southcenter Blvd. and 65th Ave. So. from R -3 to C -2. U O.: N 0 ▪ (A W W W O' 2 qJ, (Di ▪ na =;. uj Z.1—.. C3 F Wkuj Z, W U =. O I— Z Page -2- Planning Camdssioq' 25 June 1981 Mr Caughey presented the staff reports. Richard McCann, Attorney for the applicants, introduced the members of the project development team.' Architect Omer Mithun presented a slide photography program highlighting design parameters of the site plan and building layout. Generally, the conclusions and stipulations of the staff report are acceptable with the exception of the language which appears to require installation of a masonary sound barrier. They wish to strike -out that specific reference and allow the B.A.R. to investigate other solutions. Mr. McCann returned to the podium, and urged that an alternative vehicle to the deed restriction and covenant running with the land be considered to allow the land -owner greater flexibility in future decisions affecting use of the site. He noted that there exists a high probability that the property owner of the Xerox site would be willing to grant an access ease- ment to the P$L site; however, it is not clear yet what would be the most advantageous means by which to document that right of access. Mr. Kirsop declared the public hearing open at 8 :22 p.m. John Richards, representing a group of home- owners in close proximity to the proposed P$L project, presented a list of concerns which they believe should be addressed in the Planning Caanission's hearing process. In regard to the medium density housing potential displacement contained in the Caprehensive Plan Amendment Staff Report, Mr. Richards stated his belief that the existing high percentage of multiple - family housing avail- able in Tukwila relative to surrounding comnmities should be taken into account. Mr. Richards also noted a possible drafting error in the sectional view of the building north -to -south; the actual building height will be above the floor level of the adjoining hamesite to the north. He also suggests that the buiding be moved closer to 65th Ave., consistent with the Housing Authority buniiding layout, and that direct access to the parking area be provided £ram 6Sth Ave. Edward Robinson, nearby resident, emphasized his concern about the potential noise impacts of the project. He noted that unacceptable noise patterns are present already on the Xerox site. However, if noise impacts are controlled, he does not object to the development. The public hearing was closed at 9:16 p.m. Mr. Orrico inquired as to the status of ownership; Mr. McCann explained that Messrs. Lynch and Patterson are contract purchasers. The staff's proposed one -year time limit for beginning construction was questioned. Mr. ) th n asked that an extension clause be added. l—' • Z, • mdW 2, QQ , • Wes' u) W W = ,' JH Nhl' uj -J, 'AL <,•,..• •— • • S, • Zl .W W' 7 1 V, W Z„ Page -3- Planning Carnissiot 25 June 1981 In response to Hr. Kirsop's question, Mh. Richards presented an alterna- tive size layout diagram showing the building placed closer to 65th Ave. and depicting a driveway access corridor from 6Sth Ave. to the park- ing area along the north edge of the site. W. Mithun explained their willingness to study further the proposed alternatives. In closing, Mr. Richards urged the Planning Commission not to separate de- sign considerations from the rezone decision-making process. Mr. Collins pointed out that the City Council is considering zoning re- classification for this site in the content of its review of draft ordi- nance 14. They are fully aware of the application for rezone now pending before the Commission, and their actions do not prejudice full considera- tion of this proposal. MOVED BY MR. ARVIDSOV THAT THE PLANINING CChf4ISSION RE02144ETD TO THE CITY COUNCIL APPROVAL OF APPLICATION 81- 22- CPA, AMENDING THE 014PREH NSWE LAND USE PLAN FROM MEDIUM DENSITY RESIDENTIAL TO OFFICE USE DESIGNATION, SUBJECT TO THE FOLLOWING STIPULATIONS: 1. FIELD CONSTRUCTION OF AN OFFICE DEVELOASNI SHALL BEGIN WITHIN ONE (1) YEAR OF THE EFFECTIVE DATE OF THE ORDINANCE I4PL3 1FING THIS OOTtPRE- HENSIVE PLAN »1ENOCNI OR CONTINUANCE THEREOF. IF OWSTRUCTICN DOES NOT BEGIN WITHIN ONE YEAR AS REQUIRED, THE COMPRE- HENSIVE PLAN AMOE I N>ENI SHALL BECOME VOID, AND THE =DESIGNATION SHALL REIURN IDMEDIATELY TO "MED1M4- DENSITY RESIDENTIAL." 2. ANY OFFICE DEVELOPMENT PROJECT PROPOSED CV THIS SITE SUBSEQUENT TO FINAL ACTION ON THE COMPREHENSIVE PLAN AMENDMENT' SHALL REQUIRE BOARD OF ARCHI- TECTURAL REVIEW APPROVAL PRIOR TO ISSUANCE OF BUILDING PERMITS. THE INTENT OF SAID REVIEW SHALL BE 70 RESTRICT OFFICE DEVELMENT INTENSITY TO A LEVEL APPROXIMATING FOUR FLAX RESIDENTIAL USAGE, AS ANALYZED IN TERMS OF NOISE CONTROL, ON -SITE CIRCULATION, AND BUILDING HEIGHT. MR. ORRICO SECO1DED THE NOTION. After discussion, 14r. Arvidson agreed to re -state stipulation I as follows: 1. FIELD 0WSTRUCTION OF AN OFFICE DEVELOPMENT SHALL BEGIN WITHIN ONE (1) YEAR OF THE EFFECTIVE DATE OF THE ORDINANCE D PLHMENTING THIS MITRE - HENSIVE PLAN AME RIM OR 0311TIMUA1 E THEREOF SUBJECT TO A PUBLIC HEARING. IF CONSTRUCTION DOES NOT BEGIN WITHIN ONE YEAR AS REQUIRED THE COMPREHENSIVE PLAN AMENDMENT SHALL BEO:NE VOID, AND THE USE DESIGNATION SHALL RETURN IMrEDIATELY TO 'MEDILN-DiNSITY RESIDENTIAL." Staff explained that the rationale of their proposed wording of the stipu- lation is to provide a public hearing prior to extending construction time limits so that the public may be kept informed of the reasons bringing - about delay. NDVED BY MRS. AVERY, WITH M. OtRIOO'S SECOND TO AMEND THE MAIN NtYTIC* TO Page -4- j .Planning Commission• ! '25 Jtaie,1981. ' 1 i REQUIRE NOTIFICATION OF NEARBY PROPERTY CNNERS OF SUBSEQUENT ACTION ON THIS PROJECT BY THE BOARD OR ARCHITECTURAL REVIEW. MOTION CARRIED. MAIN MOTION AS AMENDED APPROVED UNANDEUSLY. After sane discussion, it was the Camnission's consensus that more study of the site design issues affecting the rezone application is in order. MWID. BY loft. ; ORRICO;: IVITH: MR:' ARVIDSON'S SEOXID, .10 TABLE APPLICATION 81-21 -R WITH :.INSTRUCTICN.10.THE:APPLICANI :TC NDRK WITH THE NEIGHBORING PROPIRIY:ORNER.S .T0 ATTH.VF RESOI1rFION, OF •T E ISSUES RAISED DURING THIS NEETING`.MOTION ,CARRIED.. Mr. Arvidson asked for clarification of the staff's suggested use of a masonry sand barrier. Mr. Mithm suggested their willingness to work out an individual solution with each abutting property owner. BOARD OF ARCHITECTURAL REVIEW A. Development Plan - BSH Investments, Phase II. Requesting approval of site and architecture for an office - warehouse complex at the easterly terminus of Upland Drive. Mark Quaghey presented the staff report. Herb Bittman, Project Architect was present on behalf of the application. Mr. Bittman presented a revised site layout diagram which attempts to address the matters raised in the staff report. The revised proposal res- tricts access across the rail easement to two points, eliminates truck man- euvering over the tracks and provides access to the future extension of Minkler Boulevard. He emphasized his willingness to murk cooperatively with the City and the Union Pacific Railroad to resolve project concerns. Frank Haverkanp, representing Union Pacific Railway, agreed with the areas of concern expressed in the staff report. A copy of the rail easement document was distributed and discussed. Mr. Collins described the work done to date on the proposed Local Improve- ment District which will include improvement of Minkler Blvd. He emphasized the potential advantages to the property owner, the railroad and the City by accessing the site from Minkler Blvd. once it is improved. After discussion, it was the Board's consensus to accept the staff's re- quest for a continuance of this matter to allow further research an the access issue. MOVED BY MS. AVERY, WITH MR. CORICO'S SECOND, TO TABLE THE BSH PHASE II DEVELOPMENT PLAN APPLICATION PENDING RESOLUTION OF ACCESS ISSUES DISCUSSED IN THE STAFF REPORT. ?ACTION CARRIED. W ,J 0. 0O; W = I—; N LL-, W 0;. LL. Q:. H W. Z I— 0 LU Q' 0 I- 'S V;. I— — :O 4 CITY OF TUKWILA PLANNING DIVISION CITY COUNCIL STAFF REPORT AGENDA ITEM_.__• 81- 22 -CPA P$L Company Corp. Plan Amendment INTRODUCTION At its regular meeting of 25 June, 1981, the Planning Commission voted to recommend to the City Council that the Comprehensive Land Use Policy Plan be amended to redesignate 3.1 acres north of and adjacent to the Xerox building on Southcenter Blvd. from 'medium density residentia:" and "low density residential" to "office" use. The applicants intend to use the site for a second -phase office develop- ment complementary to the Xerox Build- ing. To accomplish the office development objective, modification of the site's current R -3 zoning to C -1 is necessary. ] A rezone application for this site was filed simultaneously with the Comprehensive Plan Amendment request, and a concurrent public hearing thereon was held before the Commission. How- ever, numerous zoning - related site design issues raised by the staff and by the nearby property owners were left unresolved. Thus, the rezone action will be delayed in arriving at Council until a consensus is reached on those matters. S C=R Ar DISCUSSION The principal concern with the proposed Comprehensive Plan Amendment is the unavoidable reduction of land area in Tukwila deemed suitable for use as medium - density, multiple- family residential development. After comparing the exisiting and remaining housing potential using "R -3" zoning as that which corresponds most closely with medium - density use districts of the Comprehen- sive Plan, we concluded that removal of the P6L property from medium- density multiple - family usage (defined as residential density ranging from 6 -16 units /acre) represents a significant reduction in the amount of land area available to the City to meet its internal obligations for diverse housing opportunity. About 508 of existing vacant R -3 lands would be removed from the current zoning map, and 201 of Such land would be taken away under the Proposed Draft 84 map. Assuming full buildout of the 3.1 acre site at 16 units /acre, an actual loss of 49 units will occur. Further, the Pf,L site is • Page -2- 81 -22 -CPA ( not considered an area of special development consideration, meaning that full build- outunder "medium density" (16 units /acre) is likely. Almost half of the vacant R -3 lands under the existing zoning map are in special, environmentally sensitive areas. Nearly two- thirds of vacant R -3 lands ...der "Draft 4" are so designated. These properties are constrained in some manner by natural factors, and full- intensity development is not as likely. Thus, the importance of unconstrained land such as the P$L site to absorb a full measure of medium density residential growth demand is heightened. Staff noted that both the King Subregional Plan (endorsed by Council in February, 1980), and the "residence" element of our Comprehensive Plan, emphasize the need for variety in type and configuration of housing in the community. While conceding that approval of the proposed amendment may reduce medium- density potential, both the neighboring owners who testified at the hearing, and several of the commissioners stated their belief that Tukwila's total supply of multi - family land (R -3, R -4 and R -M -H combined) evidences more- than- adequate recognition of the City's obligation to provide diversified housing opporrmity relative to its employment base. The Commission also noted that the Comprehensive Plan encourages placement of low- intensity office activity as a buffer between single - family and commercial boulevard uses. RECCMENDATION While the staff would like to have encouraged more depth in discussion of the housing - related impacts implicit in this application before the Colais- sion rendered its decision, it is fair to conclude that the Commission's concerns, if any, were adequately resolved in public hearing testimony. he recommend, therefore, that the City Attorney be directed to prepare an appropriate ordinance amending the Comprehensive Plan for the property illustrated on Exhibit "A" and described on Exhibit 'B" (both attached), and containing the following stipulations: 1. Field construction of an office development shall begin within one (1) year of the effective date of the ordinance implementing this Compre- hensive Plan•Ameidment or continuance thereof following a public hearing. If construction does not begin within one year as required, the Comprehensive Plan Amendment shall become void, and the use de- signation shall return immediately to 'medium- density residential." 2. Any office development project proposed on this site subsequent to final action on the Comprehensive Plan Amendment shall require Board of Architectural review approval prior to issuance of building permits. The intent of said review shall be to restrict office deve- lopment intensity to a level approximating four plex residential usage, as analyzed in terms of noise control, on -site circulation, and building height. 3. Property owners within 300' of the subject site shall be notified of subsequent Board of Architectural Review actions affecting its development. • SHE rITHuD1 ASSOCIATES !Li • c-zc- s &ate. ET naz vu2, AV vat Q 4e:t"._C 2Q -t a .0.2.3 41' 5.17. 2. SUBJECT PROPERTY TUKWILA Y HALL TUKWILA PARKWAY ,w1fVCN1Cfl VICINITY MAP • ..zoos n ANDOVER INDUSTRIAL.4.. c c i;• -;.3 + t EXHIBIT B n Addition toaSeattle ,nboundedfonothe7Northe yraan line parallel to the North line of said Lot 17, recorded in Volume 10, page 55. of plats, records of said county, more properly described as: The thereof) ofe Lot (measured 17, eccords of w the west lie said county, n TOGETHER WITH right of way of present driveway leading thereto (19'2'); The above containing a total of 3.1 acres, more of less. current ..oning M"ft 4 .Doing CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT AGENDA ITEM 81 -22 -CPA P & L COMPANY INTRODUCTION -4 The applicants are requesting an amendment to the Comprehensive Plan to redesignate 3.1 acres north of and adjacent to the Xerox Building on Southcenter Blvd. from "medium density residential" and "low density residential" to "office" uses. The applicants intend to use the site for a second -phase office development comple- mentary to the Xerox Building. The parking area for this second -phase project will be enlarged beyond minimum code requirements to accommodate overflow demand levels at the Xerox site. DISCUSSION The principle concern of staff relative to '° this request for modification of the Compre- !! / 1/E hensive Plan is the intended reduction of land area in Tukwila deemed suitable for use as medium - density multiple family housing. To assess the quantitative impact of converting 3+ acres of potential "medium density" land to non- residential use, we have developed an inventory of existing and remaining housing potential using "R -3" zoning as that which cor- responds most closely with medium density use districts of the Comprehensive Plan. INVENTORY OF R -3 LANDS IN TUKWILA ACRES TOTAL ACRES % ACRES % in A.C. DEV. TOTAL. VACANT TOTAL ASDC. TOTAL 16.6 10.2 _ 44.5 34.6 621 _6.2 _ 77% 15.3 38% 2.5_ 33% 10.3 151 23% ACRES % % VACANT VACANT VACANT wo.PaL REMAINING 19% 26% 401 3.1 67% 1 12.2 A.S.D.C. a: Area of Special Development Consideration HOUSING POLICY From the information contained in the table, we find that this Comprehensive Plan amendment application may present potential conflict with the existing and emerging statements of policy advocating the availability of multi - family housing in the community. In February, 1980, the Tukwila City Council endorsed, by resolution. the King Subregional Plan, as the reference document by which local growth manage- ment decisions will be guided. Under "phased growth objectives," the Subregiona1 P & L COMPANY Page 2 Plan states: "...stage growth to contribute to reasonable housing costs and the availability of housing for all segments of the population. There is a recognized scarcity of well located sites zoned for multi- family housing development; a situa- tion which may adversely affect the housing opportunities for young and elderly households." Tne focus of the Subregional Plan is to intensify growth pressures withii, the county in those areas which are already committed to urbanization, as opposed to allowing new growth (or sprawl) to occur unchecked at the urban /rural fringe. Tukwila, because of its burgeoning employment base and access to major trans- portation corridors, has been designated a "secondary metropolitan" activity center. This designation is the most intensive in the subreglonal plan, second only to the central business district in Seattle. It is the expectation of the subreglonal plan philosophy that jurisdictions encompassing intensive centers of employment opportunity will also assume the responsibility to provide suitable quantities of land area for housing a reasonable number of those persons at- tracted by the local job market. Naturally, a portion of that housing demand will be for multi- family configurations: apartments or condominiums. • The Tukwila Comprehensive Plan predates the King Subregional Plan by several years. However, many of the policies therein are indeed visionary in that they already anticipate, on the local level, the crucial questions of housing advocacy confronting the region as a whole: - "Residence ": Objective 1 - Assure a diversified supply of housing in the Planning area. • Policy 1. Encourage housing developments which provide a diversity of housing types. Policy 2. Encourage the development of owner - occupied multiple - family residential units. Removal of the P & L property from medium - density multiple - family usage (de- fined as residential density ranging from 6 -16 units /acre) represents a signi- ficant reduction in the amount of land area available to the City to meet its internal obligations for diverse housing opportunity. About 50% of existing vacant R -3 lands would be removed from the current zoning map, and 20% of such land would be taken away under the proposed Draft t4 map. Assuming full build - out of the 3.1 acre site at 16 units /acre, an actual loss of 49 three or four plex units will occur. Further, the P & L site is not considered an area of special development consideration, meaning that full build -out under "medium density" (16 units /acre) is likely. Almost half of the vacant R -3 lands under the existing zoning map are in special, environmentally sensitive areas. Nearly two - thirds of vacant R -3 lands under "Draft 4" are so designated. These proper- ties are constrained in some manner by natural factors; full- intensity development is not as likely. Thus, the importance of unconstrained land such as the P & L site to absorb a full measure of medium density residential growth demand is heightened, and emphasizes the significance of its loss. MITIGATION The obvious strategy for offsetting this loss of multi - family housing potential on the P & L site is to "make up" an equivalent or greater number of units else- where in the community. Two possible alternatives are available to accomplish the translocation of medium density potential: P & L COMPANY Page 3 1. "Cumulative" zoning - Both the existing zoning code, and its potential suc- cessor, Draft 04 provide for R -3 (medium density) residential uses in "higher" zoning classifications, either as permitted or conditional uses. It is con- ceivable that lands elsewhere in the community carrying a higher zoning district classification could respond to market demand and develop in a four plex con- figuration. Certain sites in the Interurban Avenue Corridor, for example, have been shown to possess the appropriate amenities for multi- family usage. 2. McMicken Heights - During its review of Draft Zoning Ordinance d4 and its accompanying map, the City Council directed the Planning Department to analyze the suitability of certain vacant R -1 lands in the McMicken Heights area for higher density development. Preliminary investigation of environ- mental factors seems to indicate that medium density (R -3) uses may be ap- propriate on some of the approximately 18 acres involved in the study. Since the environmental constraints are significant in this area, full build out at 16 d.u. /acre is unlikely. However, even at a relatively low level of usage, say 11 units /acre, over 200 new four -plex type homes could be developed, more than offsetting the 50 units lost by this comprehensive plan amendment. RECOMMENDATION Staff recommends that the Planning Commission recommend to the City Council ap- proval of application 81 -22 -CPA, amending the Comprehensive Land Use Plan from medium density residential to office use designation, subject to the following stipulation: 1. Field construction of an office development shall begin within one (1) year of the effective date of the ordinance implementing this Comprehnsive Plan Amendment. If construction does not begin within one year as required, the Comprehensive Plan Amendment shall become void, and the use designation shall return immediately to "medium - density residential." 2. Any office development project proposed on this site subsequent to final action on the Comprehensive Plan Amendment shall require Board of Archi- tectural review approval prior to issuance of building permits. The in- tent of said review shall be to restrict office development intensity to a level approximating four plex residential usage, as analyzed in terms of noise control, on -site circulation, and building height. Z ry = H' QQ2, WD+. JU N W. W =; f- LL g J' LLQ:. op = d; _: LU Z � �j. p; iCI =W. V' 111Z� = 01—;. z �� - -. _.__... _ _ ._.. ANVdWOO 7 V d !!Od 1.33POdd Eilfa * :' z 3 m L u :z = H W • J U,, �. UO i :An U co al;, Wm; 1 • J O; J, L. _`. = d; Fw • z- z�,. w w. U; � o ;U U ;W ~O' Z; U N'. • O ~; Drinking Fountain DF Iron Pipe Ditch (CL) DH Junction Box |R JB Road Sign Rockery (top) RS RT Wetland Boundary WY Crosswalk XW Deck DK Juniper JR Ravine (CL) RV Down spout DN Low Area LO Redwood RW Dock DO Light Pole LP Sewer Line S- Deciduous DS Light Standard Spot Elev. (hard) SE Dirt (CL) DT Locust • LT Sign (generic) SG Dogwood DW Storm Line M- Shoulder SH Asphalt (edge) EA Mailbox Post M8 Storm Invert G\ Concrete (edge) EC Metal Culvert MC Swale (CL) SL Dirt (edge) ED Madrona MD Storm Manhole SM Gravel (edge) EG Sanitary Manhole • MH Soil Pit SO Edge Lawn EL Marker MK Spruce SP Elm EM Monument MN Sequoia SQ Landscape Edge ES Maple • MP Sprinkler Head SR 1? 0i/ • 15 = • • 6 , -- co w Lu ' «m ' u_ ju 0 IL. to z� co ui 0 ��. 0+ LL.�� z 0 SURVEY FIELD DESCRIPTION COD Mh AH Roof Line Eave Face Curb EV FC Storm Mark (UG) Metal Cover MU MV Steps Tree Stump Telecom. Line ST SU T- Apple 9 AP Alder 6 AR Fence FE Overhead Cover OH Mpen AS Finish Floor Elev. FF Oak OK Log Border — Tank TB TA Air Valve AV Fog line FG Power Line P- Back of Curb BC Fire Hydrant FH Path PA Ditch (top) Toe TD TE Bridge BE Fill Pipe FL Phone Stand box PB Building BG Finish Grade FN Plastic Culvert PC Theoretical TH Bush BH Flag Pole FP Parking Divider PD Tack & Lead TK Birch BI Douglas Fir . FR Pear PE Traffic Pole TL Break (slope) BK Fire Escape FX Piling PG Telecom. Manhole TM Tree/Bush Line BL Gas Line G- Utility Patch PH Top TO Bench Mari< BM Guy Anchor GA Pine PI Tele_phone Pole TP Bench (park) BN Garbage Container GB PK Nail PK Traffic Switch Box TS Blow-off BO Guard Post GD Planter PL Trans. Tower TT BBQ Grill BQ Gravel (CL) GL Plum PM Traverse Point TV Back of Walk BW Gas Meter GM Post PO Top of Wall As•halt Drive CL CA Gate Post GP Power Pole PP Pla •round Eau's. TY Catch Basin ^ CB Guard Rail GR Poplar • PR Utility Box • UB Concrete Culvert CC Ground Shot (soft) GS Parking Meter PS Utility Pole UP Cedar n CE Gas Mark (UG) GU P.O.T. PT Vent VT Coniferous CF Gas Valve GV Power Mark (UG) PU Water Line W- C|eahngEdge CG Guy Pole GY Power Transformer PX Water (bottom) WB Channel Flow CH Hub HB Property Line PY Well WE Property Comer CN Hedge HE Root Line R- Water Faucet WF Clean-out CO Hemlock • HK Railing RA Water Manhole WH Cypress CP Hmwdhoicie HN Rockery (bottom) R8 Water Tank WK Control Station CS Handicap Ramp HR Road (CL) RD Wall WL CATV CT 'Horse Chestnut HT Reber &Cap RE Water Meter • WM Chestnut f CU Hi-water Mark HW Rhododendron RH Water (surface) • WS Concrete Vault " CV Holly • HY Rock RK Walnut WT Cottonwood CW Hazelnut HZ Railway Line RL Water Valve WV Cherry • CY Inspection Cover IC Retaining Wall RN Willow " WW Drinking Fountain DF Iron Pipe Ditch (CL) DH Junction Box |R JB Road Sign Rockery (top) RS RT Wetland Boundary WY Crosswalk XW Deck DK Juniper JR Ravine (CL) RV Down spout DN Low Area LO Redwood RW Dock DO Light Pole LP Sewer Line S- Deciduous DS Light Standard Spot Elev. (hard) SE Dirt (CL) DT Locust • LT Sign (generic) SG Dogwood DW Storm Line M- Shoulder SH Asphalt (edge) EA Mailbox Post M8 Storm Invert G\ Concrete (edge) EC Metal Culvert MC Swale (CL) SL Dirt (edge) ED Madrona MD Storm Manhole SM Gravel (edge) EG Sanitary Manhole • MH Soil Pit SO Edge Lawn EL Marker MK Spruce SP Elm EM Monument MN Sequoia SQ Landscape Edge ES Maple • MP Sprinkler Head SR 1? 0i/ • 15 = • • 6 , -- co w Lu ' «m ' u_ ju 0 IL. to z� co ui 0 ��. 0+ LL.�� z 0 6' -0' o.c. (TYP) li1111111111111111161 "911111 4 4 TRE ATED POST 1 x 4 x 6' CEDAR BOARDS (1 /4' SPACING) I i► 3" C UENT C C. 25' MIN BURY { CLASS C 2 x 4 TREATED TYPICAL —0" WOOD FENCE DETAIL N.T$. Air .hmat -r �. .:� - • ConterStatem :ETAINING WALL SYSTEM Patent Pending R-100 Natural (round sylit face) R-100 Natural (rani sylit face) manufactured by mutual materials co. 605 - 119th NE • PO Box 2009 • Bellevue, Washington 98009 • 206-455-2869 15791 SE Piazza Ave • PO Box 326 • Clackamas, Oregon 97015 • 503-655-7166 • • F-100 Khaki (fiat Flit face) CornerStoneTM Retaining Wall blocks are available in flat or round split face, and come in two colors—natural and khaki. They are suit- able for use on either large or small projects. Cornerstone RETAINING WALL SYSTEM Patent Pending CornerStoneTM Retaining Wall Blocks are manufactured by Mu- tual Materials Co., P. 0. Box 2009, Bellevue, Washington 98009. Phone: 206 - 455 -2869. Product Description Basic Use: The ComerStone Retaining Wall System is designed for use in either gravity retaining wall structures or mechanically stabilized, geogrid reinforced soil retaining structures. Applications range from low, lightly loaded gravity designed residential retain- ing walls to high (30 ft. or more), commercial and industrial geo- grid reinforced structures. Composition and Materials: The CornerStone Retaining Wall Sys- tem is comprised of individual concrete blocks consisting prima- rily of portland cement, coarse aggregate and fine aggregate. Color may be added for aesthetic reasons. Admixtures may also be added to improve product performance (strength, durability, efflorescence control). The ingredients are combined to make a "no slump" con- crete and are molded under vibration and pressure in concrete block manufacturing machinery. Standard shapes available are the R -200, R -100, and R -50 blocks (see figures below). The individual units are cored to R -200 8" x 18" x 22" R -100 8" x 18" x 12" R -50 4" x 18" x 12" decrease weight during installation and are later filled with free - draining aggregate. Solid cap units are also available in the R -100 and R -50 sizes (but without rear "wings "). Standard facing texture is a radial "split face," although straight split face units are avail- able in all three sizes through custom ordering. Technical Data Physical Characteristics: CornerStone Retaining Wall blocks are made to meet or exceed the applicable industry standards found in NCMA -TEK 50A, Specification for Segmental Retaining Wall Units, published by the National Concrete Masonry Association (NCMA). This specification requires a minimum compressive strength of 3,000 psi (20.7 MPa), and a maximum water absorption of 10 lb /ft' (160 kg /m'). Applications Standards: The CornerStone Retaining Wall Sys- tem is comprised of the individual concrete block units that are dry- stacked without mortar, soil and gravel infill, geogrid reinforc- ing (for soil reinforced wall designs), and a leveling pad. The r i" forced soil mass may be engineered, imported fill or native m rial according to the engineer's design. A geotextile may be placed behind the units to help contain fines in the backfill material. The leveling pad material is typically engineered fill, compacted to de- sign specifications. For reference, The Design Manual for Segmen- tal Retaining Walls, published by the NCMA lists design guide- lines for selection of leveling pad, drainage fill, reinforced fill and other required materials. Connection between units is made through use of two cy- lindrical concrete shear connectors, integrally cast into the bottom of each block. These shear "lugs" make contact with the front face of the unit core to, along with the free - draining infill material, re- sist soil pressures. In reinforced structures, layers of geogrid rein- forcement are placed between successive courses of block units. Connection between the block and geogrid is provided by the in- teraction of the infill material and the shear connectors. Installation General wall excavation and leveling pad (footing) construction is typically started first. The installer must be aware of the wall loca- tion from site surveys and stakes. The leveling pad excavation, a minimum of 6 in. (150 mm) deep and 18 in. (450 mm) wider than the CornerStone unit width is required. Engineered design may in- crease or decrease these dimensions as appropriate. Drain pipes t also be required for site drainage of the footing. The first course of the CornerStone units are set smooth and level. The shear lugs on the bottom of each block may be re- moved for leveling. The inside line of the core, or the smooth back of the units is used for alignment since the front split face may vary. The level of the first course is critical, and is checked of z.n. The first course is backfilled with the specified material. Drainage aggregate is placed in the cores of the units, and for a minimum depth of 12 in. (300 mm) behind the block wall. The backfill soil and drainage aggregate are compacted to design guidelines. Geo- grid is installed (if required on this first course). Successive courses of units are installed in a "running half bond" pattern. Shear connectors are placed downward, into the cores of the units below, and on top of any geogrid installed before. Drain- age aggregate is used to fill cores and for a minimum depth of 12 in. (300 mm) behind the block. Infill soil is placed and compacted to within 36 in. (900 mm) of the wall face. Geogrid is installed (if required) on top of the block and compacted soil fill. Care must be taken to minimize construction damage of the geogrid during the backfilling and compaction operations. Wall caps are installed upon completion, and may be glued with an adhesive if required. Loading of any design surcharges must not occur within 36 in. (900 mm) from the front of the wall face. Design tolerances for installation are as specified in The Design Manual for Segmental Retaining Walls. mutual materials co. M 605 - 119th NE • PO Box 2009, Bellevue, Washington 98009 • (206) 455 -2869 18230 SW Boones Ferry Rd. • Durham, Oregon 97224 • (503) 624 -8860 ; Z H W Q�Q2 —/ C.) U0. CO CY WW I • W W O H O N: 0 H =W LLO Z W O~ Z RETAINING WALL SYSTEM approach Patent Pending Mutual Materials is pleased to announce the development of our new CornerStone Retaining Wall System. The CornerStone unit is a durable, split -faced concrete segmental retaining wall block that can be used alone as a gravity retaining wall or with geogrid to become part of a mechanically stabilized earth system. The CornerStone system offers: • Hollow core design permitting flexible, economical construction. • Integral concrete shear key cast into each unit eliminating the need for pins. • Unique multi -split concrete face providing a sculptured stone appearance. • Tapered sides for use in straight or curved walls. Segmental retaining wall units uniform Toad 4" x 18" x 12" 4° wall batter -� R -100 8" x 18" x 12" Free- draining granular fill Reinforced soil backlit' R -200 8" x 18" x 22" Compacted granular footing For more information, including pricing and availability, contact your Mutual Materials representative. Typical Soil Reinforced CornerStone Segmental Retaining Wall Section i mutual materials co. A� 605 - 119th NE • PO Box 2009, Bellevue, Washington 98009 • (206) 455 -2869 18230 SW Boones Ferry Rd. • Durham, Oregon 97224 • (503) 624 -8860 + •'a J J mQ (n Z J w 0 �o STANDARD co BLOCK WALL Z J O 0 U U) '/. • Wes' of N 0 J �i • 0; LL Q; t-- W; • moo;. W W; off' I CI :W = Vi• Z. • N, • :o . ZQ w; U O' w w; wO = O: H. w. F- O z 1" UC • = V' LL. 0 w Z =, • F= _ O ,F-; z • NNNNN reR WWWWI] NNgg suskt I A. • -r t • • • , Z _ QQ. i W � O O; CO CIL CO IL: 2 gQ Cl • o UJ • ' 'gyp: oNj `w W. o Z' ui U `Z z From: Bob Giberson To: Carol- L @TUK- MAIL.6300 -PO, Date: 3/15/99 6:56am Subject: City Hall Parking Lot -Reply Plans don't show it, but we will be installing a 4 foot high cedar privacy fence along northeastern property line from 64th to 65th. Her letter asked for 6, but I showed her 4 ft plus 6 foot retaining wall will provide visual screening of her yard. Thanks for posting SEPA, I got buried with interesting issues on Thursday. .✓ % City of Tukwila Department of Community Development John W Rants, Mayor CITY OF TUKWILA PUBLIC NOTICE Steve Lancaster, Director Notice is hereby given that the City of Tukwila Board of Architectural Review and Planning Commission will be holding a public hearing at 7 :00 p.m. on March 25, 1999, located at 6200 Southcenter Blvd., to discuss the following: CASE NUMBERS: APPLICANT: REQUEST: LOCATION: PLANNING COMMISSION PUBLIC HEARING L99 -0017 City of Tukwila Revisions to Tukwila's landscape standards including lot perimeter and interior parking lot landscape requirements. City Wide BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: APPLICANT: REQUEST: L98 -0087 and E98 -0029 City of Tukwila To construct parking lots, totaling 90 spaces to serve Tukwila City Hall, the Minolta Building, the Xerox Building and King County Housing Authority. LOCATION: 15447 65th Ave. South Persons wishing to comment on the above cases may do so by written statement, or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division at 431 -3670. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: March 14, 1999, Seattle Times Distribution: Mayor, City Clerk, Property Owners /Applicants, and Adjacent Property Owners, File. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z ~w. -J C.) U0 CO CI co al W =: CO W 0' u.¢ =d; Z �. I-0' Z 0. O N' = U', U. O z_�' A F F I D A V I T If - 14('.x\ Notice of Public Hearing O Notice of Public Meeting OBoard of Adjustment Agenda Packet E Board of Appeals Agenda Packet LIPlanning Commission Agenda Packet O F D I S T R I B U T I O N hereby declare that: Determination of Non - significance 0Mitigated Determination of Nonsignificance LIDetermination of Significance and Scoping Notice O Notice of Action fl Official Notice Short Subdivision Agenda LI Other Packet 0 Notice of Application for LI Other Shoreline Management Permit QShoreline Management Permit was -et' to each of the fo .owing addsses on "Ill- ah Name of Project Ck Ok►, ,t ' W ?-{ i War Signature File Number Q J U; U0 N 0a W W; F- ,w0 co = Cis I- uL zt.- 1- 0. w W; sn ;0 N' w w. O uiZ z City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director MARCH 12, 1999 CITY OF TUKWILA NOTICE OF HEARING PROJECT INFORMATION The City of Tukwila has filed an application for Design Review, Number L98 -0089, to construct three separate parking lots on a 3.2 acre site north of Tukwila City Hall, at 15447 65th Avenue South. The parking lots are a 51 stall parking lot to supplement the existing City Hall and Minolta parking lots, a 20 -stall parking lot for use by the Xerox building and a 20 -stall parking lot for the King County Housing Authority (construction costs to be paid by the Housing Authority). You are invited to comment on the project at a public hearing scheduled for March 25, 1999 at 7:00 p.m. before the Board of Architectural Review. The hearing will take place at City Hall in City Council Chambers, 6200 Southcenter Blvd. To confirm the time and date before the hearing, call the Department of Community Development at 431 -3670. For further information on this proposal, contact Michael Jenkins at 431 -3685 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Permits applied for include: • Design Review Other known required permits include: • SEPA Checklist • Land Altering Permit FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. c: \cnrol\citypkg \pubnot. doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 CITY ')F TUKWILA • DETERMINATION OF NONSIGNIFICANCE (DNS) DESCRIPTION OF PROPOSAL: ',-CONSTRUCTION OF A 90 SPACE PARKING LOT BY THE DEPARTMENT OF PUBLIC WORKS. PROJECT WILL INCLUDE STORM DRAINAGE, LANDSCAPING AND ILLUMINATION. _ PROPONENT:' CITY .OF TUKWItIk* LOCATION OF PROPO5AINCLUDINGSTREETADDRESS,.. IF NG: ADDRE:45447:65"AV S PARCEL NO :2-359700-10320 .SEC/TWN/R 2 1 LEAD CITY AGENCY , OF:TUKWILA, The City:,-hls determined that the 'proposal does not have a probable signift6a:nt,a-dverse impact on the environment. An enyironmental-, impact,'0i,atemen (TI is tit:It-required under RCW 43.21c.030(2)(c). This deOsion"was,made-after reView of a completed environmental . checkliSt and other ,i-nforMation,o& file With, the lead agency. This informoon, isavail-able:to',the p601'c'on-f-request. FILE NO:::-.E98-6029 4 +ThiS determjna0On is f'tna1 -,4nd sfilwcid this: - dav, of 1/00124t -, - - ..- ,,',,, - - Steye Ester .,ReporiSible OffiCial City of Tuk:W)Aa, ,(206) 431,73670 6300 SouthCeWter 366Tevard 'Tukwila, WA ''98108 - ........,,„ .-... . Copies of the procedUr4sfor SEPA- a'ppeals,-ere ava ilable with the ...: , Department of Communitir,DeYelopment. " - :;'''.-7 •-': ',',.:::::':::. -;.:: :;--- ' z .4( z: 're tir .10 o w ca WI co LL u_ <t• '0) • I- al Z 0: Z LLI uj D'Ca 00 01- oc • Z' 0E— .z I A F F I D A V I T 0 Notice of Public Hearing O Notice of Public Meeting []Board o f Packet []Board of Packet O Planning Packet Adjustment Agenda Appeals Agenda Commission Agenda O Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: •Q Notice of Application for Shoreline Management Permit QShoreline Management Permit li etermination of Non- significance 0 Mitigated Determination of Nonsignificance 0 Determination of Significance and Scoping Notice ONotice of Action O Official Notice 0 Other O Other was mailed to each of the following addresses on Name of Project felt- cTO File Number (2 (,. Signature k//(4744-- .., z _ 1- 1- 6; J:.) U O' p W =' CD LL wo g LL Q; N D: MEMORANDUM March 4, 1999 To: Steve Lancaster, Director Fm: Carol LumbMssoci to Planner Re: Project File No E98 -0029: City Hall Parking Lot Expansion Project Description: Construct a 51 stall parking lot to supplement the existing City Hall parking lot, a 20 stall parking lot for use by the Xerox Building and a 20 stall parking lot for the King County Housing Authority on a 3.2 acre site north of City Hall. Proponent: City of Tukwila Location: 15447 65th Avenue South Date prepared: February 19, 1999 Lead Agency: City of Tukwila, Department of Community Development Challenges to Document: None Other Agencies of Jurisdiction: None Recommendation: Determination of Non - Significance (DNS) . ,�.. _.. � > uc�.�: City Hall Parking Lot Determination of Nonsignificance Summary of Primary Impacts: Earth The site is characterized by steep slopes up to 80% in the western portion of the site which have been classified as Class 3 Landslide Hazard. The geotechnical report by Terra Associates states that based on the detailed site investigation and subsurface explorations, the site is not a landslide hazard area. The soils are comprised of silly sand and weathered bedrock. The environmental checklist estimates that approximately 2500 cubic yards of material will be excavated from the site and used as structural backfield material if suitable. Approximately, 39% of the site will be covered with asphalt parking areas and concrete sidewalks. Erosion control measures will be needed throughout project construction to avoid sedimentation and erosion from the site. Straw or securely anchored plastic sheeting will be used to cover exposed silly sands. Silt fences, straw bale check dams and other standard erosion control measures will also be in place throughout construction. Air Standard exhaust emissions from construction vehicles would result from construction activities. When the project is completed, parking will be provided for 90 passenger vehicles. Standard emissions from these vehicles will be present as a result of the completed project. Water The project site is approximately 600 feet west of the Green River. No work will take place over, in or adjacent to the River nor will any surface water be withdrawn or diverted for this project. Storm water will be collected from impervious surfaces with the use of catch basins and piped to a wet pond. Water will be discharged from the wet pond to the City's stormwater drainage system. Standard road and automotive pollutants found in storm water systems collected on the surface of the parking lot will enter the storm system.. Some treatment/settling will occur in the wet pond. Plants The site is primarily undeveloped and contains a variety of trees throughout the site including alder, maple, aspen chestnut, apple, hazelnut, fir, cedar and holly,. A twenty - foot wide landscape buffer will be installed on the north side of the site, as a buffer between the parking lot and the residential development on the north. A landscaping plan was submitted with the application. The landscaping plan provides trees along the street providing access to the site from 65th Avenue South, trees as a screening buffer on the perimeter of the parcel and landscaping throughout the parking lot. As many of the existing trees as possible will be retained. c:\carol\citypkg \pkgupa. doc 2 • , ::... w U: U O` U w= CO LL; wO Q: = w` z� �o Z ww U o. iO = w w: F,U: F-; O: t..z U W' 0 I- z City Hall Parking Lot Determination of Nonsignificance Animas Songbirds , crows and squirrels are the birds and animals observed on the site. Neighbors have also observed raccoons on the site. No threatened or endangered species are known to exist on the site. While wildlife habitat will be removed through the construction of the parking lots, there will still be a majority of the site (61 %) that will remain undeveloped, either in its native state or as landscaped area, and available for habitat. Energy/Natural Resources Electricity will be used to provide lighting in the parking lot. No other types of energy are expected to be needed. Environmental Health Temporary noise impacts due to construction are anticipated.. Low level traffic noise associated with cars in a parking lot would be present, generally during the working hours of 7:00 a.m. to 6:00 p.m. Land /Shoreline Uses The site is vacant and zoned commercial. The remnants of an old building foundation are located on the eastern portion of the si;e. Adjacent on the north and west and east are residential development, with a City Park across 65th Avenue South. The existing City Hall and Minolta Building are on the south side of the site. The current zoning classification is Office. The current Comprehensive Plan designation is also Office. A total of 91 parking stalls will provided in three separate lots to serve the City Hall/Minolta Building, Xerox building and the King County Housing Authority. Housing Not applicable. Aesthetics The tallest structures on the site will be light poles to illuminate the parking area, which will be approximately 12 feet tall. A 20 foot landscape border will be installed between the project and the residential property lines on the north and west sides as a buffer. The existing vegetation will be supplemented by tall and full form evergreen trees. The foreground will be planted with mostly evergreen shrubs to soften the parking lot c:karolkitypkg \pkgsepa. doc z z: try 6 '. r0 O 0: W o, WI w 0: g : d H w ==. Z zI 2 Di U�: O -. ;0 I- 111 0 - U, LL H - 0: • z' UN H =r z City Hall Parking Lot Determination of Nonsignificance appearance. The landscaping will be balanced with the need to provide a safe environment to park and leave vehicles. Light/Glare The parking lot will be lighted, as noted above with 12 -foot tall light poles The lights will be directed in such a way that there will not be impacts off -site. Recreation Tukwila Park is located to the east of the site, across 65th Avenue South. Hazelnut Park is located to the north at approximately South 147th Street and 59th Avenue South. There is a trail along the Green/Duwamish River to the east. None of these recreational facilities will be impacted by the proposed parking lot.. Two picnic tables and two trash cans will be provided for use by City employees. The tables will be built to Park Department standards and accessed by pedestrian paths. Historic /Cultural Preservations Not applicable. Transportation The site will be access by 65th Avenue South and through the City Hall and Minolta Building parking lots. There is transit access on Southcenter Boulevard. The City Hall parking lot addition is needed due to the use of many of the existing City Hall spaces by District Court clients throughout the week. The 20 -stall parking lot for the Xerox Building is proposed to replace an existing parking lot that is currently used by both Xerox Building and City employees. The King County Housing Authority Parking Lot addition is due to the current small size of its existing parking lot. The Housing Authority would contract with the City to construct the lot and would reimburse the City for the cost of construction. It is not anticipated that the parking lots will generate additional trips. Up to four parking stalls in the existing Minolta parking lot will be dedicated for car pool participants as part of the City's commute trip reduction program. The Public Works Department has determined that the parking lot project is exempt from the Traffic Concurrency Standards adopted in TMC 9.48. The exemption is based on the fact that no change in use is proposed for either City Hall or the Minolta Building. Additional parking space is needed at City Hall to accommodate the increase in Municipal Court traffic; as a result, employee parking must be shifted to another site. Additional parking is needed at the Minolta Building to accommodate the increase of visitors to the Permit Center for Planning and Public Works related permits. In addition, more City-owned vehicles are being parked at both City Hall and the Minolta Building which then displaces both employees and visitors from parking. ckarolkitypkg \pkg5epa.doc 4 z - z. mot: J U0: • N0: Co w W I J , ui D. = d` w z 0: Ai 'iv f0 . • 0.1 u~- H z; • Z • City Hall Parking Lot Determination of Nonsignificance public Services The proposed parking lots are not expected to generate additional need for public services. Utilities Utilities currently available at the site include electricity, natural gas, water, refuse service, telephone, storm water and sanitary sewer. On -site storm drainage facilities will be constructed which will connect to the off -site City of Tukwila storm drainage facilities. No additional utilities are anticipated to be needed as a result of the parking lot construction other than electricity for lighting. Recommendation, Determination of Nonsignificance c;\carol\cirypkg \pkgscpa. doc ' �;: z = 1-; Z;: J C.)! 00 i, 'CO p. W W' LL: W 0; IL < 1-O` W H; W 0 :0 10- ;0 W W' 17, :It • Z: F-�' Q • rx w • U t. .U) 0! • v) W ; W Xi N LL. W O, 2 u. J• cn a, • W • I-o Z • ;O • = Ui O W Z U =; O ~: Z March 2, 1999 To: Carol Lumb, Associate Planner From: Bob Giberson, Senior Engineer Subject: City Hall Parking Lot Expansion Project Review Comments Response This memo is in response to your January 29, 1999 comments. General We acknowledge that the site plan is somewhat disjointed. This is partly due to providing additional parking not only for the City, but also for the Xerox Co. and the King County Housing Authority. We recognize the potential for a future building, and with that in mind there is no easy way at this time to determine the location or the type of building. Therefore all parking and site features at this time need to fit the topography, and none of our proposed improvements preclude any future use for buildings or other improvements. The future parki ig needs for the 6300 building will be addressed when an expansion project or a change in use is proposed. The site plan and budget are flexible enough to be revised to address most of the comments for this proposal. Now that the City owns both adjacent properties (6200 and 6300), there needs to be a connection between the two City buildings thave related activities. There is a need to be able to drive and walk for access and circulation. The site plan is being revised to show the existing parking stalls and the number impacted by the connection of the City Hall and 6300 building lots. Carpool parking may be addressed by this project or by a future project. Striping, signing, or otherwise marking parking stalls for preferential carpool parking is easily addressed and not necessarily required of this project. Concurrency Public Works has determined that this project is exempt from the TMC section 9.48 Traffic Concurrency Standards. This exemption is based on the fact that no change in use is proposed for City Hall or the 6300 building. Therefore this proposal will not generate new traffic trips. The parking lot expansion provides additional parking for existing office space. Pedestrian Access The plans will show pedestrian access to all buildings, and will be designed to meet or exceed safety standards. Signing, striping, and lighting will enhance the safety of these pedestrian access routes. The reorientation of the new City lot enhances the City Hall pedestrian connection. Drainage The utilization of the natural low spot for the wet pond drainage, near the southeast corner of the proposed new Xerox lot, and will enhance the appearance of the proposal by taking advantage of the existing topography. Lighting/Safety A lighting chart is being developed to show lighting levels that will document lighting location and lighting level. Landscape plan revisions show security measures addressed so that no hiding spots exist in and immediately adjacent to the parking lots. Crime prevention issues of . Z w; 2 JU U OQ, N W LL UJ O u- i O 1— W Z U• O 'O co ,0 1- uj • • ▪ O, Z LLi H =s. z ~: lighting and landscaping have been addressed. Are other crime prevention issues left out of your memo intentionally and therefore not suggested or required? Landscaping The landscape plan is being revised to: • save more of the healthy significant trees, many of the trees are dead or dying (see attached letter dated October 5, 1998 from R.W. Thorpe & Associates) • use drought tolerant plants and trees are being used • utilize trees that don't drip sap or debris on vehicles • Norway Maples will be eliminated, and the plan will show fewer tree types with Fraxinus anustifolia 'Raywood' along the access drive to 65th, Zelkova serrata in the parking lot, and thorn and screen bushes along the north boundary. • Use groundcovers in compliance with TMC 18.52.040 B for 90% live ground coverage in three years. • Incorporate changes in ground cover compatiblity • for security reasons, no branches will extend 8 to 10 feet from the ground and no ground covers will be >18" at maturity. • The symbols will be revised to match the plan Amenities We are adding two picnic tables and two trash cans that will be built to Parks Department standards. The picnic tables and trash cans will include concrete pads and safe pedestrian paths to them. Please bear in mind that we will accomplish as many comments as we can, yet there are some review comments that are best handled by future City projects that provide improvements to City Hall or the 6300 building. Future City projects could include minor improvements by City Facility Management staff. I am going to send you site plan and landscape plan revisions as soon as possible, so that you may complete your staff report in advance of the March 25 Planning z .a re •U 0 0 ww. w =. wU- lu o. N d. z �, F- a z� • uj • N; w = V; w co 'o z Commission meeting. I had revised plans, however, our (illumination and landscape at extension 1637. Attachment been hoping to provide this letter concurrently with the consultant is also coordinating with two subconsultants architect). If you have any questions, you can reach me Cc: Brian Shelton, City Engineer �-- w J O t. ? W W :(011.4: • IL Q:. • • 1 • it . Z. F.f.' • •Z•ri. V;,, • D H,. • Z;,. • 0.177 02/04/99 13:10 FAX 425---191190 PRINCIPAL: Robert W. Thorpe, AICP ROTH HILL ENGR R. W. THORPE & ASSOCIATES, INC. 4.4. Planning • Landscape • Environmental • Economics 44 October 5, 1998 • Kok Wa Tung • Roth Hill Eng.. 14450 NE 29th Place Suite 101 • Bellevue, WA 98007 RE: Tukwila Parking Lot Dear Mr. Tung: . 002/003 Stephen Speidel, ASLA, Vim President C+srcth V. Roe. AICP, Senior Associate Laurie Cowan, As ocutc Q cT - a 1998 ROTH HILtGL GEVUEAWTJES,INC. R.W. Thorpe & Associates was on site to perform a tree inventory of the existing trees on site. During our review we noticed a.very wide variety of both natural native type and introduced .trees. It appears•that.many fruit and nut trees were planted in the•past: These include edible and non edible varieties: • • ° • • Chinese•Chestnut • Horse Chestnut . • • Holly . • •Hazeliiilt' Plum • • • The natural type species. include: • ' • Big Leaf Maple • Cascara • Douglas Fir . • Cedar' • Alder , We found there are three major zones on site. The first is next to 65th Avenue South at the eastern edge of the site. The second is in the mid area with the third.at the west. Zone One (East) . The slopes are fairly steep. The trees are in need of minor pruning. Vine removal is also required. Ivy has made its way up the trunks. and the ivy must be removed. now! We recommend that no trees be removed from this zone. The 20 stall lot shown on Alt. E.& F appears to be placed to 'avoid impacts on existing trees, Zone Two (Mid) • The area is a little more open with apple trees and smaller vegetation. This area would be•well . suited for the parking lot and the storm pond, at the south end low spot. Very few major trees. 4 4 705 Second Avenue Suite 710 Seattle,, Washington 98104 (206) 624- 6239 Fax (206) 625-0930 (.0 r . Z 6 JU ooI J I. t— LL Lu0}: a. a. co —a x z x': • o; z� U • � O- = w ll. —o ui z' P- ,0 F- z 02/04/99 13:11 FAX 425 91190 ROTH HILL ENGR '; Q 003 /003 Kok Wa Tung October 5, 1998 Page2of2 would be impacted if the 20 stall lot shown on•AIt. E & F was moved to the east, just west of the two apples (20 "& • 12" AP). See attached plan mark-up. Zone Three (West) There are trees to the east of the existing parking lot that are extremely messy.. They drop Large nuts .and eaves. They are not well suited for parking lot 5 .(29" CU, 24" CU; 22 "LT & • 18 „L�. large l • • There. are very old maple s'in this zone that have dead limbs and/or dead center trunks.: These trees are over mature and as such are not compatible with parking lot development. The potential' for liinb.failure is quite high and serious injury could result. The expansion•of the•existing Iot'should be kept-to the east as much as possible. The quality of the: trees improves in this .zone as: you move west. P1ease:1et us 'know if we'can provide further assistance to you•in' •the•conceptual'desigx of , this project.. • • Very Truly;Yoius,.. R.W.• Thorpe &•.Associates, Inc:' • • Stephen Speidel, ASLA • Vice••President • Encl. • cc: File RWT /A 705 Second Avenue. Suite 710 Seattle, Washington 98104 (206)• 624-6239 Fax 625-0930 4 ., 1 w • :Q O TA „,1 =: • Ins;' N u- . • w 0 • 1-1' z f.. —O • ,z�. iw'. • • U N; y O z - SURVEY FIELD DESCRIPTION CODES Ash AH Roof Line Eave Face Curb EV FC Storm Mark (UG) Metal Cover MU MV Steps Tree Stump Telecom. Line ST 8U l- Apple p AP Alder • AR Fence FE Overhead Cover OH Aopen AS Finish Floor Elev. FF Oak OK Log Border TB Air Valve AV Fog line FG Power Line P- Tank TA Back of Curb BC Fire Hydrant FH Path PA Ditch (top) TD Bridge BE Fill Pipe FL Phone Stand box PB Toe TE Building BG Finish Grade FN Plastic Culvert PC Theoretical TH Bush BH Flag Pole FP Parking Divider PD Tack & Lead TK Birch 81 Oou | Fir ° FR Pear PE Traffic Pole TL Break (slope) BK .021.191 }ire lEnnape FX Piling PG Telecom. Manhole TM TneeX3uehLine BL Gas Line G- Utility Patch PH Top TO ( Bench Mark BM Guy Anchor GA Pine P| Telephone Pole TP Bench (park) ~ ' BN Garbage Container GB PK Nail PK TnothoSwitch Box TS Blow-off BO Guard Post GO Planter PL Trans. Tower TT BBQ Grill BO Gravel (CL) GL Plum PM Traverse Point TV Back of Walk BW Gas Meter GM Post PO Top of Wall TW Asphalt Drive (CL) CA Gate Post GP Power Pole PP Playground Equip. TY Catch Basin ° CB Guard Rail 8R Poplar • PR Utility Box • UB Concrete Culvert CC GnoundGhod(ooft) GS Parking Meter PS Utility Pole UP ; ar Cedar • CE Gas (UG) GU P.O. T. ` PT Vent VT Coniferous CF Gas Valve GV Power Mark (UG) PU Water Line W- Clearing Edge CG Guy Pole GY PowerT,anehonnor PX Water (bottom) WB Channel Flow CH Hub HB Property Line PY Well WE Property Comer CN Hedge HE Root Line ' R- Water Faucet WF Clean-out CO Hemlock • HK Railing RA Water Manhole WH Cypress CP Hamthoiti HN Rockery (bottom) R8 Water Tank WK Control Station CS Handicap Ramp HR Road (CL) RD Wall WL CATV CT Horse Chestnut HT Rebar & Cap RE Water Meter a WM Chestnut ' v CU Hi-water Mark HW Rhododendron RH Water (surface) • WS Concrete Vault * CV Holly • HY Rock RK Walnut WT Cottonwood CW Hazelnut HZ Railway Line RL Water Valve WV Cherry • CY Inspection Cover IC Retaining Wall RN Willow ° WW Drinking Fountain DF Iron Pipe |R Road Sign RS Wetland Boundary WY Ditch (CL) DH Junction Box JB Rockery (top) RT Crosswalk XW : Deck ' OK Juniper JR Ravine (CL) RV Down spout DN Low Area LO Redwood RW Dock DO Light Pole ' LP Sewer Line S- Deciduous OS Light Standard • LS Spot Elev. (hard) SE Dirt (CL) DT Locust • LT Sign (generic) SG Dogwood DW Storm Line M- Shoulder SH Asphalt /odge\ EA Mailbox Post MB Storm Invert G| | Concrete (edge) EC Metal Culvert MC Swale (CL) SL Dirt (edge) ED Madrona MD Storm Manhole SM Gravel (edge) EG Sanitary Manhole •:-::: MH Soil Pit SO Edge Lawn EL Marker MK Spruce SP ) Elm EM Monument MN Sequoia SO Landscape Edge ES Maple ~ MP Sprinkler Head SR [7' / '� , �� 15 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director January 29, 1999 TO: Bob Giberson, Senior Engineer FM: Carol Lumb, Associ Planner RE: City Hall Parking Lot Expansion The following are comments to assist you in the revision of the City Hall parking lot site plan and the landscape plan. First, some general comments on the application: • It seems that the site plan is trying to serve too many "Masters" i.e. providing additional parking not only for the City but also the Xerox building and the Housing Authority. With the purchase of the Minolta building, the City is establishing a "campus" of City services /employees. Since the parcel is a very large one, it ought to be used as efficiently as possible so that in the future a portion would be available for another City building, if that were needed. Related to the purchase of the Minolta building, I understand that the Minolta offices will be leaving at the end of the year. Whatever future plans the City has for this building should be reviewed to determine what impact that may have on future parking needs. While I agree that we need to be sensitive to keeping costs down, I don't think that the design of the site should be driven (excuse the pun) by matching the amount of cut with the amount of fill to eliminate the need to remove material from the site. We should look first at what is the best design for the site. • Please consider eliminating the connection between the Minolta building parking lot and City Hall parking lot. It doesn't seem advisable to route traffic through the City Hall parking lot when it could just as easily exit via 65th Avenue South. The connection is in an awkward location for assuring the safety of pedestrian and traffic movements between the two lots, particularly since traffic frequently must turn around in the lower Police parking lot and return to the upper lot to exit the site. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 • City Hall Parking Lot Expansion January 29, 1999 • Provision must be made for carpool parking in the Minolta lot. I will check with Rhonda Berry to find out how many spaces must be set aside for carpooling. • The site plan must show the existing parking lots with the existing parking stalls along with the number of stalls that will be lost due to either connecting the lots (Minolta lot with new lot and with City Hall)or to reserving certain stalls for visitors only (City Hall lot). Please also show how traffic will flow to and from the two parcels. • The parking stalls in the existing Minolta lot on the north side of the site currently do not meet parking standards for compact car size. In addition, the slope in this area makes getting into and out of the car difficult. Can this area be regraded and the size of the stalls increased in conjunction with the construction? • Please discuss what provisions will be made for parking during construction of the new lots -- will there be a need to provide alternative parking sites if parking stalls will be lost in the Minolta parking lot due to construction activity? If so, where will the alternative parking be located? Concurrency Documentation must be submitted to show whether the parking lot is subject to the City's concurrency ordinance (Ordinance 1769). Public Works should make a determination on whether or not a traffic study or trip generation study is required for this project. As part of the documentation, you should show: • how the need for 51 stalls for City employees was arrived at? Will 51 stalls for City employees be adequate? TMC 18.18.080 establishes parking standards of 3 parking stalls per 100 sq. ft. of usable floor area. Please provide documentation for both City Hall and the Minolta building on the amount of usable floor area so that it can be determined how many parking stalls are needed for both buildings. • just as point of information, provision needs to be made for any City official vehicles that will be parked either at the Minolta building or in the new lot (including police vehicles) but these parking stalls do not count towards the required number of stalls needed for each building. • whether some or all of the existing City Hall parking lot will be reserved for visitors only once the new lot is constructed; • how many stalls will be lost in the Minolta lot due to connecting with the new City Hall lot and with the existing lot (if the connection between those two lots remains)? c:\carol\citypkg \pkglot2.doc 2 ' ? • City Hall Parking Lot Expansion January 29, 1999 Pedestrian Access • The site plan must be revised to show pedestrian connections from each of the three lots to the buildings the lots serve. The pedestrian connections must provide a safe way for pedestrians to avoid conflicts with vehicles. re w. • As we discussed at our meeting on January 21st, by reorienting the new City Hall 2 parking lot to be aligned in a more north/south direction rather than at an angle, a v pedestrian connection to serve City employees coin run in- between the two rockeries N 0 ' that exist on the Minolta site and the existing-City Hall site. This would also make the w =; parking lot safer as it would be closer to the existing building, as well as using the site u- better. uj O, 4a� Drainage u_ ¢: • The natural low spot of the site is near the southeast corner of the proposed new Xerox F- _ lot -- by reorienting the new Xerox lot, the wet pond could be moved to take advantage z ~` of the topography. z O 2 DI U ; • Lighting will be critical to ensuring the safety of the parking lot for users. = uj0. u. — O. w z; o co! O z Lighting/Safety • Lighting standard locations and identified pedestrian pathways should be coordinated. For safety reasons, good visibility is very important in this isolated area. A lighting chart must be submitted to document where lighting will be provided and the illumination level. The Police Department recommends a lighting level of no less than one foot/candle minimum maintained at ground level. The lighting will need to provide good pathway illumination without spilling off -site. • The trees and shrubs selected should be not cause security issues in the future -- either personal safety issues (too dense foliage that obstructs view for pedestrians or vehicles) or low limbs that can block paths or roadways. • Attached are comments prepared by the Tukwila Police Department. Some of the issues raised are addressed in earlier comments or below. I have attached the memo because it provides a good explanation of Crime Prevention Through Environmental Design (CPTED) and how designing with safety in mind will save the City money in the long run. • Will access to the new lot be restricted to employees only? If so, will there be some way to control access? c:\carol \citypkg \pkglot2.doc 3 � City Hall Parking Lot Expans. in January 29, 1999 Landscaping The following comments pertain to the landscape plan submitted. Please revise the landscaping plan to reflect the following: z • The ordinance approving the rezone for this site requires that as many trees as possible 1 be saved - -- reconfiguring both the City's new lot and the Xerox lot would allow for w w the saving of additional trees. D 0 O` • The use of drought tolerant plants and trees is recommended. . u) W w= J H • Avoid trees that have a tendency to "drip" on parked vehicles. N u_ w 2 • There are too many kinds of trees in the design and at least one of the tree types is not g a suitable for a parking lot. Norway Maples are prone to aphids, have voracious surface co a` roots and dense foliage. Please consider using only two to three types of trees, one F w` along the drive, to define the roadway, another inside the parking lots with possibly a z third type of tree used along the perimeter for screening or as an accent to the other z o; type of tree used. Suggestions for the drive are Fraxinus angustifolia `Raywood' or iii, 111 de DI Fraxinus pennsylvanica `Marshall'. A suggestion for the parking lot is Zelkova serrata. D o For perimeter plantings, the Police Department suggests the use of thorn or .o E2` "unfriendly" bushes that discourage entering the lots from adjacent properties. w W' • Ground covers wilLbe required as part of the landscaping plan. TMC 18.52.040 B. u: O requires that all landscaped areas including shrub beds shall achieve 90% live ground v N coverage in three years and all areas not occupied by a building, including surface o = parking areas shall achieve 40% horizontal tree coverage in ten years. z • The landscaping plan also shows too many kinds and incompatible types of ground cover in the design. In particular, Erica camea is high maintenance as it requires yearly pruning after blooming. Again, please consider using only one or two ground covers along the drive and only one or two ground covers inside the parking lot to establish a consistent theme. Suggestions are: Berberis verruculosa (Warty Barberry), Duchesnea indica (Indian Mock Strawberry), Mahonia repens (Creeping Mahonia), Prunus laurocerasus `Otto Luken' (Otto Luyken Laurel), Vaccinium vitis -idaea (Cowberry), or Vaccinium moupinense. • The foliage selected should be chosen with a thought to security. Canopy trees should have no branches that extend below 8 - 10 feet from the ground. Ground cover plants should reach no higher than 18 inches at maturity. There should be no "screening" plantings that would reduce natural surveillance from the buildings. • The symbols for various trees, shrubs, and ground covers in the key don't match those used in the design. Please correct the key. c:karolkitypkg \pkglot2.doc 4 ," City Hall Parking Lot Expansion January 29, 1999 Amenities • Please include at least one location for employees to eat lunch with picnic tables and trash receptacle. The Parks Department has furnishing standards that should be followed, including placing a concrete pad underneath the picnic tables and safe pedestrian paths to them. I have marked up a site plan to reflect some of the recommendations in this memo. After you've had a chance to review my comments, I'd be happy to sit down and discuss them further -- just let me know. I can be reached at 431 -3661. Attachment cc: Jack Pace, Planning Manager Gary Schulz, Urban Environmentalist Don Williams, Director, Parks Department R. W. Abbott, Tukwila Police Department c:karol\citypkg\pkglot2.doc 5 .... ,. �..,,...,.....,...... ��,.,+ city of Tukwila John W Rants, Mayor Police Department An Accredited Agency RECEIVED CITY OF TUKWILA JAN 2 8 1999 PERMIT CENTER Keith E. Haines, Chief of Police RECD^ (t im CITY Cr': iUIO.i'.?j1 jAN PERMIT CENTER ER Crime Prevention Through Environmental Design (CPTED) Project: The Expansion of City Hall Parking Lot With roots in medieval England, and raised to an art form in the 1970's, the concept of Defensible Space provides project designers with guidelines to modify an environment to enhance security. It is cost effective to make adjustments during the design phase, rather than attempting to retro -fit the property after it is built. Therefore, a review of this project from the perspective of the concept of Defensible Space, will be instructive. The Defensible Space hypothesis has isolated four categories of physical design ingredients which, independently and in concert, provide significant contributions towards the creation of a secure environment. Those ingredients and their relationship to this project, follow. 1. The capacity of the project to define perceived zones of territorial influence. Territoriality is oft equated with ownership. Not in the "title" sense, but in the "responsibility" sense. People tend to take better care of their own belongings. In the project at hand, it is easy to see that the parking lot accessed from and used by the Xerox building will promote "ownership" by those persons at Xerox. They can (or will perceive they can) control it. The parking lot by the KC Housing building will be similar, although to a lesser extent, because the proximity to that building outweighs the fact that they must share a common driveway. The large parking lot (westem -most) will be "owned" by whoever is there. If the intent is to provide parking for employees, the facility should be clearly marked and access restricted by barriers from the driveway and fencing or appropriate plantings at the CPTED — Parking lots — Page 1 6200 Southcenter Blvd. • Tukwila, WA 98188 • Phone: (206) 433 -1808 • Admin. Fax (206) 244 -6181; Invest. Fax (206) 431 -3688 • perimeters. If it is intended for public use, territoriality becomes problematic. 2. The project design should provide surveillance opportunities for occupants and their agents. Surveillance opportunities take many forms. Natural surveillance occurs in this project most markedly in the instance of the Xerox parking lot portion. The access to the parking lot is next to the building, and persons driving to and from can see that. A concerned building occupant can look out the window and see his /her car. He /she knows that and feels more secure. Foot access to the lot is within view of the building. Neither of the other two lots have the natural surveillance. w o.. Another option (very expensive) is to provide video surveillance of the Q LL other Tots. Should video be considered, it would be prudent to factor in the N costs associated with monitoring and maintenance. w. z �. The foliage selected for the entire project should be chosen with a thought z o. to security. Heavy canopy trees should have no branches that extend w w below 10 feet from the ground. There should be no "screening" plantings that would further reduce natural surveillance from the buildings. Ground o co cover plantings should reach no higher than 18 inches at maturity. 4:31- ui Perimeter planting should include liberal use of thorn or "unfriendly" tit bushes that discourage entering the lots from adjacent properties. -o wz U c? z Lighting of the lots should be no less than a level of "one foot/candle, minimum maintained at ground level" throughout the parking lots, the driveways, and the access paths. The project should be juxtaposed with "safe zones ". One way of increasing natural surveillance and territoriality is to juxtapose "safe zones" with a project. Encouragement of "directed activity" is usually successful. As this project stands, these Tots are isolated and the only activity is parking and walking to and from. The addition of a directed activity like park benches, bar -b -que stands, reading area, etc. will encourage the ownership surveillance that is lacking. To re- enforce the sense of safety, 911 call boxes (well marked and lit) should be installed in each lot. CPTED — Parking lots — Page 2 4. The project should be designed to influence the uniqueness and stigma of its use. By designing a project that gives the appearance of ownership and caring, potential users take pride in the opportunity to use it. If by design or maintenance, the project is stigmatized as unsafe or "low order", it suffers from a self-fulfilling prophesy. The foregoing considerations are intended to be just that...another way to look at the parking expansion from a CPTED point of view. Respectfully submitted on January 28,1999, R. W. Abbott Master Police Officer Crime Prevention Unit CPTED — Parking lots — Page 3 MEMORANDUM TO: Carol Lumb, Associate Planner Bob Giberson, Acting City Engineer FROM: Gary Schulz, Urban Environmentalist DATE: January 27, 1999 RE: City of Tukwila Parking Lot E98 -0029 & L98 -0087. I have reviewed the site plan and environmental documentation of this project. There does not appear to be any sensitive area issues because most of the site has slope gradients that are less than 20 percent. The sensitive slope area is the steep grade along 65th Avenue S. This area is only being used for an access driveway. The comments that I have relate to saving existing trees for site benefits and buffering, potentially reducing retaining walls, and proving more compact site development. The SEPA checklist appears to accurately describe the project and site conditions. 1) It appears the area that provides the 20 parking spaces for Xerox could be reduced by aligning the parking area with the access driveway and by eliminating the area being shown as a separate driveway. This could also reduce the amount of new impervious surface. The extent and configuration of retaining wall for the west side parking lot seems awkward for a parking lot and does not connect with the City Hall very well. I would like to suggest some changes that may work and improve the site layout: Re -orient the west side parking lot to align with the south parking lot (Minolta) and property boundary. This would be a more open rectangular (east/west) parking area. It seems that the overall cut and fill could be somewhat balanced to minimize the height of a retaining wall that would need to built on the north side of this configuration. In order to provide a walkway that is more direct and does not require crossing the Minolta building parking lot, I suggest looking at the landscape strip area between City Hall and the Minolta Building parking. This is a direct way to get to a new parking lot and appears to be , . .. z HZ. rG u6n - U; 1.)0i { 'co. 0: J H C a. `w g 5' • D (o I- w- . _ Z �. I- -O. Z I, w Di p; Oi O N LL' O: ui O z Parking Lot Memo January 27, 1999 Page 2 feasible for a stairway. The conifers in this area may be need to be partly removed but these trees will outgrow this area. The current plan does not preserve many of the existing trees. By moving the west parking area closer to the south boundary more undeveloped area will remain along the north property boundary. It appears that more trees will remain and possibly allow for a future building location. z. �z CL J V 00 O: ,w =; 3) If the Xerox parking area is rotated west along the access driveway, it utilizes more of the u. Q; existing paved area and may end up as a triangular area. The short driveway into this area is d not necessary and seems to waste parking space. The wet pond could then be moved to the F= _ lower portion of the main property and closer to the discharge point located at the edge of the z F'` existing Xerox parking lot. This could free up a significant area particularly if the z f-:• Housing Authority moves and that parking area is not needed. Once again trees are saved ;W uj' and future development area is available. :0 •j0 o. available. , A, us 1-- 0 ,. Of ■ z, UJ :0 z Hopefully, these comments are understood. If you would like a map or meeting please let me know. cc: Steve Lancaster, DCD Director :� �•: '� City of Tukwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 MEMORANDUM TO: Carol Lumb, Associate Planner FROM: Paul Surek, Parks Superintendent Don Williams, Parks 8t Recreation Director DATE: January 25, 1999 SUBJECT: Comments on City Hall Parking Lot Expansion John W. Rants, Mayor The following are comments in reference to the city hall parking lot expansion. We have reviewed the preliminary design and landscape plans and have a few concerns: • The use of native and drought tolerant plants and trees is recommended. • Choose trees and shrubs that will not cause security issues in the future (low limbs block paths or roadways). Plant away from corners so as not to block traffic views. • Avoid trees that have a tendency to "drip" on parked vehicles. Picnic tables and garbage can receptacles should conform to park furnishing standards - Paul to provide information to Bob Giberson. Tables should have paths to them and concrete pads underneath. • Irrigation controller, sprinkler heads, and valves should also conform to park department standards - Paul will provide information to Bob Giberson. • Avoid using ground cover in planting beds, replace with small shrubs and mulch /beauty bark. This area is full of weeds, etc., much of which will remain. For maintenance considerations avoid ground covers except in concentrated areas, planted close to keep out weeds. • Decision on just how much non - development area "brush" should be removed needs to take place. What are the maintenance expectations? • Lighting standards location and identified pedestrian pathways should be coordinated. Good visibility for safety reasons is a must in this isolated area. New lighting fixture development can provide good pathway lighting that does not spill into the nearby residences. • Parking lot signage should be reviewed. Please keep us informed on the progress of this project. If you have questions, please contact Don at 1843. Phone: (206) 433 -1800 • City Hall Fax: (206) 433 -1833 z z • WC J U; oo: CO CO CY w W =; N LL:. w 0 g� u- a. �_ D zv f- w z 1._,. f- o` z 11J III o :O N; '. wui H V -o w z; U =, o� z SUMMARY OF COORDINATING REVIEW COMMENTS City Hall Parking Lot Expansion Comments received by 1/4/99: • provision of adequate security for early and late arrivals • at least two picnic tables and areas for outdoor lunching • safe incline /sloping for dress shoes (i.e. high heels) • maintenance to keep free from slippery leaves and moss • I would like to see a well -lit, non - isolated, non - slippery path to City Hall from the employee parking area • Any chance for a covered walkway so we don't get soaked in the 3 min. walk to 6200? • Will Xerox bldg. people take over the parking? • Is it accessible in icy snowy weather? • Relocate lanes between 6200 and 6300 north by one lane -width (eastbound lane should not share space with pedestrian walkway and rear end of parked cars which will stick out into lane. • Pathway to City Hall parking lot, not thru 6300 parking lot, with steps vs. steep slope, and path lighting. • All parking spaces fronting City Hall fron sidewalk and parking closest to 6300 front entry should be marked "visitor" • Place stop sign at north end of 6300 Building to lessen conflicts with traffic moving in upper lot due to blind spot at building corner. • Is the parking lot boundary secure from car prowlers entering lot from above? Include fence above retaining wall. • Use extra space in corner of lot to provide picnic table area. • Include institutional garbage cans/ ash trays in lot. • Need barrier -free access for loading /unloading with handtrucks & carrying large boxes. • Grade transition? Need profile? Stop sign? (regarding 65th access point) • Lighting? If so, lets fix the lights & island in this parking lot too. • Improve transition to City Hall parking lot. Extend rockery or slope to west 2:1 (marked at access from 6300 lot) • Would like removed trees incl. root ball for fish enhancement projects. • suggest 26 -30' aisle plus ped route • engineered wall needed w/ building permit for over 4' • Rockery 4' max • large off site stormwater flow. Offsite flow to bypass pond if over 50% of onsite volume. (marked at north prop. line, east of 64th...) • Label Xerox and KCHA areas on plan • Show wet pond discharge point. Is wetpond combined detention /water quality? If not check KCSWDM for water quality treatment options. • 30' throat width for 50' back of sidewalk will ease turning movements (at 65th) • 30' concrete driveway apron (@ 65th) • Take note of spring or seepage here (south of 24" twin maples at Elev. 110) p:\ projects \9Sbg07 \crcom.doc ' z w' 6 1 0; 00 0 w w, I w0 IL a: = C!, z 1: zoo ww U O' oF- =w U O: Ili Z. UN 0 z City of Tukwila John W. Rants, Mayor Department of Community Development NOTICE OF APPLICATION DATED JANUARY 22, 1999 Steve Lancaster, Director The following applications have been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: LOCATION: FILE NUMBERS: PROPOSAL: City of Tukwila 15447 65th Avenue South, Tukwila, WA L98 -0089, E98 -0029 Construct a 90 -space expansion of City Hall parking lot, including storm drainage, landscaping and lighting. The expanded parking lot will connect the City Hall parking lot through to 65th Avenue South. OTHER REQUIRED PERMITS: Land Altering, Storm Drainage, Tree Permit These files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT You can submit comments on this application. Due to an error in the original mailing, the comment deadline has been extended. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on Friday, February 5, 1999. A public meeting has been scheduled for 4:00 - 7:00 p.m., Wednesday, February 17, 1999 at Tukwila City Hall, 6200 Southcenter Boulevard (see enclosed notice). This matter is also scheduled for a public hearing before the Board of Architectural Review on March 25, 1999. If you are interested in attending the hearing, please contact the Department at (206) 431 -3670 to ensure that the hearing is still scheduled for this date. If you cannot submit comments in writing by the cutoff date indicated above, you may still appear at the hearing and give your comments on the proposal before the Planning Commission. If you have questions about this proposal contact Carol Lumb, the Planner in charge of this file. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. APPEALS You may request a copy of any decision by the Planning Commission on a project or obtain information on your appeal rights by contacting the Department of Community Development at 431 -3670. A decision from the Planning Commission may be appealed to the City Council. DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: NOTICE OF APPLICATION POSTED: c:lcarollci typkglnotapp2.doc November 18, 1998 December 15, 1998 January 11, 1999 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 .(,. .. _ _ _ ,,....., � z • ~w: UO cnw W ='. ai LL .15: .w p.„•• • = W z 1.: 0: Z1 ww . U� O —: ;= w. ;V- v. O; Z: U� o • z e= dra&B 1 1■11111111111% I ;. Il'il° 00.1r 'AIN mr, , --- mp..4, 0,-- 4rurnmo, 1 • o g .0114 470,00,1. TUKWILA CI IY HALL 8;31 II A a z z .- 11. 0 x W 0 a' Z 32 1" cc 0 < < a cc z RI 8 >- ■• (I .• f: s. SIC: • n City of Tukwila John W. Rants, Mayor Department of Public Works January 22, 1999 Dear Resident/Property Owner: RE: City Hall Parking Lot Expansion Project OPEN HOUSE Ross A. Eamst, P. E., Director We are continuing the design and permitting of the City Hall Parking Lot Expansion project for the vacant lot north of 6300 and 6400 Southcenter Boulevard. A preliminary design has been prepared and we would like to review that with you. An open house has been scheduled for: Wednesday, February 17, 1999 4:00 p.m. to 7:00 p.m. Tukwila Public Works 6300 Southcenter Boulevard, Conference Room No. 5 This mailing is being sent to all residents and property owners within 500 feet of the parcel boundary. If you have any questions, please bring them to the open house, or feel free to call me at (206) 433 -0179. Sincerely, ,g-XeA4eY\ Bob Giberson, P.E. Senior Engineer file: 95- BG01 -7 P: \projects \95bg01 \opnhaus. doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: (206) 433 -0179 • Fax (206) 431-3665 Julia Shozen 15415 65111 Ave. South Tukwila, WA 98188 (206) 244 -4610 January 22, 1999 City of Tukwila Department of Community Development 6300 Southcenter Blvd., Suite 100 Tukwila, WA 98188 Dear Department Representatives: 496--07 RECEIVED CITY OF TUKWILA JAN 2 21999 PERMIT CENTER I am the owner and resident of the property adjoining the development proposal for a parking lot on 65th Avenue South. I would like to request in writing at this time that you would construct a natural looking, solid wooden fence at least six (6) feet high along the property line adjoining my property before you begin construction work and to remain in place after the parking lot is established. I would like to preserve the peaceful and private nature of my residential property. My property is zoned as a view property and view of parked cars and people getting in and out and looking into my yard is not the definition of a view property. The particular hillside I live on is very beautiful and I wish to keep my property as a refuge for wildlife. I do not use any herbicides on my property. As a result, there are owls, wild butterflies, birds, raccoons and squirrels in abundance. As a result of your construction project, I expect the raccoons to disappear perhaps and a few other creatures as well. I do also know that this particular hillside gets a lot of water run -off from the upper paved areas of the entire hill. My property absorbs some of this water the point of swamp like saturation in the back half. You will likely experience flooding into the lower property and flooding of Southcenter Blvd., unless you pave your parking area with a surface that is water permeable such as a hard packed gravel surface like you used on the excellent Green River jogging trail. I am sure your planning committee already assessed the environmental impact and has planned for the best method to protect the natural aqua- system of the hillside. Sincerely yours, J/6 ulia Shozen c.c. John W. Rants CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 oouthcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 AFFIDAVIT OF INSTALLATION AND POSTIi\ G OF PUBLIC IN-FORMATION SIGN(S) State of Washington County of King City of Tukwila I 130D Gt1e'Yspii (Print Name) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on al 11 / '791 the Public Notice Board(s) in accordance vith Section 18.104.110 and other applicable guidelines were posted on the property located at /5-9r7 1 61377 -1 so as to be clearly seen from each right -of -way providing primary vehicular access to the property for application file number L_7'3—O& $7 $ —Ooa Affian t (Applicant Signature) SUBSCRIBED AND SWORN to before me this /, 91) day of fantru3 19 9q NOTARY P : IC in and for the State of Washington residing at ' GLe�YG My commission expires oh 4 City of Tukwila Department of Community Development NOTICE OF APPLICATION DATED JANUARY 11, 1999 John W. Rants, Mayor Steve Lancaster, Director The following applications have been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: LOCATION: FILE NUMBERS: PROPOSAL: City of Tukwila 15447 65th Avenue South, Tukwila, WA L98 -0087, E98 -0029 Construct a 90 -space expansion of City Hall parking lot, including storm drainage, landscaping and illumination. The expanded parking lot will connect City Hall parking lot through to 65th Avenue South. OTHER REQUIRED PERMITS: Land Altering, Storm Drainage, Tree Permit These files can be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT You can submit comments on this application. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on January 25, 1999. This matter is also scheduled for a public hearing on February 25, 1999. If you are interested in attending the hearing, please contact the Department at (206) 431 -3670 to ensure that the hearing is still scheduled for this date. If you cannot submit comments in writing by the cutoff date indicated above, you may still appear at the hearing and give your comments on the proposal before the Planning Commission. If you have questions about this proposal contact Carol Lumb, the Planner in charge of this file. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. APPEALS You may request a copy of any decision by the Planning Commission on a project or obtain information on your appeal rights by contacting the Department of Community Development at 431 -3670. A decision from the Planning Commission may be appealed to the City Council. DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: NOTICE OF APPLICATION POSTED: c:\cnrol \citypkg\notapp.doc November 18, 1998 December 15, 1998 January 11, 1999 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z w: oo ■ Nom:: W w' =' H: N w o' z� o i--: o co W. 1-r u.o: O~ ;Z A F F I D A V I T I , Lamm P)e(-J_ Notice of Public Hearing :Notice of Public Meeting OBoard of Adjustment Agenda Packet :Board of Appeals Agenda Packet 0Planning Commission Agenda Packet O Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: DNotice of Application for Shoreline Management Permit 0 Shoreline Management Permit flDetermination of Non- significance fl Mitigated Determination of Nonsignificance Determination of Significance and Soaping Notice ONotice of Action O Official Notice 0-1:1 c e v-F App I kc -or Other -ex PG x-v-1 e l(fi l o- fr Other - was mailed to each of the following addresses on �� Name of Project �1 tL v1 Signature File Number I�gg3- D-EgE- -002' z mow. , 'N pt W = CO Li. w 0: N z Z o` 'w w: U IL ~': LU 0 ~` •Z MEMO TO: Carol Lumb FROM: Deb Ritter DATE: December 22, 1998 RE: Comments on Preliminary Plan City Parking Lot TREES There are too many kinds of trees in the design. In particular, Norway Maples are prone to aphids, have voracious surface roots and dense foliage. We suggest the use of only two types of trees, one along the drive and the other inside the parking lot. Suggestions for drive: Fraxinus angustifolia 'Raywood' Fraxinus pennsylvanica 'Marshall' Suggestions for parking lot: Zelkova serrata (A third type of tree may be used along the perimeter for screening or as an accent.) GROUNDCOVER There are also too many kinds of groundcover in the design. In particular, Erica carnea is high maintenance as it requires yearly pruning (after blooming). We suggest the use of only one or two groundcovers along the drive and only one or two groundcovers inside the parking lot. Suggestions: Berberis verruculosa (Warty Barberry) Duchesnea indica (Indian Mock Strawberry) Mahonia repens (Creeping Mahonia) Prunus laurocerasus 'Otto Luyken' (Otto Luyken Laurel) Vaccinium vitis -idaea (Cowberry) Vaccinium moupinense MISC The symbols for various groundcovers in the key don't match those used in the design. cc: Michael Jenkins :: 6 JUi U 0; N p. w. w z; u_?i. F_ a, ._ w, z zi-, w w ;; ,j p: w W+ O! . z; U CO'' 0~ Z From: Date: November 25, 1998 City of Tukwila Department of Public Works RECEIVED NOV 3 0 1998 COMMUNITY John W. Rants, Mayor DEVELOPMENT Ross A. Earnst, P. E., Director COORDINATING REVIEW DEPARTMENT CONCUR NON - CONCUR (see comments attached) INITIALS Admin. Services CCiittyAtttolrney 1 Comm Wiityj' Development Finance Fire Parks & Recreation Police Public Works Bob Giberson, Senior Engineer Subject: City Hall Parking Lot Expansion PRELIMINARY Design Plan City Project No. 95 -BG01 Please find attached the preliminary design plan for the proposed City Hall Parking Lot Expansion project. Permit applications (SEPA and Design Review) were submitted on November 18. Final design is schedule for early spring, and construction will follow by the summer. Please route this plan within your department and respond back to me with concur /non - concur (comments) by Tanuary 15, 1999. This review is separate from the permit process in order to involve more of the potential users of this proposed parking lot. This preliminary plan shows 90 parking stalls, of which 20 are proposed to be paid for by King County Housing Authority (the eastern lot), and another 20 are earmarked for Xerox use, as required by the property purchase agreement. The construction sequencing will allow for interim use of the existing lot and /or a temporary gravel lot. The final configuration will include illumination sufficient for night time safety, yet not too bright so as to not severely impact uphill neighbors. If you would like to review a full -size plan rather than this half -size, you can request one from me at 433 -0179 (or internal extension 1637). Z ce ~w 6 � JU U O, N0; cn w ; W= J H, wO g. 52 a u_? z z 0i.. Uw O w 0 I -; w: 1- -' u.. Z` W U N' O~ Z CITY 'F TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 DESIGN REVIEW (P -DR) APPLICATION F,OR;STAFFUSE ONLY Planne File; Numb Receipt,Numb :Project Flle: El Application: Complete:;- e' SEPA.File App{lcation.Incomplete r(Date: Shoreline.File I. PROJECT BACKGROUND A. NAME OF PROJECT /DEVELOPMENT: cH y 4-/a )/ Par kill EX/%t1iSi v/'I CI-1y Praj ec ,v • G15 - g Ge) B. LOCATION OF PROJECT /DEVELOPMENT: (give street address or, if vacant, indicate lot(s), block and subdivision; or tax lot number, access street, and nearest intersection; if proposal applies to several properties, list the streets bounding the area.) Parcel Mo. *3x77000 2—v Quarter: /1f E Section: 13 Township: 23M' Range: 4-E, (This information may be found on your tax statement) C. CONTACT: ��(Prii^mary contact regarding the application, and to whom all notices and reports shall be sent) NAME: �K9.6 016 eC' tv7) E• ADDRESS: &O S ou+t Ce I *e' /O() PHONE: 433 7 9t (e d'- /637) SIGNATURE: -Berg .; A »j'/i1 DATE: RECEIVED CITY OF TUKWILA NOV 1 8 1998 PERMIT CENTER VED CITY OFETUKWI 1998 N4 PERMIT CENTER z w 6 00 ■ ' u)w w= J • LL W 0 u. ¢ =a Z 1- o z I- 0 O ❑ I-: w w`. Z w 0. z CITY O ')TUKWILA• Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 DESIGN REVIEW APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Department of Community Development. Please contact the Department if you feel certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. The initial application materials allow starting project review and vesting the applicant's rights. However, they in no way limit the City's ability to require additional information as needed to establish consistency with development standards. Department staff are available to answer questions about application materials at 431 -3670. APPLICATION FORMS: Qr Application Checklist (1 copy), indicating items submitted with application Er Design Review Application (4 copies) ❑ Design Review Fee ($900) SEPA Environmental Checklist (6 copies) ❑ SEPA Environmental Checklist Fee ($325) z re II 6 -J C.) O 0 w =, J H: CO u-. w wQ =a' I- w F 1- o. Z~ WA- o f- ❑ Shoreline Permit Application (6 copies) & Fee (if within Shoreline Overlay District) • 0' PLANS [Six (6) copies of the following]: -- Gin 95P4 " Pa ;+3 e z Vicinity map showing location of the site.—-e--Pk Ckz.Cklis+ (A-Pperid i X'G o~ Surrounding area map showing existing land uses within a 1000 -foot radius from the site's property lines. Site plan at V= 30' or 1" = 20', with north arrow, graphic scale, and date; and the license stamp of the architect. The following information must be contained on the plan (details may be included on additional drawing sheets): O` Property lines and dimensions, lot size(s), and names of adjacent roads Nw 0 Location and gross floor area of existing and proposed structure(s) with setbacks Er Location of driveways, parking, loading, and outdoor service areas, with parking calculations and location and type of dumpster /recycling area screening Cif Location and type of site lighting, including parking and pedestrian areas AM O Location and type of site furniture, such as benches, bike racks; location and type of any proposed public outdoor art S Location of any trails, parks, plazas or other outdoor open space provided for employees or the public; existing and proposed open space easements and dedications (if any) • O' Location and classification of any watercourses or wetlands, and 200' limit of Shoreline Overlay District a Existing and proposed grades at 2' contours, extending at least 5 feet beyond the site's boundaries, with a notation of the slope of areas in excess of 20% DESREV.DOC 1/30/97 • Q Location of clot ; existing fire hydrant; location and of utility lines; location and size of utilities or street/sidewalk easements or dedication 16 Nt-O Description of water and sewer availability from provider of utility (note which utility district or City) 0 Other relevant structures or features, such as rockeries, fences. 7( Landscape/planting plan at the same scale as site plan, with north arrow, graphic scale, and date; and the license stamp of the landscape architect. The following information must be contained on the plan: Cr Property lines and names of adjacent roads 07 Location of the following: proposed structure(s), vehicle and pedestrian circulation areas, dumpster /recycling area, site furniture, any proposed public outdoor art 0/ Existing trees over 4" in diameter by size and species, and any trees to be saved 11 Proposed landscaping, including size, species, location and spacing. tr/A ❑ Building elevations of all building facades at a scale of 1/8" = 1' or 1/4" = 1', with graphic scale and date. Each sheet shall have the license stamp of the architect. Include on the elevations: O Dimensions of all building facades and major architectural elements, with notations of materials to be used O Location and type of exterior building lighting O Location of mechanical units and proposed screening where necessary. f) . ❑/ Signage per Sign Code. L�✓J One (1) high quality 8 1/2" x 11" reduction of each of above plans. If the project undergoes / significant changes, an (additional set of reductions may be required. i►i(� ❑ Colors and materials sample board showing colors and materials to be used on all building exteriors. ❑ APPLICANT'S RESPONSE TO DESIGN REVIEW CRITERIA: Written response to the Zoning Code Design Review Guidelines and Comprehensive Plan Design Review Policies (see attached Design Review Application). M /A- El OTHER MATERIALS: Other documentation and graphics in support of the proposal may be included as appropriate, such as color renderings, perspective drawings, photographs or models. If other materials are to be considered, eight (8) copies of each must be submitted (except models). Color drawings or photos may be submitted as 8.5 x 11 -inch color photocopies. PUBLIC NOTICE: Q' King County Assessors map(s) which shows the location of each property within 500 feet of the subject property. Cr Two (2) sets of mailing labels for all property owners and tenants (residents or businesses) within 500 feet of the subject property. (Note: Each unit in multiple - family buildings - -e.g. apartments, condos, trailer parks - -must be included.) See Attachment A. . A 4' x 4' public notice board will be required on site within 14 days of the Department determining that a complete application has been received. See Attachment B: —.. .. .... .s es —. ..'. •, M /n! �. ?' z. H Z' U O• -J F•- U) LL w.O u-? • z- w : z�. 1- O Z ILI Li" off' ILI U 11 0 • w z' U '• • z. • D. PROPERTY OWNER DECLARATION The undersigned makes the following statements based upon personal knowledge: 1 I am the current owner/13f the property which is the subject of this application. 2 All statements contained in the application are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. I understand that conditions of approval, which the City and applicant have jointly agreed may not be completed prior to final approval of the construction (e.g., final building permit approval) will be incorporated into an agreement to be executed and recorded against the property prior to issuance of any construction permits. I declare under penalty of perjury under the laws of the State of Washington and the United States of America that the foregoing statement is true and correct. EXECUTED at 77J l Ail-14' (city), (state), on NOVelil , 1998 . Bola pe rsor7 (Print Name) a300 lvd (Address) 433 --oI-? 9 (63i) (Phone Numb.er) (Signature) Use additional sheets as needed for all property owner signatures. z Lint! re 2 JU UO: W = j z a:. I- W z 1- O z� W W. ' O; Z• W co: O' z. 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I I I I I I I I 0= litnielM1911 dii:a 5 r--- - -- :Q i/ fi \�� \ \ �u ` iI� i / \� �\ 3. I��IIIII j 1 � /K , g r„,1, 1 •. z re z. J0: 0 O' Nom. W I. , J IH N LLs W O: g 1. -v' _ Z � ZIH:. al j; CI, W W; H V; O' Z 111 — = 0 Z 1 u BE 1 riii MEM RI Y 1 PLANTING NOTES 66ZH PEE 5 PLANT DETAILS 0 ! 1 2 1 2 1 2 E 2 1 2 1 2 i 1 2 2 i Y ! ! ! ! Z ! ! It t1 11111 1 li 111 li 11 g1 Q1 4i 0 PLANT SCHEDULE Ground Cover 1 !1!00 1111 11 11 11 0 0 d o *0 6 �,.. :�::• • To: From: Bob Giberson Date: May 27, 1999 Subject: City Hall Parking Lot Expansion Final (90 %) Plans & Specification Review City of Tukwila John W Rants, Mayor Department of Public Works James E Morrow, P.E., Director MEMORANDUM Care) Ze-144 Please review the attached final review plans submitted today by Roth Hill Engineering Partners. Please send your comments back to me as soon as possible, and no later than 9 a.m. Thursday, June 3. Thank you for your accelerated review and response. We are pushing the revisions, bid advertisement and Council award process along quickly so that we can take advantage of the guaranteed dry August construction weather. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: (206) 433 -0179 • Fax: (206) 431 -3665 • 1 PLANT SCHEDULE Symbol Plant Name ( Deciduous TREES) Size Fraxinus pennsylvanica'Marshall' 6' hl. Marshall Seedless Green Ash Zelkova serrata'Village Green' 2" cal. min. Village Green Zelkova Spacing Comments 20 o.c. 20' o,c, Full Form Full Form Plant Name ( Evergreen TREES) Calocedrus decurrens Incense Cedar 2" cal. min. 30' o.c. Full Form, Select for High 1st Branching Symbol Plant Name (SHRUBS) A Size Spacing Comments Berberis thunbergil Japanese Barberry 1 gal, 2' o.c. Full Form Symphoricarpos albus Snowberry 1 gal. 3' o.c. Full Form Viburnum davidil David'Viburnum 1 gal, 3' o.c. Full Form Symbol Plant Name (GROUND COVER) `MgAaviid izefefs G.r'eepi►y Mahonia. Junlperus horizontalis'Blue Chip' i.� Blue Chip Juniper Size 1 gal. 1 gal. Spacing 18" o.c. 18" o.c. Comments Full Form Full Form f ,t17)sgtt Vn 1'31b. ALIC SCALE IN FEET PLANT DETAILS OR CONK CERDU8 1 REDUIRED o /— nua0ERH03E 01ACA, 1/C041 — STEEL WINE DOUBLE STAND STAIN TO A DgMOOIWWNAS FIR U) ETCROWNOF TREE AT 7 MmHOMpl REMOVE SWOER TWINE AND FROM NOOTBA .aORIAPAWAY A LAYER MUCH TAPER TO CROY ?sip �,�4tj• �I \�' ..: 1811e '`•r, taco , —15 . '•let ••_ —�� �1EfAdtWM4� con tiErnerar • HORAOS .- 416.56'4NBB'19'47W E%INAEDIX C CURD (TYP.I FXfPIA CLAD ®COTID. i so %COOEHSIONON TUKWILA CITY HALL DRIVEWAY Contractor shall be responsible for lamiEerlalag.himselLwitlL'li other site Improvements prior to staring landscape work 2. Contractor shall use cation while excavating to avoid disturbing any existing 15. underground utilities. If active utilities are encountered, contractor Is to prompuy advise General Contractor and Owner. 3. Contractor shell maintain and water plant material until ownar'e final acceptenc is received In writing. 4 Contractor shall be responsible for providing me quanthy of plants that are represented by symbols on the drawing. 6 Contractor shall be responsible for computing specific quantities of groundcover, end plant meted& uUlbing on•centet sparing for plants as shown on plat schedule end 'Nahum planting distances as specified below. • Ground corer shell be planted In equilateral triangular spacing pattern et the on. center distances es shown. Where ground corer abuts curbing, walkways, signs or poles, minimum planting distance shag be 1T nom ante( of plant to curbing. walks, pa Minimum planting distances shall be 1r from center of ail bees. Subgtada to whhin 1/10 foot provided by General Contractor .l the 10110Wing. a. Planting b e d s : below finish grade b. Sod lawn ants: r below finish grade I. Provide topsoil totalled to depth to 12" below finish grids as fellows. a. Planting beds: 6" depth of topsoil • lama b. Sod lawn trees: 6'depth of topsoA rums • Topsoil shell be a mix of organic mamas end toll (composted sawdust manure, sandy loo end loam eats) weh amendeents as recommended by soil testing lab. 10. Leven finish grade shag be flush with adjacent sidewalk or back of curb grade. 11. T depth mulch in ant planUng beds, 12, All plant matedp shag bar fertilised per menulactures speciiations and tog testing recommend.Uom, . " 13. All plant material shall cordon to MN stendald for nursery stock, latest edition. 14. Submit fourrepresetnlative aubia ump9e and one topsoil sample to a quIWi d tee • laboratory: .Test for ornamental *MN tequkem Ntls. lob s10796 6 500 Roc. niG R.W. Thorpe & A:s,:'.:'ciates, Inc. 710 Ho: a Buildin. 705 2nd Avenue :'leattie, WA 98104 Seattle 1 Anchorage 1 Denver phone 206 624 02391 fax 206 026 093 s mgil: planningerMLcom TOPSOIL CAFat FEATURE Emma . ATIVF OOBLO TREE PLANTIN T } IRE r- : • • ' • L`a /T4NaAT /NEW ROOT/ OPSOIL ISCIIFill A PERTH 1 SOS O I E TRIG 1gOTMALL DIANC1611 OOTH1 PI ALL,UAFA" • l THE PIT SHRRUB PLANTING 1 P'UHO —.00R Wl CCU 'G * ENGINEERING STREETS WATt , ' WER PARKS SWILLING .a Roth Hill En glnoorin g pnrtn.n, Ind, 14 03113111100101 Ro I n 111 TEU71116N11 Fat411.0M,1110 { ), . ( Ii1NCN1T TPI' 1tTilllll llllil .IIII:1,111P[1Itlll11l'I1l'i I'Iil'1!1'III I qITIirfi7ltriffillillih IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIiil 111 61611I161ili iIIII 6016IIIIIIIIIIIIl011I CITY HALL PARKING LOT EXPANSION CONTRACT NO. 98-038 LANDSCAPE PLAN ) 3I2S�� LINDE A!'1111chrtmAAT 35mm gJil6.�.. - SD! S H POWER LOCATia crir 1 20'AR I I 28'MP 12'AR 24•MP 10'AR 14'CY RO ROCK / 24': 24'MP / 18'MP 1 �` •� j24' �\ `\ C) USTE 120 -- r 11 f TAIN w1AEa c • ■ � \ .NC0110.��`� RETAIN, — EXTRUDED CONC. CURB (TYP.) EXTRUDEOCONO. 1 \I CURB $ I ~` I E 1• i i i 100 w --�� W00DEN ION ON GORSE i 08 1 E I I / 4 srdt&s • mr . ^ — E A(RU / ONC. CURB CP 10'IAP ITY HALL 6300 BW@RK8 BUILDING .,Ifl,illTrl�fr +• 5 O INCH ` 1 2 ;: • T ^ 3 ✓ r, y.,s CNINA: 5l VI El' ZL 4.1� �O�. i 6 /e � 9 x.d «.9 E E 4 FEJO I1111111111111611111111111118611111111161111111fuiliiffllill t dilt111dM[11180.f±. fl4.lil11. 111iii1 [011,g!1111111n►1111111uill E 5. X. SOWN SSNH 0 PROP. STOP SIGN CONTROLLED CROSSWALK (SEE C.O.T. STD. DETAIL RS-19 X POKER LOCATES 'AA WAR WAR PR -eTED CROSSWAU( S2/2 DETAIL RS-1 I•AA Rocg 5-11'HOLL IREES PROP. WHITE SKIP LINE (TV.) PROP. STOP SIGN (SEE C.O.T. SID. DETAIL RS-14) REMAINS Or EX. ROCKERY (.3 Ell. LS 24" 30 0 30 60 PROP. CORE SIRIPE (r(12.) 4�s R3 CL INN. Ex. BROKEN CONC. RETAIN. WAIL EX. ASPHALT EX. ikX1114:6:0 CONC. WM EX. ORH£RAY EX. EXTRUDED MC. CURB tt.. CIL 110000I SIGN ON Cart RASE EX. EXTRUDED CONC. cote cr,v.) PROP. STOP SIGN CONIROLLED CROSSWALK PAVEMENT ARROWS C.O.T. SID, DETAIL RS-1B TYP.) PROP. GORE STRIPE (riP.) r II F. ,72 • i l '9 'P , 71.11 lAi i ni'- i I NOT TO BE USED FOR CONSTRUC1 /// /1/ if/ /// /// MATCH LINE THIS SHEET PROP. NO ENIFIY • SIGN TUKVALA CITY HALL PROP. UNPROTECTED GROSSWAUC • 6300 BUILDING XEROX BUILDING PROP. WHITE S(P UNE (TYP.) MATCH LINE THIS SHEET ELE3 IC WO RI E •ENGINEERING* STREETS* WATER* SEWER* PARKS* BUILDING* PROP. ONE WAY SIGN NarE: UGHTIWG STANDNRD To 8E 351 ALUMINUM HOUSED I:AD CONTOUR 4005 OR APPROVED ;Mut VA LENT Roth Hill Engineering Partners. Inc. 14450 NE Oh Hon. 101 RothHill TI:174"="C°7 Fa14111.11111.1150 CITY HALL PARKING LOT EXTENSION PROJECT NO. 95-81301 TRAFFIC IMPROVEMENT PLAN i:1 .11..1j1111.1!..1!1 o INCH •. , • • ••,6. • 6. • ,• SI: • liIIIIIIIIi11111111111011111111-Idifiihill.lilfill.11.0.1.11thilliffidill.1.11111.114111.110 1.10.111.11.11.111.11111111.111Iiflillf1illiRlfIlililltifill111111 SOLE 91 FEEI IL• Fk No 98-005 r=0' TYPICAL GROUNDCOVER STRIP AT 5' WIDE SDNN `CARS 4 M •• 'E USED FOR S -6•NOLL IMES EX La x.'YP IAN EX/LDE CONC. STEPS B7R LISTER TD•w 2.iIP CLUSR EX. Ls »1T EX. MI 30 0 30 60 SCAM 1 FEET DATUM: NAV 88 PLANT Symbol O O Symbol 0 0 Symbol O EX REM. EX BROKEN CONC. RCTNN. W U. SCHEDULE Plant Name ( Deciduous TREES) EX ASPHALT : EX. AXTRI)DED : : : : : CONC. CUIe : : 1 1 : 1 zs EX DRRimA, Size EX EXTRUDED CONC. CURB Spacing EX EXTRUDED MC. CUM Comments Fn>ows pemsylvanica 'ilorsiall' MarshalI Seedess Green Ash 6' ht 20 oz. Full Form ZeIkova serrate 'Vllage free age Wee 7pImvD Wage cal 2C of Full Fore font Name ( Evergreen TREES) oe decrrens Incense C 2' cal inn 13 a s Ile F t for Hgh Plant Name (SHRUBS) Size Spacing Comments lerters Jaoaaese 1 pd roc Full Form - Srolxarpos albus 1 gal roc Full Form Vbiiraw dust .. Vhurntn Davdd 1 gal 3 of Full Fern Plant Name (GROUND COVER) Size Spacing Comments C I gal IB' ac. Full Forn *ens IarizonttDs'Rue Cho' 1901 lty 0z Full Form R.W. Thorpe & Associates Inc. 710 Hoge Building 705 2nd Avenue Seattle, WA 98104 PLANTING NOTES 1. Contractor shall be resppoonnsble for fanlarizng himself with all other site improvements prior to starting landscape work 2. Contractor stall use caution while excavating to avoid disturbing any existing underground utlities. If active unities are encountered, contractor is to promptly advise General Contractor and Owner. 1 Contractor shall maintain and rater plant material untl owner's final acceptance is received in writing. 4. Contractor shall be responsble for providing the quantity of plants that are represented by symbols on the drawing. 5. Contractor shall be responsible for ccefuting specific quantities of • grounlcover, and plant material utaizng on- center spacing for plants as shown on plant schedule and ream planting distances as specified below. -. 6. Ground cover shall be planted in equilateral triangular spacing pattern at the on- center distances as shown Where ground cover abuts curbing walkways, signs or poles, i *u planting distance shall be 12' from center of plant to curbing walks, etc. Hein um planting distances shall be 15' from center of all trees. 1. Subgrade to within 1 /ID foot provided by General Contractor at the following. a Planting beds: 6' below finish grade . b. Hydroseed at finish grade 0. Provde topsol rotonled to a depth fo 12' below finish grade as follows. a. Planting beds: 6' depth of topsoil b. H droseed areas: Do not rototll 9. Topsoil shall be a nix of organic natter and sol (conposted.sowdust, manure, sandy loon and loon soils) with amendments as recommended by soil testng lab. 10. Finish grade shoo be flush with adjacent 'sidewalk or bock of curb grade. 11. 2' depth mulch in all planting beds and around base of shrubs in isolated areas. 12. All plant material shall be fertilized per manufacturer's specifications and sal testing recommendations. 13. All plant material shall conform to AAH standard for nursery stock, latest edition. 14. Submit four representative subsol samples and one topsal sample to a qualified testing laboratory. Test for ornamental planting requirenents. Seattle / Anchorage / Denver plane 206 624 6239 / fax 206 625 0930 e Tn4 plDmng*rxta.con P UBLI C • WOI?R DEP Sr. *ENGINEERING+ STREETS• WATER* SEWER• PARKS• BUILDING+ L.Mscepe Archtseture ERVrrxIeAtai Tectonics PLANT DETAILS 111( ra1s1 ■ ONION a aw UK KEPI/ VK Mr" LOraMet Mom t TAE PLANTING -i't:` l ?t v5.•f'. iY:l . ' i'F ^t'r itij.T?s DUCEC APPROXIMATELY ONE HALF THE ORIGINAL SCALE Partners, Inc. 14461NE7111PYa1101 Belewe, ww+:rrn NOV TEI420.aa1.$441 eu420.101.1110 a:s :EIL rrt TYPICAL SECTION NOT TO SCALE nr1 sei"'an Awm Vera em j MI a[ MY MIK a 'wow rum SHRUB PLANTING TREE PLANTING NTS new • IMP K MS VIRE TAIL " R °IIia6aiai CITY HALL PARKING LOT EXTENSION PROJECT NO. 95 -8001 LANDSCAPE PLAN & DETAILS I I 1' I I 1111 A l l ,I I II I I :''1 I 11'1'. '' 1.11'11',1'1',,T,'.1'1:1 111 i Bl bl £l Zl 4 z04 :6 9 L 9-,. u 1t £ Z lilil'JD. R tea WJMI GNROIMD COVER PLANTING TS SCUP 3/4 IRRIGATION HEADS TO BE PIIACED IN COORDINATION WITH PLANTING PLAN. 3/4 IRRIGATION BEADS TO BE PLACED IN COORDINATION WITH PLANTING PLAN. TEMP. CONST. ENTRANCE TYP. SEE DETAIL ijiNNECTIDN CB INLET PROTECTION rm. SEE DETAIL 30 0 30 60 SCALE IN FEET DATUM: NAV 88 EL RETAIN. /•EL .10■E$ CIMC. /MEM1. MALL EL ASPHALT • • 1 e Ex. Extern 1 1 1 1 1 1 1 FLYER FABRIC FENCE SEE DETALO EX. dpWMAY rnNranl VAl vr IIFTAII PnP -RIP R1CFa nFTAt1 m, a mL (•EL EXRUOED 1 CONC. CU11e r-r MEM d•rrQ tat r era eEM •mega ens wn MAIL itlt LATETPL t to GRIP IRPIF,ATIFIN TWTAII RrVL, Thorpe & Associates Inc. 710 Hoge Building 705, 2nd Avenue Seattle, VA 98104 EL Ex111WE0 CONC. (TYP.) -11— ""HE d. HEAD SCHEDULE MUM PATTERNS SERIES TYPE PSI RESIGN GPM RADIUS 1E22IP10 it, \IUp1Y1 l: l k ;• rA r 1 tm maw B AA '-`r recd RAIL wLerw. s,tt i a ito LM I.r VIII IRr r Seattle / Anchorage / Denver phone 206 624 6239 7 fax 206 625 0930 e -nat11 plalrlegervta.con RIM w detlatrt (-HFf K VAI VF AQQFMAI Y IN Yeet. begird a 1800 SPr.4 '1n 0.65 • x 15' 15 EST NPR .rrp to lens l Vr 3 4.75 IMNd /HMI um 4 19.5 macs 5 403 YAM r1 Ma I yr e rreieT 7 QUARTER • ... • Irltlili•ea: t111111•111111111111 _ lio a • 111•11111■1111101111111 -lniiim--w 'tn all1111l•1_I1)• In tltd•idT.iit• 1 , WMInI.sIvr 8 22.1 arraPOYMitIvr Retehrd 9 42.05 tor e[1tamIW 10 4.75 hose h'NM w,.s • 11 50.0 b.rt RI Imsr _ 12 55.05 11+rd10kmr aft . _._ iu PRELIMWA NOT TO BE USED FOR CONSTRUCTION ATI[MT. THIS DRAWING HAS C =r ED! REDUCED TO APPROXIMATELY ONE HALF THE ORIGINAL SCALE ' Y =e'+ 'ii }.: . tads.• • \ -. :.a ._.^ . .. .. .. .' ' 4 ^ _ A• :'A'T r .... .•!":' . .. r rJ ri:i• .T... ...• :t. ... .- .n .. . _......... ..7. . . (JBLIC WORKS DEPT. •ENGINEERING •STREETS•WATER•SEWER•PARKS• BUILDING• Pis Lsrtscope SecMtectwe Envrlxntntal ECarwvcs by . NCB FiIke Roth Hill Engineering Partners. Inc. 144R01l9MR1s0/01 RothHill Tr4RL081.001 ti Fm49s.YIL1110 1. "• • .../•.'. - :sri .; .. +7.J. "4 ^. - - :'VT •'J•.'i:, ✓., :. i- ',': '!i; ''A" i:} . '• T}•' /• r..... rJ t•' .. .. . S.X.. µ'./ Y fat•: .v :•:i'• .. .- a .. 5 .. , VALVE SCHEDULE VN.YE NGOER RESIGN GPI VALVE TYPE IRRIGATION LEGEND DRIP DRIP IA1691 © Cwt rite inert ca tr Pedro* Mato is Meet font C.e clr k wee dl *t antes* w*e. MI001 IAA f Mlrbtl WR See kW L2 IMO stook Ow ll PK 9rrt Thal NPR P Clot R tatsd tot hi ttl sot M 1st r Mae. 1>4 Wel RI fYcvt Mote Gard Mr See Yves W dint Mitt Gott Vase. See Vhe Wetly Mt Deft 0 SID-1111171 MA 7 Sp.. Lambe bes I sleeves to be fins a ft3 Myst bterst *tot resist W npla tool Malt to tapark • fee newt plot Ward et Meer littp Fl,. i:x .. ..•. ads r 't'% .• . CITY HALL PARKING PROJECT NO IRRIGATION PLAN > j'I'I' 'II riT ^rl>I'.Ili IIIIII ILLI''L!, III.- 1, II),I!I.IIII I`I,IIIi '1'i Ii' 1'i)i1I;L1 1 „I p INCH CHINA 1 c ll2 • %` 3: :A;. xb t¢ 5 6 51. VI. . CI. Et ;i` ou ...s ::s.. 9 ' 1; a ' s E IfIIIIlllllllllllllllllllllllllllilllllllll \ILllll. 111111. llllllll. Ililllllllllll► lllllllllll I. III111L 1lJllli lIII, II_ II: LIIIIIIiIIiLiI IIIIIIIIIIIIIIIIIII ' IRRIGATION NOTES WIML OM= L 1I Wab f. mWtr sf Pm, ) Mote It Regatta C.YEttar tM It trrvclee4EIlr..n M►rWEUa rowed 1 Al lows k be to& lore Moir rout Woo of Pater* ft Arlo. 4. Intim wise sleets *Abe se wee Rs 24 odes tr less toll l Edes fret lop of reek woks. 1 As* se W/ r test eats to batwt of teo.es we NEWT OA I le dot [e set new Ef tee Wert Weldor. L Mora of M eat Ordeal saxes fm. elects* sets It Went ca*, r vary n Wry. w c.aW cu .r Groptw Writ* mot Drew p wdscrnr rrewsitw W ciriste eM (tart f eoclrl 7. Wink motto otter estslsto aM Oty of We. Lents K Mr It le *tensed It Amino fostrador 6 mast* 411 Grad C.tsctr. L Ina** ssr r*sit Mess*, rester to 4 Wes lelW 6d1 sr yobs t NI sew per I•t11 at. MW Ler r.doctsnr's gWldat6t a M woks to be piked a MINUS' leas OA Wp let W spat N■O Set Yves at Mb vele 0W11 Doe 1belt It Pale Ape t.4 hod t/ Wes ROM Q Wes 4M rook pa* rods et irks Robe t d.fd oaf*. 2 Mw r OM pay hods 2 Wes fret of ark W minds SAN prep Wily Is It set 1■w V! KA dm far rook (ofkr WA 1111ete of tr d irs o raw t Was Opt Posh pt fair dal N /r lertioaliers UN plod 160 plebs weer per tree end o Opt dear K P.i tow Uq t .ld$t be to Wlesso j. trik k be ■ onic IS kokook ok suer 6tk'Is Wt' Atop w 1pr%tr's and sr Mt¢t sir ss to fear ■attHata of index syste Oda .dl LOT EXPANSION . 95 -BG01. AND DETAILS . • 3 F u grub 2 48.7 .rrp to lens l Vr 3 4.75 IMNd /HMI um 4 19.5 anal. to 1e.a 1 yr 5 403 YAM r1 Ma I yr 6 54.0 reenbmsr 7 463 WMInI.sIvr 8 22.1 arraPOYMitIvr 9 42.05 tor e[1tamIW 10 4.75 hose h'NM w,.s • 11 50.0 b.rt RI Imsr _ 12 55.05 11+rd10kmr IRRIGATION LEGEND DRIP DRIP IA1691 © Cwt rite inert ca tr Pedro* Mato is Meet font C.e clr k wee dl *t antes* w*e. MI001 IAA f Mlrbtl WR See kW L2 IMO stook Ow ll PK 9rrt Thal NPR P Clot R tatsd tot hi ttl sot M 1st r Mae. 1>4 Wel RI fYcvt Mote Gard Mr See Yves W dint Mitt Gott Vase. See Vhe Wetly Mt Deft 0 SID-1111171 MA 7 Sp.. Lambe bes I sleeves to be fins a ft3 Myst bterst *tot resist W npla tool Malt to tapark • fee newt plot Ward et Meer littp Fl,. i:x .. ..•. ads r 't'% .• . CITY HALL PARKING PROJECT NO IRRIGATION PLAN > j'I'I' 'II riT ^rl>I'.Ili IIIIII ILLI''L!, III.- 1, II),I!I.IIII I`I,IIIi '1'i Ii' 1'i)i1I;L1 1 „I p INCH CHINA 1 c ll2 • %` 3: :A;. xb t¢ 5 6 51. VI. . CI. Et ;i` ou ...s ::s.. 9 ' 1; a ' s E IfIIIIlllllllllllllllllllllllllllilllllllll \ILllll. 111111. llllllll. Ililllllllllll► lllllllllll I. III111L 1lJllli lIII, II_ II: LIIIIIIiIIiLiI IIIIIIIIIIIIIIIIIII ' IRRIGATION NOTES WIML OM= L 1I Wab f. mWtr sf Pm, ) Mote It Regatta C.YEttar tM It trrvclee4EIlr..n M►rWEUa rowed 1 Al lows k be to& lore Moir rout Woo of Pater* ft Arlo. 4. Intim wise sleets *Abe se wee Rs 24 odes tr less toll l Edes fret lop of reek woks. 1 As* se W/ r test eats to batwt of teo.es we NEWT OA I le dot [e set new Ef tee Wert Weldor. L Mora of M eat Ordeal saxes fm. elects* sets It Went ca*, r vary n Wry. w c.aW cu .r Groptw Writ* mot Drew p wdscrnr rrewsitw W ciriste eM (tart f eoclrl 7. Wink motto otter estslsto aM Oty of We. Lents K Mr It le *tensed It Amino fostrador 6 mast* 411 Grad C.tsctr. L Ina** ssr r*sit Mess*, rester to 4 Wes lelW 6d1 sr yobs t NI sew per I•t11 at. MW Ler r.doctsnr's gWldat6t a M woks to be piked a MINUS' leas OA Wp let W spat N■O Set Yves at Mb vele 0W11 Doe 1belt It Pale Ape t.4 hod t/ Wes ROM Q Wes 4M rook pa* rods et irks Robe t d.fd oaf*. 2 Mw r OM pay hods 2 Wes fret of ark W minds SAN prep Wily Is It set 1■w V! KA dm far rook (ofkr WA 1111ete of tr d irs o raw t Was Opt Posh pt fair dal N /r lertioaliers UN plod 160 plebs weer per tree end o Opt dear K P.i tow Uq t .ld$t be to Wlesso j. trik k be ■ onic IS kokook ok suer 6tk'Is Wt' Atop w 1pr%tr's and sr Mt¢t sir ss to fear ■attHata of index syste Oda .dl LOT EXPANSION . 95 -BG01. AND DETAILS . • 3 F u MODULAR BLOCK (:)WALL SECTION 9 NS NOT • A pv .%az-lbr-1 uJED FOR CONSTRUCi ijN 110 100 90 80 140 130 120 110 .:; • TPfS MAWING HAS BEEN FEL/Ulk0 APPROXiMAIELY CAC.: i4ALF THE ORIGINAL SCALE 4.0011 L4 1::) U.151 LI CI WO 1 -ICS .r.-) E T .F1 fr . 7 7 R Roth HIll Ertl . 140 ■ E . GRADE - • OP. GRADE BTM. OF W L 130 F . T. OF • GRADE_ ....._ - - - 120 ..... - _..... - • . .111111 ../ •z.• : it . - . • 130 120 2 ROP. LOCK NO . 3 EX. GRAD mit wALL . . PROP. ADE 1 1 0 Et ADE ....... ....--• ....-- ....-••• ...... ...• ........" ..... ...... .... ...... .... ...-- 3 • - OP. OCK • 400 NO. 4 • • . • 130 . • • PR Mill-111 . 2 120 ri ADE PR • B . GRADE . OF WALL 110 . INIIIN. " ROP. ::1-OK WALL NO. 5 .. • TPfS MAWING HAS BEEN FEL/Ulk0 APPROXiMAIELY CAC.: i4ALF THE ORIGINAL SCALE 4.0011 L4 1::) U.151 LI CI WO 1 -ICS .r.-) E T .F1 fr . 7 7 R Roth HIll Ertl In MODULAR BLOCK WALL PROFILES SCALE' 1:31; • • kering Partners. Inc. CITY HALL PARKING LOT EXTENSION [ 192 ] MO 316 Uhrlsooll 101 ill MmOWWW010M UMMOW PROJECT NO. 95-BG01 RETAINING WALL PROFILES & DETAILS -- - ---------------- __ ___ _______ - - *------- , . Flo No 98-005 kis AS SHOWN fax425.1113110 • . No Dal. Pali; - ----- --- - -..- — - Dais 1 1 1 9 1 1 1 1 1 iTip 11.1 1:1,Hil.01 1-T) 0 INCH i 5 6 CHINA • • g I. VI. CI. C1. °II :411. .6 9 C " 111111H11111111H111110116111111111611111:111ifillifid611111411116111111111114410ildW141111HifildIWIIIIII 1 1 1 1 9 1 1 1 1 1 iTip 11.1 1:1,Hil.01 1-T) 0 INCH i 5 6 CHINA • • g I. VI. CI. C1. °II :411. .6 9 C " 111111H11111111H111110116111111111611111:111ifillifid611111411116111111111114410ildW141111HifildIWIIIIII 1 D 6. CATCH BASIN PAo (NT WI 1 ROPE 0.02 FT/FT 1• S'- 0• I•- 0• MIN ., I 2• IMPACTED DEPTH, CLASS B ASPIMLT MORiE TCP U SR CDPACTED DEPTH CRSHED PACINC, 2 I/2 MIN MPACTED DEPTH CRUSHED SUPWACIIC CRAWL RASE MY BE REWIRED KAMM ON SOIL COIDITIMS ROAD SECTION WITH VERT. CURB NTS See Access OHM D -6. 1 /2•NII. 3 /4'MAX. DM. SOU° GALV. STEEL See DelaR D -6. M Stainless Steel (`Ihop •loaricoted) Mortar Restroler Pots (aluminum pots welded to uet with 0p'opr 012,4 m Ocotns qA min) Jedsdatc shear Cal.- pympia Fawlda . er equal oPlimm . ns d tar tk+H-- C.M.P. H.3CD4 Nelad Alum. N.EMM-to be Aluminum unless stated otherwise. ® FLOW RESTRICTOR INSTALLATION 8 els • • 1' RAD. 2:12 BATTER 1• RAD. Y•2.01 % •201 -+ lI3I�' : - 1 /4•s 2' JOINT MAME (fP.) iiuii ,,,,,, i iii. Yom. �.. . I la Isk / O/. 4 S? Q gVERT. CURB DETAIL NIS Na slnmiluras, roadways, or perking ots in this area. Ye2.01- CEMENT rn EXTRUDED CURB DETAIL B coNGRETEN,s BARRIER . 6' MN. 2H• No feelings of .cruder& rockeries) other crewel to catch Mein, tern Mc% Outlet Pips UedoMwbed so 1• 2 oWStenaao Stall Pee Rng with Welded Joints Hot -Dip CalvadJed, Alma 3. Dmem.nta Iron Hondr.D may also be *emitted Mk 1 atg�rlppravoi. with TH Ne0 -Sbok Grout 4' Diem Doty Steel Sloan S Frs.- draMag 0 CtJ0 min.It many r ide layer of Y -4• many spe6 adjacent le rockery. Stable cut fen in native material I• diameter washed grovel, 000. C can ever prey min. 2 grovel under pipe. 17 wide. min. IXOmntinusus slops ttO a 1st; swap DI 3034; Mew la6rk(WNi Sr wk.) oils 1' Mk SEE ABODE FOR ROCKERY DETAILS Plan pipe between rocks to ovoid weight. VIEW M ND ROCKERY AtSIMILELESE NOTES: I. Rock shalt be sound and Neva minimum density of 160 pounds per cubic root. 2. The long dknsnson of all rocks shell be placed perpencOmAor to the wall. YAM rack Maud boor on Ise rocks M the Bar below. 3. Reaknlss we erwbo- control structures, not retaining walls. /Nike malarial mast be Nato end roe- stanfwq In cat face. 4. Improved waking surfaces above and edjseml to rockeries over 30 In height I be protected by a rei conforming to USC 1711. 5. Bees reek ls 2 -man mWmum. (2 man rock - 200 -700 lb IV-2r) s. 5hep araakq f 00 rWkq mull be My approved prior to 1 ROCKERY & SIDEWALK ® WITH SAFETY RAIL NT$ P (JBLIC WORK& DEPT. *ENGINEERING* STREETS* WATER* SEWER* PARKS* BUILDING• 1.4 SCOW JwoIa t_PA10r Alit tratballItti TM) CURER tat ar�IM tewWligr A C04,6101 Mot CLIRIwt,L Ir MCI `IOiLINN 1 A= A'�4 SECTION A -A CURB DETAIL 1. INSPECTION REQUIRED BEFORE PtACNG CONCRETE. AT t(OST 24 HOUR NOTICE MUST BE OMEN TO, TUKWILA PUBLIC WORKS FOR INSPECTION. 2. CONCREIO SHALL BE LASS B OR BET1Lt THIN 5 1/2 SACK, 3000 PSI. 3. N.J. DRIVEWAY APRONS Siva. BE A MIN. r THICK. 4. ALL woes SMALL K PERFORMED N ACCORDANCE WITH APWA/WSDOT MANS NC SPECWIMTONS OR AS DETECTED BY THE CRY OF TIIUW0A 5. REMOVAL. OF OWING CONCRETE CU R& CURTER OR SDEWAUt SHALL BE TO THE NEXT EXPNISON JOINT; SCORE .IONS MUST K SAW CUT AND REPLACED MTH EXPANSION AWL 6. DRIVEWAYS WITH Well VOLUME (AS NOTED BY CRY ENOIEER) MAY BE APPROVED 00R INTERSECTION TYPE ACCESS. 7. TURNIP OESTNCTONS MAY BE AP0UED BY THE air ENGINEER ® COMMERCIAL DRIVEWAY DETAIL NTS TV. 1•CH ANFER S45 -4 SIDES REFLECTORS OR REFLECT TAPE I' GALV. DI SOLT WITH SHOULDER DRILL 7/16' HOLE FOR PADLOCK. r R r TIMER (USE TIMBER -FORM MODEL 2561 AVAILABLE FROM WACO ASSOCIATES 771 -1412 OR 1- 000 -026 -2604 UNDISTUMIED SUBGRADE DR BACK TIED PERMANENT BOLLARD CONC. FOOTING WASHED ROCK TM. 1'CMMRR 04S -4 SIDES 1 /2F o*v. MACHINE BOLTS WITH WASHERS. PEEN BOLT EDOS MIER TIOIITENNO. SET MASH MM ergo° SURFACE 1101 SDES. I• GALV. STEEL �rypp0�0 -011ILL 7/11 HOLE DLOCK PPAADL00KS BY 8R4ER )• B DM REMOVABLE BOLLARD ORME Fo0TNe - TOP EDGE MUST BE CLEAN EVEN AT. BETWEEN A.S. k CONC: BROOM FINISH TOP OP CONC. Y IA: GALV. STEEL ME - 2•r LANG 4• L0. CALV. STEEL PPE - 2•Ir LONG WASHED ROCK ma GRATE P`ERER 015000T STD. PLNl B -2A 14 RERAN CURB AND CUTTER AS PER t500T STD. PUN r -1 ('BARRIER' 01.0) V -1• PREMOLDED JT. FILLER 14 e.-1rO 3' r s -0• I_. A INLET DETAIL 3 Cr sr PR(00100D M. FILLER 1• -4 5/r- al st SECTION A -A CURB & GUTTER ® CATCH BASIN SURROUND NTS BASH INLET IN 000011TD ONCREETEE 14 TO CURB AND GUTTER PRELIMINARY NO- NOTES: 1. TIMBER Shell BE DOUGLAS FN, DENSE CONSTRUCTON GRADE. AND SHALL BE PRESSURE TREATED. 3. STEEL NUTS. DOLTS, .&W GRADE A WASHERS OVAL CONFORM TO AMIN A307. 4. ALL STEEL PARTS SHALL BE GALVN02ED. 5. CONCRETE SPIAU. RE CLASS C. 6. REMOVABLE BOLLARDS ARE REQUIRED rat RESTRICTED ACCESS ROADWAYS SUCH AS MWITENMICE EASEYENI5. BOLLARD DETAIL NTS Roth Hill Engineering Partners, Inc. 14430 FE 2111 PB,a6I 101 BONA, Waredni m NOV Tal4}fiN.NN RothHill rF.TT ��.jT TTPTI71:'I l '1'1l�lll� lll !tit' I;I�I • p INCH 1 . CHINA r.., .._ USED FOR CONSTRUCTION CITY HALL PARKING LOT EXTENSION PROJECT NO. 95 -BG01 MISC. DETAILS II�.I11' '��I'I!�!I'i i•i•Irl'I'I'j1 5 .. 6 Bl • VI. • EL Zl :'LEAs, zp� 6 8 r �LE� 9 NuA� ) 6 E Z L �p- Iii 1111111101ilfiiiliiuiiiiiliiiiliHillI 'llI bit HI' 11II1111iiiii.[1 1i0. 1i HI l��i ,i�a���.l_ll�'���la►. ui i.�llIttdRiili il 11 i�lilil 11-• sew 3 F u o- 1-. Roth 98 -005 WM AS SHOWN DaM z' 11 mldriit Or i :LrV—AgN: q A tNooI".I. N" mIAr IMf i ji : EPpJ 4 4 , 1, ry\ 31fr' O tP 1 iiit / tp AO it il i k , "‘, a 144 ri itilWit „ A)AVIV I 1 04 71 III 1 if IV 4 v ,1 ir .. 441alf111>/ 411411 VARADMIT•PilligintWiiii Mgr I ‘ig4( 120 pROp. FENCE SEE DETAIL E9 PROP. NODULAR BLOCK RETAINING WAIL NO. 1 SEE SHT. I/O zmmmumrAmnillk 111MMIiih,117... annwrifilli jimiliilliattilirRit 711111-11M11110111111116111M MINIF Ai i Ma / IfillffilifirligiMilla peAuft"4" Ima,,,....„.„...,..„4„...,„„:„IbILSCiatlitobadblaiN ..,4„._...... I will ■iiiivill.1 '1 .4treA4tAl iiii■ I- 1 e ii TA dost.°4--- 41-0---,-1 IIII IL Ati '40,41.,_ fk 3 1 ' SEE EX EXTRUDED PROP. EXTRUDED CURS (TW.) CONC. CURB LE 0 cn PROP. CONC. LI. DM,ZWAY STAIRS EX. E EERIE TUKWLA CITY HALL • " a 0 - • ••• •J TS 01:411 • red — RIP MID • •C j(1. °Iwo. ■aplunk 63113e Milb NO. 5 PARKING MIK: ID' NDE z 20' LONG STANDARD PARKING STALL (TYP.-INCLUDING 2' CURB OVERHANG) MATCH LINE THIS SHEET. MATCH LINE THIS SHEET XEROX BUILDING r PRELIMINARY NOT TO BE USED FOR CONSTRUCTION ciL.r.t.; '7J!:. r: 7 PU1131.,IC WORKS _DE'F'T. *ENGINEERING*STREETS*WATER*SEWER*PARKS*BUILDING* • • Roth Hill Engineering Partners, Inc. IMO NE 2119 PIKS 101 IOWA 010004107111007 191429.11111$14 Fan 429.1119.1110 RothHill 0 30 SCALE IN FEET 11.1E1 11/13/ZI CITY HALL PARKING LOT EXTENSION PROJECT NO. 95-BI301 GRADING & STORM DRAINAGE PLAN 1111TI1JT7FPTITI:1-rTIP 111111.1y11111111:11111111 l'iPPrisT.Y1 I 11 0 INHINA CH — 1 :2- ' 5 6 4 C „., • SL vs. c • C c- 1. 111(11 ti II ((Li 10 mil itroras 11/3/1000 0 z ffi :I I LI r CONSTRUCTION , rtwcE EXISTING XEROX F PARKING STAGE 1 STAGE 1 NOTES: 1. EXISTING XEROX PARKING TO BE FENCED. 2. CONSTRUCT PROPOSED CITY HALL PARKING. ASPHALT PAVEMENT TO BE APPLIED LAIR. 3. MAINTAIN AT LEAST 35 PARKING STALLS AT ALL TIMES. OG.R� FEN5 UCTKIN REMOVE EXIST. XEROX PARKING e,. 0 OA 40 0 40 00 CITY HALL P R 1 G 11 R q P[ua THIS DRAWING HAS 6EEti REDUCE° 1 U APPROXIMATELY ONE HALF THE ORIGINAL SCALE STAGE :2'. STAGE 2 NOTES: 1. NEW CITY HALL PARKING TO BE FENCED. 2. REMOVE FENCE FOR EXISTING XEROX PARKING. 3. REMOVE EXISTING PAVEMENT FOR XEROX PARKING. 4. CONSTRUCT ACCESS ROAD PROPOSED XEROX PARKING AND PROPOSED KING COUNTY HOUSING AUTHORITY'S PARKING. 5. CONSTRUCT DETENTION POND AND DRAINAGE SYSTEM. PRELIMINARY' NOT TO BE USED FOR CONSTRUCTION SCNE 01 FEET 3 F u 0 o- F v 0 P LII3 C WORKS DEPT. «ENGINEERING* STREETS* WATER* SEWER* PARKS* BUILDING* II�;TI_I Ij. p INCH." CHINA IIIIIIIII III111111(11111111111111111 ll11111.111.(1:IU111. 111. 1II 1111L11l11111111djllllll!l�fi, l,�jlli. ab KWI SN Gmbh D Mkt Roth Hill EnEin.orIng Partners, Inc. 144E NE 116 FINN 1101 �4Mnr, WNANglos N007 • TNOIASSA1444 Fax RothHill I�Ilrll.11,l,�IIII! TITIFTrAti CITY HALL PARKING LOT EXTENSION PROJECT NO. 95 -8001 CONSTRUCTION STAGING .j, i1 j1aEi1jl1JIII [I1101I(111111i111111i1ii11..; 241P ,. TEMP. COAST. ENTRANCE TYP. SEE DETAIL L m (1) C8 INLET PROTECTION TP. SEE OCTAL sruP SPAK • O ` - ----. - • - =A L I EL ASPHALT 1 1 1 1 1 1 1 1 1 1 1 1 1 1 EX, kXTRIDw 1 CORE GAO 1 1 1 ri TER PANIC (NIMFI 100X OR EQUIV. : R 2'. 14 CA. BO WIDE ROLLS). USE STAPLES CO IMRE RARE FABRIC RIMS TO ATTACH FABRIC TO WIRE (TIT) ca EQUAL (TM) PONCE FIAL AWN Cf Nd[SSMICSS AREA O TEMP. CONSTRUCTION . ENTRANCE 4 NIS FILTER FABRIC GRATING CATCH BASIN (E\ C.B. INLET PROTECTION • 4 NTS Lt -14 11 RIMY ROrra Or flMIe u NATERIAL 111 4'r 4' TRENCH 1' 1IAN.. 2's 4' V000 POSTS, STANDARD OR SETTER COAX OR CODA. 1 1' O.C.. ALTERNATE. EWE POSTS .. POST SPACING NAY SE I/INCASED 10 1' IF WIRE MERINO IS IUKD FILTER FABRIC FENCE NOTES: PROVIDE 2/4' - 1 I DIA. WASHED GRAVEL SACK ILL WITH NATIVE SOIL SIDE VIEW 1. THE FILTER FABRIC SHALL SE PURCHASED IN A CONTINUOUS ROLL NT TO THE LENGTH OF THE BARRIER TO AVOID USE Or JOINTS. MEN JOINTS ARE NECESSARY. FILTER CLOTH SHALL K SPLICED TOGETHER ONLY AT A SUPPORT POST. WITH A AINIIW 1-1101 OVERLAP APO BOTH EOS SECURELY FASTENED TO THE POST. 2. THE FILTER FABRIC PEACE MALL SE INSTALLED TO FOLLOW THE COITOIMS (MERE FEASIBLE). THE FENCE POSTS SHALL K SPACED A MAXIMA& O S FEET APART AND DRIVEN SECURELY INTO THE GROWS (MIMIWU OF 20 INCHES). 3. A TRENCH SHALL K EXCAVATED. ROUGLT 4 INCHES WIDE AID 4 INCHES DEEP. 1411.14C 'ANO ADJACENT TO THE ROOD POST TO ALLOW THE FILTER FABRIC TO K BURIED. 4. WHEN RTAIDARD STRENGTH FILTER FABRIC IS USED. A WIRE IESN SUPPORT FENCE SHALL K FASTENED SECURELY TO THE UPSIOPC SINE Or TIC POSTS USING HEAVY -DUTY WIRE STAPLES AT LEAST I 11101 LEND, TIE WINES OR NCO RINGS. THE WIRE SHALL EXTEND INTO THE TRENM A NIN11W OF 4 INCHES AND SHALL NOT EXTEND ACRE THAN 21 HASHES ASWE THE ORIGINAL ORCHID SURFACE. S. THE STNDARD STREWTH FILTER rAMIC SHALL K STAPLED OR WIRED TO TIC PENCE, AN0 20 INCHES Or THE FABRIC SHALL K EXTENDED INTO THE TRENCH. THE PANIC SMALL NOT EXTEND MORE THAN 30 INCHES ABOVE THE ORIGINAL GROUND SURFACE. 11L1ER FABRIC SHALL HOT K STAPLED TO EXISTING TREES. S. MEN EXTRA- STRENGTH FILTER FABRIC AND CLOSER POST PAC110 ARC USED. THE WIRE MESH SUPPORT FENCE WAY K ELIMINATED. IN SUCH A CASE, THE FILTER PANIC 1S STAPLED OR NIKO DIRECTLY 70 THE POSTS WITH ALL OTHER PROVISIONS OF STANDARD 101E 5 A/PLTIID. 7. THE TRENCH SHALL SC marmite. WITH S/4 -INCH MINIMUM DIAMETER WASHED *RAVEL. S. FILTER rANIc FENCES SHALL K REAMED MIEN THEY HAVE SERVED THEIR USEFUL PURPOSE. OUT NOT OErm THE UPSLOPC MCA CMS OEM PERMANENTLY STABILIZED. O. FILTER PANIC FENCES BALL K INSPECTED IIAEDIATELY AFTER EACH RAINFALL NO Al LEAST DAILY DURING P1O.OMOED RAINPALI, ANT REOU11E0 REPAIRS SHALL SE WADE /AEOIAICLY. © FILTER FABRIC FENCE NHS J° U 3IIC WORIKS DEPT. * ENGINEERING• STREETS* WATER* SEWER* PARKS* BUILDING* • I 0 INCH 1 • CHINA FLIER FABRIC FENCE SEE DETAIL® 'PRELIMINARY' TO BE USED FOR CONSTRUCTION Partners, Inc. 144501E 7111 MRG11101 81rBWa WB+0.1050I00? T1U28,101.N44 FN4AS1N.1110 THIS DRAWING HAS BEEN REDUCED TO APPROXIMATELY ONE HALF THE ORIGINAL SCALE I I fr► I 1.1 1'11111 111I111i!i1�1�:II • CITY HALL PARKING LOT • EXTENSION PROJECT NO. 85 -BG01 T. E. S. C. PLAN & DETAILS rill 'I 6 BL 1'l EL .. 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I ' \'di [11 *1 NO -3 BE USED FOR CONSTRUOlIQN .1='EfE31,1C WQRICS r).E.rz TT_ *ENGINEERING • STREETS* WATER SEWER PARKS* BUILDING* I I irPTIT1171171TT i q7.9111:111.11-1(Fill 1 i 0 INCH , - CHINA '111 - 14450 NE 29111 Moe 101 BNYAIN. Wanness 0001 Td425.1611.61411 Fat125.610.1110 CITY HALL PARKING LOT EXTENSION PROJECT NO. 95-B001 DEMOLITION & TREE REMOVAL PLAN gI . P1. E& : E: • 111111111110111111111111111.11.11111.11111111ill[111111161.11[111111111.11111111111111111iblillitilltil(111.11[11(1111-1111.611(liiilifillIIIIIIIIIIIH bEL c. so . . 3 [ 12 Flo No 98—C Sok ol" =:3i No Do Rorke Dile PROP. 4' HIGH PRIVACY FENCE SEE DETAILED PROP. M000LAR BLOCK RETAINING WALL NO. 1 SEE SHT. 9/0 Et. POtCA- LOCR 12*AR O- AR PROP. PIl�ItC ifg T � AREA . G •2+61.79 N PROP. MODULAR BLOCK RETAINING WALL NO. 3 SEE SHT. 9/12 \ I .PROP. UGH 1t / STANDARD ( '•), MNS a ROCKERY 30 0 30 60 SCALE 91 FEET - DATUM: NAV 88 120 'f EX EKIRIRIED do PROP. EXTRUDED CKIR Cr"..) CONC. CURB i i 1 1 1 1 1 1 1 1 1 1 1 EX ka660E0 1 1 cOMG cu."' 1 PROP. CONC. STAIRS EX POMMY ECONCKMU i 1 SIDEWACX I^e BLOM NO. 5 5,10000.0n0.2. WIOE K 20' LONG STANDARD PARKING STALL (TYP: INCLUDING 2' CURB OVERHANG) MATCH LINE THIS SHEET EK • • • N SIGN ON CONC. PROP. ROCVSRY SEE DETAL® ERIRUO(D -CONC. CUM TUKWU.A CITY HALL 6300 BUILDING XEROX BUILDING NOT TO BE USED FOR CONSTRUCTION MATCH LINE THIS SHEET THIS DRAWING HAS BEEN REDUCED TO APPROXIMATELY ONE HALF THE ORIGINAL SCALE 1[I■1ttt 11/13!16 tomtit 11/31!000 R U13 L, WORKS DEPT. *ENGINEERING • STREETS• WATER• SEWER +PARKS• BUILDING• Psitners, Inc. 14460 NNE 2111 Plow 6101 NIEIERn. WRE1Yrbn NOV Tr4m666.tw F66421.1N.1110 CITY HALL PARKING LOT EXTENSION . PROJECT NO. 95 -BG01 SITE PLAN II[ I711TI i II IIIIL1 I1)1. 1. I II 1i�111 � II- 11..11 1 . I 11,4i ijI1 I I 0 INCH 3 ^ CHINA N " 5 8 liiiil11111111111iiiliiiilii111111111iiiluii .11111.iiui1.1.iiiliiul i:il11.11 i 11101111il :Li11lilu.I11illiill.i0 1H.lil i i� :1111iiliiiililiilliiil. FN No 98 -005 Scab 1" =30' 0th CITY OF TUKWILA PUBLIC WORKS DEPARTMENT CITY HALL PARKING LOT EXPANSION PROJECT NO. 95 -BGO1 `F). —. — � 4 u��' NOT 5J BE USED FOR CONSlRUCIIOf! MAYOR JOHN W. RANTS CITY COUNCIL DAVE FENTON, PRESIDENT PAM CARTER JOE DUFFIE JIM HAGGERTON JOAN HERNANDEZ PAMELA LINDER STEVE MULLET DIRECTOR OF PUBLIC WORKS JAMES MORROW, P.E. CITY ENGINEER BRIAN SHELTON, P.E. Roth Hill Engineering Partners, Inc. RothHill — LEGEND O 4* t$f DECIDUOUS TREE CONIFEROUS TREE DECIDUOUS TREE• TO BE REMOVED CONIFEROUS TREE TO BE REMOVED ▪ ma 14450 NE 29th Place # 101 Bellevue, Washington 98007 Tel 425.869.9448 Fax 425.869.1190 MAIL BOX arts ROAD SIGN •oup unuTY POLE ttLS UGHT STANDARD • Po POST E UTILITY BOX ❑' TRAFFIC SNITCH BOX O TELEPHONE MANHOLE °re TELEPHONE BOX :CB CATCH BASIN to CONCRETE VAULT %ssw EXISTING SAN. Y.H. A F 1 FIRE HYDRANT e tw WATER VALVE ° .0 WATER METER DITCH CENTERUNE FENCE Iraq CONCRETE CULVERT m m EDGE OF PAVEMENT • EDGE OF GRAVEL —X X X— SILT FENCE INDEX CONTOUR CONTOUR — — — — EX.GRADE IN PROFILE '.c GAS UNE my, - UNDERGROUND POWER LINE -uyr- UNDERGROUND TELECOM UNE -uwry UNDERGROUND CABLE TV UNE - - - -l. EXISTING WATER UNE EXISTING STORM SEWER UNE EXISTING SAN. SEWER DETAIL IDENTIFYING SYMBOL RECEivED MAY 2 7 1999 PUBLIC WORKS —SHEET INDEX SHEET NO. DESCRIPTION 1 COVER SHEET 2 SITE PLAN 3 DEMOLITION a TREE REMOVAL PUN 4 T.ES.C. PLAN 5 INTERMEDIATE GRADING & DRAINAGE PLAN 0 GRADING & DRAINAGE PLAN 7 DRAINAGE PROFILES 1 MISC. GRADING & DRAINAGE NOTES a DETAILS S RETANNO WALL PROFILES a DETAILS 10 LANDSCAPE & IRRIGATION PLAN 11 LANDSCAPE DETAILS 12 TRAFFIC wRONBAENTS-TUfWIUA CITY HALL &W00BLDG. VICINITY MAP 1 12 I i i l ;rr I r � � III ''!._'.I.' 1 H i • � T i � '' i i T l k � 1 1 . ' i t r-i: r I I r ' t 1 1 1 1 , 1 .� p INCH 1 6 CHINA 91. 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