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HomeMy WebLinkAboutPermit 85-51-CPA - RADOVICH / LEWISON - COMPREHENSIVE PLAN AMENDMENT85-51-cpa radovich lewison COMPREHENSIVE PLAN AMENDMENT COMPREHENSIVE LAND USE PLAN AMENDMENT January 27, 1986 6200 Southcenter Boulevard p Tukwila Washington 98188 433-1800 Gary L VanDusen, Mayor John Radovich and Don Lewison 2000 124th Ave. N.E., #B -103 Bellevue, WA 98005 Dear Mssr. Radovich and Lewison: This letter is formal notification that on January 20, 1986, the City Council denied your application (File #85 -51- CPA /R) for a comprehensive plan amendment from Commercial to Light Industrial and a rezone from C -2 to CM. The action of the council is final unless within ten days from the COMPREHENSIVE LAND USE PLAN AMENDMENT date of the council's action, you or an aggreived party makes an applica- tion to the Superior Court of King County for a writ of certiorari, a writ of prohibition, or a writ of mandamus.. The staff will be preparing a text amendment proposal to the Planning Commission on February 27, 1986, regarding development and use of property in C -2 zones. We will be in contact with you or Katie regarding this pro- posal. If you have any questions, please feel free to call me. Sincerely, //0.1 e( Moira Carr Bradshaw Assistant Planner cc: Katie Greif Planning Director :F11 " (RADOVICH) (18) City of Tukwila [ TUKWILA CITY COUNCIL, REGULAR MEETING January 20, 1986 Page 9 NEW BUSINESS - Cont. Ordinance #1379 - Charge for Shut -Off Notices for Delin- quent water service billings Ordinance #1380 - Penalty charge re- lating to charges for sewer service Radovich /Lewison Request for Comp. Plan Amendment Proposed Formal, Affirm the MW PAAC report MOVED BY HARRIS, SECONDED BY DUFFIE, THAT ORDINANCE NO. 1379 BE ADOPTED AS READ. MOTION CARRIED WITH MORGAN VOTING NO. Council Member Morgan said that $10.00 is not an adequate deterrent to late billings nor is a blanket penalty, which includes residents who are unable to pay, correct. She said she is opposed to this ordinance. Council President Duffie said the Utility Committee did not intend that, if a resident is having financial problems, the water would be shut off. MOVED BY HARRIS, SECONDED BY BAUCH, THAT THE PROPOSED ORDINANCE BE READ BY TITLE ONLY. MOTION CARRIED WITH MORGAN VOTING NO. City Attorney Haney read an ordinance of the City of Tukwila, Wash., amending TMC 14.16.030(6) Penalty Charges and Section 1 of Ordinance No. 934 relating to charges for Sewer Service. MOVED BY DUFFIE, SECONDED BY SIMPSON, THAT ORDINANCE NO. 1380 BE ADOPTED AS READ. MOTION CARRIED WITH MORGAN VOTING NO. MOVED BY BAUCH, SECONDED BY ,PHELPS,. ;THAT.. COUNCIL CONCUR .WITH THE >ACTION:: OFD THE PLANNING COMMISSION AND THAT THIS 'ITEM BE REFERRED . TO` STAFF FOR A PROPOSAL-, FOR THE FORMATION OF : Al HIGH-TEC ZONE. '(Concurring : with the Planning :Commission means the action is denied). MOTION CARRIED. MOVED BY DUFFIE, SECONDED BY PHELPS, THAT THIS ITEM BE REFERRED TO THE NEXT COMMITTEE OF THE WHOLE. MOTION CARRIED. Resolution #989- MOVED BY BAUCH, SECONDED BY DUFFIE, THAT THE PROPOSED Authorize the Mayor RESOLUTION BE READ BY TITLE ONLY. MOTION CARRIED. to execute an agreement for a lease for a Mayor Van Dusen read the title as follows: A resolution of public sanitary the City of Tukwila authorizing the Mayor to execute an sewerage lift station agreement with the Oregon - Washington Railroad and Navigation Co. and Union Pacific Railroad for a lease covering a parcel of ground on the railroad company's right -of -way in Tukwila for a public sanitary sewerage lift station. MOVED BY PHELPS, SECONDED BY SIMPSON, THAT RESOLUTION NO. 989 BE ADOPTED AS READ. MOTION CARRIED. Resolution #990- MOVED BY BAUCH, SECONDED BY PHELPS, THAT THE PROPOSED Adopting, by reference RESOLUTION BE READ BY TITLE ONLY. MOTION CARRIED. the Tukwila Annexation Policy Handbook '7' Mayor Van Dusen read a resolution of the City of Tukwila, Wash., adopting by reference the "Tukwila Annexation Policy Handbook" and declaring the contents therein to be the policy of the City of Tukwila, repealing Resolution No. 626, and setting an effective date. MOVED BY HARRIS, SECONDED BY SIMPSON, THAT RESOLUTION NO. 990 BE ADOPTED AS READ.* (The Resolution adopts the policies set forth by the Community affairs Committee.) MOVED BY MORGAN, SECONDED BY PHELPS, TO AMEND THE RESOLUTION TO INCLUDE THE DATE, JANUARY 20, 1986, IN SECTION 1. MOTION CARRIED. *MOTION CARRIED. MISCELLANEOUS Martin Luther King Day Permission for Council President President to attend Conference ADJOURNMENT 9:55 P.M. TUKWILA CITY COUNCIL, REGULAR MEETING January 20, 1986 Page 10 MOVED BY MORGAN, SECONDED BYHARRIS, TO REFER TO FINANCE AND PERSONNEL COMMITTEE THE ISSUE. OF EITHER LOOKING AT MARTIN LUTHER KING DAY AS A HOLIDAY FOR CITY EMPLOYEES AND COUNCIL IN COMING YEARS OR THE ALTERNATIVE OF SOME SPECIAL RECOGNITION WITHIN THE CITY FOR DR. KING THAT IS CITY SPONSORED OR BOTH. MOTION CARRIED. MOVED BY HARRIS, SECONDED BY MORGAN, TO ALLOW COUNCIL PRESIDENT DUFFIE TO ATTEND THE NATIONAL FORUM FOR BLACK PUBLIC ADMINISTRATORS TO BE HELD IN CHICAGO, APRIL 27 -30. MOTION CARRIED. MOVED BY HARRIS, SECONDED BY DUFFIE, THAT THE REGULAR MEETING OF THE TUKWILA CITY COUNCIL ADJOURN. MOTION CARRIED. refeai 6510-1/1 aria t d c.fdAiv Gary L. an Dusen Maxine' Anderson, City Clerk 53'7'7 , 1908 City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 433 -1800 Gary L VanDusen, Mayor TUKWILA PLANNING COMMISSION Minutes of the December 19, 1985 Meeting. Chairman Knudson called the meeting to order at 8:00 p.m. Other commissioners present were Mr. Sowinski, Mr. McKenna, and Mr. Kirsop. Representing staff were Moira Bradshaw and Becky Kent, Planning Department. PUBLIC HEARINGS A. 85 -49 -CUP: W. Lee Singleton, requesting approval of a truck terminal located at approximately South 134th Street and 47th Avenue South. Ms. Bradshaw summarized the staff report. Chairman Knudson opened the Public Hearing. Lee Singleton, applicant, described his operation. He indicated that he would rather not have the restriction on hours of operation, but it could be workable. Bill Turner, 13435 48th Avenue South, was concerned with the travel routes of trucks on the residential streets, the narrowness of South 134th Street, and the impacts of noise and pollution on the residential area. Larry Shaw, Normed, Inc., 4301 South 131st Place, was concerned with the change in the character of the area, enforcement of restrictions imposed, traffic, noise, and the precedent being set for truck terminals in the area. The Commission discussed traffic circulation in the area. MR. KIRSOP MOVED TO CONTINUE TO THE JANUARY MEETING. MR. SOWINSKI SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. B. 85 -51 -CPA: John C. Radovich /Don Lewison, requesting Comprehensive Land Use Map amendment from commercial to light industrial for pro- perty located just east of Interurban Avenue South, on either side of Southcenter Boulevard. C. 85 -51 -R: John C. Radovich /Don Lewison, requesting rezone from C -2 (Regional Retail Business) to CM (Industrial Park) for property TUKWILA PLANNING COMMISF MINUTES December 19, 1985 Page 2 located just east of Interurban Avenue South, on either side of Southcenter Boulevard. Ms. Bradshaw summarized the staff report. Chairman Knudson opened the Public Hearing. Ms. Bradshaw displayed exhibits submitted by the applicant and passed around graphics depicting the type of development the applicant intends. The Commission recessed at 9:15 p.m. The Commission reconvened at 9:20 p.m. Katie Grief, representing John Radovich and Don Lewison, 2000 124th N.E., B103, Bellevue, Wash., submitted a written presentation to the Commission and explained the reasons for the request for rezone and Comp. Plan amendment. Chairman Knudson closed the Public Hearing. The Commission discussed the alternatives to a rezone and comprehensive plan amendment. MR. MCKENNA MOVED THAT BASED UPON THE FINDINGS AND CONCLUSIONS, THE PLANNING COMMISSION RECOMMEND DENIAL OF THE COMPREHENSIVE PLAN AMENDMENT AND ZONE CHANGE. MR. SOWINSKI SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY. D. 85 -52 -CUP: T.W. Express, Inc., requesting approval of a truck ter- minal located at 581 Strander Boulevard. Ms. Bradshaw summarized the staff report. Chairman Knudson opened the Public Hearing. Lane Bockman, Coldwell Banker, was present to answer any questions the Commission may have. Mike Bud, Manager of T. W. Express, Inc. described the use of the facility. Chairman Knudson closed the Public Hearing. MR. KIRSOP MOVED THAT, BASED UPON THE FINDINGS AND CONCLUSIONS AND THE CHARACTER OF THE AREA THAT THE PLANNING COMMISSION GRANT THE CONDITIONAL USE PERMIT FOR T.W. EXPRESS. MR. SOWINSKI SECONDED THE MOTION WHICH PASSED UNANIMOUSLY. E. 85 -58 -CUP: Westar Transport, Inc., requesting approval of a truck terminal located at 1097 Andover Park East. Ms. Bradshaw summarized the staff report. CITY OF TUKWILA PLANNING DIVISION Reason for the Request C. Effects of the Proposal 1. Permitted Uses: PLANNING COMMISSION STAFF REPORT RADOVICH /LEWISON 85- 51- CPA /R AGENDA ITEM INTRODUCTION' The applicants, John Radovich and Oon Lewison, request txTChangeMfin: :t he: priprehe_ nsiye,; P,.71:,sn°��;des:ignation andf zoning cslass�ificat1'on`? of • Lots 1, 2 and 3 of Tukwila short plat •79-7,5S and Parcel C, located:east of :Interurban Avenue around the terminus of Southcenter Boulevard and the entrance to Fort Dent Park. (Exhibit A) FINDINGS A. Request 1. The subject property is t:uetehtl y = - des'i'gn'ated73~as' _ cominerefil <`;'.' in 5t: the? oeprehensii:ve Land..Use+Policy1 Plan iiiii ;:Map `3and riis ' zoneerC= 2:a"(Regi'onaPX Retail''Bus'i`ness). The applicant is requesting a change in the comprehen- sive plan designation g iro _' Light . i ndustritt; :.=and a : ` .'in the -=� zoning F l as s,� f 1,cati,o o;' CM �� (I ndifiiH a l4ar..k:) . 2. The Planning Commission and City Council shall be guided by criteria per TMC 18.84.030 in granting reclassification requests. The 'applicants feel: a change in the comprehensive plan designation and zoning would fal l'ow for fPrj :et`ab. :ce/ war ehouse/man of acturi n:g t Which are more leasable within the City of Tukwila. In addition, they feel CM zoning could create a more k'ees'theti:cal ly p1ea's'rng £ sand }unaW00 b0344ng? del i9 as compared to the type of retail development normally created' in the C -2 zone. The primary difference between the C Ari ._to the •,uses Permitted vinJ,;t .prcent Hof the :space::, and ight;,manu CM zone. Examples of the < type of light d CM district would be that Wadd nee =.war_ehousing :inn overAi ft'y.` = (50 ') ing,: ; useswould also be al lowed the manufacturing uses are: - Businesses which manufacture, process and /or package food, including but not limited to, baked goods, beverages (except, fermenting and 85 -51- CPA /R: RAOGV rM /LEWISON December 19, 1985 Page 2 distilling), candy, canned or preserved foods, dairy products and bypro- ducts, frozen foods, instant foods, and meats (no slaughtering); - Manufacturing, processing and /or packaging pharmaceuticals and related products, such as cosmetics and drugs; - Manufacturing, processing and /or packaging previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, paper, plastics, tile, and wood; - Industries involved with etching, film processing, lithography, printing and publishing; - Manufacturing, processing and /or assembling previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal not exceeding one - eighth inch in thickness, engraving, galvanizing and handforging; - Manufacturing, processing,? assembling p ackaging and /or �rpairing' electronic, mechanical : or precis`ionjAnstruments ' such yWmedical andrdentalr equipment,,? , photographic' goods,:. masureMe' t . and .:.,contto1Wdeviic�es�'and' record i ng '.equipment; - Body or engine repair shops which are entirely enclosed within building; - Salvage and wrecking operations which are entirely enclosed within a building. 2. Conditional Uses The only difference between the two zones is that t`i iitk 't`erminal'sga `et t ot ;".per ='= Um:i'tted as to conditionaUuse in the C -2; and; they are,,,permirtted as aYconditional'' ruse in<<'the'CM 4o'ne A conditional use is permitted after a public hearing and subject to review and approval of the Planning Commission. Height, Setback and Area Requirements TABLE IV (In feet) Building Height Front Yard Side Yard Rear Yard C -2 3 stories or 35 feet 20 10 10 The most critical change in setback requirements on the subject properties would be the increase in height allowance by ten feet and the increase in the `' 85 -51- CPA /R: RADOVI December 19, 1985 Page 3 LEWISUN setback requirement of thirty feet from Southcenter Boulevard. Because the parcels are surrounded by the Green River, - a 'setback of forty feet would be required from the mean high watermark of the, river. Sideyard setbacks would be reduced by five(5) feet. 5. Board of Architectural Review Landscaping The difference between the two districts in landscaping requirements is that the C -2 zone requires ten (10) feet of landscaping in the front yard and the CM zone requires fifteen (15) feet. Any development of the parcels regardless of the zoning would be subject to site plan, elevation and landscape review by the. Board of Architectural Review, due to their location within special review districts and the need for a shoreline substantial development permit. In addition, the two hundred foot shoreline overlay zone and its restrictions and requirements would remain the same. . Surrounding Land Use and Zoning The: subject area. occupies' a. un ique_;locat,ion° within ,;the Cit the combined: =' pparce3s are -,bound0,40,n:�1the north ,' e astn, F and , so�r;th;;: si des by; the Green ° River `>" a�a Theyre focateo. at the - " terminus.:.: of Bou.levairdL''and' at ::the, entrance ,Fort; Park a= reg.i:onal f,irecreational � faci 1 tty,p Located approx:imate.iy { hundred' _ feet F, west _�of , ,;the asubject '.: property. is : their Intersect :ion : :of thcenter :,, 0040ard':and- tterurban Avenue The T a r es ,:is `also struteg'ical ly accated jus north `of_.r :the >s i: ct:i :on of I-405; •� ie Viand Interurban Avenue's° ` A' zoning „ map OTC `;City ..(Exh :ib.i ndi;cates "Where t;he..property,i;s;; located, sand ,�the thega,,- T. tie; °prop'osed, CM °;{ione` (,I=ndu strrA:al* P.ar:,kCzon the .s :ubje'ct: parcelaVitiu1`d be :;the onl : CMV;d str, ct c n orth ;iAif I y4Q* Interurban :`Avenu0on i ng :and." the 'zoning S;of61l and adjacent -to the Green River' i's' °predominate.ly C 2 .(.Reg'ionaVRetai.l :) :.randr. M' = :1 (YLight ndust"r.ial')';: the. 'excepti.on : :i :s`�they`RAzoner for r�ecreationa'l: sites T.LW subject parcels a re presently unimproved. Unti 1, she, 1982 Comprehensi °very Plan and.;'ion cod ew rev i sIons',: the area had been designated :with 'a commerc.i air comprehensive plan : ' c lassification and M- 1.. :(L"ighitS'.-Tndustrial) zoning Since fi 1971 ,when he Shoreline' Master Program was insti uted, 1 seven,.t.shorel :ino b substantial ttdevelopmenvHpermitsr have been issu ;for :arcels „;in the subject area.,;..; None the:: seven':per'mits, >however, ."were fol lowed through?'to construe 'ti on,.> T he'; most ” recent" sho'rel ln`e permit''(84 -33 -AMP) r b "y''Evergr.een','Management :Co. is Th "e`Buildi.n.. ,' ;ford -t he ,development of f�ve;,,(5�) .one�story_��offi�ce bu �ld'ings. g� Departments is cur.rently pl check the `construction plans. and a :bu .ldingQ permit �s. :imminent` for two of 'the °fiv"e° building./ 85-51-CPA/R: RADUV1( '/LEWISON December 19, 1985 \— Page 4 Uth 10tAtWarth.101=414SliedetthOeirtOMONOW . . , . The use characteristics of Interurban the - Site include several multi-story office buildings, a retidence and small com- mercial structures. Southcenter Boulevard west of Interurban Avenue is being developed as a low scale professional office corridor. Eastof:the 'site on the other side of the Green River are three rail lines and the Metro Sewage Treatment Plant. South of the site is a parcel that is being used for agri- culture and as a landscape nursery. ' D. Compatibility with Adopted Plans 1. Shoreline Master Program • The entire length of shoreline 'within the City 'is designated .as an urban environment. This designation is intended to ensure optimum utilization of the shoreline by providing for public use and managing development so that it enhances and maintains shorelines for a multiplicity of uses. Those uses include residential, commercial and industrial development. MY 00, Fort OentPark, and the Christensen Trailalr�f TUkwila'SShoreline 10 140,X403i0040Strlate „r .TAAAPOPtitatecomprehinilytWACtiiiiiifteht7Wodteidifedfaii004tOW 1Pettr:C41911tAndtifttilV;iiiottldii6C5tieAiiqvanituetyiiiith.DAlie?:; anitiT; *eranfgOaltAnCOPTA;iesj9ACS00relAWArOj The Economic Development Element' �f the program refers' t�' the design of commercial and industrial activities but does not distinguish or priori- tize between the two types of uses. The Use Element refers to how the various'uses should be distri- buted. Specific reference is made in Policy 4 (p.46) to planning and zoning, stating that,reggI400WWW011tWithbiadnfft0ted4;titaftwelitegif, 10100WXY:rotAitiiitlAYKOOttOtteCOIVWCWifiTtnet 2. Comprehensive Land Use Policy Plan The following goals, policies and objectives have been excerptedC the Comprehensive Plan because they relate to longterm non d use decisions. GENERAL GOAL 6 (p.13) ...Attain a balance in the land use pattern of the community. NATURAL ENVIRONMENT. Goal 1 (p.15) Gauge development of the land in a manner suitable to the natural environment. . • ' 85- 51- CPA /R: RAMC �:LEWISON ' December 19, 1985 Pages CONCLUSIONS COMMERCE INOUSTRY Goal 3 (P.18) Help establish a socioeconomic climate that does not discriminate against certain land'uses, but strives to pro - . mote a diversity of ,land use. OBJ. 1, POLICY 8 (p.62) Enakit di irIi'tref` >afi'si hit ses to'= `pram°te:>r maximum -occupancy This°. policygnencourages' °a diversity ofri bits`in`ess tUses . to-� promote' ,.Maxi =' occupancy l in `" o Alvoi d `, vacant -non- productive E bu11dings4 OBJ. 3, POLICY 4 (p.65) Recognize the benefits of retail activities and promote them. OBJ. 4 (p.65) Encourage the establishment of office areas. POLICY 3 (p.66) . lncotiragC>the': location of c IIrciI Toff 'ces`'`in ar. high amenities: Commercial office complexes often have less site coverage than other business types of land uses and, therefore, provide a ;greater opportunity of preserving any natural amenities on the site. In :addition, the commercial office use is generally semi- public, offering . visual or even physical access to more people. OBJ. 6 (p.67) Promote l anedevel'opment ai ternati`vesY = that " wf 11 increase: Y thtC,effectille-116V:therlaisid1 Land in Tukwila has grown increasingly more expensive. Encouraging alternative land developments, which provides better use of land makes the investment more attractive to a potential developer. A requirement of the comprehensive plan amendment and rezone 'application process is for the applicant to substantiate conformance of his request to the elements of the Comprehensive'Plan. The applicant's response is attached as Exhibit 0.' Criteria TMC 18.84.030(1): The use or change in zoning requested shall be in :conformity with the adopted comprehensive land use.policy plan, the provi- sions of this title and the public interest. The goals, objectives and policies excerpted from the Plan are d� and meant to assist the policy makers �in land use decisions tlia wa�1 affect the City in the long term. T,he.:subject 'property a S somewhat ;idol aced Aeographi cal ly fr om�iu3es to °;ahe. east, , south` •and`: The steep slope along the west'�right -of -way "margin of interurban Avenue, the various bends in the Green River north, south and east of the site and 1 -405 essentially isolate this area of the City. T:h;e.;landus most` affec'ted:'by the proposal would: be::Fort yDent::Park >'and }the one; area v 85 -51- CPA /R RAOOV /LEWISON December 19, 1985 Page 6 1ppreiel otethji. e'efir intense tioneL CM :aver ta;<;;1lgl tytiWeis tri inpreh 3;i vs plaotgpsodpppkk wowld not bsJ.i, Shove ofr l'sKe`Pro ra*''s olI 'i4stat1nd-tthat 3 r u.latiois °`ar�d p el-1 � c1 � is shoUlelnot t'efdztoligcreese Pie7Aen Si,ty; :or.-.:i ntensi.ty ^of pacts "v'It iv onrt,theshiwillif 'Light industrial uses are considered more Intense. , than conwercial uses because of the type and number of vehicular trips and the size and type of :structures used.: ., S •,•IT �. ••. •.1st �("":4 .{Y' Kf I3 4} .,�, �j�.• ;.t'n � Fn I NTH YM In,. add.ition,: eai ntsiding'tiie i>mmercial-ti'de'si'gditiOh" sand {,C rilene•�woula <be tin conformance with the Corehensive Plan's policy to encourage the lation of coemarCial of.,tl:c e: coi�plezies;�a•:in ar.,eas�� of .high., natural;ryameei:t�ies The improve - ment of Interurban Avenue in the near future will create" a bicycle and pedestrian paths, Christensen Trail will continue along the entire length of river front and Fort Dent Park would be readily accessible from the site. The„ Cq °zone; ;_,allows :uses : ere more'S people on ented: A :tchailge to CM r:;an;d'` Light$;} I.ndustrrial,i,could Idecre Wthi use''of lthe sate;.:;bjr ",_:a.1'lowing :warehousing;` has the primary :° fun ,01,9n- :, ,th,e: space :� The applicant feels that the CM zone would promote more aesthetically pleasing buildings; however, regardless of the zoning,C -2 or CM, the area is subject to BAR design review. Adequate provision exists in the Zoning Code to assure appropriate and aesthetic development of the area with ,the current C -2 classi- fication. The requested amendment and zoning change would promote'available alternatives in the development of the subject area. However, mai'ftainirirth`e C - zon:ingV enCcommercial classification would a preserve cocial land"°(lse ;opportuni:ty� w• r p•di ,K� r.a' , r•'K tr Bs: ,. , � .S t i �+* mmer t . 'r� y ', ' � . i' .., .. along theW:6r�eeiiiRive t hatAsp'ynot iavaiYlab1eels ra. i.nr=tha C1t r . 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 cil's satisfaction that there is an additional, need for the requested land classification. The applicant feels a change in the comprehensive plan designation and in the zoning of the area to Light Industrial is necessary to market ,and lease any development of the area. He has submitted the comprehensive. plan policies which he feels support his proposal. The marketabili.ty of land and develop- ment considerations are issues in the Commerce and Industry section. But a constant theme throughout the comprehensive plan is theissue that must; be maintained between the environment and economics. The subject area is at the junction of an area that is high in natural and manmade: amenities. IPA'? iuse ,:,of the area as a commerci al zone wouldT provide :greater ' or rp ubl; °c <:access :and': oVthesi to e RECOMMENDATION Based upon the above findings and conclusions, the staff preliminarily, recommends. that the Planning Commission recommend' .' denial of thee'app�l1cat'ion: for a as ive` p lad ' amendment :and ;:- ton ing`: change: ' NM,T37E-1t310' N5847'17'E-t5787' N 55'39'551-G4 95' N N 39 9149' 558'17'01E-5570' N FORT GENT PARK ENTR_NCE ROAD (KING OoAfTY) N 59'61:45'WNR)- G2' N30 529.33' • found Tai In pavement. • 1't'ron Ape n;f cep lobe set. Surveyr's Certificate: Thj. she..pr : p?at correctly reprcsents by me or under , t in con_°or -Ance with the C .:.,nti:2 of mac: C' � t.2t° statute. J N 35'19'12'E-123 ` RADOVICH 334 .1- G � 50 e\ VtaCA.�iD. SIN 06E6 5 y59 ROaN p�fE.N FIAT PLAN O2: S /Z15 2: 01‘ 11 43 56 134J 1.4* C / �� 57298'44'W- 936G' 564 W- 111.69' 558'2C'46• W - 115.38' Plat Boundonj 2 7 1 2 1547'20'51'W- ' 547'32'55'W-52.7G' 5 72'08'52'W- 399.92' KEEN '4' G 1 00 Direction.: Sc.) 7 e: T 4 P ce ;`'\ 1' r 1P.C ..'' t • ; • Portion of West Vt, Section 24 TownsAip 23 Nortfl., Range 4 Eoft.,W. fA 0 10_00 Map on File in Vault Sri !.• l • • C�i • EXWIBir a J'or . U I I I I I I I I I I I 1 I I ri I I 1 I I I 13 * No 4. 3 e 4 !!0•14.,5' LEGEND C.' NEK.ireCRYICICO PETAL C-2 REGIONAL PETAL C-M INDUSTRAL PARK M-I LO 114.)USTRi M-2 I-EAN INDUSTRY . \ N .,, ))•i s. , ' `--.:*- )• 1 ..,:fe, . ,.„.... - / %• \ ., •..,__ • N — \ nm • .,.;.. .i.4' 9 / ... :17,-.--:••!..,' S i ; 02 ., ( ( M. : .. N i\ ! L. R-A s - ... ...... ' i !„ ' -^, ... t '' ',1 t I. •,,P- 1 ... - ,,,,? t` 4„: j ‘, I■ ..„'-, - i i r . . L— I \ M-I 14-4 AGRCLLTIPAL SN3LE FAhlY PFCCTNIIAL R-I SINGLE FAMLY PESCENTIAL SKCLE FAMLY RESCENTIAL 11.1.12 FIC.A.E MILT RESCENTIAL P.O 1YrFEE51014AL AM) II-TYLE C PLANNED SiStESS CENTEP S . 11.4 PO 02 . 43 RIYH 5 4 CI-I-72 . P.3 P4 FIMEI 22- 2 631-17.0 R.11? R-40 R-1-72 R-A M-I Mi P M-I R-2 TWO FAMILY RESIDENTIAL R . f a,-, A Foul woo Pf_saarnALI .... r Aram/Eras [i 1:, ; / c j [ ' :4 ' ..PLE RESIDENCE 1-10.1 CENSITY 5.5 : I C-2 \ C-2 • R-A M-2 C-P C-P C-M f M-2 II /./ /II I CM C.M C-2 C-M C-M CM C-M ariry OIL ROHM A CM • - r M-I M C-M I /Fr M-I i EXH IBIT: - Tukwila Park Goa Lu • 3•10*m 11110111,18061. CYR Oats MASTER LAND DEVELOPMENT APPLICATION FORM 3 RESPONSE: CITY OF TUKWILA Central Permit System are currently zoned light industrial. S C H E D U L E V CHANGE OF ZON ING' EXISTING ZONING C-2 REQUESTED ZONING C -M COMP. PLAN DESIGNATION Commerical SITE IN CITY LIMITS? Yes PROPOSED USE IF REZONE APPROVED Office- warehouse EXISTING USE AND CLASSIFICATION OF SURROUNDING PROPERTIES: ZONE COMP. PLAN DESIG. NORTH R -A Parks /open spare Fnrt SOUTH M -1 Light industry Tnrlustrial R rnmmerrial „Sos EAST Green River is directly west. City limits end_ WEST R -3 Low density resid. Interurban Ave. is directly east, then hillside dent Park USE .DESCRIBE THE MANNER IN WHICH YOUR REQUEST FOR CHANGE OF ZONING CLASSIFICATION SATISFIES EACH OF THE FOLLOWING CRITERIA AS SPECIFIED IN TMC 18.84.030 (ATTACH ADDITIONAL SHEETS IF NECES- SARY). I) THE PROPOSED CHANGE IN ZONING IS IN CONFORMANCE WITH THE CITY'S COMPREHENSIVE AND LAND USE POLICY PLAN, THE PROVISION OF THE CITY ZONING CODE AND THE PUBLIC INTEREST. The zone change to C- M'will allow for a continued economic growth by expanding on the existing zone rather than changing it. Both the city and puhlir should benefit from the change. 2) THE PROPOSED CHANGE IN ZONING IS APPROPRIATE IN RELATIONSHIP TO THE ZONING AND USE OF SURROUNDING PROPERTIES (IN ADDITION TO THE FOLLOWING NARRATIVE, SITE AND ARCHITECTURAL DRAWINGS SHOULD BE REFERENCED).. RESPONSE: The zone change to C -M is consistent with various properties to the south which IF THE REQUESTED CHANGE IN ZONING IS NOT IN AGREEMENT WITH THE COMPREHENSIVE LAND USE POLICY PLAN, THE FOLLOWING EVIDENCE IS CITED IN SUPPORT OF THE NEED FOR THE REQUESTED RECLASSIFICATION. It has been found that retail office space is not in demand nearly as much as RESPONSE; tfiLe war.e industrial space. ro.ert with build'n mile applicant wishes to develop the . • • types of uses that are partly re.s.?gn c;• for Tukwilalg er wnmi r srrr cess EXHIBIT D CITY OF TUKWILA Central Permit System MAST= LAND INDAILANIIIINT APPL ICATION POa1 •CHEQUE.! COMPNIMSNE 1 VC PLAN AMUDW4T • DUSTIN, COMP. PLAN OSSIMIATIONCOMMereial PROPOSED Cal. PLAN OSSIGNATICNLight Indust. musTINO ammo C - 2 PROPOSSO USX Light - Industrial - Business Park E1CISTINS tai AIM CLASSIFICATION OF .•DINS PROPERTIES: MRS Cal. PLAN OBSIG. IOtl7H + s . :, ": Sa>•k / Oeti elver t _ rartlInint `P1 k E AST Green Rivwr ,Eli m di r l P PI' r . v.ril laid WEST R -3 Low dens. Res. Interurban Ave. » 1711 r;:I 1 ....:.... �ftl��,..InduAtry ...:. jediialr*..A.' C ∎ ��• 1 �1'. ° _ I DENT I PY THOSE POLICIES IN THE TUKW I LA IY! PLAN WHICH YOU FEEL SEINE TO .NIT i PY THE PROPOSED COMPREHENSIVE PLAN AMENDMENT, AND ANALYZE THOSE POLICIES AS THEY RELATE TO THE SUBJECT PROPERTY. POLICY 0 . PAGE f RELEVANCE SEE ATTACHED EXHIBIT E A .. �►00ItN'f POLICY p PAGE M• 1 8 60 Encourage the grouping of uses which will mutually and economically benefit each other or provide necessary services. The existing C-2 sone allows primarily retail and service type uses. A com- prehensive plan change to light industrial will allow a mix of the retail/ service as well as the more marketable office /warehouse /manufacturing tYPO. uses which have been developed and . fully leased throughout Tukwila. The . subject property contains nearly 15 acres of land which will be more than adequate to provide a mix of desirable uses. 2 60 Allow for the location of new commercial and industrial areas and the expansion of existing ones when this ex- pansion is compatible with surrounding land use and not detrimental to the public welfare. Immediately south of the subject property is additional light industry land. This comp plan change simply continues the light industry north to Fort Dent. It has been discovered that office /warehouse /manufacturing uses have leased more successfully than retail type uses, therefore a comp plan change to allow both types of uses should benefit both the city and the developers. 3 61 Encourage aesthetic building and site design in working and trading areas. A rezone to industrial park from retail will undoubtedly help the design of the buildings for a more uniform aesthetically pleasing development. A regional retail development could develop into a series of different types and sizes of 'buildings without an overall theme. 62 Encourage a diversity of business uses to promote maximum occupancy. Of course, every developer wants his buildings to be fully leased. The indus trial park /light industry designation allows for a divurse selection of uses to promote business in the City of Tukwila. Warehouse, high -tec, industrial type businesses have been highly successful in Tukwila and have been abig part of the city's growth in the last ten (10) years. The subject parcels .: , close proximity to Interstate 405 and Interurban Avenue will be an important factor in site selection by prospective tenants. The light industry designation will allow these tenants to locate on the subject property. 3 63 Promote an industrial park -like development in all industrial & warehouse areas. Evergreen Management has applied for a building permit on parcel 3 of the subject property. As the market dictates, Evergreen Management will also develop parcel 2 in a like manner. The Radovich parcels will most likely propose the same one -story office /warehouse type buildings which will cater to a variety of uses. When fully developed the parcel will take on a park type atmosphere. As the subject parcel is a type of island, surrounded by the Green River, it is important to create an overall picture. Again, the light industrial designation allows for a multitude of uses which can all operate successfully in the types of buildings proposed. EXHIBIT E ATTACHMENT POLICY # 1 2 3 8 PAGE # 6o POLICY Page 1 Encourage the grouping of uses which will mutually and economically benefit each other or provide necessary services. The existing C -2 zone allows primarily retail and service type uses. A com— prehensive plan change to light industrial will allow a mix of the retail/ service as well as the more marketable office /warehouse /manufacturing type. uses which have been developed and fully leased throughout Tukwila. The subject property contains nearly 15 acres of land which will be more than adequate to provide a mix of desirable uses. 60 Allow for the location of new commercial and industrial areas and the expansion of existing ones when this ex— pansion is compatible with surrounding land use and not detrimental to the public welfare. Immediately south of the subject property is additional light industry land. This comp • plan change simply continues the light industry north to Fort Dent. It has been discovered that office /warehouse /manufacturing uses have leased more successfully than retail type uses, therefore a comp plan change to allow both types of uses should benefit both the city and the developers. 61 Encourage aesthetic building and site design in working and trading areas. A rezone to industrial park from retail will undoubtedly help the design of the buildings for a more uniform aesthetically pleasing development. A regional retail development could develop into a series of different types and sizes of 'buildings without an overall theme. 62 Encourage a diversity of business uses to promote maximum occupancy. Of course, every developer wants his buildings to be fully leased. The indus— trial park /light industry designation allows for a diverse selection of uses to promote business in the City of Tukwila. Warehouse, high —tec, industrial type businesses have been highly successful in Tukwila and have been a big part of the city's growth in the last ten (10) years. The subject parcels e..0 close proximity to Interstate 405 and Interurban Avenue will be an important factor in site selection by prospective tenants. The light industry designation will allow these tenants to locate on the subject property. 3 63 Promote an industrial park —like development in all industrial & warehouse areas. Evergreen Management has applied for a building permit on parcel 3 of .the subject property. As the market dictates, Evergreen Management will also develop parcel 2 in a like manner. The Radovich parcels will most likely propose the same one —story office /warehouse type buildings which will cater to a variety of uses. When fully developed the parcel will take on a park type atmosphere. As the subject parcel is a type of island, surrounded by the Green River, it is important to create an overall picture. Again, the light industrial designation allows for a multitude of uses which can all operate successfully in the types of buildings proposed. ATTACHMENT 6 1 3 POLICY # PAGE # POLICY 64 Encourage and promote the location of labor - intensive industries in the city. Page 2 The subject parcel does contain 14.86 acres of land. The proximity to 1 -405 and Interurban Avenue are excellent. When choosing a place to open a business, location is critical. When fully developed, the parcels could employ as many as 1,000 people, possibly more. Certainly, many of these people will live in areas outside the city limits. As there is more of a market for office /warehouse, light industrial type uses, potential tenants may choose this area to locate, providing the right types of leasable spaces are available. The present C -2 zone; .commerical comp plan designation does not allow the office - warehouse - manufacturing uses and would not be as easily marketed. 64 Encourage uses which are supportive to retail areas to strategically locate in or near those areas. Both retail - commercial uses and the preferred office- warehouse - manufac- turing uses are allowed in the light industry designation. These may easily compliment each other enhancing the overall park development. 72 Encourage the designation of specific truck routes into commercial and industrial areas & minimize the conflict between truck and automobile traffic. By changing the comp plan to lightindustry, warehouse and manufacturing uses may locate in this development. The close proximity to I -405 & Interurban will keep truck traffic to a minimum. Summary: The primary goals of commerce and industry clearing state a desire for continued economic growth and employment in the City of Tukwila. By changing the comp plan designation to light industry, the developer is able to provide the types of uses which have been most successful in the past in Tukwila. The end result, is the developer will hopefully have fully leased buildings because of the variety of uses allowed and the city will have taxable incoma from these businesses as well as another attractive park -like development. December 19, 1985 City of Tukwila Planning Commission 6200 Southcenter Boulevard Tukwila, WaShington 98188 Attn: Planning Commission: Very simply, a market does not exist for the zoning that the subject property 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 preferred 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 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 per square foot to $14.00 per square foot. 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. In todays economy, rental rates must be $16.00 per square foot 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 - 2 - per square foot to $22.00 per square foot, but free rent and tenant improvement 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. The 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 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 recessed lighting as does office space but would have unfinished floors. By that we mean vinyl asbestos tile or sealed concrete rather than carpet and 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 Redmonds Imperial Square are Wescan, which does color separation for the printing and advertising industry; Telematic, manufacturers of electronic cash register components; Nintendo, which manu- facturers among other items, Pacman and lastly, Texas Instruments. These 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 industry 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 rezoning the property from manufacturing to C -2 in 1982. 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. Bringing new industry to the state is a high priority to Governor Gardner as indicated by his recent trip to Japan. Unfortunately, however, 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. We propose a new zoning called "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 themselves 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 it is now. - 4 Specifically what we are asking is for a broader interpretation of the C -2 zoning that does not require such a high percentage of office use. In the absence of a new zoning category we can only suggest a contract zoning or an outright rezone to C -M. our problem as one which should be addressed and we feel the time to address Because of our purchase agreement with the property owner, we must act immediately. We have a tenant in mind for one -third of our building to be located on parcel C of the subject property. They will require 3,500 square feet of office and 6,500 square feet of service and storage. They are currently located in Redmond, but would like to locate in Tukwila because of the proximity to the airport. Lease constraints in their present locations require an immediate answer and we hope we can give them one. Evergreen Management is proposing five one -story buildings on parcel 3 of the subject property and the city is currently processing permit applications for these buildings. These buildings will be high tech in nature as shown on the rendering attached to this presentation letter. The marketing of these buildings will be enhanced if they are not burdened with a 50% office requirement. We could proceed with construction and hope that the tenants can obtain a business license, but we would be more comfortable if we knew we were not going to have any surprises down the road. • e 4! , f. J r • • ;r • BUSINESS PARK 1. Ko 11 Commerce Center 671 Strander Blvd. Tukwila, Washington 2. Marathon Andover Exec ut ive Park 500 Industry Drive Tukwila, Washington 3. M 3 Business Center Andover Park East Tukwila, Washington 4. Upland Tukwila, Washington 5. Springbrook 7800 S. 1 80th Kent, Washington I. AVERAGE OFFICE BUILD OUT FOR TENANTS -4,000 TO 10,000 SQUARE FEET OFFICE SQUARE FEET 1,400 sq. ft. 1,050 sq. ft. 1,600 sq. ft. 2,100 sq. ft. (a) (b) (c) (d) (a) (b) (c) (d) (a) (b) (c) (a) (b) (c) (a) (b) (c) (d) TENANT Telmn Knight International Madden Enterprises Danjay Music Sound International Camput i ng Resources Pacific Ind. Air Sensors. Carlyle Jet Away ABM Universal Wire Mobile Television %bolrest Electric Inc. Convert Pac Systems Pbrthwest, Inc. T. J. Carrol TOTAL SQUARE FEET 7, 5,700 5,400 1 2,00 0 4,071 5.631 4,040 9,500 5.400 1 2,00 0 6,000 sq. sq. sq. sq. sq. sq. sq. sq. sq. sq. sq. ft. ft. ft. ft. ft. ft. ft. ft. ft. ft. ft. 5,400 sq. ft. 6,000 sq. ft. 5,050 sq. ft. 5,000 sq. ft. 8,000 sq. ft. 1 2,00 0 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. gib PERCENTAGE OFFICE 20% 18% 30% 18% 17% 29 12% 31% 42% 33% 33% 25% 15% 28% 25% 39% II. OFFICE RATES AND AVAILABILITY OFFICE BUILDING TOTAL SQUARE FEET AVAILABLE SQUARE FEET PERCENTAGE VACANT PRICE PER SQUARE FOOT 1. Southcenter Place 66,000 sq. ft. 10,052 sq. ft. 15$ $14.00 per sq. ft. 16400 Southcenter Pkwy. Tukwila, Washington 2. 320 Building 24,492 sq. ft. 7,250 sq. ft. 30$ $12.98 per sq. ft. 320 Andover Park East Tukwila, Washington 3. Riverview Plaza 162,000 sq. ft. 50,000 sq. ft. 31% $14— $14.75 per sq. ft 4. 6300 Building 30,000 sq. ft. —0— —0— $13.50 per sq. ft. 5. Parks ide 33,000 sq. ft. 29,000 sq. ft. 88% $1 4.50 per sq. ft. 6. Partridge 18,700 sq. ft. 3,9 sq. ft. 21$ $13.00 per sq. ft. - 7. 6000 Building 6 sq ft. 0 0__ $13.00 r sq. ft 8. 6100 Building 16,383 sq. ft. 1,080 sq. ft. 7% $13.00 per sq. ft. INFORMATION SUPPLIED BY COLDWELL BANKER City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 433 -1800 Gary L VanDusen, Mayor CITY OF TUKWILA NOTICE OF PUBLIC HEARING AND MEETING OF THE TUKWILA PLANNING COMMISSION NOTICE IS HEREBY GIVEN that the Tukwila PLANNING COMMISSION has fixed the 19th day of December, 1985, at 8:00 p.m. in the City Council Chambers of Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, Washington, as the time and place for: PUBLIC HEARINGS: A. 85 -49 -CUP: W. Lee Singleton, requesting approval of a truck terminal located at approximately South 134th Street and 47th Avenue South. B ";>: "85 -51 -CPA: , John C Radovich /Don lewison,; requesting amendments from commercial to light industry for property located just east of Interurban Avenue South, on the north side of Southcenter Boulevard. 85 =51 =R: John C. Radovich /Don;,Lewison; requesting amendments to Comprehensive Land Use map from commercial to light industry for property located just east of Interurban Avenue South, on the north side of Southcenter Boulevard. D. 85 -52 -CUP: T.W. Express, Inc., requesting approval of a truck terminal located at 581 Strander Boulevard. E. 85 -58 -CUP: Westar Transport, Inc., requesting approval of a truck terminal located at 1097 Andover Park East. PUBLIC MEETING: A. 85- 41 -DR: Leonard Rivero, requesting approval of structures located at 14800 Interurban Avenue South. Any and all interested persons are invited to attend. Published: Record Chronicle, December 8, 1985 Distribution: Mayor City Clerk Applicants /Property Owners Adjacent Property Owners Files COMMERCIAL & INVESTMENT REAL ESTATE PURCH THIS IS A LEGALLY BINDING CONTRACT. READ BOTH FRONT A The undersigned Buyer C. Radovich, a licensed In the City of Tukwila, A Horne P(2A&1? ? 2+r c i.,S„3R . Bus. Ph(99R111r -S)Rr) Seller's Address 14, Tana hart-nn CA c)Ltn Horn* Pt+( 19R -F7RR „ Bus,Ph,' SELL 12. • BUYER'S• RECEIPT.. Buyer acknowledges receipt of a Seller•srgned • BUYER .• .. y, BUYER r / 2 copy of this ag . u on agrees to buy and Seller agrees to sell on the following terms, the property commonly known as King 61 AdR ten N K CAREFtI.LLY -BEF RE SI NINO. Bellivue' „ Vi/.enlnaton- November 5, real es4rat be oker., -- and /-or assigns Parcel 1 outlined in red and parcel C outlined in blue on attached Exhibit A. Exact legal do be inserted at a later date. County, Washington, legally described as: 1.!" (Buyer and Seller authorize agent or closing agent to insert, over their signatures, the legal description of the above property and /or to correct any legal description w E.: entered.) ' 1. PURCHASE PRICE. The total purchase price Is . - - - - -- - Dollars ($ payable as follows: This offer is contingent upon a 30 day feasibility period to begin upon acceptance of this offer by Seller. to be paid on or before December 5 1985 as a .toH- r4.4.41 •6/ ci•r'osf to be paid on or before February 28, 1986, , tic da-4c. Aft . o los rie', car de:war �. ra Y e %f to be paid within 30 days from the receipt of a building permit but prior to February 28, 1987. Upon this payment, a partial fulfillment deed will be provided to Parcel C. The remaining will be due and payable on or before September 1, 1987. Interest will accrue at 11% from closing date. - Seller will provide Purchaser with copies of all plans, surveys, soil tests, and engineering studies.. Purchaser will be allowed to enter the property to conduct any additional studies that are necessary. - Purchaser will assume the remainder of L.I.D. that is current to date of closing.. The unpaid balance shall not be in excess of per acre. 2. CONDITION OF TITLE. Title to property is to be free of all encumbrances or defects, except those matters shown under CONDITION OF TITLE ON THE REVERSE SIDE HEREOF, and the following- none Encumbrances to be discharged by Seller shall be paid from the purchase money at the date of closing. 3. CLOSING OF SALE. This sale shall pe closed on or before Feb i. xy 28 at the office of Transamerica Title Insurance - Bellevue Branch or such lending institution as Buyer shall designate subject to the "ClosIng- Unavoidable Delay" clause on the reverse side hereof. Buyer and Seller will, Im• mediately on demand, deposit with Closing Agent all instruments and monies required to complete the purchase in accordance with this agreement. "Closing" means the date on which all documents are recorded and the sale proceeds are available to Seller. 4. CLOSING COSTS. Seller and Buyer shall each pay one•hetf of escrow fee. Seller shall pay the real estate excise tax and deed revenue stamps. The Agent's commission Is due on closing or upon Seller's default on this Agreement, whichever occurs first. The amount or due date thereof cannot be changed without the Agent's written consent. . . Taxes for the current year, Insurance acceptable to the Buyer: rents on any existing tenancies; interest; mortgage reserves; and utilities shall be prarsted aa of closing. Unearned deposits on tenancies, and remaining mortgage Of Other reserves shall be assigned to Buyer at closing. 5. POSSESSION. Buyer shalt be entitled t0 possession - SELLER WARRANTIESI.= Seller warrants that: (e) to ter best of seller's knowledge; any Improvements on the property meet at l appltc*blebulkfi *n+d ion- •' • log regulations; (b) Seller has reoeived no claim or notice of any building or zoning violations; and (c) to the best of seller's knowledge, there are no material defects in any improvements on the property, or In the property subsurface, with the exception 01 the following • 7, SPECIAL PROVISIONS. IN ADDITION TO THE PROVISIONS ON THE REVERSE SIDE HEREOF -The following additional Attachments are part of this Agreement: • • a. LEASED FIXTURES. Seller warrants that there we no leased fixtures on the property except: 9. EARNEST MONEY RECEIPT, Agent hereby receipts for earnest money In the amount of S , In the form of 0 cash; : personal cheek; ; cashier's checkX promissory note due o or fore ? Cerltber' 5 , 1985 Agent shall deposit spy check only ef(sr and Seller have signed this Agreement. Agent may, at Agent's option, disburse the earnest money to the closing agent. . AGENT _ By • • Office Salesperson 10. AGREEMENT TO PURCHASE •AND Tug LIMIT FOR ACCEPTANCE. Buyer offers to purchaeeshe property on the above terms shall have until midnight of r or R 19 R „ 19 to accept this of for a d • \J elivering ,m ed cop hereof t not so accepted, 11 shall lapse and the Agent shall refund the earnest money to the Buyer. 8005, BUYER : If Buyer's Address $ I ►1 I 71 and conditions. Sel a • i V/ / 11. SELLERS' ACCEPTANCE, ANDftRQKERAQEAOREEMENT .':Seller agrees t0 asll the property on the terms and conditions specified herein, and further agrees to pay a commission of , • _ to the Agent. If earnest money la retained as liquidated damages, any advances by Agent for Buyer or Seller shall be reimbursed and the balance of the earnest money shall be divided equally between Steller and Agent, Seller acknowledges receipt of a Buyer•signed coppof thre.A9reern&tt. SELLER � I /� .••... r �7 te.. BUYER THE AGENT MAKES NO REPRESENTAT1ON8 AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT. OR TAX CONSEQUENCES OF THIS AGREEMENT. 19 85 19 N 66 N5347'17'E -t5737 N 55 N 49'33'55'E- 5548' N 39 15'E- 9149' FORT DENT PARK ENTRLP CE ROAD (KLNGC.NY) N 59'24'45'1i0110-133 62' �4 a o PARCEL 2 176, C2t 5q.R U 0 I d Y a V to A1• 21 , 11.4, • • stWZ d45'� 66 . � PARCEL t 45,459 50 J 5 �•y g52 b .�•1: 53A- PPa`co. • N5 G EPr.. 1 4 061 w PARCEL 3 319, 505 SQ Ft. , I 5' W "� / . 1 9 Y 2 1 .�' . Q 5' . . E A y; ,1 a cop � p7 1 QA / c N0 . 6, ` ; L 23 0 . 1:gs 00 5 r 1 5 0ll 22 5." 588' 17'03 E - 55.70' N73'24' 10'E-G5.63' N 30'04' - 529.33' Found Tack In pavement. Von Pipe en;fi cop tabe set. Date N38 t 1': : 'o . 10-Et R \DER 5 Land Surrno -'s Certificate: This short plat correctly represents si vey� r..:-Jca by r:e or under ,z direction In con_or:7,ance with the requirements L,cOE epprogriate state statute. .! tiiicatf: no: -- , 82 EXHIBIT A ` t ali k co \-••5 • AS ylp. l27 1 2\20 .� at gpS 572'18'44'W- 93.6G 564'02'45' W- 111.69' S 58 Rat Boundary —547'20'51' W- 271.21' 5 72'06 52'W- 589.92' 547'J2'59'W-32.76 100 0 100 200 Portion of West t . Section 24 TownsTitp 23 North., Range t Eo5t•.W ?J1 Nap on File in Vault Directio Scale Off' . 9 � 4 f'4* i''r 0 ° GA ' 4.,_ u ... • __cm 0 I 1 M-I LIGHT IrDUSTRY M-2 I-EA/Y INDUSTRY 1 AGRCULTLIPAL rl R-I-200 StI3LE FAMLY RESIDENTIAL 2 0 L SINGLE FAMILY RE9CENTIAL SINGLE FAMLY RE.aDEN11AL 5-I-72 51P3LE FMILY RESCENTIAL ( P-0 Cre.FEEISICtiAL (*ME C-I NECh-f3CCO-01) PETAL PETAL LJ C-P FLAMED SUFZESS CENTER C-M INMSTPIAL PARK II2 Ci / 0 5+120 \R -41 ` •cm ----- — C - 'r 5-2 FAAILY RESCENTIAL 1 !I I I THREE AND RA - Si FAMLY RESCEN11AL f P-3 t • APARTNCNTS r: [1] HIGli DENSITY CT •.- ©NV TIEZVOLa C-M C-P C-P C-M C-2 C-M C-M C-M — 1 j C-M Ml M-I PA MI CITY OF TUNILA Central Permit System MASTER LAND DEVELOPMENT APPLICATION F PLEASE WRITE LEGIBLY OR TYPE ALL REQUEST ACCEPTED FOR PROCESSING. SECTION I: GENERAL DATA TYPE OF APPLICATION: ❑ BSIP ❑SHORT PLAT ❑ COND I T 1 ONAL ❑UNCLASS. USE USE ❑ VAR 1 ANC:E APPLICANT' N AME John C Radovich/ Don Lewison TELEPHON ( 206 ) 454 -6060 ADDRESS 124th Ave. N.E. B -103, Bellevue, WA ZIP 98005 PROP. OWNER: NAME see back of page ADDRESS ZIP PROJECT LOCATION: (STREET ADDRESS, GEOGRAPHIC, LOT /BLOCK) L ot s L ot s 1 &3 o C i t y &3 o C of Tukw ill Short Plat 79 -7 —SS Recorded under AF #7908210370 and a parcel referred to as "parcel C" a metes and bounds legal is attached, all are within West -z of S=Z4, 7 -23, R -4E. SECTION II: PROJECT INFORMATION DESCRIBE BRIEFLY THE PROJECT YOU PROPOSE Regional Retail (C -2) to Industrial Park (C —M) ANTICIPATED PERIOD OF CONSTRUCTION: FROM TO WILL PROJECT BE DEVELOPED,IN PHASES? 'DYES ❑ NO IF YES, DESCRIBE: Radovich will be developed separately from the Evergreen Management parcels. PROJECT STATISTICS: A) ACREAGE OF PROJECT SITE: NET C) SITE UTILIZATION: ZONING DESIGNATION COMP. PLAN DESIGNATION BUILDING FOOTPRINT AREA LANDSCAPE AREA PAVING AREA TOTAL PARKING STALLS: - STANDARD S r'ZE - COMPACT SIZE - HANDICAPPED SIZE TOTAL LOADING SPACES AVER. SLOPE OF PARKING AREA AVER. SLOPE OF SITE I SECTION III: APPLICANT'S , AFFIDAVIT I , �c�'271 �d L ( -e Ge ❑ SUBDIVISION B) FLOORS OF CONSTRUCTION: TOTAL1IFLOORS TOTAL GROSS FLOOR AREA 85s- 5 r THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION ON THE CITY'S MAP? EYES ❑ NO The site is surrounded on three sides by the Green River & River. Trail BEING DULY SWORN, DECLARE THAT I 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 - LIEF. SUBSCRIBED AND SWORN BEFORE ME THIS DAY OF DATE PA/1 a _ NOTE RY PURL I r IN AND FOR THE ST OF WASHINGTON RESIDING AT °ri q\VE. 1 ,,,,„„, " 5 1985 EXISTING C -2 Commercial n/a 0 rr 0 1 -2% n i , 1 9 cps.-- • J:i_A ( i ,,.,. ,... P7..,T • N . I'NCOM'PLETE APPLICATIONS WILL NOT BE SHORELI NE PERMIT TELEPHONE Rezone of approximately 15 acres from GROSS 14.84ac. n/a n/a 1% CHG. OF ® COMP. PLAN ZONING AMENDMENT INCLUDES: INCLUDES: PROPOSED NOTES C —M Light Ind. nJ a ❑ rr 0 O ❑ PRO ❑PMUD ) EASEMENTS ENVIRONMENTAL ❑ BASEMENT l MEZZAN I NE ❑ BASEMENT ❑ MEZ O INTERURBAN parcels BASE TRACT PURCHASER OR OWNER 1 G'I —5--- / n Jf •� SECTION I: GENERAL DATA TYPE OF APPLICATION: ❑ BSIP CITY OF TUKWILA Central Permit System MASTER LAND DEVELOPMENT APPLICATION FORM PLEASE WRITE LEGIBLY OR.TYPE ALL REQUESTED I ACCEPTED FOR PROCESSING. ❑ CONDITIONAL USE SECTION II: PROJECT INFORMATION ❑ SHORT PLAT ❑ UNCLASS. USE see back of page DESCRIBE BRIEFLY THE PROJECT YOU PROPOSE Regional Retail (C - 2) to Industrial:. Park (C - M) SECTION 111: APPLICANT'S AFFIDAVIT 1 7ONi G , /e/4 0>/1 c H SUBSCRIBED AND SWORN BEFORE ME This Q DAY OF A'ay_p_rpL&1,, , 19 cT ..s NOTAR PURL I e : I N AND FOR THE STATE ,dF) WASHINGTON RESIDING AT ,�P - ��1 � 3 J f FORMAT F Mf :AN,gqMfLETE S APPL I CATIONS WILL NOT BE 51.- , 551- ❑ SUBDIVISION ❑SHORELINE PERMIT 1) APPLICANT NAME John C. Radovich/ Don Lewison ADDRESS 124th Ave. N.E. B -103, Bellevue, WA 2) PROP. OWNER: NAME ) ANTICIPATED PERIOD OF CONSTRUCTION: FROM TO TELEPHON ADDRESS ' ZIP 3) PROJECT LOCATION: (STREET ADDRESS, GEOGRAPHIC, LOT /BLOCK) Lots 1,2, &3 of City of Tukwila Short Plat 79 -7 -SS Recorded under AF #7908210370 and a parcel referred to as "parcel C" a metes and bounds legal is attached, all.are within West i of S -24, T -23, R -4E. Rezone of approximately 15 acres from WILL PROJECT BE DEVELOPED,IN PHASES? OYES ONO IF YES, DESCRIBE: Radovich parcels will be developed separately from the Evergreen Management parcels. ❑ PRD ❑PMUD CHG. OF COMM PLAN ZONING AMENDMENT INTERURBAN BAR 206 ) 454 -6060 ZIP 98005 TELEPHONE ( PROJECT STATISTICS: A) ACREAGE OF PROJECT SITE: NET GROSS 14.84ac. EASEMENTS B) FLOORS OF CONSTRUCTION: TOTAL# FLOORS n / a INCLUDES: 0 BASEMENT ❑MEZZANINE TOTAL GROSS n/a INCLUDES: ❑ BASEMENT ❑MEZZANINE FLOOR'AREA C) SITE UTILIZATION: EXISTING PROPOSED NOTES ZONING DESIGNATION C - C - COMP. PLAN DESIGNATION Commercial Light Ind. BUILDING FOOTPRINT AREA n/a O n/a 0 LANDSCAPE AREA II 0 ii 0 PAVING AREA 0 1" 0 TOTAL PARKINGArALLS: - STANDARD S I'tE - COMPACT SIZE " II - HANDICAPPED SIZE " TOTAL LOADING SPACES " 1 ' AVER. SLOPE OF PARKING AREA " If AVER. SLOPE OF SITE 1 - 1% IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION ON THE CITY'S ENVIRONMENTAL BASE MAP? ODYES ❑ No The site is surrounded on three sides by the Green River & River Trail , BEING DULY SWORN, DECLARE THAT I 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 KNOWLEDG •I. DATE ,, ///.5 X •�. G ,-. (S Gs(VATURE OF CONTRACT PURCHASER OR OWNER) or) Pa.rc e All that certain real property situate in the City of Tukwila, County of King, State of Washington, and being more particularly described as follows: Corm►encing 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 #1 (SR405) Green River interchange, sheet 2 of 4 sheets, established by Commission Resolution 1 1192, February.19, -1962; thence, northeasterly at right angles to said 2M line N30 ° 27'06 "E 228.36 feet to a point on a line that is parallel with and 150 feet (measured at right angles) northeasterly of the southwesterly margin'of vacated Kennedy Street (67th Place S.) as shown on the plat of Gundaker's Interurban Addition to Seattle, recorded in Vol. 14 of Plats, page 46, in King County, Washington, 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 N59'32'54 "W 95.00 feet; thence, leaving said parallel line at right angles 530'27'06 "W 50.00 feet to a point on a line that'is parallel with and 100 feet (measured at right angles) northeasterly of the southwesterly margin of said. vacated Kennedy Street; thence along'last said parallel line N59 ° 32'54 ".' 181.31 feet to the bank of the Green River; thence, along the bank of the Green River the following courses: N38 ° 19'12 "E 123.64 feet and N30'04'58 "E 334.53 feet to a point on the southwesterly line of the lands conveyed to Xing County by Statutory Warranty Deed filed under A.F. :7507300471; thence along said south- westerly line S59'24'45 "E 183.62 feet to a point on the northwesterly line of the lands conveyed to the City of Tukwila by Quit Claim Deed filed under A.F. 17410290105; thence along last said northwesterly line the following courses: f rom tangent that bears 530'53'45"W 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 S02'16'42 "E 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 tangent to the preceding curve S22'08'00 "W 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 530'27'66"W 56.52 feet to the TRUE. POINT OF BEGINNING and containing 2.423 Acres (105542 sq. ft.) of land more or less. . L r i �I-t n Pc . rc F .. PARCEL Y All that certain real property situate in the City of Tukwila, County of King. State of Washington, and being more particularly described as follows: Commencing at Highway Engineer's Station P.O.T. (2r4) 127 + 75.0 on the 2M line shown on the State Highway map of primary State Highway @1 (SR 405) Green River interchange, sheet 2 of 4 sheets, established by Commission Resolution 81192, February 19, 1962;' thence, northeasterly at ri;,ht angles to said 211 line N30•27'06 "E 284.88 feet, thence tangent to the preceding course along the arc of a curve to the left having a radius of 300.00 feet and a central angle of 08 °19'06 ", an arc length of 43.56 feet; thence tangent to the preceding curve tt ?2 ° 08'00 "E 309.43 feet; thence N64 ° 00'36 "E 60.00 feet to a point on the northeasterly line of Southcenter Boulevard as conveyed to the City of Tukwila by Deed recorded October 29, 1974 under Auditor's File tio. 7410290105 and the TRUE POINT OF BEGINNING of the parcel to be described here- in; thence from said TRUE POINT OF BEGINNING along said northeasterly line from a tangent which bears N25•59'24 "W, along the arc of a curve to the left having a radius of 60.00 feet and a central angle of 33 °25'21 ", an arc ler.jth of 35.00 feet, to a point on the boundary of that parcel of land conveyed to King County by Deed recorded July 30, 1975 under Auditor's File No. 7507300471; thence along the southeasterly and northeasterly boundary of said parcel N30•35 "E 1.82 feet; thence N59 ° 24'45 "W 66.73 feet; thence N55 °24'3011 50.12 feet; thence 1137•36'40 "W 95.2 3 feet; thence leaving said northeasterly boundary of land conveyed to King County N63 °35'49 "E 237.32 feet; thence 526'24'11 "E 227.32 feet; thence S63 °35'49 "W 150.00 feet to the TRUE POINT OF BEGINNING, and containing 1.044 acres of land more or less. L�Jca I fie sc ri p PARCEL tI All that certain real property situate in the City of Tukwila, County of King, State of Washington. and being more particularly described as follows: Commencing at Highway Engineer's Station P.O.T. (2M) 127 + 75.0 on the 2M line shown on the State Highway map of primary State Highway Cl (Sk 405) Green River interchange. sheet 2 of 4 sheets, established by Comission Resolution 01192, February 19. 1962; thence, northeasterly at right angles tc. said 2M line N30 •27'06 "E 284.88 feet. thence tangent to the preceding cours along the arc of a curve to the left having a radius of 300.00 feet and a central angle of 08'19'06 ", an arc length of 43.56 feet; thence tangent to the preceding curve 1122'08'00 "E 309.43 feet; thence k64'00'36 "E 60.00 feet, . to a point the northeasterly line of Southcenter Boulevard as conveyed to the. City of Tukwila by Deed recorded October 29, 1974, under Auditor's File No. 7410290105; thence 1163•35'49 "E 150.00 feet to the TRUE POINT CF RCGIrHIING of the parcel to be described herein; thence from said TRUE POINT OF BEGINNING 1126 ° 24'11 "W 227.32 feet; thence 563'35'49 "W 237.32 feet to a point on the . northeasterly line of that parcel as conveyed to King County by Deed recorded July 30, 1975 under Auditor's file No. 7507300471; thence along said north- easterly line N37 °36'40 "W 42.54 feet more or less to the bank of the Green River; thence along the bank of the Green River the following courses and distances; 1130'04'58 "E 78.63feet; N39•21'15 "E 91.49 feet; N48 °39'58 "E 58.4C feet; 1155'39'53 "E 64.93 feet; N58'47'17 "E 157.87 feet; N66 °39'31 "E 113.1C feet; 1173•24'10 "E 65.68 feet; 588'17'03 "E 55.70 feet; 549 °00'11 "E 126.60 Net; 533 ° 29'18 "E 143.48 feet; 536 °57'02 "E 86.00 feet; thence leaving said bank of the Green River S63 °35'49 "W 490.40 feet to the TRUE POINT OF BEGINNING and containing,4.525 acres of land more or less. e C'-r D e sc r PARCEL III Pa. / 1 , 7- 1 I t All that certain real property situate in the City of Tukwila. County of King, State of Washington, and being more particularly described as follows: Commencing at Highway Engineer's Station P.O.T. (2W) 127 + on the 211 line shown on the State Highway map of primary State Highway 91 (SR 405) Grern River interchange, sheet 2 of 4 sheets, established by Conmission Resolution. 01192. February 19, 1962; thence, northeasterly at right angles to said 2M line N30'27'06'E 284.88 feet. thence tangent to the preceding course along the arc of a curve to the left having a radius of 300.00 feet and a central angle of 08 °19'06 ", an arc length of 43.56 feet; thence tangent to the preceding curve N22°08'00 "E 309.43 feet; thence N54 "00'36 "E 60.00 feet to a point on the northeasterly line of Southcenter Boulevard as conveyed to the City of Tukwila, by Deed recorded October 29,.1974 under Auditor's File No. 7410290105 and the TRUE POINT OF BEGINNING of the parcel to be described herein; thence from said TRUE POINT OF BEGINNING N63'35'49 "E 640.40 feet to the bank of the Green River, thence along the bank of the Green River the following courses and distances; 536•57'02 "E 35.20 feet, 533•08'34 "E 99.98 feet, 534'32'34 "E 105.41 feet. 535'10'59 "E 102.59 feet. S33 °56'05 "E 42.65 feet,S05 ° 14'06 "E 39.33 feet. 547'32'38 "W 32.76 feet. 572'08'52 "W 389.92 feet, 572 °18'44 "W 93.66 feet. 564 "W 111.69'feet, S5B °26'46 "W 115.38 feet, and S47 °20'51 "W 271.21 feet. to a point thereon; thence leaving said bank of the Green River N59 ° 32'54 "W 152.45 feet to the easterly line of said Southcenter Boulevard; thence along said easterly line N30 ° 27'06 "E 106.52 feet. thence t.;ngent to the preceding course along the arc of a curve to the left having a radius of 330.00 feet and a central angle of 08 °19'06 ", an arc length of 47.91 feet; thence tangent to the preceding curve N22 ° 08'00 "E 223.43 feet; thence tangent to the preceding course along the arc of a curve to the right having a radius of 50.0r feet and a central angle of 26 °32'41" an arc distance of 23.16 feet; thence tangent to the preceding curve N48 "40'41 "E 41.18 feet; thence tangent to the preceding course along the arc of a curve to the left having a radius of 60.00 feet and a central angle of 74 ° 40'06" an arc distance of 78.19 feet to the TRUE POINT OF BEGINNING, and containing 7.335 acres of land more or less. 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LDeo To Tugs T4 D Ixfi c•eo&C SIOII•Idt •1'o M6'(GN 31 _ I .4 G6Ne BDLT IS /IL Ohl E P.�12 span* r•'OD i }TLhCtrl 'EUeLa CL OiE. l.T 't& . or6T o. '0 • a .. • I Col+c• Wr_ic I e•, ,.• }n r'" ... i I I 6,44.. LUrr�' M r:/. N 14N i•l^iTE.e. LI -le -- -- r -- r/ ��-'- - -J C I "1 I ��'iG5 Zo- E i • ,b-r , -I -r I e'• 2 so c 'J : a 7 ,-167 O�-1 V. ('SY4 IJKLE �fa.'J� pI -Ia7 Aid !7u1LO IA , ilb +76 Ner s,e U I ILO - (�1 'ES t ^.• 416 • P�UILDI• -I GI' . t 5b4 • 3 LIIL0I I6 'D' tab, bill UILDiV(q'E':L3, Ili • TOTAL :loa,b +b • SITE e.lemh 1 7.7 Icreess apvE GrE ,+ •/, 1°n2L'W CT . ,21 0/33bao GENERAL NOTES i 1. Contractor to verify all existing site conditions. • 1 2. Contractor to notify Architect immediately of any discrepancies In the Contract Documents. 3. All dimension lines are to face of studs and concrete walls and centerline of columns and bbams: unless noted otherwise. 4. Electrical and mechaniiel systems are bidder design..., ' 5. General Contractor, responsible for all cutting.and patching. G. Repetitive featuro maybe drawn only once, but shall be provided as ' if drawn in full. 7. See Civil"Orawings for property lines, finish floor elevations, grading and storm drainage, location of rockeries and retaining walls. 8. The Contractor:;.shall' apply and secure all occupancy, sewer, storm, 'water, electrical and other permits except building permits. He shall pay all necessary fees and post bonds required . • 9. Tightline downspouts, typical. 10. Concrete walk to he exposed aggregate finish, slope to drain, exp. • Joint 1 20' -0" o.c:. TJ 0 5' - o.c. 11. Tenant-improvements to have approval. of building /fire department. • 'prior to issuance of Certificate of Occupancy. • .• 12.. Suspended ceiling to be designed for earthquake Zone III, • submit calculations to city for approval. bUILQI�Ic -t I,, p.-16-se l( 't a. • I � I II 1 I I ) - - --L -- J - - -J 1 I 1 • ° �UILr�I -I Grb p1i65r 1 I — 1 L {. I I I l SITE °LL6. I "= 30'•0' 13. Future tenants will be'reoponsible for submitting tenant improvement plans verifying conformance with the 1082 Uniform Building Code with the City or Tukwila Building Department prior to occupancy. Future tenants ere responsible for submitting tenant .improvement plans verifying compliance with Regulations for ' ' Barrier Free Faatlities with the city of Tukwila building Deportment prior to occupancy. - - .— . — " • . — •••••••• _ - -- r•I CT. T'a5 .aTIO Goula (RI'.'w LOW q moo aF5) 2, "II8a0IL i-T KLO.>K i ThF 5- 51_CPA mP "65 -51— . ---� 1 1 • Mem.7lhfa ••r "`tA( \i, 1. ^' J /, :i,frnrt:.•;' -I., �, ...�..t. T.. .: r < C:f i..'+`�.: n. *.: ' V.':'' <>i K.(,�..''.:f . _Q. M1ti <I,, ..K l.. I I I LI! 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