HomeMy WebLinkAboutPermit 86-04-CA - CITY OF TUKWILA - ZONING CODE AMENDMENT86-04-ca
c-2 zones
zoning code amendments
COMPREHENSIVE PLAN AMENDMENT
COMPREHENSIVE LAND USE PLAN AMENDMENT
ZONING CODE AMENDMENT
COMPREHENSIVE LAND USE PLAN AMENDMENT
COMPREHENSIVE PLAN AMENDMENT
CITY OF TUKWILA
0042.150.001
JEH /ko WASHINGTON
04/09/86
04/14/86 ORDINANCE NO. 1 I F
AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON,
AMENDING SECTION 18.30.040 OF THE TUKWILA MUNICIPAL CODE
TO ALLOW CERTAIN HIGH TECHNOLOGY USES IN C -2 ZONES WITH
A CONDITIONAL USE PERMIT.
WHEREAS, pursuant to Section 18.80.010 of the Tukwila
Municipal Code, the City Council referred to the City Planning
Commission consideration of the need for a Zoning Code amendment
to allow high technology uses in C -2 zones, and
WHEREAS, the Planning Commission held a public hearing on
February 27, 1986 on a proposed amendment to the Tukwila Zoning
Code to allow such uses and at the conclusion of such hearing
forwarded its recommendation to the City Council, and
WHEREAS, the City Council considered the Planning
Commission's recommendation and determined that an additional
public hearing should be held before the Council's Committee of
the Whole to consider modification of the Planning Commission's
recommendation, and
WHEREAS, a public hearing was held before the City Council's
Committee of the Whole on April 14, 1986 and at the conclusion of
said public hearing, the Committee of the Whole forwarded its
recommendation to amend section 18.30.040 of the Tukwila Municipal
Code to allow high technology uses in a C -2 zone upon issuance of
a conditional use permit to the City Council, and
WHEREAS, the City Council has determined to make the
following amendment to Section 18..30.040, and
WHEREAS, the City's SEPA Responsible Official issued a
Determination of Non - significance (DNS) for the proposed Zoning
Code amendment on February 12, 1986, now, therefore
THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO
ORDAIN AS FOLLOWS:
Section 1. High Tech Uses. Section 18.30.040 of the Tukwila
Municipal Code is hereby amended to read as follows:
18.30.040 Conditional Uses. The following uses require
a conditional use permit from the City to be conducted
in the C -2 District:
1. High Tech Uses including research and development,
light assembling, repair or storage of electronic
components, communications equipment, instruments,
computers, office machines, software, medical products,
robotics, biotechnology, semiconductors, and scientific
or photographic equipment in conjunction with not less
than thirty five (35) percent office; and
2. General Conditional Uses as specified in chapter
18.64.
Section 2. Effective Date. This ordinance shall be
published in the official newspaper of the City, and shall take
effect and be in full force five (5) days after the date of
publication.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, at a regular meeting thereof this .¢�. day of
, 1986.
ATTEST /AUTHENTICATED:
BY
ERK, M
APPROVED AS TO FORM:
OFFICE /OF THE CITY A'DTORNEY
6!iM F
INE ANDERSON
FILED WITH THE C,LTY C
PASSED BY THE/Cl C
PUBLISHED: 1/..v
EFFECTIVE DATE: .6
ORDINANCE NO. j3R'(
4/10/86
L:
APPROVE a
gligiOR, GARY L. VAI�SEN
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(208) 433 -1800
Gary L. VanDusen, Mayor
MEMORANDUM
TO: Committee of the Whole
FROM Community Affairs Committee
DATE: March 20, 1986
SUBJECT: Proposed High Tech Amendment to the Zoning Code
The CAC met and discussed the proposed High Tech amendment to the Zoning
Code.
A more comprehensive and definitive list of high tech uses was discussed.
The following is a revised recommendation to the proposed amendment.
Amend 18.30.040 Conditional Uses to include:
1. High tech uses including research and development, light assembling,
repair or storage of electronic components, communications equipment,
instruments, computers, office machines, software, medical products,
robotics, biotechnology, semiconductors, and scientific or photographic
equipment in conjunction with not less than thirty -five (35) percent
office.
RE: High Tech Uses
DATE: March 6, 1986
(Issues.2 /50)
Council Issues and Options
The Council recently heard a request for a rezone by a property owner in
order to accommodate a high tech use. The Council affirmed the Planning
Commission's recommendation of denial of the rezone but requested staff to
prepare a zone that would provide flexibility for high tech uses. Per
TMC 18.80.010, the Council may amend, change, modify or repeal regulations
and restrictions in the Zoning Code. As is required by the code, the
matter was referred to the Planning Commission. The Commission, after
public notice and a hearing is submitting a report to the Council con-
taining its recommendation.
The Planning Commission's recommendation would provide the requested flexi-
bility for high tech businesses, but, as a conditional use, the City
retains site plan control and site specific use review for compatibility.
The City Council may wish to consider tightening or loosening the proposed
definition and /or changing the ratio of office to light assembly/
warehouse /service uses. The major issues raised in the staff report and
during Planning Commission discussion concerned the introduction of a new
albeit conditional use into the C -2 zone and the possible interpretations
of the high tech definitions. How would assembling be different from manu-
facturing? Would the proposed use allow the assembly of, for example,
Kenworth Trucks?
It was pointed out by staff that assembly is distinct from manufacturing
because assembly involves previously prepared materials and prohibits any
extrusion or alteration of materials. The staff in the day -to -day admin-
istration of the code would be responsible for determining which category
of use most accurately defines a proposed business. For example, the M -2
zone permits the assembly and /or packing of electrical or mechanical equip-
ment, vehicles and machines including but not limited to, heavy and light
machinery, tools, airplanes, boats or other transportation vehicles and
equipment when compared with other definitions in the code, The difference
and possible distinction between the type of permitted uses becomes
clearer.
Finally, a comment was received that stated that by allowing a ratio of
65:35 warehouse to office, parking for future tenant improvements or office
conversions is overlooked. This criticism however is true of the code as a
whole and not a special characteristic of the proposed amendment.
Speculative warehouse buildings may be constructed at anytime in the CM,
M -1 or M -2 with the minimum number of parking stalls required for warehouse
use. Future office improvements would be precluded unless sufficient area
could be provided for additional parking stalls.
Planning Commission
Meeting Minutes
February 27, 1986
Page 2
Mr. Singleton said Purolator Courier had no objection to the limitation of
hours of operation and the limitation to traffic on certain streets and
that conditions of the CUP would be part of their lease.
Chairman Knudson closed the public hearing.
MR. LARSON MOVED TU APPROVE APPLICATION 85 -49 -CUP: W. LEE SINGLETON,
ACCEPTING STAFF'S FINDINGS AND CONCLUSIONS, WITH THE FOLLOWING CONDITIONS:
1. LIMIT TRAFFIC TO 134TH STREET NORTH OF 47TH AVENUE SOUTH.
2. EXCEED LANDSCAPE CODE REQUIREMENTS TO SCREEN PROPOSED USE FROM
SURROUNDING SINGLE FAMILY AREAS.
3. PREVENT LIGHTING SPILLOVER AND GLARE ONTO ADJACENT PROPERTIES.
4. REQUEST PUBLIC WORKS TO INSTALL STREET SIGNS PROHIBITING THRU TRUCK
TRAFFIC SOUTH OF THE SITE AND NO PARKING SIGNS ALONG 134TH PLACE.
5. THE CONDITIONAL USE PERMIT IS SUBJECT TO REVIEW AT ANY TIME.
Mr. Collins clarified that the review of the Conditional Use Permit would
be initiated by a formal complaint.
B. 86- 4 -TA:. City of Tukwila, proposing to amend TMC 18.30,040 of the
Zoning Code, to allow high tech uses as a permitted conditional
use in the C -2 Regional Retail Business Zone.
Chairman Knudson opened the public hearing.
Ms. Bradshaw summarized the staff report.
Being no testimony from the audience, Chairman Knudson closed the public
hearing.
The Commission discussed the definition of "high tech ".
MR. KIRSOP MOVED TO RECOMMEND TO THE CITY COUNCIL APPROVAL OF THE PROPOSED
AMENDMENT. MR. ORRICO SECONDED THE MOTION.
MR. MCKENNA MOVED TO AMEND "LIGHT MANUFACTURING" TO "HIGH TECH ", UNDER
CONCLUSION.
Motion died for lack of second.
Mr. Collins clarified that the Planning Commission will be defining "high
tech" on a case -by -case basis.
Planning Commission
Meeting Minutes
February 27, 1986
Page 3
MR. URRICO MOVED TO AMEND TO MOTION TO REVISE THE LANGUAGE OF THE PROPOSAL
IN THE STAFF REPORT TO READ AS FOLLOWS:
"18.30.040 CONDITIONAL USES. THE FOLLOWING USES REQUIRE A CONDITIONAL USE
PERMIT FROM THE CITY AS PROVIDED IN CHAPTER 18.64.
1. HIGH TECH USES INCLUDING RESEARCH AND DEVELOPMENT, LIGHT ASSEMBLING,
REPAIR OR STORAGE, OF PHARMACEUTICALS AND RELATED PRODUCTS: ELECTRONIC,
MECHANICAL, OR PRECISION INSTRUMENTS: INDUSTRIES INVOLVED WITH ETCHING,
FILM PROCESSING, LITHOGRAPHY, PRINTING AND PUBLISHING, IN CONJUNCTION
WITH NOT LESS THAN THIRTY -FIVE (35) PERCENT OFFICE.
2. GENERAL CONDITIONAL USES AS SPECIFIED IN CHAPTER 18.64 (ORD. 1247
§1(PART), 1982).
MR. KIRSOP SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
MAIN MOTION PASSED 6 -1, WITH MR. SOWINSKI VOTING NO.
BOARD OF ARCHITECTURAL REVIEW
A. DR- 12 -85: Tukwila Mini Storage, requesting approval of revisions
to proposed development at Interurban Avenue South and South
143rd.
Chairman Knudson stepped down on this item due to conflict of interest and
appearance of fairness, and he left the room.
Mr. Kirsop assumed the Chair.
Ms. Bradshaw summarized the staff report.
The Board reviewed the proposed revisions.
MR. URRICO MOVED TO APPROVE APPLICATION DR- 12 -85, TUKWILA MINI STORAGE, AS
REVISED WITH THE FOLLOWING CONDITION:
1. PHOTINIA SCREEN PLANTED THREE (3) FEET ON CENTER.
MR. SOWINSKI SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
Mr. Knudson resumed the Chair.
B. 86 -5 -DR: Alvin Pearl, requesting approval of modified landscape
plans per TMC 18.70.090 for Joslyn Building at 401 Baker
Boulevard.
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
86 -4 -CA CITY OF TUKWILA
AGENDA ITEM
INTRODUCTION
At the request of the City Council, the Planning Department has prepared a propo-
sal for a new permitted conditional use for the C -2 Regional Retail Business Zone.
PROPOSAL
The proposal is to amend TMC 18.30.040, C -2 (Regional Retail Business) to permit a
new conditional use. The section currently reads as follows:
"18.30.040 Conditional uses. General conditional uses as specified
in Chapter 18.64 require a conditional use permit from the City."
The amended section is proposed to read as follows:
"18.30.040 Conditional uses. The following uses require a conditional
use permit from the city as provided in Chapter 18.64:
(1) High tech uses including research and development, assembling,
repair or storage, of pharmaceuticals and related products;
electronic, mechanical, or precision instruments; industries
involved with etching, film processing, lithography, printing
and publishing, in conjunction with not less than thirty -five (35)
percent office.
(2) General conditional uses as specified in Chapter 18.64
(Ord. 1247 §1(part), 1982).
C -2, REGIONAL RETAIL BUSINESS ZONE
A. The permitted uses in the C -2 zone currently prohibit wholesale or retail
sales office or sample rooms with more than fifty percent storage or
warehousing. The proposed amendment would change the ratio of office and
warehouse to a possible split of 35:65 respectively. The proposed
amendment would also allow a combination of office and storage, assembly,
research and development, or repair. The type of research, development,
and /or assembly proposed for the conditional use is intended for non -
nuisance activities in terms of odor, noise, vibration or air and water
pollution.
B. The C -2 zones in the City are located in several main areas: the inter-
section of 52nd Avenue S. and Southcenter Boulevard; Southcenter Parkway,
86 -4 -TA: City of Tukwila
February 27, 1986
Page 2
generally between Strander Boulevard and 180th Street; Interurban Avenue
between I -5 and I -405; and West Valley Highway between I -405 and Strander
Boulevard. (Exhibit A)
REASON FOR THE REQUEST
The reason for the requested change is to allow flexibility for property owners
and businesses proposing to locate in the City. The proposed use flexibility
would be constrained through the review requirements of the conditional use pro-
cess.
CONDITIONAL USE PERMIT PROCESS
A. A conditional use permit requires a public hearing and approval by the
Planning Commission. The decision of the Planning Commission is based on
the following criteria:
(1) The proposed use will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity
of the proposed use or in the district in which the subject property
is situated;
(2) The proposed use shall meet or exceed the performance standards that
are required in the district it will occupy;
(3) The proposed development shall be compatible generally with the
surrounding land uses in terms of traffic and pedestrian cir-
culation, building and site design;
(4) The proposed use shall be in keeping with the goals and policies of
the comprehensive land use policy plan;
(5) All measures have been taken to minimize the possible adverse
impacts which the proposed use may have on the area in which it is
located. (Ord. 1247 §1(part), 1982).
B. The Planning Commission may also revoke or modify a conditional use per-
mit based on anyone or more of the following grounds:
(1) That the approval was obtained by deception, fraud, or other inten-
tional and misleading representations;
(2) That the use for which such approval was granted has been abandoned;
(3) That the use for which such approval was granted has at any time
ceased for a period of one year or more;
(4) That the permit granted is being exercised contrary to be the terms
or conditions of such approval or in violation of any statute, reso-
lution, code, law or regulations; or
86 -4 -TA: City of Tukwila
February 27, 1986
Page 3
(PC.CUP)
(5A.3)
(5) That the use for which the approval was granted was so exercised as
to be detrimental to the public health or safety.
C. Any aggrieved party may petition the planning commission in writing to
initiate revocation or modification proceedings.
EFFECTS OF THE PROPOSAL
The proposed conditional use would contrast in several ways with existing and per-
mitted uses in C -2 districts. First, an increase in assembling and storage would create
an increased demand by the tenant for loading and unloading; therefore, an
increase in truck traffic. All of the C -2 districts as shown on Exhibit 1 are
located along secondary or major arterials. Secondly, an increase in storage or
warehouse area versus office or retail would decrease the density of human acti-
vity occurring on or adjacent to the site. Site specific effects from each pro-
posed conditional use would be addressed on a case by case basis by the staff and
Planning Commission during the review process.
CONCLUSION
The proposed amendment to the TMC would expand the type of uses that could occur
in the C -2 zone. Uses in the C -2 zone would no longer be restricted to prin-
cipally retail /commercial /office. The intent of the proposed change is to provide
flexibility and to allow light manufacturing /office /warehouse uses an opportunity
to demonstrate compatibility with surrounding commercial uses in specific C -2
districts.
RECOMMENDATION
The Planning Commission may wish to recommend to the council their approval of the
proposed amendment.
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• EXHIBIT-I. A
17.02.270 -- 17.02.300
dining room and accessory shops and services. Catering to
the general public may be provided. A hotel may or may not
contain a central dining room or central kitchen. (Ord. 800
§2(part), 1976: Ord. 603 §2.50, 1971).
17.02.270 (Reserved).
17.02.273 ` Industrial .uses, ` clean, light. "Clean,
light industrial uses" means manufacturing, processing,
assembling, packaging; nonretail industrial sales, service
and testing; all within the . following categories: elec -',
tronic components, communications equipment, instruments',
computers, office machines, software, medical products
:robotics, research and development, biotechnology and semi-'
conductors-, which is not inconsistent with Chapter 17.23 of
this code. The primary function of the business will be
used to determine the classification of that use. (Ord.
1183 §1, 1985: Ord. 972 §4, 1980).
17.02.275 Junkyard. "Junkyard" means a lot, land, or
structure, or part thereof, used for the collecting, stor-
age, and sale of wastepapers, rags, scrap metal, or dis-
carded material; or for the collecting, dismantling, stor-
age, salvaging or sale of parts of machinery, or vehicles
not in running condition. A junkyard includes auto wreckage
yard or storage yard for wrecked automobiles. (Ord. 800
§2(part), 1976: Ord. 603 §2.51, 1971).
17.02.280 Kennel. More than three dogs constitutes a
"kennel." For the purposes of this definition, one litter
of unweaned pups shall not be considered dogs until weaned.
(Ord. 800 §2(part), 1976: Ord. 603 §2.52, 1971).
17.02.285 Lot. "Lot" means a parcel of land under one
ownership used or capable of being used under the regula-
tions of this title, including both the building site and
all required yards and other open areas. (Ord. 800 §2
(part), 1976: Ord. 603 §2.54, 1971).
17.02.290 Lot area. "Lot area" means the total hori-
zontal area within the lot lines of the lot. (Ord. 800 §2
(part) , 1976: Ord. 603 §2.66, 1971) .
17.02.295 Lot coverage. "Lot coverage" means that
portion of a lot that is occupied by the principal building
and its accessory buildings, expressed as a percentage of
the total lot areas. It includes all projections except
eaves. (Ord. 800 §2(part), 1976: Ord. 603 §2.56, 1971).
17.02.300 Lot, mean depth. "Mean depth of lot" means
the depth of such lot measured on a line perpendicular to
429 (Bothell 9/85)
Sections:
17.23.010
17.23.020
17.23.030
17.23.040
Chapter 17.23
MIXED USE ZONE (M -U)
17.23.010 -- 17.23.020
result in an over - intensive use of land; that it will not
result in undue traffic congestion or traffic hazards; that
the plans indicate that it will be adequately landscaped,
buffered and screened and otherwise promote the health, safety
and welfare of the community, the planning commission may
authorize the issuance of a permit or permits for a proposed
development in any light manufacturing (M -L) zone. (Ord. 603
§4.9.40, 1971)
Purpose.
Permitted principal uses.
Permitted accessory uses.
Conditional uses requiring approval of
planning commission by permit.
17.23.010 Purpose. This zone was created to serve the
following purposes:
A. To establish areas permitting a wide variety of
land uses which coexist compatibly with each other and the
environment;
B. To promote land uses which make a positive contri-
bution toward meeting housing needs, providing local em-
ployment opportunities and which contribute to the city's
tax base without contributing to visual, air, light, water
or noise pollution;
C. To promote uses of land in a manner which tend to
meet community open space and recreational needs by fostering
agricultural, recreational and other open space uses;
D. To encourage development which is architecturally
and aesthetically compatible with the surrounding environment
and land uses. (Ord. 971 §2(part), 1980).
17.23.020 Permitted principal uses. In order to serve
the purpose of permitting a wide variety of compatible land
uses, permitted uses are not limited to any particular number
of specified uses. Rather, any use which is consistent with
the purposes of this zone and the North Creek Valley compre-
hensive plan and which is not in conflict with the following
subsections A or B is permitted:
A. No use shall be permitted, excluding reasonable
construction activity which:
1. Emits significant quantities of dust, dirt,
cinders, smoke, gases, fumes, odors or vapors into the at-
mosphere;
459 (Bothell 2/85)
17.23.030 -- 17.23.040
2. Emits any liquid or solid wastes or other matter
into any stream, river or other waterway;
3. Emits radiation or discharges glare or heat,
or emits electromagnetic, microwave, ultrasonic, laser or
other radiation;
4. Produces excessive noise or ground vibration per-
ceptible without instruments at any point exterior to any lot;
5. Uses heavy trucking as a principal use such as
warehousing, distribution centers and truck terminals;
6. Utilizes open storage;
7. Is carried on in a manner which is intended or
has the effect of attracting freeway motorists as a sub-
stantial source of business.
B. The following uses are specifically excluded:
1. Residential uses other than multifamily resi-
dential;
2. Mobile homes;
3. Recreational vehicle campgrounds;
4. Junkyards or wrecking yards;
5. Mining and drilling for or removing oil, gas or
other hydrocarbon substances;
6. Refining of petroleum or of its products;
7. Commercial petroleum storage yards;
8. Commercial excavation of building or construction
materials other than in the normal course of building con-
struction or site preparation;
9. Distillation of bones;
10. Dumping, disposal, incineration or reduction of
garbage, sewage, offal, dead animals or refuse;
11. Fat rendering;
12. Stockyard or slaughter of animals;
13. Smelting of iron, tin, zinc or any other ore;
14. Truck terminals;
15. Automobile, go -cart, motorcycle or other vehicle
races or endurance tracks;
16. New or used car sales lots. (Ord. 996 §5, 1981:
Ord. 971 §2 (part) , 1980) .
17.23.030 Permitted accessory uses. Any use customarily
incidental to the permitted use is permitted as an accessory
use provided that the incidental use is not itself excluded
by the provisions of this chapter or in conflict with Section
17.23.020. (Ord. 971 §2(part), 1980).
17.23.040 Conditional uses requiring approval of
planning commission by permit. Planning commission approval
is required for use as a church. (Ord. 1123 §18, 1984).
(Bothell 2/85) 460
w " A City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
.
433-1800
Iona • Gary L VanDusen, Mayor
NOTICE IS HEREBY GIVEN that the Tukwila Planning Commission has fixed the
27th day of February, 1986, at 8:00 p.m. in City Council Chambers of
Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, Washington, as the
time and place for:
Public Hearings
85 -49 -CUP: Singleton, requesting approval of a truck terminal located at
proximately-- Souttri. Street and 47th Avenue South.
86 -4 -TA: Cit of Tukwila, proposing to amend TMC 18.30.040 of the Zoning Code,
s a permitted conditional use in the C -2 Regional
Retail Business zone.
CITY OF TUKWILA
Notice of Public Hearing and Meeting of the
Tukwila Planning Commission
Public Meetings
DR- 12 -85: Tukwila Mini Storage, requesting approval of revisions to proposed
development at Interurban Avenue South and South 143rd.
86 -5 -DR: Alvin Pearl, requesting approval of modified landscape plans per
18.70.090 for Joslyn building at 401 Baker Boulevard.
86 -6 -DR: Doubletree Plaza Hotel, requesting approval of modified landscape
plans per 18.70.090 at 16500 Southcenter Parkway.
Any and all interested persons are invited to attend.
Published: Record Chronicle, February 16, 1986
Distribution: City Clerk
Property Owners /Applicants
Adjacent Property Owners
Project Files
Public Notice File
January 20, 1986
City Council
City of Tukwila
6200 Southcenter Boulevard
Tukwila, Washington 98188
RE: Radovich /Lewison 85 -51 -CPA /R
Dear Mr. Chairman:
Cordially,
9 1 . / 141 - e - te 1c
John C. Radovich
JCR:jmw
11111 t4
The Council concerns regarding the rezoning of our property relayed at
the Committee of the Whole meeting last Monday were two -fold: First,
sympathy for our dilemma and secondly, an unwillingness to grant a
blanket rezone. The Planning Staff, Director, Commission and now City
Council all agree that our request for a rezone is one solution to our
problem.
The zoning code does not allow greater than 50% non - office use in the
C -2 zone even if the use is compatible with other present land uses. We
would like to build an office building but since the office market is so
thin in Tukwila we would like the ability to put some non - office users
in the building. High -tech industries do not require all office space
but could use up to two- thirds in non - office use. The non - office uses
are frequently laboratory, assembly and storage areas.
We feel it is necessary to have this latitude in order to develop high -
tech buildings on this property and we therefore recommend a second
solution to the problem; conditional use permits to allow greater than
50% laboratory testing, assembly and storage. The ultimate solution would
be to modify these uses, but since time is of the essence in our dilemma,
we suggest the conditional use permit as the best solution.
O vNOpment Corp.
2000 -124th Ave. N.E. 8-103 Bellevue. YW 98005 (208) 454 -8050
RITROC113
JAN 201986
CITY OP TIJ wk
PLANNING DEPT.
January 8, 1986
City of Tukwila Planning Director
6200 Southcenter Boulevard
Tukwila, Washington 98188
Attn: Mr. Brad Collins
Dear Mr. Collins:
COI t4
Dsv lopmwst Corp.
2000 -124th Ave. N.E. B-103 Bellevue, WA 96005 (208) 454.8060
Poe- •
Very simply, a market does not exist for the zoning that our property
at Tukwila Bend has. C -2 is an office - retail classification. Retail
is quite adequately handled by one of the most successful shopping
centers in the Pacific Northwest, namely: Southcenter, and the pre-
ferred area for strip retail is along Southcenter Parkway. The office
market in Tukwila is very thin, has never been successful and is faced
with a seemingly inexhaustable supply of available space in Bellevue
and Seattle.
In talking with owners of office buildings and real estate brokers who
concentrate on the Tukwila area, they state that the market is sparce
and overbuilt. Rental rates range from $12.00 to $14.00 per square
foot. For example, Southcenter Place, located opposite the Doubletree
Inn is currently 15% vacant and rates have never been raised above
$14.00 per square foot. The same is true for such buildings as: The
320 Building at Andover Park East, with 30% vacancy; the Riverview Plaza,
with 31% vacancy; Parkridge on Southcenter Boulevard, with 21% vacancy
and Parkside also on Southcenter Boulevard with 88% vacancy rate. All
have rental rates of $14.75 per square foot and below. (See attached
Exhibit A)
In todays economy, rental rates for office must be $16.00 to $18.00 per
square foot. Part of the problem is the oversupply of office space in
Bellevue and Seattle. Bellevue office developers are quoting $18.00
per square foot to $22.00 per square foot, but free rent and tenant im-
provement concessions lower the effective rental rate to $12.00 per square
foot. There is currently over 1,700,000 square feet of available office
space in Bellevue with a consumption rate of 105,000 square feet in the
third quarter of 1985. An end to rental concessions is not in sight.
Our alternative is to construct a building that allows for
Unfortunately, in Tukwila, there is no zoning classification w is a ows
for a greater percentage of non - office use or, what is known in the market
as "high. tech" space. We feel there is a need to supply space for high
tech users. This type of building typically has 15'/. to 35'/. office and the
balance is assembly or service. The difference in construction is quite
subtle. High tech space would generally have a dropped ceiling with re-
cessed lighting as does office space but would have unfinished floors. By
that we mean vinyl asbestos tile or sealed concrete rather than carpet and
also would have large open spaces. High tech users are sometimes light
manufacturing, for example: electronic circuitry or testing, sometimes
research and design, and sometimes repair and service. These uses have
often traditionally been known as laboratory space.
Examples of high tech users in Redmond's Imperial Square are: Wescan,
which does color separation for the printing and advertising industry;
Telematic, manufacturers of electronic cash register components; Nintendo,
which manufactures among other items, Pacman and lastly, Texas Instruments.
There users employ technically trained people and their businesses are
conducted indoors. There is no heavy trucking, no outside storage and no
noise or fumes.
In the high technology corridor of Bothell and Woodinville, a few of the
new companies that have been attracted are: Advanced Technology Laboratories,
Tanaka, Ryan Instruments (who manufacture a low temperature monitoring device
for the frozen food trucking industry), Eldec, General Telephone and Biomedics.
None of these companies have chosen to locate in Tukwila. Possibly because of
the heavy trucking image and environment present, but also because of zoning.
Rocket Research and Physio Control each chose to locate in Redmond. They
specifically sought to have a pleasant outlook which enabled them to take
advantage of natural beauty and surroundings. Such an opportunity is offered
by the Fort Dent area. We feel that the City has recognized this potential
in re- zoning the property from manufacturing to C -2 in 1982. However, high
tech is the industry of the future. The Bothell- Everett, Kent Valley, and 1-90
corridors as well as cities of Woodinville, Issaquah, and Bellevue, are all
jumping on the "high tech" band wagon. Furthermore, bringing new industry to
the state is a high priority to Governor Gardner as indicated by his recent
trip to Japan.
Unfortunately, the C -2 zoning does not accommodate the requirements of the
market. Any building in C -2 must have 50% of the space devoted to office.
High tech users do not need 507. office. With the office market as scant as
it is in the Greater Seattle area, we feel a new zoning to enable Tukwila to
attract these kinds of companies is appropriate.
3
1E -t € I Eill W 1 E 1
A solution to our problem could be a new zoning called p
Tech." This zoning could be confined to river front properties an of er
areas of the city which because of their view or surroundings, lend them-
selves to a research and development environment. Perhaps this opportunity
is even now being addressed by the upcoming Tukwila 2000. We have no
knowledge of the direction or findings of this report, but would suggest
this problem as one which should be addressed and we feel the time to address
it is now.
An alternative to a new zoning would be to allow conditional use permits for
those types of uses which would be compatible with uses allowed by right in
the C -2 zoning. Appropriate "non nuisance" uses excepted from the C -M
zoning might be:
1. Manufacturing, processing and /or packaging pharmaceuticals and re-
lated products, such as cosmetics and drugs;
2. Industries involved with etching, film processing, lithography,
printing, and publishing;
3. Warehouse storage and wholesale distribution facilities limited to
perhaps 65% non - office;
4. Manufacturing, processing, assembling, packaging and /or repairing
electronic, mechanical or precision instruments such as medical and
dental equipment, photographic goods, measurement and control
devices ; . and recording equipment;
5. Commercial, professional, and business offices and services.
These uses could be evaluated on a case by case basis. The planning commission
and /or city council would review conditional use requests at a public hearing
and specific conditions or restrictions could be placed upon each applicant.
Those uses that the city feels are too intensive to be allowed within the zone
would be denied. Those uses that would fit into the zoning without conflict
to present developments (including residential) could be approved. The condi-
tional use capability would allow for continued economic growth within the
City as well as to make the property more marketable to new businesses. This
process could be taken one step further by possibly implementing an adminis-
trative conditional use permit capability as well. This process would be
limited to those uses which are compatible with uses allowed by right in the
existing zone but need a slight variation on some particular requirement.
We currently are working on a building design for parcel C of the Tukwila
Bend property. We propose a 30,000 square foot one story glass and stucco
building that will be marketed as office space. We are negotiating with a
particular tenant that would lease one -third of this building. This tenant
which deals in the photocopy machine industry requires approximately 40%
office space and 60% repair and storage. The present zoning does not allow
us to lease space to this potential tenant even though their business is com-
patible with other businesses that would locate within an office building.
To salvage this potential tenant and lease space in our new building our only
alternative was to request a rezone, and comprehensive plan change. The staff,
of course recommended denial. A rezone would allow for many uses that the city
simply does not want on this property.
We feel a solution to our problem and others that must come up from time to
time would be the expansion of the conditional use permit. This would allow
for increased development while maintaining the city's control over allowed
uses.
We specifically request that a conditional use permit be granted to allow our
tenant to lease space in our proposed building and use greater than 50%, of
the space for storage.
Please feel free to call me with any questions you might have or if you need
more information regarding our proposals.
Cordially,
Katie Greif.
Development Manager
KG:jm
Encl.
- 4-
BUSINESS PARK
1. Koll Commerce Center
671 Strander Blvd.
Tukwila, Washington
2. Marathon
Andover Executive Park
50>1., Industry Orive
Tukwila, Washington
3. M-3 Business Center
Andover Park East
Tukwila, Washington
. Upland
Tukwila, Washington
Spr ingbrook
7800 S. 180th
Kent Washington
I. AVERAGE OFFICE BUILD OUT FOR
(a)
(b)
(c)
(a)
(a)
(b)
(d)
(a)
(b)
(c)
(a)
(b)
(c)
(a)
(b)
(c)
(d)
TENANT
Telaan
Knight Internat Iona?
Madden Enterprises
Danjay Music
Carlyle
Jet Away
ABM
Universal Wire
Mobile Television
Wool rest
EXHIBIT A
Sound International
Computing Resources
Pacific Ind. Electric
Air Sensors, Inc.
Convert Pac
Systems Northwest, Inc.
T. J. Carrol
TENANTS 4.000 TO 10,000
TOTAL SQUARE FEET
7,000 sq. ft.
5,700 sq. ft.
5,400 sq. ft.
12,000 sq. ft.
4,071 sq. ft.
5.631 sq. ft.
4.040 sq. ft.
9,500 sq. ft.
5,400 sq. ft.
12,000 sq. ft.
6,000 sq. ft.
5,400 sq. ft.
6,000 sq. ft.
5,050 sq. ft.
5,000 sq. ft.
8, sq. ft.
12,000 sq. ft.
SQUARE FEET
OFFICE STARE FEET
1,400 sq. ft.
1,050 sq. ft.
1,600 sq. ft.
2,100 sq. ft.
700 sq. ft.
1,650 sq. ft.
750 sq. ft.
1,100 sq. ft.
1,700 sq. ft.
5,000 sq. ft.
2,000 sq. ft.
1.800 sq. ft.
1,500 sq. ft.
750 sq. ft.
1.400 sq. ft.
2,000 sq. ft.
4,700 sq. ft.
PERCENTAGE OFF ICE
20;
18;
• 30
18%
17;
29%
1
12;
31;
42%
33%
33%
25 ;
15%
28%
25*
39%
OFFICE BUILDING
1. Southcenter Place
16400 Southcenter Pkwy.
Tukwila, Washington
2. 320 Building
320 Andover Park East
Tukwila, Washington
3. Riverview Plaza
4. 6300 Building
5. Parkside
6. Parka• idge
7. 6000 Building
8. 6100 Sul 1ding
INFORMATION SUPPLIED BY COLDWELL BANKER
TOTAL SQUARE FEET
66,000 sq. ft.
24,492 sq. ft.
162,000 sq. ft.
30,000 sq. ft.
33,000 sq. ft.
18,700 sq. ft.
6000 sq ft.
16,383 sq. ft.
1 I. OFFICE RATES AND AVAILABILITY
AVAILABLE SQUARE FEET PERCENTAGE VACANT
10,052 sq. ft. 15%
7, 250 sq. ft.
50,000 sq. ft.
-0-
29,000 sq. ft.
3, 940 sq. ft.
0
1,080 sq. ft.
30%
31%
-0-
88%
21%
0
7%
PRICE PER SQUARE FOC
$14.00 per sq. ft.
$12.98 per sq. ft.
$14- $14.75 per
$13.50 per sq.
$14.50 per sq.
$13.00 per sq. ft.
$13.00 per sue. ft _
$13.00 per sq. ft.
sq. f •
ft.
ft.
N S5 39'SYE -EA 33'
N 48'35'58'E• 56 b'
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'a. EVERGREEri
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MANAGEMENT
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\`- 50. •214
Land Surveyor's Certificate:
rhj. short plat correctly reproaents e
surveg .-1c S by rye or under ',y direction
in con. _`or4,Anco with the requirem.znts of
app ot state statute.
I
S 72 To' 52'w- 3e,.71'
Rv v
- -- Plat Boundary
372”8'44'W - 93.GC'
514 W- 111.9'
3 58'2V46'W- 115.38'
-.-347'20'51 27121'
5 47 .32.3s••M- 32.74'
100 0 1(
r y
Portion of West 'Ii section 24
To nsAlp 23 North.. Honge 4 Eoet.,W.
Map on File in Vault
•
Direction:
•
•
200
January 8, 1986
City of Tukwila Planning Director
6200 Southcenter Boulevard
Tukwila, Washington 98188
Attn: Mr. Brad Collins
Dear Mr. Collins:
Very simply, a market does not exist for the zoning that our property
at Tukwila Bend has. C -2 is an office - retail classification. Retail
is quite adequately handled by one of the most successful shopping
centers in the Pacific Northwest, namely: Southcenter, and the pre-
ferred area for strip retail is along Southcenter Parkway. The office
market in Tukwila is very thin, has never been successful and is faced
with a seemingly inexhaustable supply of available space in Bellevue
and Seattle.
In talking with owners of office buildings and real estate brokers who
concentrate on the Tukwila area, they state that the market is sparce
and overbuilt. Rental rates range from $12.00 to $14.00 per square
foot. For example, Southcenter Place, located opposite the Doubletree
Inn is currently 15% vacant and rates have never been raised above
$14.00 per square foot. The same is true for such buildings as: The
320 Building at Andover Park East, with 30% vacancy; the Riverview Plaza,
with 31% vacancy; Parkridge on Southcenter Boulevard, with 21% vacancy
and Parkside also on Southcenter Boulevard with 88% vacancy rate. All
have rental rates of $14.75 per square foot and below. (See attached
Exhibit A)
In todays economy, rental rates for office must be $16.00 to $18.00 per
square foot. Part of the problem is the oversupply of office space in
Bellevue and Seattle. Bellevue office developers are quoting $18.00
per square foot to $22.00 per square foot, but free rent and tenant im-
provement concessions lower the effective rental rate to $12.00 per square
foot. There is currently over 1,700,000 square feet of available office .
space in Bellevue with a consumption rate of 105,000 square feet in the
third quarter of 1985. An end to rental concessions is not in sight.
Development Corp.
2000 -124th Ave. N.E B -103 Bellevue, WA 98005 (206) 454 -6060
- 2-
Our alternative is to construct a building that allows for non - office use.
Unfortunately, in Tukwila, there is no zoning classification which allows
for a greater percentage of non - office use or, what is known in the market
as "high tech" space. We feel there is a need to supply space for high
tech users. This type of building typically has 15'/,.:to : ,5% .off,ice, and the
balance is assembly or service. The difference in construction is quite
subtle. High tech space would generally have a dropped ceiling with re-
cessed lighting as does office space but would have unfinished floors. By
that we mean vinyl asbestos tile or sealed concrete rather than carpet and
also would have large open spaces. High tech users are sometimesl,.ight;;
manufacturing, 'for example • electronic circuitry or testing, sometimes
`research and design and somet:imes•.repair and service. These uses have
often. traditionally been known as. laboratory
Examples of high tech users in Redmond's Imperial Square are: Wescan,
which does color separation for the printing and,advertising;windustry,
Telematic, manufacturers of electronic cash register components;; Nintendo,
which manufactures "among other items, Pacman and lastly, Texas Instruments. '
There users employ technically trained people and their businesses are
conducted indoors. There is no heavy trucking,.no outside storage and no.
.noise or• fumes..
In the high technology corridor of Bothell and Woodinville, a few of the
new companies that have been attracted are: Advanced Technology Laboratories,
Tanaka, Ryan Instruments ( who. manufacture, a low`` temperature ' monitoring ;:devid8
: for the. frozenfood ..trucking Eldec, General Telephone and Biomedics.
None of these companies have chosen to locate in Tukwila. Possibly because of
the heavy trucking image and environment present, but also because of zoning.
Rocket Research and Physio Control each chose to locate in Redmond. They
specifically sought to have a pleasant outlook which enabled them to take
advantage of natural beauty and surroundings. Such an opportunity is offered
by the Fort Dent area. We feel that the City has recognized this potential
in re- zoning the property from manufacturing to C -2 in 1982. However, high
tech is the industry of the future. The Bothell- Everett, Kent Valley, and 1 -90
corridors as well as cities of Woodinville, Issaquah, and Bellevue, are all
jumping on the "high tech" band wagon. Furthermore, bringing new industry to
the state is a high priority to Governor Gardner as indicated by his recent
trip to Japan.
Unfortunately, the C -2 zoning does not accommodate the requirements of the
market. Any building in C -2 must have 50% of the space devoted to office.
High tech users do not need 50% office. With the office market as scant as
it is in the Greater Seattle area, we feel a new zoning to enable Tukwila to
attract these kinds of companies is appropriate.
3
A solution to our problem could be a new zoning called perhaps "C -2, High
Tech." This zoning could be confined'to river front properties and other
areas of the city which because of their view or surroundings, lend them-
selves to a research and development environment. Perhaps this opportunity
is even now being addressed by the upcoming Tukwila 2000. We have no
knowledge of the direction or findings of this report, but would suggest
this problem as one which should be addressed and we feel the time to address
it is now.
An alternative to a new zoning would be to allow conditional use permits for
those types of uses which would be compatible with /uses allowed by right in
the C -2 zoning. Appropriate "non nuisance" uses excepted from the C -M
zoning might be:
1. Manufacturing, processing and /or packaging pharmaceuticals and re-
lated products, such as cosmetics and drugs;
2. Industries involved with etching, film processing, lithography,
printing, and publishing;
3. Warehouse storage and wholesale distribution facilities limited to
perhaps 65% non - office;
4. Manufacturing, processing, assembling, packaging and /or repairing
electronic, mechanical or precision instruments such as medical and
dental equipment, photographic goods, measurement and control
devicasy and recording equipment;
5. Commercial, professional, and business offices and services.
These uses could be evaluated on a case by case basis. The planning commission
and /or city council would review conditional use requests at a public hearing
and specific conditions or restrictions could be placed upon each applicant.
Those uses that the city feels are too intensive to be allowed within the zone
would be denied. Those uses that would fit into the zoning without conflict
to present developments (including residential) could be approved. The condi-
tional use capability would allow for continued economic growth within the
City as well as to make the property more marketable to new businesses. This
process could be taken one step further by possibly implementing an adminis-
trative conditional use permit capability as well. This process would be
limited to those uses which are compatible with uses allowed by right in the
existing zone but need a slight variation on some particular requirement.
We currently are working on a building design for parcel C of the Tukwila
Bend property. 'We propose a 30,000 square foot one story glass and stucco
building that will be marketed as office space. We are negotiating with a
particular tenant that would lease one -third of this building. This tenant
which deals in the photocopy machine industry requires approximately 40%
office space and 60% repair and storage. The present zoning does not allow
us to lease space to this potential tenant even though their business is com-
patible with other businesses that would locate within an office building.
To salvage this potential tenant and lease space in our new building our only
alternative was to request a rezone, and comprehensive plan change. The staff,
of course recommended denial. A rezone would allow for many uses that the city
simply does not want on this property.
We feel a solution to our problem and others that must come up from time to
time would be the expansion of the conditional use permit. This would allow
for increased development while maintaining the city's control over allowed
uses.
We specifically request that a conditional use permit be granted to allow our
tenant to lease space in our proposed building and use greater than 50% of
the space for storage.
Please feel free to call me with any questions you might have or if you need
more information regarding our proposals.
Cordially,
Katie Greif
Development Manager
KG:jm
Encl.
4
- CITY OF TiPKWILA
Central Permit System
MASTER LAND DEVELOPMENT APPL 1 CAT 1 ON FORM
PLEASE WRITE LEGIBLY OR TYPE ALL REQUESTED 1NFORMATION- •INCOMPLETE APPLICATIONS WILL NOT BE
ACCEPTED FOR PROCESSING.
SECTION 1: GENERAL DATA
TYPE OF APPLICATION : D ff l r Q play 0 sueD I V I s t ON ❑f rtRM T!
X Text Amendment D CONDITIONAL ❑UNCLASS. VARIANCE ECNG. OF
Uf! Vf! ZONING
1) APPLICANT: NAME City of Tukwila TELEPHONE ( ) 433 -1848
ADDRESS 6200 Southcenter Boulevard, Tukwila, WA ZIP 98188
TELEPHONE ( )
2) PROP. OWNER: NAME
ADDRESS
3) PROJECT LOCATION: (STREET ADDRESS, GEOGRAPHIC, LOT /BLOCK)
•
0 rRD D PMUD D I NTIO
D P. COM PLAN
AMENOMENT
ZIP
SECTION 11: PROJECT INFORMATION
4) DESCRIBE BRIEFLY THE PROJECT YQU PROPOSE. To amend TMC .18.30._040, C- 2.Conditional Uses,
to allow high tech uses as a conditional use.
5 ) ANTICIPATED PERIOD OF CONSTRUCTION: FROM N/A TO N/A
6) WILL PROJECT BE DEVELOPED IN PHASES? ONES ONO IF YES, DESCRIBE:
7) PROJECT STATISTICS:
A) ACREAGE OF PROJECT SITE: NET GROSS EASEMENTS
B) FLOORS OF CONSTRUCTION: TOTAL / /FLOORS INCLUDES: 0 BASEMENT O MEZZANINE
TOTAL GROSS INCLUDES: 0 BASEMENT OMEZZANINE
FLOOR AREA
C) SITE UTILIZATION: EXISTING PROPOSED NOTES
ZONING DESIGNATION
COMP. PLAN DESIGNATION
BUILDING FOOTPRINT AREA
LANDSCAPE AREA
PAVING AREA
TOTAL PARKING STALLS:
- STANDARD SIZE
- COMPACT SIZE
- HANDICAPPED SIZE
TOTAL LOADING SPACES
AVER. SLOPE OF PARKING AREA
AVER. SLOPE OF SITE
❑ ❑
❑ ❑
❑ ❑
8) IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION ON THE CITY'S ENVIRONMENTAL BASE
MAP? OYES ❑ NO
SECTION 111:
APPLICANT'S AFFIDAVIT
1 , , BE i NG DULY SWORN. DECLARE THAT 1 AM THE
CONTRACT PURCHASER OR OWNER OF THE PROPERTY INVOLVED IN THIS APPLICATION AND THAT THE FORE-
GOING STATEMENTS AND ANSWERS HEREIN CONTAINED AND THE INFORMATION HEREWITH SUBMITTED ARE IN
ALL RESPECTS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE AND BELIEF.
SUBSCRIBED AND SWORN BEFORE ME
THIS DAY OF
DATE X
NOTARY r'UDL 1 ^- IN AND FOR THE STATE OF WASHINGTON
RESIDING AT
, 19
(SIGNATURE OF CONTRACT PURCHASER CR OWNER)