HomeMy WebLinkAboutPermit 87-05-CA - RADOVICH - BUILDING HEIGHT EXCEPTION AREA CODE AMENDMENT87-05-ca 87-5-CA
RADOVICH CODE AMENDMENT
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BUILDING HEIGHT EXCEPTION AREA ZONING CODE AMENDMENT
COMPREHENSIVE LAND USE PLAN COMPREHENSIVE PLAN
WASHINGTON
CITY OF TUKWILA
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON,
AMENDING SECTION 18.50.030 REVISING BUILDING
HEIGHT EXCEPTION AREA PERMITTED OUTRIGHT FOR
BUILDING HEIGHT UP TO 115 FEET.
WHEREAS the Building Height Exception area is intended to
encourage higher density development by allowing building
heights greater than the underlying zoning; and
WHEREAS higher density development is more appropriate in
areas with the closest freeway access and enlarging the areas
included in the Building Height Exception Map to include other
properties adjacent to the freeway ramp is more likely to
encourage a node of more intensive development; and
WHEREAS calculations show that higher density development
would not unduly interfere with adjacent land forms or views,
and roadways can generally accomodate increased traffic flows
likely to result from more intensive development; and
WHEREAS the Planning Commission held a public hearing on
December 17, 1987, concerning certain amendments to
Section 18.50.030 of the Tukwila Municipal Code, which would
revise the Building Height Exception Area, and
WHEREAS the Planning Commission has recommended to the City
Council that the proposed amendment to Section 18.50.030 be
enacted, and
WHEREAS a Determination of Non - Significancce (DNS) for the
proposed amendment was issued on December 2, 1987, now,
therefore
THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO
ORDAIN AS FOLLOWS:
Section 1. Building height area up to one hundred fifteen
feet permitted outright amended. Section 18.50.030 of the
Tukwila Municipal Code is hereby amended to read as follows:
Building height up to one hundred fifteen feet
permitted outright. Structures may be erected up
to and including one hundred fifteen feet in that
area of the city located south of Interstate 405
and east of Interstate 5, and in that area south
of Fort Dent park, east of Interurban Avenue,
west of the corporate limit, and north of I -405
as shown on Map 2.
Section 2. That the existing Building Height Exception
Area Map (Map 2) be revised to reflect the incorporation of the
properties south of Fort Dent park, east of Interurban Avenue,
west of the corporate limit, and north of I -405 into the one
hundred fifteen foot Building Height Exception area as shown on
the map attached hereto and incorporated in this Ordinance.
Section 3. Severability. If any section, sentence,
clause, or phrase of this ordinance shall 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 4. 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 , 1988.
ATTEST /AUTHENTICATED:
CITY CLERK, MAXINE ANDERSON
APP'.VED AS TO FORM:
OF E OF THE CITY ATTORNEY:
2863C /JFC
2
APPROVED:
MAYOR, GARY L. VAN DUSEN
SUMMARY OF ORDINANCE NO. 18.50.030
AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON,
AMENDING SECTION 18.50.040 REVISING BUILDING
HEIGHT EXCEPTION AREA PERMITTED OUTRIGHT FOR
BUILDING HEIGHT UP TO ONE HUNDRED FIFTEEN FEET.
On , 1988, the City Council of the
City of Tukwila passed Ordinance No.
which provides as follows:
Section 1. Amends Section 18.50.030 revising building
height exception area permitted outright for building height up
to one hundred fifteen feet.
Section 2. Provides that the existing Building Height
Exception Area Map (Map 2) be revised to reflect the
incorporation of the properties south of Fort Dent park, east
of Interurban Avenue, west of the corporate limit, and north of
I -405 into the one hundred fifteen foot Building Height
Exception Area.
Section 3. Provides for severability.
Section 4. Establishes an effective date.
The full text of this ordinance will be mailed without
charge to anyone who submits a written request to the City
Clerk of the City of Tukwila of a copy of the text.
APPROVED by the City Council at their meeting
of , 1988.
2863C /JFC
MAXINE ANDERSON, CITY CLERK
COMPREHENSIVE LAND USE PLAN AMENDMENT
COMPREHENSIVE PLAN AMENDMENT
APPENDIX A
City Of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(208) 433 -1800
Gary L. VanDusen, Mayor
MEMORANDUM
City Council
Planning Department
February 8, 1988
ZONING CODE AMENDMENT: BUILDING HEIGHT EXCEPTION AREA
Attached are the Planning Commission minutes and Staff Report for 87 -5 -CA:
Zoning Code Text Amendment (Building Height Exception Area) to expand the Build-
ing Height Exception Area.
The Planning Commission's decision on the Building Height Exception Area was
based on the following:
1. The Building Height Exception area is intended to encourage higher density
development by allowing building heights greater than the underlying zoning.
2. Two additions to the Building Height Exception area which lie outside of
Tukwila's "downtown" are adjacent to freeway exchanges.
3. Amending the Building Height Exception area solely to include the appli-
cant's property would constitute a "spot" map change.
4. Higher density development is more appropriate in areas with the closest
freeway access.
5. Enlarging the areas included in the Building Height Exception Map to include
other properties adjacent to the freeway ramp is more likely to encourage a
node of more intensive development.
6. Calculations show that parking requirements and market conditions will limit
potential development to four or five stories.
7. Higher density development would not unduly interfere with adjacent land
forms or views.
MEMORANDUM to: - February 8, 1988
City Council Page 2
8. Roadways can generally accommodate increased traffic flows likely to result
from more intensive development.
9. Specific proposals will be carefully reviewed for traffic impacts. If
needed, mitigation will be required at that time.
We request that the City Council approve this as part of their consent agenda at
the February 16, 1988 meeting.
RF /sjn.
attachments
(—
Planning Commission
December 17, 1987
Page 2
APP -t. DI `rC l '
87 -5 -CA: RADOVICH - ZONE TEXT AMENDMENT - Expand building
height exception for the area generally located N.E. of I -405 and
West Valley Highway. Height limit would increase from 35 feet to
115 feet.
Jack Pace, Senior Planner reviewed the staff report recommending
approval for the request.
John Radovich, 2000 - 124th N.E., Bellevue described the favor-
able impacts this request would have to his property.
Discussion ensued on the request.
MR. HAMILTON MOVED AND KNUDSON SECONDED A MOTION TO RECOMMEND TO
THE CITY COUNCIL MODIFICATION OF THE BUILDING HEIGHT TO EXTEND UP
TO AND INCLUDING 115 FEET FOR THE PROPERTY SOUTH OF FORT DENT
PARK, EAST OF INTERURBAN AVENUE, WEST OF THE CORPORATE LIMIT AND
NORTH OF I -405, BASED ON THE STAFF'S FINDINGS AND CONCLUSIONS
CONTAINED IN THE STAFF REPORT.
THE MOTION PASSED WITH HAGGERTON, KNUDSON, HAMILTON, KIRSOP, COP -
LEN VOTING YES AND MR. LARSON VOTING NO.
87 -4 -R - SHIMATSU /MIKAMI REZONE - Rezone 66,685 square feet from
R -1 -7.2 - Single Family Residential to C -2 - Regional Retail.
Mr. Umetsu reviewed the staff report noting a change on page 3
which should read, "Specific property is not consistent with
surrounding development and zoning ..." the staff report
recommended approval of the request.
Discussion ensued on the request.
MR. COPLEN MOVED AND MR. KNUDSON SECONDED A MOTION TO APPROVE
REZONE 87 -4 -R, BASED ON STAFF'S FINDINGS AND CONCLUSIONS. MOTION
UNANIMOUSLY APPROVED.
MR. LARSON MOVED AND MR. KNUDSON SECONDED A MOTION TO HAVE THE
PLANNING. COMMISSION REVIEW. THE DESIGN REVIEW FOR C -2 AND C -M
ZONES, AS WELL AS ELECTION OF OFFICERS ON JANUARY 18, 1988 DUE TO
THE LENGTHY AGENDA ANTICIPATED FOR JANUARY. MOTION UNANIMOUSLY
APPROVED.
87 -2 -UCU & 87 -12 -DR - RENTON SAND AND GRAVEL - Design Review
approval and Unclassified Use Permit request for topsoil mixing
and storage operation with accessory structures.
I•
Planning Commission
December 17, 1987
Page 3
Mr. Pace reviewed the staff report, recommending approval of the
request with six conditions. A letter from Elva Miller Ross
objecting to the proposal was read into the record. A photograph
was distributed for review by the Planning Commission.
Douglas Buck, 8805 S. 121st, Seattle, owner of Renton Sand and
Gravel, clarified the proposal.
MR. KNUDSON MOVED AND MR. COPLEN SECONDED A MOTION TO APPROVED
87 -2 -UCU AND 87- 12 -DR, BASED ON THE STAFF'S FINDINGS AND CONCLU-
SIONS WITH THE FOLLOWING CONDITIONS:
1. The pile height be maintained at its existing height because
the firm was recently annexed into Tukwila from Renton.
2. The storm drain plan shall be designed to accommodate the
entire use.
3. The evergreen landscaping shall be increased to five feet in
height at a minimum 20 feet on center.
4. A fence screening the operation on the west side of the use,
north of vacated Monster Road is required.
5. The fertilizer pile must be covered at times it is not being
used.
6. Any accessory structures shall be painted in accordance to
code.
THE MOTION PASSED WITH COPLEN, KNUDSON, LARSON AND KIRSOP VOTING
YES AND HAMILTON AND HAGGERTON VOTING NO.
87- 11 -DR: RIVERBEND Design review of a three -story 13,647
square foot office building.
Mr. Umetsu reviewed the revised staff report recommending
approval of the request with three conditions.
Lee Hanson, 1006 Fryar Avenue, Sumner WA 98390, architect for
the proposal supported the staff's comments except he disagreed
with the colors proposed by staff.
Discussion ensued.
MR. KNUDSON MOVED AND MR. HAMILTON SECONDED A MOTION TO APPROVED
THE DESIGN REVIEW REQUEST FOR 87 -11 -DR BASED ON THE STAFF'S
FINDINGS AND CONCLUSIONS WITH THE FOLLOWING CONDITIONS:
Planning Commission
December 17, 1987
Page .4
1. The building roof must be of a sufficiently contrasting
color to avoid visual monotony.
2. Automatic irrigation must be provided based on plans to be
approved by the Planning Director.
3. Lighting plans must be submitted for approval by the
Planning Director to ensure no off -site light spillage.
DIRECTOR'S REPORT
The status of the Black River Quarry site for the energy /resource
recovery plant (E /RR) was discussed.
ADJOURNMENT
The meeting was adjourned at 10:55 pm.
Respectfully submitted,
THE MOTION. PASSED UNANIMOUSLY.
y`t
Joanne. Johnson
Secretary
HEARING DATE:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
ACREAGE:
COMPREHENSIVE
PLAN DESIGNATION: Commercial
ZONING DISTRICT: C -2
SEPA.
DETERMINATION:
ATTACHMENTS:
(A)
(B)
(C)
(0)
ATTACHMENT C
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
STAFF REPORT
to the Rlanning Commission
Prepared December 7, 1987
December 17, 1987
87 -5 -CA
John Radovich /City of Tukwila
Modify Building Height Exception Area.
Generally east of Interurban Avenue, south of Fort Dent Park,
west of the easternmost Burlington Northern right -of -way in
Tukwila and north of I -405.
Approximately 40 acres.
DNS issued December 2, 1987.
Existing Building Height Exception Area
Revised Building Height Exception Area
Parking Requirement /Building Footprint Calculations
Computer- Assisted View Drawings
(available at Planning Commission meeting)
STAFF REPORT to th
BACKGROUND
DISCUSSION
FINDINGS
87 -CA: Radovich /City of Tukwila
Planning Commission Page 2
John C. Radovich requested inclusion of his 5 -acre property, located at the
entrance to Fort Dent Park, into the Zoning Code Building Height Exception Area.
This would allow building heights up to 115 feet. Planning staff recommends
expanding the Building Height Exception Area to also include adjacent properties
lying generally north of the I -405 interchange and south of Fort Dent Park,
west of the easternmost Burlington Northern right -of -way and east of Inter-
urban Avenue. Attachment A shows the existing Building Height Exception Area.
Attachment B shows the expanded map changes recommended by the staff.
Existing Building Height Exceptions were created for the business district and
freeway intersections. Only the south half of the I- 405 /Interurban Avenue
intersection was included in the exception. Now the applicant and staff recom-
mend including the north half of the intersection to be consistent with the
prior decisions. This will permit development of a node of higher density
buildings close to freeway access. Including only the applicant's property in
the Building Height would constitute a "spot" map change, and grant special
privilege to one property owner.
After deliberation, the Planning Commission shall make its recommendation to the
Tukwila City Council. The City Council will then hold a public hearing and make
its decision regarding extending the Building Height Exception Area.
While the primary Building Height Exception area covers Tukwila's downtown, two
additional Building Height Exception areas are located at I -5 freeway exits -
one just west of the Southcenter Boulevard exit and the other just off the
Tukwila - Interurban Avenue ramp. They are designated to encourage higher density
office development in locations with excellent access to freeways. Extending
the Building Height Exception Area as proposed would provide an incentive to
higher density, more compact development consistent with the intent of the other
Height Exception Areas.
Further, portions of the current Building Height Exception area lie along the
Green River. Parts of the area proposed to be included in the Building Height
Exception Area are also located adjacent to the Green River and would be subject
to the same provisions.
Permitting taller buildings in proximity to freeway access points could be an
appropriate means to direct higher density development to locations with the
transportation capacity to serve them. Further, locations along the river could
provide an office environment in which higher density development could enjoy
the waterway's natural amenity.
STAFF REPORT to tlIV
Planning Commission
POTENTIAL IMPACTS
87 -b -CA: Radovich /City of Tukwila
Page 3
Analysis for SEPA review determined view blockage and traffic volume to be the
two primary potential impacts of expanding the Building Height Exception Area.
Although the Building Height Exception Area permits buildings up to 115 feet in
height, City parking and landscaping requirements, market conditions and site
size limit building heights to approximately 4 -5 stories.
View Blockade
Calculations showed the maximum number of parking spaces and the greatest build-
ing size that the sites could accommodate (Attachment C). These figures were
then used to develop computer- assisted drawings (Exhibit D) which project the
view impacts of four- and five -story buildings. The drawings are made from the
perspective of the Canyon Estates apartments looking east toward the proposed
development. The apartments are at a 182 -foot elevation, the highest spot in
the west hill. Exhibit D (to be distributed at the Planning Commission meeting)
shows that views of the Green River would be obscured by three 3 -story buildings
already permitted on the site.
Traffic Impacts
In the short term, extending the Building Height Exception Area adds traffic to
the intersections of Southcenter Boulevard /Interurban Avenue /Grady Way, where
the City plans short -term improvements to add turn lanes and resignalize. When
buildings are constructed, the property owners could be asked to participate in
these improvements.
The long -term implications are to add traffic opposing that of the on- and off -
ramps from I -405 to Interurban Avenue. To mitigate long -term impacts, owners
could be asked to participate in the Southcenter Boulevard project. Once the
farm property is developed and Southcenter Boulevard improved, there will be no
left turn -out toward Renton.
Planning staff attempted to contact by phone the affected property owners, to
tell them of the staff's proposal to expand the Building Height Exception Area.
Property owners were also mailed notices of the hearing and the staff report.
CONCLUSIONS
1. The Building Height Exception area is intended to encourage higher density
development by allowing building heights greater than the underlying zoning.
2. Two additions to the Building Height Exception area which lie outside of
Tukwila's "downtown" are adjacent to freeway exchanges.
3. Amending the Building Height Exception area solely to include the appli-
cant's property would constitute a "spot" map change.
STAFF REPORT to the
Planning Commission
(22/87 -5 -CA)
RECOMMENDATIONS
87 -5 -CA: Radovich /City of Tukwila
Page 4
4. Higher density development is more appropriate in areas with the closest
freeway access.
5. Enlarging the areas included in the Building Height Exception Map to include
other properties adjacent to the freeway ramp is more likely to encourage a
node of more intensive development.
6. Calculations show that parking requirements and market conditions will limit
potential development to four or five stories.
7. Higher density development would not unduly interfere with adjacent land
forms or views.
8. Roadways can generally accommodate increased traffic flows likely to result
from more intensive development.
9. Specific proposals will be carefully reviewed for traffic impacts. If
needed, mitigation will be required at that time.
Based on the above Findings and Conclusions, the Planning staff recommends that
the Planning Commission approve the applicant's request if it is modified by
adding the properties south of Fort Dent park, east of Interurban, west of the
corporate limit, and north of I -405 to the Building Height Exception area.
ATTACHMENT B - REVISED BUILDING HEIGHT EXCEPTIuiv AREA
C.�
TOTAL PROPOSED ADDITICN
TO BUILDING HEIGHT
AREA RECOMMENDED BY STAFF
AREA PROPOSED BY APPLICANT
•
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1. Case Number:
Applicant:
Request:
Location:
2. Case Number:
Applicant:
Request:
Location:
3. Case Number:
Applicant:
Request:
Location:
4. Case Number:
Applicant:
Request:
Location:
1. Case Number:
Applicant:
Request:
Location:
2. Case Number:
Applicant:
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(21 /NTC.12 -17)
City of Tukwila
PUBLIC HEARING NOTICE
Notice is hereby given that the City of Tukwila Planning Commission and Board
of Architectural Review will conduct a public hearing on December 17, 1987, at
8:00 p.m. in the City Council Chambers at Tukwila City Hall, 6200 Southcenter
Boulevard, to consider the following:
Planning Commission Public Hearing
87 -2 -CPA: Central Business District Sidewalk Plan
Tukwila Public Works Department
To adopt Sidewalk Plan policies and ordinances.
Tukwila business district, south of I -405 and east of I -5.
87 -5 -CA: Radovich Zone Text Amendment
John C. Radovich
Expand building height exception for the area generally
located N.E. of I -405 and West Valley Highway. Height
limit would increase from 35 feet to greater than 115 feet.
Dead end of Southcenter Boulevard, south of Fort Dent Park,
in the N.W. 1 of Sec 24, Twn 25, Rge 4.
87 -4 -R: Shimatsu /Mikami Rezone
Shimatsu / Mikami
Rezone 66,685 square feet from R -1 -7.2 Single Family
Residential to C -2, Regional Retail.
On Southcenter Parkway, immediately north of the 17015
address (Center Place); otherwise known as T.L. 9011 -07
and 9012 -06 in S.W. 1 of Sec 26, Twn 23, Rge 4.
87- 2 -UCU: Renton Sand and Gravel
Renton Sand and Gravel
Unclassified use permit for mixing, screening
and storing topsoil.
1602 Monster Road (vacated)
Board of Architectural Review Public Meeting
87- 12 -DR: Renton Sand and Gravel
Renton Sand and Gravel
Design review and approval of topsoil mixing and storage
operation with accessory structures.
1602 Monster Road (vacated)
87- 11 -DR: Riverbend
L. Hansen
Design Review of a three - story, 13,647 square foot
office building.
S.W. corner of South 180th Street and Sperry Drive,
within N.E. 1 of Sec 35, Twn 23, Rge 4.
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 Department. The City encourages you to notify
your neighbors, and other persons you believe would be affected by the above
items.
Published: Valley Daily News - Sunday December 6, 1987
Distribution: Mayor, City Clerk, Property Owners /Applicants,
Adjacent Property Owners, File
}
(25/EPIC- 22 -87)
EPIC -22 -87
RADOVICH ZONING CODE TEXT AMENDMENT
(Building Height Exception Area)
CHECKLIST SUPPLEMENT
December 2, 1987
City staff proposes expanding the boundaries of the Building Height Exception
area to include the entire area bounded by the easternmost Burlington Northern
right -of -way in Tukwila, I -405, Interurban Avenue and Fort Dent Park. The
original checklist addresses only a five -acre parcel at the entrance of Fort
Dent Park. As development occurs in the area, specific proposals shall be
carefully reviewed to determine their impacts. Mitigation will be required if
determined necessary.
Major environmental impacts will be similar to those discussed in the appli-
cant's checklist. To the extent that increased building heights result in
additional development, environmental impacts such as traffic will be propor-
tionately increased.
The short -term traffic implications of the rezone are to add traffic to the
intersections of Southcenter Boulevard / Interurban Avenue / Grady Way. The
City is planning some short -term improvements to add turn lanes and resignalize.
When buildings are constructed, the property owners could be asked to partici-
pate in these improvements.
The long -term implications are to add traffic opposing that of the on- and off -
ramps from I -405 to Interurban Avenue. To mitigate long -term impacts, property
owners could be asked to participate in the Southcenter Boulevard project.
Tukwila currently does not have a convenient way to require this participation.
If the farm adjoining Grady Way is also rezoned, it should be realized that
access problems exist for that property. When Southcenter is extended, the
property will not have left turn -out toward Renton. Therefore, adding trip ends
to their property may not be advisable.
Computer- assisted drawings from the east hill perspective show that view block-
age is not significantly increased by the construction of the four- or five -
story buildings which are most likely to be developed over the area. Views of
the Green River would be blocked by the three -story buildings already permitted
by the C -2 zoning and M -1 zoning.
TO:
FROM:
DATE:
SUBJECT:
RE /k jr
aitif Of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
MEMORANDUM
Planning Department
Ros , City Engineer
Dec ber 1, 1987
Traffic Implications of the Radovich Rezone
The short term traffic implications of the rezone are to add traffic to the
intersections of Southcenter Boulevard / Interurban Avenue / Grady Way. The City is
planning some short term improvements to add turn lanes and resignalize. When buildings
are constructed the property owners could be asked to participate in these improvements.
The long term implications are to add traffic opposong that of the on and off ramps
from I -405 to Interurban Avenue. To mitigate long term impacts they could be
asked to participate in the Southcenter Boulevard project. We currently do not have a
convenient way to require this participation.
If the farm adjoining Grady Way is also rezoned, it should be realized that access
problems exist for that property. When Southcenter is extended the property will not
have left turn -out toward Renton. Therefore, adding trip ends to their property may not
be advisable.
DISTRICT
MINIMUM
LOT SIZE
(SQ. FT.)
MINIMUM
AREA REQUIRED
PER UNIT
(SQ. FT.)
MAXIMUM
BUILDING
HEIGHT
(IN FEET)
FRONT YARD
(IN FEET)
SIDE YARD
(IN FEET)
REAR YARD
(IN FEET)
MINIMUM
MEAN LOT
WIDTH
(IN FEET)
R -A
3 acres
- --
30
40
6
50
120
R -1
7,200
- --
30
30
10t of lot
10
5U
9
- --
3U
30
width; out
less than ,
10
50
12,0110
- --
30
30
,
need not be
10
50
20,000
- --
30
30
30
30
B rore than
8
10
15
50
60
11-2
8,000
4,000
11-3
9,600
3,000
30
30
8
25
60
11-4
9,600
2,000
35
30
8
25
60
11411
9,600
1,500
45
30
10
25
60
P -U
___
___
3 stories
or 35 feet
25
10
10
- --
C -1
_
3 stories
or 35 feet
20
10
10
C -2
_
3 stories
or 35 feet
20
10
10
- --
C -I'
- --
- --
75
20'; or uhen height is over
20', front yard shall be
20' plus 1' for each foot
of bldg. height over 20',
not to exceed 75'.
10
20
- --
C_U
- --
- --
4 stories
and 45 feet
50
s
5
M-1
---
- --
4 stories
and 45 feet
25
I,
- --
S
M -2
- --
4 stories
and 4S feet
( 25
- --
5
H
X60
it3,
Chapter 18.50
BASIC IIE1G11T, SETBACK, AND AREA REQUIREMENTS
SETBACKS
• Exceptions to the height limits in designated areas of the City may he authorized pursuant to procedures specified
in Sections 18.50.030, 18.50,040 and 18.50.0511 of this code.
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Subject: FORT DENT PROPERTY
Dear John:
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City i4 Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
Mr. John C. Radovich
2000 - 124th Ave. N.E., #B -103
Bellevue, WA 98005
My staff and I reviewed your September 8, 1987 letter. For review, your site is
zoned C -2, Regional Retail Business, and the height limit is three stories or 35
feet. You want to increase the building height to 40 feet.
Greater densities in your area including the Fort Dent Park and the M -1 zoning
district south of your site make sense. To accomplish that, our preference is
to create a different height limit between 40 and 115 feet in that area. Other
less desirable options exist which we can also discuss. We do need to explore
traffic capacity and design impacts of new height limits.
Our suggestion would be that you write a letter with a specific zoning code
amendment request. Along with your letter an environmental checklist and fee
will be required, which provides information on the impacts of the amendment.
We hope this provides you with direction.
September 24, 1987
Sincerelys
L. Rick Beeler
Planning Director
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WAC 197 -11 -970
DESCRIPTION ABOVE)
Position /Title
Address
Responsible Official Rick Beeler
Planning Director
6200 Southcenter Boulevard Tuk
DETERMINATION OF NONSIGNIFICANCE
Lead Agency: City of Tukwila File No. EPIC -22 -87
The lead agency for this proposal has determined that it does not have a probable
significant adverse impact on the environment. An environmental impact statement
(EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after
review of a completed environmental checklist and other information on file with the
lead agency. This information is available to the public on request.
There is no comment period for this DNS
0 This DNS is issued under 197 -11- 340(2). Comments must be submitted by
. The lead agency will not act on this
proposal for 15 days from the date below.
Description of Proposal EXTEND BUILDING HEIGHT EXCEPTION AREA TO ALLOW BUILDINGS
UP TO 4.5 FEET IN HEIGHT IN THE AREA EAST OF INTERURBAN AVENUE, SOUTH OF FT DENT
PARK, WEST OF THE EASTERNMOST BURLINGTON NORTHERN RIGHT -OF -WAY IN TUKWILA, AND
NORTH OF I -405.
Proponent JOHN C. RADOVICH AND TUKWILA PLANNING DEPARTMENT
Location of Proposal, including street address, if any (SEE PROPOSAL DESCRIPTION
88
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Phone 433 -1846
C� / Signature � �'� %�_
You may appeal this determination to the City Clerk at City Hall, 6200 Southcenter
Boulevard, Tukwila, WA 98188 no later than 10 days from the above date by written
appeal stating the basis of the appeal for specific factual objections. You may be
required to bear some of the expenses for an appeal.
Copies of the procedures for SEPA appeals are available with the City Clerk and
Planning Department.
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(25/EPIC- 22 -87)
CHECKLIST SUPPLEMENT
November 2, 1987
EPIC -22 -87
RADOVICH ZONING CODE TEXT AMENDMENT
(Building Height Exception Area)
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City staff proposes expanding the boundaries of the Building Height Exception
area to include the entire area bounded by the easternmost Burlington Northern
right -of -way in Tukwila, I -405, Interurban Avenue and Fort Dent Park. The
original checklist addresses only a five -acre parcel at the entrance of Fort
Dent Park.
Major environmental impacts will be similar to those discussed in the appli-
cant's checklist. To the extent that increased building heights result in
additional development, environmental impacts such as traffic will be propor-
tionately increased. Improvements to Southcenter Boulevard from 62nd Avenue
South to the Grady Way off -ramp will increase traffic capacity and efficiency
and help mitigate impacts. Clustering expanded development near this traffic
improvement makes sense from the standpoint of mitigating traffic /transportation
improvements.
Further, clustering development along the waterfront ensures that this amenity
will be available to greater numbers of office workers.
October 5, 1987
r
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Mr. Rick Beeler
City of Tukwila - Planning Department
6200 Southcenter Boulevard
Tukwila, WA 98188
Subject: Zoning Test Amendment
to Building Height Exception Area
Dear Mr. Beeler:
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The purpose of this letter is to request a zoning text amendment
to the City zoning code which would add an approximate five acre
parcel to the Building Height Exception Area. See attached map
for location of property.
We feel that the affects of this request would be minimal.
Traffic impacts would be limited because of the geographic
location of the property. Southcenter Boulevard is a dead end
street to the north of Interurban and there is a- limited supply
of property available for development. Office development is
compatible with the adjacent Fort Dent Part as the hours of use
are different, i.e., daytime for office uses, primarily evenings
and weekends for the park. There also is no anticipated impact
to views in the area. The Green River lies to the north and
northeast of the property followed by the sewage treatment plant
northeast of the river. Vacant property lies to the south which
is zoned C -2 followed by the Green River and more vacant land.
A new office building which we developed lies to the southwest.
We feel that additional first class office space located in this
geographic area can be a meaningful focal point for one of the
entrances to the City of Tukwila. -A height increase to permit a
building of greater than 35 feet, as is currently allowed in
this area, could create a new office environment -where
businesses and their employees can enjoy the river, park and
close proximity to freeways, goods and services while not
adversely impacting the environment.
Calladaddl
Development Company
2000 - 124th Ave. N.E. B -103 Bellevue, WA 98005 (206) 454 -6060
• ,.
Of course, any proposed building would be subject to all
applicable zoning codes and laws regarding height, setback and
other area requirements.
It is our intent to continue with the type of attractive
building which Fort •Dent One has resulted in and we look forward
to further development within the Green River Bend area.
Cordially,
e 7eaere/1/
John C. Radovich
enclosure; environmental checklist
. BUILDING imicirr EXCEPTION AREA
including 115'
1
Greater than 115
(Tukwila 8/82)
.
vicinity map
I
A PORTION OF
THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 24,
RANGE 4 EAST OF THE WILLAMETTE MERIDIAN.
KING COUNTY, WASHINGTON.
N 30
Vasco
N30'27'061
264.66
Souf`ic947 B /vd,
C1
LEGAL DESCRIPTION:
PARCEL "A"
LOT 1 . OF SHORT PLAT NO 79 -7 -55, ACCORCING TO THE SHORT PLAT SURVEY.
RECORDED UNDER KING COUNTY RECORDING NO. 7908210370 : SITUATE IN THE CITY CF
TUKWILLA, COUNTY OF KING, STATE OF WASHINGTON.
N '04
334.53
s22 woo N
I N 22•08'0'
RECORD OF SURVEY
PARCEL "B"
THAT PORTION OF VACATED TRACTS 4 THROUGH 9 AND i2 THROUGH 17, AND VACATED STREETS ADJOINING,
IN GUNDAKER'S INTERURBAN ADDITION. LYING WITHIN SECTIONS 23 AND 24, TOWNSHIP 23 NORTH, RANGE 4
EAST OF THE WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS:
BEGINNING AT HIGHWAY ENGINEER'S STATION P.O.T. (2M) 127 +45.0 ON THE 2M LINE SHOWN ON THE STATE
HIGHWAY MAP OF PRIMARY STATE HIGHWAY # (SR405) GREEN RIVER INTERCHANGE. SHEET 2 OF 4 SHEETS,
ESTABLISHED BY COMMISSION RESOLUTION #i192, FEBRUARY 19, 1962; THENCE NORTHEASTERLY AT RIGHT
ANGLES 'TO.SAID 2M LINE NORTH 30'27'06" EAST 218.36 FEET TO A POINT ON A. LINE THAT IS PARALLEL
WITH AND 140 FEET (MEASURED AT RIGHT ANGLES) NORTHEASTERLY OF THE SOUTHWESTERLY MARGIN OF VACA-
TED KENNEDY STREET (67th PLACE S.) AS SHOWN ON THE PLAT OF GUNDAKER'S INTERURBAN ADDITION TO
SEATTLE, AS PER PLAT RECORDED IN VOLUME 14 OF PLATS, PAGE 46, RECORDS OF KING .COUNTY, SAID
POINT BEING THE TRUE POINT OF BEGINNING OF THE PARCEL TO BE DESCRIBED HEREIN; THENCE FROM SAID
TRUE POINT OF BEGINNING ALONG SAID PARALLEL LINE NORTH 59'32'54" WEST TO THE BANK OF THE GREEN
RIVER; THENCE ALONG THE BANK OF THE GREEN RIVER THE FOLLOWING COURSES: NORTH 38'19'12" EAST TO
A POINT LYING SOUTH 30'04'58" WEST 334.53 FROM THE SOUTHWESTERLY LINE OF THE LANDS CONVEYED TO
KING COUNTY BY STATUTORY WARRANTY DEED RECORDED UNDER RECORDING•NO. 7507300471 AND NORTH 30'04'
56" EAST 334.53 FEET TO SAID SOUTHWESTERLY LINE ;. THENCE ALONG SAID SOUTHWESTERLY LINE SOUTH 59'
24'45" EAST 183.62 FEET TO A POINT ON THE NORTHWESTERLY LINE OF THE LANDS CONVEYED TO THE CITY
OF TUKWILA BY QUIT CLAIM DEED RECORDED UNDER RECORDING NO. 7410290105: THENCE ALONG LAST SAID
NORTHWESTERLY LINE THE FOLLOWING COURSES: FROM A TANGENT THAT BEARS SOUTH 30'53'45" WEST ALONG
THE ARC OF A CURVE TO THE LEFT HAVING A RADIUS OF 60.00 FEET AND A CENTRAL ANGLE OF 33'10'27"
AN ARC LENGTH OF 34.74 FEET; THENCE TANGENT TO THE PRECEDING CURVE SOUTH 02'16'42" EAST 52.69
FEET; THENCE TANGENT TO THE PRECEDING COURSE ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A
RADIUS OF 32.00 FEET AND A CENTRAL ANGLE OF 24'24'42 ", AN ARC LENGTH OF 13.63 FEET; THENCE TAN-
GENT TO THE PRECEDING CURVE SOUTH 22'08'00" WEST 223.43 FEET; THENCE TANGENT TO THE PRECEDING
COURSE ALONG THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 270.00 FEET. AND A CENTRAL ANGLE
OF 08 19'06 ". AN ARC LENGTH OF 39.20 FEET; THENCE TANGENT TO THE PRECEDING CURVE SOUTH 30 27
WEST 66.52 FEET TO THE TRUE POINT OF .BEGINNING.
EXCEPT THAT PORTION CONVEYED TO THE CITY OF TUKWILA BY DEED RECORDED UNDER RECORDING NO.
7708040599. .
SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING. STATE OF WASHINGTON.
i
PARCEL "C'
2 N 30'04'581
SCALE 1" = 100'
LEGEND
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LOT 2 OF SHORT PLAT NO. 79 -7 -55,
ACCORDING TO THE SHORT PLAT SURVEY
RECORDED UNDER KING COUNTY RECORDING
NO. 7908210370: SITUATE IN THE CITY
OF TUKWILLA, COUNTY OF KING, STATE
OF WASHINGTON.
• DEl/OTES V2 "RE0AR W/TN CAP SET FOR TN/ . SuR✓EY.
• DE.corE5 M44/UMEA175 Pa /4/o FOR TN /5 SURVEY.
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REmePI.ed A - 7
.4/87
DAT
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TOWNSHIP 28 NORTH,
W I
t
RECORDER'S CERTIFICATE
FILED FOR RECORD THIS DAY OF_____ i9__. AT
IN BOOK OF SURVEYS AT PAGE AT THE REQUEST OF
JOHN C. RADOVICH
KING COUNTY RECORDER
FEE NUMBER
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0 10THSINCH 1 2 3 -Li._ _. . 5 6 7 \ 8 9 10 11 1uDE1NOEANANY 12
i IF THIS MICROFILMED DOCUMENT IS LESS
' CLEAR THAN TH NOTICE, IT IS• DU T O
OE ez 9c Lz 9z GE az ez; z �z QTHE o UALITY O THE ORIGINA DO I a e L 9 G y e
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LINE BEARING DISTANCE
i N 64 60.00
2 S 02 52.69
3 S 30 66.52
4 S 30'27'06'N 10.00
5 N 37'36'4041 20.92
6 N 48 55.63
7 N 55 63.16
8 N 73 61.28
9 S 88'17'03'E 45.34
10 N 30'35'15'E • 1.82
11 N 59'24'45'W 66.73
12 N 55'24'30'W 50.12
CURVE RADIUS LENGTH
1 300.00 43.55
2 60.00 34.74
3' 32.00 13.63
4 270.00 39.20
5 60.00 35.00
DELTA
8'19'06'
33'10'31'
24'24'42'
8'19'06'
33'25'21'
TANGENT
21.82
17.87
6.92
19.63
18.01
7 61/R✓EY As. 13E /t/4 IgFQBGORPEP To eEY /SE
AID 64/PEeC€Z>E /E /./e "aury Su eev /& DDO,O2902o
7o L/PDATE THE Z.E.G41.- 126 -1 5 e /PTAo,e/
4
DEPUTY
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PAC - TECH
ENGINEERING. INC
615 SOUTH 9th STREET, SUITE 301
TACOMA, WASHINGTON 98405 (206)383 -4491
SEATTLE 623 -5736 GIG HARBOR 851- 3033
M
/06 76
drawing
N
DATE
FILE NUMBER
PROJECT NAME
ADDRESS
APPLICANT
CROSS REFERENCE
ACTION
1/28/87
87 -1 -A
• FIRE DISTRICT NO. 1
EPIC -3 -87
PASSED ,
/27/87
87 -2 -A
JOHN STRANDER ANNEXATION •
13530 - 53RD AVENUE S.
JOHN C. STRANDER
EPIC -25 -87
1
ANNEXATION 1987