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Home My WebLink AboutPermit 91-01-R - GRUNDSTEIN LEON / GENCOR DEVELOPMENT - NORTH HILL OFFICE BUILDING REZONE91-1-r 5900 southcenter boulevard 91-01-cpa GENCOR DEVELOPMENT NORTH HILL OFFICE BUILDING REZONE ZONING CODE AMENDMENT COMPREHENSIVE PLAN AMENDMENT COMPREHENSIVE LAND USE PLAN AMENDMENT COMPREHENSIVE LAND USE PLAN AMENDMENT COMPREHENISVE PLAN AMENDMENT 6200 Southcenter Boulevard • Tukwila, Washington 98188 C) M E M O R A N D U M TO: Rick Beeler, Planning Director FROM: Ron Cameron, City Engineer DATE: January 9, 1992 SUBJECT: North Hill Office Rezone - Environmental ZONING CODE AMENDMENT COMPREHENSIVE PLAN AMENDMENT COMPREHENSIVE LAND USE PLAN AMENDMENT Per the attached November 19, 1991 Memorandum, the North Hill rezone iaas approved, based on 430 ADT. As stated in the 11/19/91 Memorandum, we need to approve future development with that limit in mind and require monitoring of ADT peak on a quarterly basis for the first two years and annually thereafter. If the monitoring program identifies the 430 limit being exceeded, the development shall be required to provide the necessary corrections to reduce the ADT volume below the 430 limit. It is my understanding, the original SEPA determination provided a 225 ADT limit. Per review of the March 28, 1990 Entranco Engineers study and January 30, 1991 trip generation comparison (Entranco Project No. 90809 -6) 430 ADT limit was accepted. Therefore, recommended is SEPA be modified to allow adjustment from 225 ADT to 430 ADT with the above monitoring conditions provided as a requirement. The change in ADT does not have a significant impact nor warrant any SEPA modifications other than establishment of the monitoring program (at the developer's sole expense). Attachment: North Hill Study 11/19/91 Memorandum xc: Phil Fraser John Pierog Jack Pace 'Development File: North Hill Office Read File PF /amc:l0:nohills Phone: (206) 433-1800 • City Hall Fax (206) 433 -1833 [JAN 14 1992 CITY OF TUKWILA PLANNING DEPT. John W. Rants, Mayor 3111E 1- ----- JAN 14 1992 CITY OF TUKWILA PLANNING DEPT. CC: Phil Fraser John Pierog Jack Pace City of Tukwila PUBLIC WORKS DEPARTMENT 6300 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -0179 Ross A. Eornst, P.E. Director File: North Hills Office Development MEMORANDUM TO: Rick Beeler, Planning Director FROM: Ron Cameron, City Engineer DATE: November 19, 1991 SUBJECT: North Hills Office Rezone 1<o( The North Hills rezone was approved based on 430 ADT. The approval recommendation is based on that limit. As stated 4 -5 times to Council. We need to approve future development with that limit and require monitoring of ADT, peak on quarterly basis first 2 years, then annually. Correction to limit to the 430 required. RMC /kjp Attachment: North Hills Study Collision Diagram presented at Council January 9, 1992 City of Tukwila 6200 Southcenter Boulevard • Tukwila, Washington 98188 Leon Grundstein 750 6th Street South, Suite 200 Kirkland, WA 98033 SUBJECT: North Hill Office Building, 5900 Southcenter Blvd. (PC No. 89 -399) Revised Submittal Deadline Dear Mr. Grundstein: It has come to my attention that past deadlines for the submission of the information and revised plans requested by John Pierog of this office, in his December 10th letter, will not be met. During a telephone conversation you had with John on 1/3/92 you indicated that you thought you could have your resubmittal ready by January 20, 1992. I realize that the vacation of the easement upon which the proposed building would encroach may take some time to finalize. However, prior to that time, a written commitment to that effect between the parties involved will suffice for our purposes. We are requesting that you direct whatever effort is necessary to have your submittal to this office no later than January 20, 1992. If you are not able to meet this deadline, the permit application package we now have will be returned to the City Department of Community Development. Also, please note the Department of Community Development requires the Traffic Analysis be amended with the following: The mitigated Determination of Non - Significant issued on October 1, 1990 shall include the changes in the ADT from 225 to 430 ADT. Also the applicant /owner shall provide, at their expense, monitoring of ADT peaks on a quarterly basis for the first two years, then annually, by a qualified Traffic Engineer, and transmit the results of each monitoring to the City Engineer. Phone: (206) 433 -1800 • City Hall Fax (206) 433 -1833 John W. Rants, Mayor If I can be of assistance or if you have any questions concerning the above, please call me at 433 -0179. Sincerely, Phil Fraser Senior Engineer Public Works Department xc: John Pierog, Associate Engineer Darren Wilson, Assistant Planner Duane Griffin, Building Official Permit Coordinator Development File: North Hill Office Read File PF /amc:9:office CITY OF TUKWILA AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, RELATING TO ZONING CLASSIFICATION FOR "NORTH HILLS OFFICE" AMENDING TUKWILA MUNICIPAL CODE CHAPTER 18.08.030 (AMENDING CERTAIN PROVISIONS OF ORDINANCE NO. 1247) WHEREAS, the proposed zoning complies with the Tukwila Comprehensive Plan designation of commercial; and WHEREAS, the City Council adopted the Findings and Conclusions contained in the Staff Report, dated September 26, 1991, for approval of a rezone classification from P.O. (Professional Office) to C -1 (Neighborhood Retail); and WHEREAS, the City Council reviewed and approved a zoning classification of C -1 (Neighborhood Retail) on October 21, 1991; and WHEREAS, the amendments set forth below are necessary to correct the Tukwila Zoning Map as orig adopted in Ordinance No, 1247, 1982); NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO HEREBY ORDAIN AS FOLLOWS: Section 1. Zoning Map Amendment, The Tukwila Zoning Map originally adopted in Ordinance No. 1247 is hereby amended to include the area known as North Hills Office, bounded at 5900 Southcenter Boulevard, except that property currently containing the North Hills Apartments (as shown on Attachment C). A rezone classification of C -1 (Neighborhood Retail) is hereby adopted for the aforementioned North Hills Office area. Section 2. Severability. If any section, sentence, clause or phrase of this ordinance should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause or phrase of this ordinance. Section 3. Effective Date. This ordinance shall take effect and be in full force five (5) days after publication of the attached summary which is hereby approved. PASSED BY THE CITY C_ OLj�iCIL C TY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this' day o 1991. ATTEST /AUTHENTICATED: - ' -cL G -cam (3ne E. Cantu, City Clerk APPROVED AS TO FORM: OFFICE OF THE CITY ATTORNEY: B J 1/1 11 FILED WITH THE C ' 'Y CLERK: 1 / - N - 7/ PASSED BY THE C COUNCIL; / / • 9 �/ PUBLISHED: //- 7- 7/ EFFECTIVE DATE: / /- i2- 1/ ORDINANCE NO.: no /U WASHINGTON NO. _16/10 an Dusen, Mayor 16710 0 3 5 "Z - °0 0 35'/ L 351700 ozoZ 000 O } iwyST Go..G. Q!r G....At+ •a+nT• 'ALT. arK.L�r s .i Cla.7R' �.wfrri.rT Y ATTA r . LCM /clh 11/21/84 WASHINGTON ORDINANCE NO. 2, • •• tvc — 4 G t a TY OF TUKWHJz 0 85/01/ti RE:�:L F CA'= I1SL AN ORDINANCE OF THE CITY OF TUKWILA, WASHING- TON, AMENDING THE OFFICIAL ZONING MAP ADOPTED PURSUANT TO SECTION 18.08.030 OF THE TUKWILA MUNICIPAL CODE BY RECLASSIFYING CERTAIN PROP- ERTY WITHIN THE CITY KNOWN AS THE NORTH HILL REZONE PROPERTY FROM HIGH DENSITY MULTIPLE RESIDENCE (RMH) TO PROFESSIONAL OFFICE (P -0). 7.•'f';i WHEREAS, the Tukwila Planning Commission cor;lucted a L) V) public hearing for the purpose of considering a proposal to revise r4 the zoning classification of certain property from high density v 11 , multiple residence (RMH) to professional office (P -O) known as the OD North Hill Rezone, City File No. 84 -11 -R, and at the conclusion of said hearing and after deliberations upon the proposed rezone the Planning Commission forwarded its recommendation to the City Council, and WHEREAS, the City Council . also conducted a public hearing on the proposed zoning map amendment which was held on November 26, 1984, and at the .: onclusion of said hearing having determined that the proposed zoning map amendment should be made, WHEREAS, the City's Responsible Official has determined that the proposed zoning map amendment will not result in signi- ficant impacts upon the environment and a final declaration of nonsignificance has been issued, now, therefore, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. The City's official zoning map adopted pur- suant to Section 18.08.030 of the Tukwila Municipal Code is hereby amended by revising the zoning classification of certain property within the City described on Exhibit A, attached hereto and incor- porated herein by this reference as if set forth in full, commonly known as the North Hill Property, City File No. 84 -11 -R, from high density multiple residence (RMH) to professional office (P -O). 40391 ►:4 4.4:; • OC 55 BY Section 2. The findings and conclusions of the City Council with respect to the zoning map amendment implemented by this ordinance are attached as Exhibit B and are incorporated herein as if set forth in full. Section 3. The City Planning Director is hereby instructed to revise the City's official zoning map in accordance with Section 1 of this ordinance. Section 4. This ordinance shall be in full force and effect five (5) days after passage and publication as provided by law. • PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a regular meeting thereof this 17th day of December , 1984. ATTEST /AUTHENTICATED: • CT Y CL RK, mAXINi ANDERSON APPROVED AS TO FORM: OFFICE 9 THE CITY ATTORNEY: FILED ITH THE CITY CLERK: 5/9/84 PASSED BY THE CITY COUNCIL: 12/17/84 PUBLISHED: 12/26/84 EFFECTIVE DATE: 12/31/ ORDINANCE NO. 1339 APPROVED: M 0 , " Y L. VAN DUSEN EXHIBIT A TO ORDINANCE 1339 THAT PORTION OF LOT 11 OF INTERURBAN ADDITION TO SEATTLE, AS PER VOLUME 10 OF PLATS, PAGE 55, RECORDS OF KING COUNTY, LYING NORTH OF THE NORTHERLY LINE OF PRIMARY STAlE HIGHWAY ROUTE 1, AS CONVEYED TO THE STATE OF WASHINGTON, BY DEED RECORDED UNDER RECORDING NO. 5473599; EXCEPT THE EAST 450.86 FEET AND THE NORTH 255.03 FEET THEREOF; SUBJECT TO AND TOGETHER WITH EA3EMENTS AS RECORDED IN KING CO. A.F. #6007217 AND #7502130412, RESTRICTIONS AND RESERVATIONS OF RECORD, IF ANY. SITUATED IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WA. C EXHIBIT B TO ORDINANCE NO. 1339 Findings & Conclusions of Tukwila City Council Concerning the North Hill Associates Rezone I. FINDINGS A. Western Pacific Properties is proposing to develop a three story office building consisting of approximately 14,500 square feet on the vacant property immediately east of the existing Arco AM -PM Mini Mart at approximately 5900 South - center Blvd. Currently, the property is being utilized for an informal parking lot. In order to accomplish the proposal the applicant is requesting rezoning of the property from the existing zoning of High Density Multiple Residence (RMH) to the Professional Office (P -O) zoning classification. The w4 property which is the subject of the rezone request consists OI of approximately .87 acre of a 1.94 acre parcel owned by C the applicant. wi wl B. Board of Architectural Review of the specific design of the building and site plan will occur subsequent to the final action on the rezone. C. The Comprehensive Land Use Plan Map designate the subject property "Commercial" without specific development considera- tions. D. A Final Declaration of Nonsignificance was issued for the proposal. E. The property adjacent_ to the subject property on the west is zoned Local Retail (C -1) and is designated "Commercial" with- out special development considerations by the Comprehensive Land Use Plan Map. The property immediately to the north of the subject property is zoned Multiple Residence High Density (RMH) and is designated by the Comprehensive Land Use Plan map as high density residential without special development considerations. This property is also owned by the appli- cant. The property to the east of the subject property is also designated high density residential without special development considerations. The present zoning of this prop- erty is Low Density Apartments (R -4). The subject property is bordered on the south by Southcenter Boulevard which is adjacent to the I -405 freeway. F. An Arco Mini Mart has been constructed on the property adja- cent to the subject property on the west. Other adjacent properties are undeveloped. An office building development is located to the east of the easterly abutting property. G. A hillside and retaining wall are located at the northern end of the subject property. The remainder of the subject property was excavated some time ago and is presently rela- tively flat. II. CONCLUSIONS A. The proposed zoning reclassification is in conformity with the City's Comprehensive Land Use Policy Plan, the provisions of Title 18 of the Tukwila Municipal Code and in general will serve the public interest. Specifically, the proposed reclassification is consistent with the following goals and policies of the Comprehensive Land Use Policy Plan: 1. General Goals: Goals 1, 5 and 6 (pages 12 and 13). 2. Natural Environment: Goals 1, 2 and 3 (page 15); Objec- tive 1, Policies 1 and 3 (page 24); Objective 3 (page 25); Policies 1, 2, 3 and 4 (page 26); Objective 6 (page 28); Policy 1 (page 29); Objective 8 (page 30). 3. Open Space: Goal I (page 16); Policy 1 (page 34). 4. Commerce /Industry: Goals 1, 2 and 3 (page 18); Objec- tive 1, Policies 1 and 2 (page 60); Objective 3, Policies 1 and 2 (page 64); Objective 4 (page 65); Policies 1, 2 and 3 (page 65); Objective 6, Policies 1 and 3 (page 67). B. The proposed zoning reclassification has been supported by submittal of architectural site plans showing proposed devel- opment and its relationship to surrounding areas. The pro- posed development is consistent and compatible with surround- ing zoning and development, including the multi - family devel-. opment to the north, as a result of natural separation pro- vided by the hillside to the north of the property, scale of the proposed development, access points and proposed land- scaping. C. The proposed reclassification is compatible with the City's Comprehensive Land Use Policy Plan. The applicant is there- fore not required to demonstrate need for the request pur- suant to Section 18.84.030(3) of the Tukwila Municipal Code. . D. The proposed office development will result in less traffic impact than multi - family development under the existing zoning. - 2 - City of Tukwila PUBLIC WORKS DEPARTMENT 6300 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -0179 Ross A. Earnst, P.E. Director File: North Hills Office Development MEMORANDUM TO: Rick Beeler, Planning Director FROM: Ron Cameron, City Engineer DATE: November 19, 1991 SUBJECT: North Hills Office Rezone The North Hills rezone was approved based on 430 ADT. The approval recommendation is based on that limit. As stated 4 -5 times to Council. We need to approve future development with that limit and require monitoring of ADT, peak on quarterly basis first 2 years, then annually. Correction to limit to the 430 required. RMC /kjp Attachment: North Hills Study Collision Diagram presented at Council CC: Phil Fraser John Pierog Jack Pace ENTRANCO November 4, 1991 Mr. Ron Cameron Traffic Engineer City of Tukwila 6300 Southcenter Boulevard, Suite 101 Tukwila, Washington 98188 Re: Collision Diagram at the Intersection Vicinity of Southcenter Boulevard/ North Hills Apartments Driveway Entranco Project No. 90809 -06 Dear Ron: Enclosed you will find the collision diagram summary for the Southcenter Boule- vard /North Hills Apartments driveway intersection and mid -block segments between Macadam Road and 61st Avenue South. This diagram was completed based on the • request from Tukwila City Council for review of historical accident data in the study area. The data reviewed includes all accidents reported to the City of Tukwila during the three -year time period of October 1988 to October 1991. The table below shows a summary of the accident analysis conducted for the refer- enced location. Accident Type October 1989 October 1990 October 1991 EB Rear End 8 6 10 WB Rear End 2 2 6 SB Left Turn 7 4 3 SB Right Turn 0 1 0 Miscellaneous 2 0 5 Totals 19 13 24 Please feel free to call me if you have any questions regarding this information. Sincerely, ENTRANCO • Ara1 ~!! Sher • n D. G •'• ng ./ Project Engineer SDG:dcn Enclosures WASHINGTON • ARIZONA • CALIFORNIA Accident Data Summary (October 1988 to October 1991) ENGINEERS • SCIENTISTS • PLANNERS • SURVEYORS 12 Month Period Endino 10200 NE 8TH STREET. SUITE 300 BELLEVUE. WA 98004 (206) 454-5603 FAX: (206) 454.0220 ti U.•._. v./ 1•30 f -1L• t1 1710 t k / IV r - #5 #73s SYMBOLS 9 1-7, 4- 91 , • I` ;7(6 Z.Iio tr -21- 1 1 5 0 11- 91-111 )t Ic a -+ Moving VCi11cIC » > docking Vehicle -a- -- Non- Involved Vehicle ?F --- Pedestrian L� Parked Vehicle o Fixed Object O Fatal Accident O Injury Accident - TYPES OF COLLISIONS - -t -- Reor End -- �---�- Head On . — Side Swipe •fib` Out of Control _b • Left Turn i t- Right Angle . ri4 SHOW FOR EACH ACCIDENT I. Day, Dote and Time 2. Weather and Rood Surface - if Unusual Condition Existed 3. Nile — If Between Dusk and Dawn I D S S oirrvIcMpsC Svc ; --? (Name) INTERSECTION 1J°a7H Dias pFtrvelo and - sv u - s1iCeNTEP 13 LVD PERIOD "JAW. (3I — oa: ctt from 0 ittCS to Fxr• :I > YI oa I / DM SYMBOLS k 1-t--9 0 141 1/- t 1135 11.13.4 •73Y ) -� Moving Vehicle + » > Backing Vehicle -4-- -- Non - Involved Vehicle )f- --- Pedestrian Parked Vehicle 0 Fixed Object O Fatal Accident 0 Injury Accident E +r- IS nz� TYPES OF COLLISIONS - f-t-s— Rear End • Head On Side Swipe fib` Out of Control Left Turn . r Right Angle /1-12 -fo /Lio l 7 -1s -qo SHOW FOR EACH ACCIDENT 1. Day, Date and Time 2. Weather and Road Surface - if Unusual Condition Existed 3. Nile - if Between Dusk and Down x� tr-+t-9D A > 1311 0 rho 4•11 150 12 h1? /110-90 X —fit 1210 trio tIttNtf SWQ _. (Nome I NTERSECTION_RbatLii ssz u)fl1 and tstirV JMVD PERIOD...7&A -3 � q f rom__Di1 ES to ZLI t flfS /frar 13 eo 3 ' s.° it rtie ryry 1 !r SYMBOLS -•—• Moving Vehicle Backing Vehicle -a - -- Non - Involved Vehicle Pedestrian Pocked Vehicle Fixed Object Fatal Accident 0 Injury Accident TYPES OF COLLISIONS -�—tr Rear End -4-4-- Head On <= Side Swipe -°rt►` Out of Control _�..r Left Turn Right Angle SHOW FOR EACH ACCIDENT Day, Date and Time 2. Weather and Rood Surface 7 if Unusual Condition Eicisted 3, Nile - if Between Dvsk and Dawn s -11 -n lsso • I•rY•1? x IT'D Nye A > • r 11 - 1` -114 n•t (Name PERIOD ccr 66 — Ca— 69 INTERSECTION t gini 1Ittks vRtrEuxr( and. iJ 3(-E 11 .f ''• from OiIKS to 2rlcQif BACKGROUND October 21, 1991 City Council .TO: FROM: Darren,Wilson, DCD` RE: Rezone Approval North Hills Office (91-1-R) from PO (Professional Office) to C -1 (Neighborhood Retail), located at 5900 Southcenter Boulevard. Since 1984, there have been three different' for this site. The last project raCApp r ral�SRevi.M °fen �rjuly 5, x1990 f or �A a IAttachssen C reflect the app roved? : 'r' i p /On June ;18, 1990,x, the City ��Councils appro; ., request for a k waiver from the sensitive ,ar sen i that °the re quest s could°'be" process d. design proposals ► � thek�taoard H of is bii`i ding. 4111 ' D�Cr x,1990, the CittrCouncil request r for ,a , resone from UP-O ' (:Neighborhood >atita i) die;�to tr affic is p a �t 10 J anuary 3.0 rrf19.9 the information, ' pert a i ning ,to : t Entranco Engineers, Inc.. 3Ron ICaareronk dats4 Sept 4i11 , have Fmeaaur o C) t h�ipplicant' : s u a s moratorium 'so V14P Meant,' s lice) 66 C -1` tional hen traffic =analysis, prepared, by ms�so from , th Cit ed Engin er, ?� 1991 wit' ted" °:that a -t m rezone ratfic ." >r (See Attachment MEMORANDUM To The City Council 91 -1 -Rs N. Hills.Office Page 2 ' R&ZONIVCRITERI11, > . The burden of proof in demonstrating that the change is appropriate lies solely upon the proponent. Generally, the . more dramatic the change, the greater: will be the burden of showing that the proposed change is in conformance with the Comprehensive Plan as implemented by the Zoning Ordinance. The proponent must clearly show why the rezone application should be granted. The 3 rezone criteria contained in the Zoning Code section 18.84.030 and 3 criteria based upon case law study. TIC 18.84.030 (1) The use change in zoning requested shall be in conformity with the adopted Comprehensive Land Use Policy Plan, the provisions of this title, and public interest; TIC 18.84 030 (2) The use or , change : in zoning requested in . the zoning map or this title for the establishment of commercial, industrial, or residential use shall be supported by an architectural site plan showing the proposed developsrnt and its. relationship to surrounding area as set forth in the application form T1C;' 18.84.030, (3) When tha request is not in . agr�esaent 'with the Comprehensive Land :Use Policy Plan, the applicant shall provide evidence to the' City Council's satisfaction that there .is :an additional need for. the request land Classification; (4) Significant changes•'have .occurred -in the character, conditions or surrounding neighborhood • that justify Or :.otherWise subetantiats the_ proposed rezone.. (5) The proposed rusone is in the best::interest''of the public health, safety,: and welfare as compared:to hardship,. such as diainutioa. property value, ieposed on the individual property owner. (6 The •unimproved subject property is, unsuitable, for the purpose, for which.' it has , been coned, considered in the context of the length of tier the property has remained unimproved and' land developsent in the surrounding area. MBNORANDUK To The City Council 91 -1 -Rs N. 8ills' Page 3 <: RaUOMai . .. PROCEDDRES .Section .18::,84: :0.50 Rosonok Procedures s City Council 1�iction. "lollowinq:tha'hiaring the:city council may.. accept, reject or g.iimodifyA<the ,i- recommendation of the planning commission or. :the ,C ty.,.council,� may refer the Matter to the planning commission !for,,th ir` reconsideration. If the applications returned to . th .n nq : commission for reconsideration, and .the application' is returned to the city council shall grant, 'deny, or.amnd the planning commission recommendation within thirty A 4°' �l ,nom 6. days : a itmr receipt of the recommendation. e • \16- rs, PLANNING COMMISSION 14710 ` I jd' Based on the Findings and ,Conclusions contained in the Staff • ft Report, the Planning Coos isaion recommended. approval . by- the City R� ice( � • A / �+► OAP 04 , efit° fra tt,ple. • AA to' oqc 04= **tit ob o itA t o ,s f " to& "'" ttio' Planning Commission Minutes September 26, 1991 91-1-R North Hills Office Darren Wilson presented the staff report. Staff stated that the applicant for this project, Gencor, is requesting a rezone from P.O. (Professional Office), to C-1 (Neighborhood Retail). The site is located at 5900 Southcenter Blvd. (North Hills Office/Gencor Development). The Comprehensive Plan designation for this area is commercial and the existing zoning is P There was a Mitigated Determination of Non-Significance issued in October 1990. Approximately a year ago the Planning Commission recommended approval of the rezone however, the City Council denied the rezone due to the traffic analysis. The applicant has come back and submitted additional information pertaining to the traffic analysis and the concerns of the City CounciL Staff stated that the rezone complies with the Comprehensive Land Use Policy Plan, in addition, the rezone is not considered to be detrimental to the public welfare. This site received Board of Architectural Review site plan approval in July of 1990 and the plan will comply with the C-1 zoning designation. Through the Environmental Review process, there were no significant impacts that were identified, however, it is a steep site. The Council approved the waiver from the Sensitive Areas Ordinance to process the SEPA determination. The applicant has provided additional landscaping, as well as a geo-technical soils report that exceed the SAO requirements as they are today. Ron Cameron, City of Tukwila Engineer, has provided a letter which 'indicates that the rezone will not have any measurable effects on traffic. This rezone would not ; create spot zoning. This site is unique in that to the north is a steep slope, but is buffered by, the multi-family development, to the east is landscaping which serves as a buffer between the existing office building, and to the west are commercial uses. With regard to the requirement differences between P.O. and C-1, the height requirements in P.O. are the same as that required in C- 1; the landscaping requirements in P.O. exceed that required in C-1, the applicant has provided additional landscaping which exceeds the C-1 requirements; the parking requirements in P.O. and Col are exactly the same, with the exception that if the commercial proposal adds a restaurant, then the parking requirements would increase based upon the square footage of the restaurant area and at this time, the commercial request does not include any restaurant development. As a recommendation, the staff recommends that the Planning Commission adopt the findings and conclusions of the staff report and recommend approval of the request from P.O. to C-1. Mr. Flesher asked what site was to the west of this proposal. Staff indicated that the 'Denny's" restaurant and "A.M./P.M." store. Mr. Haggerton asked why the Council did not approve the rezone. ATTACHMENT B ENTRANCO October 16, 1991 Mr. Ron Cameron City Engineer City of Tukwila 6300 Southcenter Boulevard, Suite 101 Tukwila, Washington 98188 Re: Supplemental Traffic Analysis for the Proposed North Hills Development Site in Tukwila, Washington Entranco Project No. 90809 -06 Dear Ron: Existing Conditions WASHINGTON • ARIZONA • CALIFORNIA ENGINEERS • SCIENTISTS • PLANNERS • SURVEYORS 10900 NE 8TH STREET, SUITE 300 BELLEVUE, WA 98004 (206) 454.5600 FAX: (206) 454 -0220 RECEIVED OCT1 6 1991 TUKWILA PUBLIC WORKS This letter documents the supplementary traffic analysis performed at your request for the North Hills Development site in Tukwila, Washington. The proposed site is lo- cated on the north side of Southcenter Boulevard west of the 61st Avenue South bridge and adjacent to the existing Arco AM /PM Mini Mart site. The existing North Hills Apartment access driveway separates the Arco site from the proposed site. (Refer to figure 1 of March 28, 1990 letter report; appended hereto.) A previous study for the site was conducted in March 1990 assuming a general of- fice use for the development (see attached March 28, 1990 letter report). The pro- posed use has been revised for general retail, thereby, constituting the request for this supplemental analysis. Access to the site will remain via a single access driveway that will ingress and egress the North Hills Apartment driveway. The previous study (referenced above) for the general office use mentions an additional access driveway on Southcenter Boulevard, however, this driveway has since been eliminated from the site plan for its current proposed use. The existing conditions for the adjacent arterial street system has remained for the most part unchanged, although, it would not be unreasonable to assume that some background growth in traffic volumes may have occurred in the past year. A significant change, however, has been made to the laning designation for west- bound Southcenter Boulevard. Since the traffic impact analysis was conducted for the proposed general office use, the laning on Southcenter Boulevard has been modified to allow traffic in the westbound lane just south of the north curb lane ac- cess to northbound 1 -5. This revision is significant because traffic destined for 1 -5 now distribute more evenly between the curb lane and adjacent lane, thereby, lower- ing the traffic volumes in the curb lane and creating more available gaps to access Southcenter Boulevard from the North Hills Apartments driveway. This would be most beneficial for site traffic destined westbound on Southcenter Boulevard or from the North Hills Apartments. €'. Planning Commission Minutes September 26, 1991 Staff stated that the rezone was denied by the Council because they wanted additional information regarding the . traffic analysis. The applicant, ` in turn, has provided the information which was : required by the City Engineer and they do not feel that the rezone would have any measurable impacts on traffic. Leon Grundstein, Gencor Development, 750 6th St S., Kirkland, WA: He stated that the retail proposal they have planned for the site would compliment the uses on the hillside due to the vast number of residential : units. He stated it was not their intent . to put in a restaurant. The building is designed to accommodate. either professional use or retail use such as a dry cleaner or insurance office. The only issue which arose when the proposal went to the City Council, was does the retail use promote additional traffic, and Mr. Grundstein stated that in fact it reduces the net amount of traffic which goes in and out of the site due to pass -by traffic, Sherman Gong, Entraco Engineers, Consultant for Gencor•. A traffic analysis was conducted in March, 1990 based on a office use and found that there were insignificant impacts to the street system. Then earlier this year, Mr. Grundstein requested another study based on a commercial use. Again, they found that the traffic that would be generated by a retail use would be approximately the same as that of a office use Mr. Malin asked what the duration of the second analysis was. Mr. Gong stated that the analysis typically analyzes the peak hour conditions on any given day. Mr. Malina asked how the traffic figures were generated. Mr. Gong stated that the traffic . numbers are based on rates that are published in the Institute of Transportation Engineers Manus Steve Friedman, Gencor Development, 750 6th St. S., Kirkland, WA: He stated that they had the traffic analysis when they approached the Planning Commission the first time, however, the Planning Commission never asked for the information, therefore it never entered the record. The traffic information then couldn't be discussed at the City Council meeting because it wasn't in the record for the Planning Commission and new information was not allowed to be submitted. Don Moody, 1401 57th Ave. S.: Mr. Moody stated that he was a real estate agent and he wanted to confirm that the demand for commercial use sites is high in comparison to that of office use. Planning Commission Minutes September 26, 1991 Rich Cato Mr. Cato stated that his father has been in Tukwila for over 50 years and has been planning for his retirement. Their income was based on the earnings from this piece of property. Mr. Cato stated that commercial usage of the site would be better than the office usage. Mr. Flesher closed the public hearing at 9:19 p.m. MR. MAUNA MOVED TO APPROVE 91 -1 -R: NORTH HILLS OFFICE, TO ACCEPT STAFF'S RECOMMENDATIONS AND ADOPT ITS FINDINGS AND CONCLUSIONS AND RECOMMEND APPROVAL OF THE REQUEST FROM P.O. TO C-1. MR. GOMEZ SECONDED THE MOTION; MOTION PASSED UNANIMOUSLY. Mr. Flesher called for a ten minute recess at 9:20 p.m. ENTRANCO September 26, 1991 North Hills Office Building Site Tukwila, Washington Entranco Project No. 90809 -06 AM Peak Noon Peak PM Peak Daily AM Peak Noon Peak PM Peak C WASHINGTON • ARIZONA • CALIFORNIA TRIP GENERATION SUMMARY 9,000 SF Building Site Table 1 North Hills Driveway Volumes Office Use Total In Out Table 2 Level of Service Summary (1990 with Development) Office Use LOS E (83) LOS E (99) ENGINEERS • SCIENTISTS • PLANNERS • SURVEYORS 10900 NE 8TH STREET, SUITE 300 BELLEVUE, WA 98004 (206) 454-5600 FAX: (206) 454.0220 Retail Use Total In Out 25 22 3 *40 (28) 20 (14) 20 (14) 18 9 9 *29 (20) 15 (1Q) 14 (10) 27 4 23 43 (30) 22 (15) 22 (15) 225 430 (301) - - - - - - Estimated Note: Volumes in parentheses under "Retail Use" represent "pass -by" volumes based on a 30 percent reduction factor. Retail Use LOS E (90) LOS B (5.31) LOS E (96) LOS B (7.14) ** With Signalization City of Tukwila PUBLIC WORKS DEPARTMENT 6300 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -0179 Ross A. Earnst, P.E. Director TO: Jack Pace FROM: Ron Cameron DATE: September 20, 1991 SUBJECT: North Hills Office Rezone RC /kjp File: North Hills Office MEMORANDUM SE P 2 199/ North Hills Office rezone will not have a measurable affect on traffic. The Southcenter Boulevard existing noon and p.m. peak volumes are 2250 and 2650. The office or retail development will be about 18 or 20 noon and 27 or 30 p.m. trips respectively. The difference of less than 5 per hour on over 2000 is imperceptible. The driveway volumes would have a difference of about 10, still imperceptible and making no difference in LOS. Additional evaluation is being prepared to determine the plus and minus of combining driveways and will be presented next week. CITY OF TUKWILA 6200 SOUTHCENTER BOULEVARD, TUti (VILA, WASHINGTON 98188 PHONE # (2061433.1800 Gary L. VanDusen, Mayor STAFF REPORT TO THE PLANNING COMMISSION Prepared September 20, 1991 HEARING DATE: September 26, 1991 FILE NUMBER: 91 -1 -R North Hills Office Building APPLICANT: Leon Grundstein, Gencor Development Inc. REQUEST: Rezone from P- O: (Professional ; Office) to C -1; (Neighborhood Retail) LOCATION: 5900 Southcenter Blvd. ACREAGE: 1.75 Acres COMPREHENSIVE PLAN DESIGNATION: Commercial ZONING DISTRICT: P -O Professional Office SEPA DETERMINATION: MDNS Issued' on October ;1,, >1990 :: = ATTACHMENTS: A. Vicinity Comprehensive Land Use Map B. Vicinity Zoning Map C. Site Plan Staff Report to the 91 -1 -R: North Hills Office Planning Commission Page 2 VICINITY /SITE INFORMATION FINDINGS Existing Development: There are no existing structures on the property. Surrounding Land Use: To the west is the Arco service station/Mini -Mart, to the east is vacant land, to the north above the site is the North Hills Apartments and to the south is Southcenter Boulevard, I -405 and the Southcenter Mall. Terrain: Due to previous grading activities, the site contains two "separate level benches" stepping up the hill with the northern portion of the site containing the steep slopes and remaining vegetation. Vegetation: Previous grading activities on the site have stripped the vegetation except for the northern portions of the site which contains steep slopes with an average grade of 13.5 percent. Access: This site has direct access from Southcenter Boulevard. The access is shared with the North Hills Apartment residence and the AM/PM Mini -Mart. BACKGROUND On April 26, .1984, a request for .a.Rezone (file no. 84 -11 -R) for this property was requested by Don Moody, President of Western Pacific Properties. He requested a rezone from RMH (High Density Residence) to P-0 (Professional Office). The Planning Commission recommended approval and the City Council approved the request. Since 1984, there has been three different design proposals for this site. The last project was approved by the Board of. Architectural Review on July 5, 1990 for, an office building. Attachment C,:reflects the approved site plan. On June 18, 1990, the City Council approved the applicant's request for a waiver from the sensitive areas moratorium so that the rezone request could be processed. In December 1990; the City Council denied the applicant's request for a rezone from P -O (Professional Office) to C -1 (Neighborhood Retail) due to the traffic analysis. Staff Report to the Planning Commission ,Page 3 91 -1 -R: North Hills Office Since December 1990, the applicant has provided additional information pertaining to the traffic analysis, prepared by Entranco Engineers, Inc.. REZONE CRITERIA The burden of proof in demonstrating that the change is appropriate lies solely upon the proponent. Generally, the more dramatic the change, the greater will be the burden of showing that the proposed change is in conformance, with the Comprehensive Plan as implemented by the. Zoning Ordinance. .The proponent must show in a clear and precise manner why the rezone application should be granted. The 3 rezone criteria contained in the Zoning Code and 3 criteria based upon case law are shown below in bold, along with applicant and staff discussion of relevant facts. TMC 18.84.030 (1) The use change in zoning requested shall be in conformity with the adopted Comprehensive Land Use Policy Plan, the provisions of this title, and the public interest; Applicant's Response "While perhaps not unforeseen, rapid multi- family growth in the immediate area of our proposal has created a need for adjacent public services." Staff's Response The Comprehensive Land Use Plan designates the property as Commercial. The request is to rezone the property from P -O (Professional Office) to C -1 (Neighborhood Retail.) The Comprehensive Plan states: Economic Development Issues - Compatability Policy 1., p.60 Encourage the grouping of uses which will mutually and economically benefit each other or provide necessary services. "Most business land uses, when grouped, complement one another since the cliental drawn to one will generally frequent others. Advantages are also present for the grouping of warehouse or industrial areas. This policy is intended to encourage this planned grouping of complementary uses and thereby maximize the drawing power or reputation of each grouping. This concept could minimize business failures and promote prosperity in the business community." Economic Development Issues - Compatability Policy 2., Page 60 Allow for the location of new commercial and industrial areas and the expansion of existing ones Staff Report to the Planning Commission 91 -1 -R: North Hills Office Page 4 when this expansion is compatible with surrounding land use and not detrimental to the public welfare. "Just as the City strives to provide land for the location of new business, so should it provide the opportunity for existing businesses to expand. Due to Tukwila's location, transportation systems, level land and local services, the City is an attractive area for the location of commerce and industry. The City has vacant lands that can accommodate additional location of new business or the relocation or expansion of local businesses." Economic Development Issues - Growth Policy 8., Page 62 Encourage a diversity of business uses to promote maximum occupancy. "As the economy fluctuates, various segments of the business community are helped or hindered more than others. This policy encourages diversity of business uses to promote maximum occupancy in order to avoid vacant non - productive building. Vacant buildings slow down the flow of property tax collections and adversely affect the City and property owner's ability to do financial planning." The polices encourage the grouping of uses which will mutually and economically benefit each other or provide necessary services. This area functions as a self contained commercial node, the rezone request would enlarge a relatively small regional and neighborhood retail site. TMC 18.84.030 (2) The use or change in zoning requested in the zoning map or this title for the establishment of commercial, industrial, or residential use shall be supported by an architectural site plan showing the proposed development and its relationship to surrounding area as set forth in the application form; Applicant's Response "Please see attached site plan." Staff's Response The proposed 9,640 square foot, 1 -story building received Board of Architectural Review approval with conditions on July 5, 1990. The approved site plan complies with or exceeds C -1 development standards in the zoning code. Applicant's Response Staff's Response Applicant's Response Staff's Response Staff Report to the 91 -1 -R: North Hills Office Planning Commission Page 5 TMC 18.84.030 (3) When the request is not in agreement with the Comprehensive Land Use Policy Plan, the applicant shall provide evidence to the City Council's satii/action flunt there is an additional need for the requested land classification. "Following per City of Tukwila Comprehensive Land Use Policy Plan; Goal 1; It would seem in the best interest of public welfare to offer public services in the form of general retail/commercial easily accessible (within walking distance) to a multi - family core. Goal 5; In response to extreme topography, we have recessed our building into the sites hillside. Goal 6; With the viable Dennys and Arco developments to the west, our proposal follows a local land use pattern that is balanced in supplying a demand. Goal 8; Please see Goal 6 response above in commercial development, effective location with efficient user access will determine whether a business will succeed or fail. Dennys and Arco remain very viable businesses." The request is in conformance with the Comprehensive Land Use Policy Plan Map designation of Commercial. (4) Significant changes have occurred in the character, conditions or surrounding neighborhood that justify or otherwise substantiate the proposed rezone. "Rapid multi - family growth in the immediate region has created a need for adjacent public services, in the interest of viable business practice which in turn will serve the public welfare. We are proposing an attractive, well scaled 9,640 square foot commercial structure." In 1986, then adjacent site did receive a Comprehensive Plan Map change from High Density Residential to Office and a rezone from R -4 (Low Apartments) to PO (Professional Office). The site of the rezone (File numbers 86 -65 -CPA and 86 -66 -R: Kato) fronts on 62nd Avenue South, is located above the subject site and remains developed with a single family home. The road classification for Southcenter Boulevard from the "S" line bridge to Interurban Avenue S. has changed form collector arterial to principal arterial. Staff's Response Applicant's Response Staff's Response 91 -1 -R: North Hills Office Staff Report to the Planning Commission Page 6 (5) The proposed rezone is in the best interest of the public health, safety, and welfare as compared to the hardship, such as diminution of property value, imposed on the individual property owner. Applicant's Response "Please see #1 above. Our proposal serves the public welfare in answering a need. Office demand has leveled off, therefore, the only hardship in this case would be returning to a larger office structure." The request for C -1 from P -O is consistent with the Comprehensive Land Use Policy Plan Map designation. The C -1 (Neighborhood Retail) would be an extension of the existing adjacent zoning. The subject site is also compatible topographically and visually with the adjacent commercial development. As stated by Ron Carmen, City Engineer, "North Hills Office rezone will not have a measurable affect on traffic. The Southcenter Boulevard existing noon and pm peak volumes are 2250 and 2650. The office or retail development will have about 18 or 20 noon and 27 or 30 pm trips respectively. The difference of less than 5 per hour on over 2000 is imperceptible. The driveway volumes would have a difference of about 10, still imperceptible and making no difference in LOS. Additional evaluation is being prepared to determine the plus and minus of combining driveways and will be presented next week." (6) The unimproved subject property is unsuitable for the purpose for which it has been zoned, considered in the context of the length of time the property has remained unimproved and land development in the surrounding area. "Please see #1 above Re: Land Development, and item #2 above Re: Office Use. Additionally, this particular site is small and steep, much better suited to commercial use requiring glazing on the street side only, versus office which typically requires glazing on all sides." The topography of this parcel separates it from the adjacent office and residential areas. The commercial business node along Southcenter Boulevard is adjacent to the subject site which shares the same driveway or access to Arco -Mini Mart. Ey hoed P$oR. +L 474 CONCLUSIONS Staff conclusions are summarized below under the six criteria. nteria 2: � riteria 3 " } 91 -1 -R: North Hills Office Staff Report to the Planning Commission Page 7 This parcel has been zoned P -O (Professional Office) since 1984. All sites within the P -O districts along Southcenter Boulevard are fully developed with the exception of the subject site and the 1986 Kato rezone site. The rezone request conforms with the adopted Comprehensive Land Use Policy Plan Map which, designates the site as Commercial. The request is in conformance with Policy #1 (page. 60) of the Comprehensive Land Use Policy Plan since the rezone will be an expansion of the neighboring commercial zoning district. The new commercial site will provide economic opportunities that could mutually benefit the existing business and the new business will benefit from the neighboring ones. This request also complies with Policy #2 (page 60) of the Comprehensive Land Use Policy Plan because the expansion of the existing commercial area is compatible with the surrounding land uses and will not be considered detrimental to the public welfare. The request is in conformance with the Comprehensive Land Use Policy #8 (page 62) the C -1 zone will allow a greater diversity of businesses on the site either commercial or office because of Tukwila's cascade zoning. This will promote maximum occupancy of the new building , the ability for expansion of new businesses, and the expansion of relatively small commercial area. The applicant has provided a site ; plan, approved . by the . Board of Architectural Review on July 5, 1990. The approved site plan will comply with C -1 zoning standards. The request is in conformance with the Comprehensive Land; Use Policy Plan Map designation of . Commercial. Staff Report to the 91-1-R: North Hills Office Planning Commission Page 8 • This parcel had a Co Mprehensive-Plan Map change from7High Density Residential to Office and a Rezone from R-4'to hi-1986. Also Southcenter Boulevard has changed from :a collector arterial to a principal aiterial. ough the Environmental review process there were no significant impacts identified. 1, The City Engineer noted that the rezone will not have a measurable. affect on traffic.:, Given the Comprehensive Plan designation of this parcel, the rezone would not create a spot zone. It will be an extension of the existing commercial area. The parcel is physically separated by the steep slopes from the residential development ,tg,thenorth and office; development to the east. The rezone would provide a logical „., expansion of the existing commercial develop along Southcenter,Blvd. E mo pi 411 dAsf hInd5 74/4 P 1 : 0 6 65 i4 te.27 it4 /e1N0, 40. /ti r RECOMMENDATIONS , f , rne. 44 ez . , /rie•etteti. 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LAKE WASHINGTON PARK BUILDING (206) 827 -1300 5808 LAKE WASHINGTON BOULEVARD N.E., KIRKLAND, WA 98033 This letter outlines the trip generation comparison conducted for the previously proposed 9,000 square foot North Hills Office Building in Tukwila, Washington. The site is located on the north side of Southcenter Boulevard west of the 61st Avenue South Bridge and adjacent to the existing Arco AM /PM Mini Mart site. A traffic impact analysis was previously conducted for the proposed North Hills Office Building in March 1990 by Entranco Engineers, Inc. The results of the analysis showed that the proposed site under a "general office" land use scenario would generate 225 vehicle trips per day with 27 occurring during the p.m. peak hour. In comparison, a trip generation analysis conducted for the same proposed site under a "general retail" land use scenario would generate a gross total of 430 (estimated via 10 times the peak rate, due to lack of a daily vehicle trip rate) vehicle trips per day with 43 occurring during the p.m. peak hour. However, under a retail land use scenario, the trip generation to the site includes "new" trips as well as "passby" trips. Assuming a passby reduction factor of 30 percent, then the actual number of new "net" trips generated to the site is 301 vehicle trips per day with 30 occurring during the p.m. peak hour. A conservative 30 percent passby factor was assumed to produce a worst case value since the range of passby factors, according to studies conducted and published by the Institute of Transportation Engineers (ITE), have been found to be 30 to 60 percent, depending on the size of the facility. These studies have shown that the smaller the facility (e.g., retail strip mall compared to a regional shopping center,) the higher the passby factor. (Reference: "A Methodology for Consideration of Pass -By Trips in Traffic Impact Analyses for Shopping Centers" , Steven A. Smith, ITE Journal, August 1986.) Since the net number of retail trips generated during the p.m. peak hour (30) is only three trips greater than that generated by the originally proposed office use (27), then no significant additional impacts are expected with the conversion of the site from office to retail use. EVERETT OFFICE 516 SEATTLE -FIRST NATIONAL BANK BUILDING (206) 258 -6202 1602 HEWITT AVENUE, EVERETT. WA 98201 V • Mr. Ron Cameron January 30, 1991 Page Two We trust that this additional analyses will assist you and Gencor Development in gaining approval for the land use conversion proposal. Please call if you have any questions or concerns regarding the information presented in this document. Sincerely, ENTRANCO ENGINEERS, INC. ' 0111111 Project Manage Sherman D. Go SDG:ckm March 28, 1990 Mr. Ron Cameron City Engineer City of Tukwila 6300 Southcenter Boulevard, Suite 101 Tukwila, Washington 98188 Re: Traffic Impact Study for the Proposed North Hills Office Building in Tukwila, Washington Entranco Project No. 90809 -06 Dear Ron: . This letter outlines the traffic impact analysis performed for the North Hills Office Build- ing in Tukwila, Washington. The proposed site is located on the north side of South - center Boulevard west of the 61st Avenue South Bridge and adjacent to the existing Arco AM /PM Mini Mart site. The proposed development will consist of 9,000 square feet of general office space. Two access driveways are planned to ingress and egress the site. One driveway will access the site from Southcenter Boulevard and the other driveway will access the existing North Hills Driveway. EXISTING CONDITIONS ENTRANCO ENGINEERS, INC. LAKE WASHINGTON PARK BUILO f2061 827.1300 5836 LAKE WASHINGTON BOULEVARD N.E.. KIRKLAND. WA 98033 Southcenter Boulevard will provide the primary access route to the proposed site. It is currently a five lane east -west minor arterial with two lanes in each direction and a cen- ter left turn lane. The speed limit is currently signed for 30 mph. The existing North Hills Driveway serves the 54 unit North Hills Apartments complex just north of the proposed office building site and the Arco AM/PM Mini Mart The Arco facility operates with two other existing driveways along with the North Hills Driveway. A noon peak (12:00 = 1:00 p.m.) and p.m. peak (4:00 - 5:00 p.m.) hour turn movement count was conducted for the North Hills and Arco driveways on March 19th and 20th. 1990 by Entranco Engineers. The City of Tukwila Engineering staff provided the exist- ing traffic volume data for Southcenter Boulevard. Figure 1 shows the 1990 existing traffic volumes at the Southcenter Boulevard/North Hills Driveway intersection. Traffic flow operations were also observed during the noon and p.m. peak hours. The observations showed no significant operational problems except for the westbound queue from the Macadam Road / Southcenter Boulevard intersection which occasionally extends from the intersection back beyond the North Hills Driveway. This queue was observed during the noon and p.m. peak period, although the noon peak queue did not occur with the frequency or the length of the p.m. peak. No queues were observed in the center left turn lane during either peak period. Mr. Ron Cameron March 28, 1990 Page Two TRAFFIC FORECASTS The intersections of Southcenter Boulevard /61st Avenue South and Southcenter Boule- vard /Macadam Road are presently controlled by signalization. With a traffic signal lo- cated on either side of the North Hills Driveway, gaps are created on Southcenter Bou- levard which allow the outbound traffic from Arco or the North Hills Apartment to enter the traffic stream. The gap opportunities on Southcenter Boulevard, however, do not al- ways occur simultaneously for the eastbound and westbound direction, therefore, vehi- cles currently attempting a left turn eastbound from the Arco or North Hills driveways used the center left turn lane as a refuge before merging into the eastbound traffic. This behavior is not uncommon for driveways which access a five lane urban arterial facility. Table 1 summarizes the total number of trips which the proposed office building will generate during the noon and p.m. peak hour. These p.m. peak hour trip generation values are based on the total gross square feet of floor area and the rates published in the Institute of Transportation Engineers' "Trip Generation Manual", 4th Edition, Sep- tember 1987. The noon peak hour generation values were based on a 12 -hour (6:00 a.m. to 6:00 p.m.) driveway volume count at an existing office park. The proportion of noon peak trips to p.m. peak trips of the existing office park was applied to the North Hills Office generation to determine the noon peak project volumes. Figure 2 shows the project - generated traffic volumes for the noon and p.m. peak hours. General Office (ITE Code 710) (9.000 sq. ft.) P.M. Peak Hour Noon Peak Hour Table 1 Trip Generation Summary Daily Enter Exit Total • 225 4 23 27 9 9 18 The proposed North Hills Office Building will generate a total of 225 average daily vehi- cle trips with 27 trips occurring during the p.m. peak hour and 18 trips during the noon peak hour. Trip distribution of the project generated trips were based on the existing turn move- ment volume counts conducted by Entranco for the Arco and North Hills Apartments driveways, and the reported trip distribution in the North f -1111s Apartments Traffic Study performed by Entranco in December 1987. The project generated trips were distribut- ed evenly (eastbound and westbound) on Southcenter Boulevard for the noon peak generated trips and approximately 60 percent westbound and 40 percent eastbound for the p.m. peak generated trips. Although the proposed project site has two planned ac- cess driveways, all of the project generated trips for either peak hour were assigned to the shared Arco and apartments driveway as a worst case condition since the planned Southcenter Boulevard driveway was designated for right -in /right -out access only. Fig- ure 3 shows the 1990 total traffic volumes with project generated traffic at the access driveway and study intersection. Mr. Ron Cameron March 28, 1990 Page Three TRAFFIC IMPACT ANALYSIS Table 2 Level of Service Summary A level of service (LOS) analysis was conducted for the intersection of Southcenter Boulevard /North Hills Driveway during the noon and p.m. peak hours under existing and future conditions. All LOS calculations followed the methodology outlined in the 1985 "Highway Capacity Manual". Table 2 summarizes the results of the LOS analysis. Peak Period 1990 Existina 1990 With Project Reserve Reserve Capacity Capacity Unsianalized LOS (veh. /hr.) LOS - (veh. /hr.) Noon Peak E 71 E 83 P.M. Peak D 102 E 99 Delay Delay Sianalized LOS (sec. /veh.) LOS (sec. /veh.) Noon Peak N/A N/A B 5.27 P.M. Peak N/A N/A B 7.02 The results of the LOS analysis shows that the intersection currently operates at LOS E and LOS D for the noon and p.m. peak hours, respectively. With the addition of the North Hills Office Building generated traffic, the LOS analysis indicates that the noon peak hour LOS will remain at LOS E. The analysis for the p.m. peak hour indicates that the LOS will deteriorate from a LOS D to LOS E with the project generated traffic. The LOS analysis for an unsignalized intersection, however, does not take into account the gaps created by the adjacent traffic signals on Southcenter Boulevard at Macadam Road and 61st Avenue South. The LOS was also analyzed assuming the intersection would be signalized. A LOS B was obtained for both the noon and p.m. peak periods. As a result of the LOS E obtained for the p.m. peak hour with project volumes, a signal warrant analysis was conducted for the intersection. Signal warrants I and II of the "Manual of Uniform Traffic Control Devices" (MUTCD) were analyzed for the intersec- tion. Since 24 -hour counts were not available for all approaches, the signal warrant analysis used the projected average daily volumes as the criteria for the analysis. The volume requirements for average daily traffic volumes were interpolated from the Wash- ington State Design Manual and the values given in the MUTCD. The analysis indicat- ed that the volume requirements for the major road would be met for both warrants, however, the projected volumes on the minor road (North Hills Driveway) with project generated traffic did not meet the volume requirements for either warrant. Therefore, signalization of the Southcenter Boulevard /North Hills Driveway intersection is not war- ranted nor recommended at this time. Mr. Ron Cameron March 28, 1990 Page Four A queue analysis was also performed for the Southcenter Boulevard /North Hills Drive- way intersection under stop sign control and signalization. The analysis was conduct- ed for both the noon and p.m. peak hours using the projected future volumes with the proposed project. The analysis of the intersection under stop sign control assumed a "wait interval" of two minutes for the critical turn movements. The analysis of the inter- section under signalization assumes a cycle length of 60 seconds with green time allo- cated proportionally to the approach volumes. Table 3 summarizes the results of the queue analysis. Table 3 Queue Analysis Summary Queue Length Queue Length Critical Movement Peak Period Unsionalized (ft.) Sionalized (ft.) Eastbound Left Turn Noon 44 22 Eastbound Left Turn P.M. 44 22 Southbound Left Turn Noon 66 44 Southbound Left Turn P.M. 66 44 The results of the queue analysis project that the eastbound left turn movement vol- umes from Southcenter Boulevard will create a queue of 44 feet for both the noon and p.m. peak hours under stop sign control. The southbound left turn movement volumes from the North Hills Driveway will create a queue length of 66 feet under stop sign con- trol during both the noon and p.m. peak hours. The queue analysis was also conduct- ed for the intersection assuming signalization. A projected queue of 22 feet will be ex- perienced for the eastbound left turn movement from Southcenter Boulevard during both the noon and p.m. peak hours. The southbound left turn movement from the North Hills Driveway will experience a projected queue of 44 feet for both peak periods. The planned access driveway from the proposed site at the North Hills Driveway is lo- cated 75 feet north of the intersection, therefore, the 66 foot queue created by the southbound left turn volumes will not interfere with the operations at the planned drive- way under stop sign control. The 44 foot queue projected for the eastbound left turn movement from Southcenter Boulevard will occasionally block left turning vehicles from Arco's East Driveway, however, the recent driveway counts conducted by Entranco for the Arco driveways indicate that 60 percent of Arco's customers use the Arco West Driveway, therefore impacts to the Arco East Driveway will be minimal. The Southcenter Boulevard extension to Grady Way will increase traffic on Southcenter Boulevard approximately 4 percent according to the "Southcenter. Boulevard Environ- mental Assessment Study" conducted by Entranco Engineers, February 1983. This growth will occur with or without the proposed North Hills Office Building. Since the trip generation from the project is minimal, the Southcenter Boulevard extension will have negligible influence on the distribution of project- generated traffic. Mr. Ron Cameron March 28, 1990 Page Five SUMMARY The proposed North Hills Office Building will generate a total of 225 average daily vehi- cle trips with 18 and 27 trips occurring during the noon and p.m. peak hours, respec- tively. A level of service analysis was conducted for the Southcenter Boulevard /North Hills Driveway intersection during the noon and p.m. peak hours with the project generated volumes. A LOS E was obtained for both peak periods with the additional volumes. A signal warrant analysis was performed for both peak periods to determine if a traffic signal should be installed to improve the operations of the intersection. Signal warrants l and II were evaluated for the future intersection volumes. The analysis showed that neither warrant would be met. The queue analysis performed for the eastbound left turn movement from Southcenter Boulevard and the southbound left turn movement from the North Hills Driveway showed that these critical movements would experience a queue of 44 feet and 66 feet, respectively. These projected queue lengths will have negligible impacts to the adja- cent driveway operations. Based on the above analysis results, we suggest the following recommendations to en- hance the safety and operational efficiency of the intersection and adjacent driveways: • Paint a crosswalk for the North leg of the Southcenter Boulevard/North Hills Driveway intersection. • Repaint the existing striping on Southcenter Boulevard to clearly identify the cen- ter left turn lane. • Monitor the Southcenter Boulevard/North Hills Driveway intersection with future development to determine the implementation of a traffic signal. We trust that this traffic analysis for the North Hills Office Building development will as- sist you and Gencor Development. Inc. in gaining approval for their proposed project. If you have any questions or concerns regarding the information in this document, please do not hesitate to call. Sincerely, ENTRANCO ENGINEERS, INC. Sherman D. Goong Project Engineer Attachments: Figure 1 - 1990 Existing Traffic Volumes Figure 2 - Project Generated Volumes Figure 3 - 1990 Total Traffic Volumes with North Hills Office Bldg. .-5Z 1 (»i-z1) (2 WZ 1 ) r s- coo .s,---9szi 1 Itk ,rrit 1 I kall - 1 I W.1 /SIN A Ni .1.. it I ay- LI:epsiNN-INlyi I 0 .,, 61 ,/ 1 Nitl.,, a.u W-/0 'YkZ,k ( Y? C al) S. a7 LijQ C �Z � S'T71 H HJ -?loft/ E-- (9 ( >, �•�d -It4 V44 /wbd I -�.r rwl�a2t Q I ANs'ij 4sz1 Qv w I I w.a /w►d �.c rwrcait b � I 07vi AN t tzsca a „s a��o S-n i r Ms-VoN k l 33 0 > > e g 2 L x x January 30, 1991 e Mr. Ron Cameron City Engineer City of Tukwila 6300 Southcenter Boulevard, Suite 101 Tukwila, Washington 98188 Re: Trip Generation Comparison for Retail Land Use Versus Office Land Use Entranco Project No. 90809 -06 Dear Ron: ENTRANCO ENGINEERS, INC. LAKE WASHINGTON PARK BUILDING 12061 827.1300 5808 LAKE WASHINGTON BOULEVARD N.E.. KIRKLAND. WA 98033 This letter outlines the trip generation comparison conducted for the previously proposed 9,000 square foot North Hills Office Building in Tukwila, Washington. The site is located on the north side of Southcenter Boulevard west of the 61st Avenue South Bridge and adjacent to the existing Arco AMIPM Mini Mart site. A traffic impact analysis was previously conducted for the proposed North Hills Office Building in March 1990 by Entranco Engineers, Inc. The results of the analysis showed that the proposed site under a `general office" land use scenario would generate 225 vehicle trips per day with 27 occurring during the p.m. peak hour. In comparison, a trip generation analysis conducted for the same proposed site under a "general retail" land use scenario would generate a gross total of 430 (estimated via 10 times the peak rate, due to lack of a daily vehicle trip rate) vehicle trips per day with 43 occurring during the p.m. peak hour. However, under a retail land use scenario, the trip generation to the site includes new trips as well as "passby" trips. Assuming a passby reduction factor of 30 percent, then the actual number of new net trips generated to the site is 301 vehicle trips per day with 30 occurring during the p.m. peak hour. A conservative 30 percent passby factor was assumed to produce a worst case value since the range of passby factors, according to studies conducted and publishea by the institute of Transportation Engineers (ITE), have been found to be 30 to 60 percent, depending on the size of the facility. These studies have shown that the smaller the facility (e.g.,' retail strip mall compared to a regional shopping center,) the higher the passby factor. (Reference: "A Methodology for Consideration of Pass -By Trips in Traffic Impact Analyses for Shopping Centers ". Steven A. Smith. ITE Journal. August 1986.) Since the net number of retail trips generated during the p.m. peak hour (30) is only three trips greater than that generated by the originally proposed office use (27), then no significant additional impacts are expected with the conversion of the site from office to retail use. f'r `••F81: ..u:N e,a;.ONA: RANd rU4 ^■N:. •;.431: ". r::: Evitsi ,, t,4 .-C +�• Mr. Ron Cameron January 30, 1991 Page Two Sherman D. Goong Project Manager SDG :ckm ENTRANCO ENGINEERS, INC. We trust that this additional analyses will assist you and Gencor Development in gaining approval for the land use conversion proposal. Please call if you have any questions or concerns regarding the information presented in this document. 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I . • • a • • • • IF • II•11 II •••••••••••Vea•011.0.15.01Was.i t 1 1 , : • : 1 . .:i i - f imeagassesswesaviessasessasesows...... 4 . a • s o: t..t, ‘ Il li i ':,; issmeassymeessommansmosemenammeammusasommesessimafe \ It i. ; c I ::: i • • • • • it se• it- s e Y 1 1 .,7 1. i i : ....t ;It EV atosta••••••••••••••• EP 11 t iii ::•.1 i'mas'esueeemanauXemammenueeseeeltneesseemmel. , I I V: 1 , ': t (.....sswelysta. • sents.......vmseeseueveves. .1 '‘ ' • t.' • ' - ' • • • •••••••••mmunis•• ••••■sas •,,, , 1 . ! ! ! : - . f 1.0.888.1■1611.%11ealleeesVaVVVV:eete.11.1%,%Viii on weaselling. ••••••••■••••....•.•as„.....J N -I • :st.) l ►. y Of /was •••••1 •1 4 . . •• .I / 4 1 . t ; G 1 + . .{ SP e,. ` � tA ; ,�� '� � n t % Oi l.?, 0� V J r•+ r•• • wl.. e ND }% AVC "NORTH HILLS OFFICE" 10/16/91 AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON RELATING TO ZONING CLASSIFICATION FOR "NORTH HILLS OFFICE" AMENDING TUKWILA MUNICIPAL CODE CHAPTER 18.08.030 (AMENDING CERTAIN PROVISIONS OF ORDINANCE NO. 1247), and WHEREAS, the proposed zoning complies with the Tukwila Comprehensive Plan designation of commercial; and WHEREAS, the City Council adopted the Findings and Conclusions contained in the Staff Report, dated September 26, 1991, for approval of a zoning classification of C -1 (Neighborhood Retail); and WHEREAS, the City Council reviewed and approved a zoning classification of C -i (Neighborhood Retail) on October 21, 1991; and WHEREAS, the amendments set forth below are necessary to correct the Tukwila Zoning Map as originally adopted in Ordinance No. 1247, 1982); NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON DO ORDAIN AS FOLLOWS: Section 1. Zoning Map Amendment. The Tukwila Zoning Map originally adopted in Ordinance No. 1247 is hereby amended to include the area known as North Hills Office, bounded at 5900 Southcenter Boulevard, except that property currently containing the North Hills Apartments (as shown on Attachment A). A zoning classification of C -1 (Neighborhood Retial) hereby adopted for the aforementioned North Hills Office area. Section 2. Severability. If any section, sentence, clause or phrase of this ordinance should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause or phrase of this ordinance. Section 3. Effective Date. This ordinance shall take effect and be in full force five (5) days after publication of the attached summary which is hereby approved. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a regular meeting thereof this day of , 1991. ATTEST /AUTHENTICATED: APPROVED AS TO FORM: Jane Cantu, City Clerk Office of the City Attorney Filed with the City Clerk: Passed by the City Council: Ordinance No. APPROVED: Mayor Gary L. VanDusen Comprehensive Plan Amendment Application Item 9 Responses: The City of Tukwila Comprehensive Land Use Policy Plan, Page 12: GOAL 1: It would seem in the best interest of public welfare to offer public services in the form of general retail /commercial buildings easily accessible(within walking distance) to a multi - family core. GOAL 5: in response to extreme topography, we have recessed our building into the site's hillside. GOAL 6: with the viable DENNY'S and ARCO developments to the west, our proposal follows a local land use pattern that is balanced in supply and demand. GOAL 8: Please see GOAL 6 response. In commercial development, an effective location with efficient user access will determine the success or failure of a project. The proposed use of C -1, or retail, makes access to retail services in the area more convenient for residents of the apartments and condominiums on the North Hill. According to traffic studies, there is also no apparent increase in traffic as a result in the zone change. s (CI ( - 3 Ui`:MLA PLANNING DFPT. NOT PUDLISHED. ALL RICH'S RESERVED TNt AROVt DRA.INCS AND SPECIFICATIONS. AND IDEAS. OESICNS *NO ARRAMCIMENTS REPRESENTED THEREBY ARE AND SHALL REMAIN THE PROPIRTT Of TNt ARCHITECT MO PANT THEREOF SMALL DE REPRODUCED, COMO. ADAPTED. DISCLOSED OR DISTRIBUTED TO OTHERS. SOLO. PuSLISHID, ON OTHIRRISE USIO WITHOUT THE PRIOR RRITTEN CONSENT Of AND APPROPRIATE COMPENSATION TO THE ARCHITECT. VISUAL CONTACT KITH THE ASSOVE DRARINCS OR SPECIFICATIONS SHALL CONSTITUTE CONCLUSIVE EVIDENCE Of ACCEPTANCE OF THESE RESTRICTIONS. 4423 REGISTERED ARCHITECT EDI LINARDIC STATE OF WASHINGTON consultants : „ PA. o architects linardic design group . architects 1836 westlake ave.n. suite 204 seattle, wa 98109 (206)283 project title NT- RILL_ 4:01 E.N000L ItilGp is .I Ii •1 i � j �.iS n'I'-1'f`ri 1' ) • ;'' OF "1 .1; kit, ' ' -! • ' —c N 3/B' CWB ON 3 sir MU MUDS • 2C CC FILL HEIGHT toe rl � I ROOM loo OFFICE IOT 1 -1EHANF MALLS AS BE00 i r — I II ll L__ _J 11 OFFICE • FLOOR PLAN MDT uHS 11 [., s DT UHT. i I r ,! L - J . 11 102 OFFICE 4rw U. . S- .1 4T —P . 103 OFFICE u r - i II 1lLl z5 - '104 33' - OFFICE 7. 105 OFFICE 1•� b b b b , :;:�c,•;r.:.�L_:.>�?Gr - ti'ti:' � ?�Z�c. .�' , t :,•., `�:� . � , yx4-4 4,, �.s.} SOUTH ELEVATION L NORTH ELEVAI • rceagryaera cor.eso . cox. W to. fa 6t . 00 iouthcenter Boulevard, Tukwila, WA 98188 DEPARTMENT OF COMMUNITY DEVELOP ENT U ? 1001 Telephone: (206) 431 -3680 CITY OF TUKWILA 1. BRIEFLY DESCRIBE YOUR PROPOSAL: 0.e . S pvo +D 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub- division; or tax lot number, access street, and nearest intersection) .5 SoulLce4 e.N V hid Quarter: r ) 3 Section: € 3 Township: y Range: 3. APPLICANT:* Name: Address: hon Signature. ! P � l""bate: 7h 01 9, * The applicant is the person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. 4. PROPERTY Name: OWNER ( COMPREHENSIVE LAN AMENDMENT j I CoNlYMn✓'G.\ .. I 4 -or G ruen (This information may be found on your tax statement) AFFIDAVIT OF OWNERSHIP G'encor 1,rc_ Address: 75o ( s+ tP . o a I L Phone: 50 - -3 ? o.) I/ WE,[signature(s)] em, ,a„ swear that I /we are the owner(s) or contract purchaser(s) of the property involved in this application and that the foregoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: 77o /p/ COMPREHENSIVE PLAN (ENDMENT APPLICATION Page 2 8. COMPREHENSIVE PLAN AMENDMENT CRITERIA /I/0A 6 n s/ � � eevelor92 5. COMPREHENSIVE PLAN Existing: DESIGNATION Proposed: 6. ZONING: Existing: .0 . Proposed: C —1 7. USE: Existing: ti a c. Proposed: ?, v Y o s q F+ e o 0 u, r•-c r a, / The burden of proof in demonstrating that the change is appropriate lies solely upon the proponent. Generally, the more dramatic the change, the greater will be the burden of showing that the proposed change meets the criteria by the Zoning Ordinance. The proponent must show in a dear and precise manner why the amendment application should be granted. The Planning Commission and City Council will review your proposal using the following criteria. You may attach additional sheets and submit other documentation to support your request. A. Unforeseen changes in circumstances have occurred in community conditions that justify a Comprehensive Plan redesignation of the subject property or existing plan policies. (Examples are Functional road classifications or new or changed City policies /plans.) RESPONSE: 1 %..,(e f erl.i ap s Mt ro,N� ,� tk r 11;41" /4;1e /J✓Y'a a n err) 40 r aalrrr vn t" ,04 4;- B. Factual evidence supports an additional or changed public need for the proposed designation. uv, F c c 5 ccc. ni1oii CamLly 6P our proposal /fo tea /Pd S�rdicJe1 RESPONSE: I✓1 c (udc:, .r1A►n woad e.or•doni in lust Cthc Nor'? f4 1 1,ciritw fT TIYA.,e are ,7i /la s7 ,3o d iv r// gnr7 can ,or'o er 7` wit4 So / o f our _s- 9. To supplement the above criteria discussion, analyze the Tukwila Comprehensive Plan policies which relate to your proposed Comprehensive Plan amendment. Identify the policies and their page numbers and how your proposal affects them. RESPONSE: 64 s P r Q c, 4 e c/ CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Q e z o n From 4 O . 7o C – 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub- division; or tax lot number, access street, and nearest intersection) 5 go Sou 1'G e.ewfer b Quarter: a3 Section: a3 Township: S/ Range: E (This information may be found on your tax statement) 3. APPLICANT:* Name: L. i on G s e Geseoe °eve/epho„ 1 I' vic ... • Address: 7 Co L " S ( S0.11‘. S.ii .10 viola. iji 9 ? ,Q ho .— g -37 Signature: 22gto . Date: 7�io/g/ * The applicant is the person whom the staff will contact regarding the application, and to whom all notices and reports shall be sent, unless otherwise stipulated by applicant. AFFIDAVIT OF OWNERSHIP 4. PROPERTY Name: G e,Gov - i9 u 4 om t-T L- OWNER Address: '7 co (. 91 S. l< e Klan.✓ wit 7i-033 Phone: 8?& - 3 )oJ I /WE,[signature(s)1 v/ d/te) � � � swear that I /we are the owner(s) or contract purchaser(s) of the property involved in this application and that the foregoing statements and answers contained in this application are true and correct to the best of my /our knowledge and belief. Date: ?//Q1�/1 R��ONE .� (��'�1�[ .��j APPLICATI N !uL 1 2 1991 6300 Southcenter Boulevkd,_.Tfrliti ` X- 88 ....„ Telephone: (206) 431 -3680 REZONE APPLICATION ir Page 2 5. What is the current zoning of the property? P.O. 6. What is the size of the property? / o a uuA 7. What zoning classification is requested? C — 8. What is the comprehensive land use map designation? L. O sI ty e s i 619 AI/ a,,1 CRITERIA The burden of proof in demonstrating that the change is appropriate lies solely upon the proponent. Generally, the more dramatic the change, the greater will be the burden of showing that the proposed change is in conformance with the Comprehensive Plan as implemented by the Zoning Ordinance. The proponent must show in a clear and precise manner why the rezoning application should be granted. The Planning Commission and City Council will review your proposal using the following criteria. You may attach additional sheets and submit other documentation to support your rezone application. 1. The use or change in zoning requested shall be in conformity with the adopted compre- hensive land use policy plan, the provisions of this title, and the public interest. J/ 1 RESPONSE: Please see e.nn'- o,'e Ai eitr, ✓P / /ail 7», t i ijt64 7 1/�eQ /on 2. The use or change in zoning requested in the zoning map or this title for the establishment of commercial, industrial, or residential use shall be supported by an architectural site plan showing the proposed development and its relationship to surrounding areas as set forth in the application form. RESPONSE: P /rivr< -cc 4 eo/ s /f"e Ala a S �� c. 3. When the request is not in agreement with the Comprehensive Land Use Policy Plan, the applicant shall provide evidence to the City Council's satisfaction that there is an additional need for the requested land classification. (go to next page) fIEZONE APPLICATION RESPONSE: P to Page 3 s p p lah amse6(m,.i f 40, /ca 4. Significant changes have occurred in the character, conditions or surrounding neighbor- hood that justify or otherwise substantiate the proposed rezone. RESPONSE: eoptd I2uff; - Fa0;r/ ,17 rew1-1 r :, e 7/# /, r y ob h4s C1 v 4. el for aO�/C1r.Pn 7` fa rev ax. e . ti r/"4 / n 7`/ie►c 7� O F df a 6/e !�i / S /.a r r � F'O I� G.� b.,- � 4 I,„ tt ►^ h LA,/ / S ev✓ e 7`�! uG�� w(�for/ G!i a'rr &DrDf /isJ /fit 4 7 /1dc 7 ' f , (/7 -5 /t s c or07al', C/o / < t Peee- tee l. 5. The proposed rezone is in the best interest of public health and safety as compared to the hardship, such as diminution of property value, imposed on the individual property owner. RESPONSE: "4 s e /I Se a / a c, �vo a, . Dar pc0/ q 1 g erg es 14 o u 61/C. ,,,,� i n ∎ / Cr'asu. / /r/ cC /'l /0d. Ot'r e /e A / c., 2 l alai' / ` %ic r L ' JC /'" 7�!? <v', /d'r� ih r 0 n y 41,./ 1- // / 7 cos L.. Wou /00 6e / ^ t .71- ^4 o a lor4 / c eFFic./ s`7�"k 6 f. 6. The unimproved subject property is unsuitable for the purpose for which it has been zoned considered in the context of the length of time the property has remained unim- proved and land development in the surrounding area. RESPONSE: A, t S"« // 6 hue di 0 / rfie�t . S •rbOde /'r. 664c.r use. 1W /7`/. /6/ 74s /6 7L /c4474 5,7_, S 7�P e / O M a t ti 10 , /7 r ,S u 7 7a c o 04. or ■ rc / a/ // r tf-9 14/f/ Al) 9�' 2 iu 7'�.e s 7�re c 5.0/e or ?// c.e V w � rC-4 1 c . /// re t /. ( 7 % %K 07 a/ —I/ 64:s afwa