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HomeMy WebLinkAboutPermit 83-16-CUP - GARDNER ENGINEERS - BURLINGTON NORTHERN AUTO CONDITIONAL USE83-16-cup orillia industrial area epic-207-83 GARDNER ENGINEERS - BURLINGTON NORTHERN (BNSF) AUTO UNLOADING FACILITY CONDITIONAL USE BNSF AUTO UNLOADING FACILITY CONDITIONAL USE 6200 Southcenter Boulevard Tukwila Washington 98188 May 4, 1984 Gary L VanDusen, Mayor NEIL C. KRETZER Senior Property Development Specialist Burlington Northern Railroad 2100 First Interstate Center 999 3rd Ave. Seattle, WA 98104 MORTIMOR H. THOMAS, P.E. Gardner Engineers, Inc. Suite 241, Market Place One 2001 Western Ave. Seattle, WA 98121 RE: Conditional Use Permit 83 -16 -CUP Dear Sirs: This letter is formal notification that on April 26, 1984, the Tukwila Planning Commission approved the change to the conditional use permit per revised plans dated January 16, 1984, subject to: 1. Screening along the westerly and northerly' property lines will be required per approval of the Planning Director when either adja- cent property is developed, a designated future road is constructed, or development or segregation of the remaining acreage occurs, whichever occurs first. 2. Painting of the northeast corner of the property will occur before the area is used for additional parking per approval of the City of Tukwila. This action of the Planning Commission is final unless appealed by May 7, 1984 to the City Council per Tukwila Municipal Code Section 18.90.020. If you have any questions please contact me at 433 -1847. Resp, ct 1 ck reeler Associate Planner RB /blk cc: City of Renton Planning Director Public Works Director ' Planning Director *ILA h • 1908 April 4, 1984 NEIL C. KRETZER Senior Property Development Specialist Burlington Northern Railroad 2100 First Interstate Center 999 Third Ave. Seattle, WA 98104 RE: Conditional Use Permit 83 -16 -CUP Dear Mr. Kretzer: Your latest plans dated January 16, 1984 were reviewed and discussed with City of Renton staff and Mort Thomas, Gardiner Engineers. The changes are of sufficient extent and nature to require review again by the Board of Architectural Review. Therefore, I have tentatively reserved a position �n the April 26, 1984 agenda for this review. If this is inconvenient, please call me at 433 -1847. Respe ul Rick Beeler Associate Planner RB/blk City of Tukwila 0 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT AGENDA ITEM V) B. 83 -16 -CUP, Burlington Northern Railroad INTRODUCTION On November 17. 1983, the Planning Commission approved this conditional use permit for a truck terminal and auto unloading facility subject to conditions. Since the subject property lies in the Cities of Renton and Tukwila. one condition imposed was that any divergencies from the subsequent City of Renton approval be returned to the Planning Commission for resolution. On January 4, 1984. the Renton Hearing Examiner approved the proposal subject to conditions which are sufficiently divergent from those imposed by the Tukwila Planning Commission to cause the matter to be returned to the Commission. Furthermore, subsequent to both of these actions the applicant revised the site plan slightly including deletion of a por- tion of the proposed pavement parking area in favor of keeping it in the existing natural condition. FINDINGS 1. Conditions imposed by the Tukwila Planning Commission on November 17. 1983. were 1. Extension of the existing and /or approval of a flood control permit. 2. Staff review and approval of the storm drainage plan in cooperation and coordination with the City of Renton. 3. Illumination fixtures shall be a design which shall prevent spillover of light beyond the subject property. 4. Perimeter screening shall be of a combination of fencing and landscaping subject to approval of the Planning Director. This screening, for the most part, be as proposed. but modifications shall be made to coordinate with requirements of the City of Renton in order to preserve a unified development. Screening along the westerly and northerly property lines will be in the same manner required and approved when either adjacent pro- perty is developed or the designated future road is constructed. 5. Staff review of the City of Renton final decision on its portion of the proposal relative to the City of Tukwila's decision. Divergencies will be brought to the Planning Commission for resolution. 2. The decision of the City of Renton Land Use Hearing Examiner on January 4. 1984, included the following conditions: Page -2- (- 'Planning Commission 83 -16 -CUP. Burlington Northern Railroad April 26. 1984 1. Installation of landscaping along the southerly property line consistent with the decision and approved by the City's landscape architect. 2. Installation of landscaping along the northerly property line consistent with this decision and the approval of the appropriate authorities of the City of Tukwila. 3. Installation of landscaping along the westerly limits of development of this subject proposal at the occurence of the earliest of the following three events. a. The further development of the subject proposal or site as a bulk storage use. b. The development or segregation of the remaining acreage for other use. c. The construction of the southerly roadway. 4. Two percent (2 %) of the site within the required 60' setback will be planted and reserved in such a manner as to serve as a wildlife habitat. subject to approval of the City's landscape architect. 3. A revised landscape plan dated January 16. 1984. was received by the Planning Department on January 27, 1984. This plan included new landscaping along the northerly and southerly property lines (Attachment ). In addition, a por- tion of the originally proposed paved parking lot at the northeast corner of the property was deleted and will be left in its existing state (per confir- mation of the engineering consultant on April 1. 1984). The plan also indica- tes the perimeter fence will be an "8 ft. opaque fence with concertina wire" on top. The sidewalk along the easterly property line (Oaksdale Ave. S.W.) has been modulated, and a different tree planting schedule is indicated. CONCLUSIONS 1. Divergencies between the City of Tukwila and the City of Renton decisions are not significant except for Renton's additional requirement that landscaping along the western portion of the property be installed if the "development or segregation of the remaining acreage for other use" occurs. This condition was not included in the Tukwila Planning Commissions's decision. Potentially, this could result in Renton's portion of the development being completely landscaped while Tukwila's portion (along the western portion of the site) will remain unimproved should Burlington Northern further segregate their holdings. The Planning Commission may wish to add a similar condition in order to avoid this occurrence. Divergent from approvals by both jurisdictions is the deletion of approxima- tely 5.67 acres of pavement from the northeast corner of the subject site. Originally. this area was to be paved, but current revisions indicate the area will remain in the natural unimproved condition. Another modification is the Page -3- (: 'Planning Commission 83 -16 -CUP. Burlington Northern Railroad April 26, 1984 addition of 18" diameter concertina wire atop the perimeter fence. The latter appears relatively insignificant and predictably anticipated for the proposed automobile loading facility. However, the deletion of pavement may produce problems for erosion control and storm drainage on the property. since the City of Tukwila Public Works Department has already approved a drainage plan containing catch basins in this area which was presented to the Public Works Department as being paved. The Senior Engineer indicated deletion of the pavement produces difficulty in implementation of the proposed storm drainage plan and requires appropriate revisions be made as approved by the Public Works Department. 2. The proposal continues to conform to the applicable conditional use permit criteria (TMC 18.64.050). and the changes required by the City of Renton appear to enhance this conformity. However, the Planning Commission must decide whether or not the pavement at the northeast corner of the property is necessary to secure total conformity. The applicant's representative indicated that improvement of this area will occur as needed for additional parking of vehicles in the facility. If this can be accomplished in conformance with the Public Works Department require- ments for storm drainage and erosion control, staff sees no difficulty in approving the revised plan. RECOMMENDATION Based on the above. staff recommends the revised plan dated January 16, 1984 be approved subject to: 1. Screening along the westerly and northerly property lines will be required per approval of the Planning Director when either adjacent property is developed. a designated future road is constructed. or development or segration of the remaining acreage occurs, whichever occurs first. 2. Paving of the northeast corner of the property will occur before the area is used for additional parking per approval of the City of Tukwila. ATTACHMENTS A - Revised landscape plan. B - Original staff report. C - January 4, 1984, decision of Renton Hearing Examiner RB /blk OAK4DALC AVeNUt.` tveR4Wetw -.MAD CYC,WOUh :Wte e SMctove IfAw1 : A" . MD '0' ,••A,pde rttrce (TY •I r c !! IL te 0 0 a1 0 ,a �., it . 01 t I I O Auro►+ome ' 0 AaLVILwy 2 DtD'c' ep D e!9 A' • . A P B OPeaoe Fact Ti'(r) a IP . . « •0 tl :e:l :'. nei nenedne0� i. i ;':1�::t }J. • _ Aim RIt1 R �7 ! 'i sOoOLOIOI:1. - .r .Aosso.. _. 0 _ - s :i3i:-.AOClil tfs00 ' '�i 7 �IA0 AAA a 00 .- iti �i ii ii__ Aim ii�� *li iI sL: i — - 4 ca«cetre poe5.5“ L AOIL Mnl )0c tt TYP PLANTINCI DtTAIL Of AK* ALL letb, A5 IMAM* JLKtE .WKLr* IV Teat • gie wr.4 � 5' COW -5 I *wee E �RNLt . eta ode., were -4) II aueANUr . \ Cec us T tt• LAWN (1i VAvtD .T,CWA(t AtLA - DE'NtItAL NOTth. L hee el'eL■ritAiva." IMAM__ R A � 1r K 1(� � PLANT It•1f� OrrAiL4 G t. .vM t 5mALL ee MU:D TION M K44ir MlyCraer.4 P:14 4 *mu. OP r e,► t . woad o y yay 1 M 414' s mw % Le -.Nee AA PO ieurr AUy «se+r v wrt r AL). 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C »xhorit Le, ',:KALLINA• era PU« QUiNCt t4AL VO'sc y I4 2224 C C'f.ir 6/7500FreA erg Mee QtipW 54N. %.rc p Pl(p!INIA JtRUULATA 4 ruOTINIA 501. gat, e JUNI•L M C • ARM=1T '14II AG O 14 ,WINIPK 54Al +'.12. r M,4NIUH O ✓ATUf h e41 •o6 4 v,DUWNUM come,' IMv10 vieueNJM L(jP. *'OC J COTONeAeTee •Lave eF' LOWFAST 14AL eat. K MCOLRA MCUK WOW etALM)4 IVY r Mt* Woe - LAWN - 4YRY1tto Kl1iANy Td -01warIcAT101N p OM* Nee 4tote". pope '4) j t` 4.1 NLOre 'pi Acme I OM.40 A =10 id7A ..nes D!NOA'A6 Q 4 (Dec JT 4P Ou«0 r •OC. 5 tlt[� 5• I NOri' -17.1 tl•a c. s-- -N ��� f.RUe e'2v'> 4ew«DUrte c e Lroc 4•4VJD 4 - 'AD e.•nL. IN r� OLwe A; rat. n 0 v m by "m 1N. AUTO UNLOADING FACILITY 5139 AGENDA ITEM IV) A. BACKGROUND FINDINGS 1. Specific proposed uses are: Tukwila: 11.5 acre paved area CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT . 83 -16 -CUP Burlington Northern Railroad B. Spur track switching to 8 railroad tracks. C. Two fuel islands. D. An automobile service building. November 17, 1983 Burlington Northern Railroad is requesting a Conditional Use Permit to construct a truck terminal on a portion of their roperty in the Orillia Industrial Park (see attached zoning /vicinity map). This 3 / acre property is bisected by the Cities of Tukwila and Renton jurisdictions. Sxt. i u acres (zoned M -1, Light Industry) lie in Tukwila and 24 acres lie in Renton. Therefore, approval of their request is proceeding through both cities. A. Parking for a maximum of 1235 automobiles, and less than 30 trucks and automobile carrying trailers. B. 8 railroad tracks for parking a maximum of 54 railroad cars. C. Off- loading of automobiles from the rail cars onto the truck trailers. D. Perimeter and lot lighting. 3.5 acres gravel surface area A. 8.foot chain -link and barbed wire security fence separation from the paved area. B. Possible future expansion of pavement and the use. Renton: 14 acre paved area A. Parking for a maximum of approximately 1560 automobiles and few trucks and automobile carrying trailers. 141Attstr 4t) Page -2- PLANNING COMMISSION 83 -16 -CUP Burlington November 17, 1983 rthern Railroad E. Garage for truck repair. F. Undercoating facility. G. Office. H. Access to and from the property to Oaksdale Ave. S.W. I. Perimeter and lot lighting. 10 acre gravel surface area A. 8 -foot chain -link and barbed wire security fence separation from the paved area. B. Possible future expansion of pavement and the use. Total railroad cars - 54 Total automobiles - 2795 Total trucks and trailers - 30 2. Automobiles will be brought to the site for unloading, servicing and under- coating. Then the automobiles will be loaded onto automobile carrying trailers for removal by truck within approximately 48 hours. The applicant expects about 37 truck trips and 15 dealer trips per day to and from the facility in addition to site staff traffic. 3. Access to the property is from three driveways.on future Oaksdale Ave. S.W. and S.W. 34th St. Two driveways serve office and receiving users, and one large driveway is for the trucks and trailers (all in Renton). Around the northerly, westerly and southerly perimeter of the property itt a proposed future dedica- tion of 60 feet of roadway right -of -way. 4. Around the general perimeter of the site will be constructed an 8 foot chain - link security fence topped with three strands of barbed wire. Section 18.52.040(2) TMC requires at least an 8 foot screen but at least 60% of the height of material stored. In addition, along future Oaksdale Ave. S.W. is proposed a'. 20 -foot landscaped area of trees, evergreen shrubs and 8 -foot "opaque barrier." Street trees, a planter strip and sidewalk are indicated within the right -of -way. Security lighting will be located on the perimeter of the site and within the paved area. 5. On November 29, 1982, a Floor Control Zone Permit was issued for the proposal, subject to: A. Completion by November 24, 1983. B. The proposal will have no significant impact on the floodplain of Springs - brook Creek. Page -3- PLANNING COMMISSION 83 -16 -CUP Burlington •ilthern Railroad November 17, 1983 C. Additional improvements will require State Flood Control Zone Permits. The applicant intends to complete grading and paving in the spring of 1984. 6. Section 18.40.020(14) TMC (M -1 District) permits outright railroad tracks (including lead, spur, loading or storage)." A "truck terminal" (Section 18.40.040(2) TMC) requires Planning Commission approval per Chapter 18.64 TMC as a conditional use subject to the criteria of Section 18.64.050 TMC. Staff reached this interpretation of these sections based on analysis of the proposed and typical railroad operations. Specifically the issue to be decided was whether the use constituted a "railroad spur track "•and "truck terminal" in the existing M -1 zone or a "truck terminal and railroad freight or classification yard" in the M -2 zone (Section 18.43.040(4):TMC - conditional use). The former would require only a conditional use permit, while the latter would require a rezone to M -2 and a conditional use permit. Lacking definitions in Chapter 18.06 TMC the applicant supplied transportation industry definitions under the contention the proposal was not a "railroad freight or classification yard." Staff agreed with the definition which is The subject application actually is a "railroad spur track" branching off another railroad track and terminating on the property. At this location the freighted automobiles, owned by two automobile manufacturers leasing the property, are received, off - loaded, serviced, cleaned, loaded onto truck trailers and dispatched to automobile dealerships in the area. This is a "truck terminal." 7. Some discussion in the past focused on the potential and probability of extending MinklerBoulevard.easterly over the Green River and West Valley Road and to Orillia Industrial Park area. Consultations with the Public Works Department revealed the improbability of such an extension up to the subject property. CarINo+ UkT� 8. A Final Declaration of Non-Significance-was issued Qa November 18, 1983 for the proposal, CONCLUSIONS Railroad freight or classification yard - a railroad facility used for storing railroad cars, loading and unloading freight and making up trains and over which movements not authorized by timetable or by train order may be made. Railroad cars are sorted according to their kind, contents and destination. This facility does not serve a particular industrial site(s) as would a railroad lead or spur track. 1. Except as may effect the Tukwila portion of the proposal, the development within Renton's jurisdiction is not a part of this consideration. Storm' drainage, fencing,, lighting, landscaping, access and environmental factors of the entire project appropriately should be considered. Page -4- PLANNING COMMISSION 83 -16 -CUP Burlington November 17, 1983 .hern Railroad 2. Section 18.62.050(1) TMC requires evaluating the proposal relative to: (1) The proposed use will not be materially detrimental to the public welfare or injurious the property or improvements in the vicinity of the proposed use or in the district in which the subject property is situated. Based upon information supplied by the applicant staff opinions the proposal will not produce material detriment or injury to the public welfare or other properties. Appropriate storm drainage provisions have been made. Landfill preloading has already occurred on the site. An adverse effect on humans, flora and fauna will not occur. A possible exception could be the light and glare spillover from the unspecified perimeter and internal security lighting onto adjacent property and roadways. Some lighting fixtures produce less spillover than others. Therefore, a recommended condition of approval is: Illumination fixtures shall be a design which prevents spillover of light beyond the subject property. 3. Section 18.64.050(2) TMC specifies evaluating. (2) The proposed use shall meet or exceed the performance standards that are required in the district it will occupy. The proposal, as submitted, appears to produce minimal nuisance ( "...air and water pollution, noise, vibration, glare and odor. ") if security illumination is controlled per the aforementioned recommended conclusion (Condition 2). The storm water drainage plan will reasonably control pollution of water through oil -water separators. Automobile, truck, loading equipment and train engine exhaust emissions will produce less air pollution and odor compared to other M -1 permitted uses. Vibration will be confined to train movement typical for an industrial area. Section 18.52.040(2) TMC requires screening the "outside storage" by a screen of not less than 60% of the height of the stored material. This appears unmet by the proposed 8 foot fence with landscaping. Automobiles are less in height, but the truck and loaded trailers and railroad boxcars range approximately from 14 to 19 feet respectively in height. Using the 19 feet as -the maximum height of anything stored on the site, the 60% specification would yield a required screening height of 1111 feet. Since the tall railroad cars will be located about 465 feet from the easterly property line, 135 feet from the northerly property line and 310 feet from the westerly property line, the 1111 feet of screening (undefined in the aforemen- tioned section) would be visually objectionable if interpreted to consist of a fence. More reasonable in this specific instance would be the applicant's proposed 8 -foot fence and 20 foot landscaping area along the easterly property line comprised of significantly sized evergreen shrubs and deciduous trees. • Page -5- /" PLANNING COMMISSION l 83 -16 -CUP Burlington Nb,.thern Railroad November 17, 1983 This screen would satisfy aesthetic concerns along this property line, but not along the westerly and northerly property lines which abut a 60 -foot "future roadway allowance" for additional streets within the entire industrial park. However, adjacent property is currently undeveloped and to impose the afore- mentioned screening at this time along this "roadway" would reasonably seem unnecessary until adjacent property is developed and /or the roadway is constructed. In addition, consideration should be given of City of Renton perimeter fencing and screening requirements in order to accomplish a unified development. Renton's requirements will not be known until a few weeks after the decision of the Planning Commission. Section 18.52.040(2) TMC requires approval of screening by the Planning Director. Therefore, a reasonable condition to impose upon the development would be: Perimeter screening shall be of a combination'of fencing and_ landscaping subject to approval of the Planning Director. This screening shall, for the most part, be as proposed, but modifications shall be made to coordinate with requirements of the City of in order to preserve a unified development. Screening along the westerly and northerly property lines will be in the same manner required and approved when either adjacent property is developed or the designated future roadway is constructed. 4. Section 18.64.050(3) TMC stipulates considering: (3) The proposed development shall be compatible generally with the surrounding land uses in atiNg of traffic and pedestrian circulation, building and site design. The surrounding uses and zoning is industrial with which the proposed is compatible. Traffic generation from the facility will be considerably less than from other uses permitted in these zones, i.e., manufacturing, office, etc: Since buildings are not proposed in the Tukwila portion of the site, design considerations exclusively focus on the visual impact of the railroad cars, automobiles, trucks and trailers. Some agrument could be advanced contending adverse visual impact to the existing Benaroya Business Park north of S.W. 43rd St. and other uses in the area. However, the issue is whether the proposal is "compatible generally" (emphasis added) with these other developments. Although a matter of judgment, the reasonable conclusion appears compatibility is not already demonstrated by the proposal. However, compatibility appears attainable by implementation of the landscaping, street tree planting and fencing plan, per approval of the Planning Director. This will provide adequate visual buffering of the essentially storage use from existing and future more traditional or commonly envisioned M -1 zone uses. Page -6- •PLANNING COMMISSION 83 -16 -CUP Burlington .thern Railroad November 17, 19_83 5. Section 18.64.050(4) TMC requires evaluation of: (4) The proposed use shall be in keeping with the goals and policies of the comprehensive land use policy plan. Most applicable policies are: Encourage the grouping of uses which will mutually Policy 1, p. 60 and economically benefit each other or provide necessary services. Encourage aesthetic building and site design in Policy 3, p..61 working and trading areas. Discourage the locating of hazardous industries of those emitting pollutants in excess of acceptable standards. Policy, 1, p. 62 Promote an industrial park -like development in' all .Policy 3, p. 63 industrial and warehouse areas. The proposal is an appropriate "grouping" of the railroad, storage, servicing, cleaning, repair and storage uses on the site. Thereby, screening, access, lighting, etc., can be reviewed in a unified development. Dividing considera- tion of these aspects of the proposal between the Cities of Renton and Tukwila produces some potential conflict of respective review criteria. However, staff is in close contact with its counterpart in Renton to minimize any con- flicts. Proposed buildings lie in the Renton portion of the site, leaving our . :.. consideration exclusively to "site design." Staffs findings and conclusions thereon are contained in previous portions of this report. These findings, conclusions and recommendations represent staff's opinion of "aesthetic...site design" appropriate for the subject site and proposal. Burlington Northern Railroad chose this location several years ago and platted the Orillia Industrial Park. Existing development, Benaroya Industrial Park, etc., in the area has established the character of the area along S.W. 43rd Street (the southerly portion of the plat). More northerly and interior in the plat from Benaroya is the subject site lying in the midst of. considerable open area. containing only preload fill material. The proposal is an appropriate "location" of an industry of moderate potential "hazard" and low pollutant level generation compared to other more intensive permitted industrial uses. Any other future uses seeking to locate on adjacent property would require evaluation on individual merits. Approval of the subject proposal would not prejudice any future actions of the City regarding adjacent properties or changes of use on the subject site. Page -7- ' PLANNING COMMISSION 83 -16 -CUP Burlington N�_chern Railroad November 17, 1983 6. Section 18.64.050(5) TMC requires: RECOM{ENDATION Debatable may be the extent to which the proposal promotes an "industrial park - like development in...(an) industrial... "area. The words "park- like" pivot the interpretation, and appear to imply what is currently envisioned as an industrial park featuring cohesive development with amenities (land- scaping, open space, coordinated access, and relatively unified building design, etc.). A railroad car, truck trailer and automobile storage area of 25.5 acres could reasonably be viewed as inconsistent with an industrial park character (more conventionally pictured as a group of large, low profile buildings). This is a reasonable interpretation of Policy 3, p. 63, Comprehensive Land Use Policy Plan, relative to the proposal. However, it is not the only reasonable interpretation. Perhaps as equally reasonable could be the interpretation that an industrial park can be expected to include railway service and storage of freighted goods and materials outside, as well as inside, of buildings. Whether break - in -bulk occurs inside or outside of a building is not clearly stated, therefore subject to reasonable interpretation. And reasonableness would indicate the permitted industrial use, by its being permitted, is appropriate in an "industrial park -like development." However, as recommended earlier by staff, appropriate sight screening, landscaping and lighting must be required. Therefore, the aforegoing would indicate the proposal conforms to the Comprehensive Plan (Section 18.64.050(4) TMC). (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. Staff has evaluated the proposal and recommended conditions to approval to ensure minimal "adverse impacts... on the area..." These recommendations may or may not be affected by City of Renton decisions on the proposal. In the interest of achieving a unified development which meets this criteria and the aforementioned criteria, staff should review Renton's decision and return • to the Planning Commission for review and approval of any substantial diver- gencies. Unfortunately, Renton's decision will occur sometime subsequent to Tuikwila's, thereby potentially producing additional delay to the applicant. Under the circumstances this may be unavoidable if Renton's requirements are more than Tukwila's. Should this be the case staff would recommend returning the divergent portion of the proposal to the Planning Commission for review and approval. At that time the decision would be made whether or not to meet Renton's requirements or impose Tukwila's own. Based on the above staff recommends the conditional use be approved subject to: Page -8- ' PLANNING COMMISSION 83 -16 -CUP Burlington urthern Railroad November 17, 1983 • ATTACHMENTS A. Zoning /Vicinity Map B. Site Plan C. Landscape Plan D. Proposed Declaration of Non - Significance E. Vicinity Map. 1. Extention of the existing and /or approval of a Flood Control Zone Permit. 2. Staff review and approval of the storm drainage plan in cooperation and coordination with the City of Renton. 3. Illumination fixtures shall be of a design which prevents spillover :of light beyond the subject property. 4. Perimeter screening shall be of a combination of fencing and landscaping subject to approval of the Planning Director. This screening shall, for the most part, be as proposed, but modifications shall be made to coordinate with requirements of the City of Renton in order to preserve a unified development. Screening along the westerly and northerly property lines will be in the same manner required and approved when either adjacent property is developed or'the designated future roadway is constructed. 5. Staff review of the City of Renton final decision on its portion of the proposal relative to the City of Tukwila's decision. Divergencies will be brought to the Planning Commission for resolution. jt' r R-A AGROXRPAL P•-200 SMILE FLY ce9CENTIAL ri P-1420 SINGLE Fame PESCENTIAL R-1-00 ME FAW&Y PUTOENTIAL LI P-I-72 FAMLY RESCalTUL Li P-2 TWO FAMLY FESCENTIAL LIII R-3 THREE AND FOLR WALT PaCENRAL I [11 LON APARTMENTS n P.M 1.1...LTGLE RESOEna HIGH Ce-STY Lt AND OFFCE F,E 1 r,-E30.THO:0 ;ETU_ Ej fizt - CNAL PETAL RIMED BJSAESS CENTER c_m ri 110JSTRAL PARA LI M1 LOT MOSTA/ 1•EAlY ICLISTPN \ \ 1 • --- \ .... . Nicl ...., ... - , „...„. VUMW / • 1 ■ - , .11 -:_,,,_. . ..._...:;.....___, -. C111rY OF OLa ... I. , ,: r. .....: '4 S . • / ..,,.. //../, 3,• ,.---'' 2-2/ ". 'y z'A \ y.• if , •■■ .• ml , / ' .,- ..,7 ' f -,, ECHE@ MI • -Tf..,.. ‘,.;,,._„_,, .. ....... ,.........„,. .....,..,.../.;:,.:‘.,,,,, 4.4.,......„,.........:ILL„....1.:;_:„..r.1,_ L.. v • 2/ \V --... i • R-A .1.. • • , P-A / I / (/ M-2 C-M C-P C-P 0.21.0 C Burlington ), Northern 83-16.CUP Site C-M I c-m ( ri ft i C- C.'- • i 1 1 • 1 • • • 1 1 1 .W. rd ►S. (South l$Ocb . 1 1 L 1 • r ; i t. • • 3 t 1. Beoaroya Business Center(Boeing) 2. Koll Holiness Center 3. Mercury Marine k. Service Paper Co. 5. Superior Fast Freight 6. Strains TraDsportation(Proctor is Gamble) T• 8. 9. 10. Brady *nterrlational Hardwoods Puget Power* * : ors truc t i on scheduled at • later date. Renton, Washington . LONGER %we' aro Err bier Sc.) 1onilt• load, • r "7 Ilorliwaton MortAdo11 Iwdvst via l Properly Arit 4 0 pto w wet WAC 197 -11 -1350 Proponent Address and phone PROPOSED DECLARATION'OF'NONSIGNIFICANCE Description of proposal Auto.Unlaoding Facility Burlington Northern Railroad Properties, Inc. Location of proposal 3800 Block Oakdale Ave. S.W. Lead agency City of Tukwila This proposal has been determined not to. have a probably significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43- 21C.020(c). This decision was made after review by the lead agency of a completed environmental checklist and other information on file with the lead agency. • This information is available to the public on request. Responsible official Brad Collins Position /title Planning Director AAtACHMENI' b File No. EPIC - 207 -83 6200 Southcenter Blvd., Tukwila, WA 98188 433 -1845 Date October 18, 1983 Signature ETh c .............. "-• .................... ................. .................... ... ........................... ................... ................ cAr: : • K.' C'..47 Z.= - ..... F.1Z • % rs • ti4 \ 1 \ i t 0 i I u ...> .7 ! ■. A% I ••• •-.1 • 30 '3 f 't---- ,-.. L'AY FUtURE- RaiPWAI Au-0■444.4e 1 .,.......,;" .■. _ — .1.... .." 7 3 c _ 1 . .... 3111111.11""'"' ,0 ACRES 7 - GRAVEL SURFACED —4 OAKSDALE AVE. S.W. 9 • IS ACRES 3Er Lip ;TY FENCE - .. bACTRO::72 S 3 4 Wl • 1 • • • .......................... ... tiM++4444440144...1.'1•"1.1`1 4111:12. r r . • 4 — 1- ..!'" ,A• ti23104 anbv.r, IMMO Ma • A. W .011 "S"V '717111,343V.S r , 1- v ) 4. • \ d r ) I • . •■• attn51 13.13 .1f4 CI, rg re4 , r r• . 1 • *N" . [3 • kit -9 nabfcr.loati - ry, ) - r ; 1 i - • •. • • 59(12111; 132:42LS%-- s 'a 7. J.. • _ asnAsas - anava sit 1. c7. REPORT AND DECISION. APPLICANT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: BUILDING & ZONING DEPARTMENT REPORT: PUBLIC HEARING: OFFICE OF THE LAND USE HEARING EXAMINER CITY OF RENTON BURLINGTON NORTHERN RAILROAD PROPERTIES, INC. FILE NO. SP- 048 -83 West side of Oaksdale Avenue S.W. at the 3800 block. Applicant seeks approval of a special permit for site plan and bulk storage review to allow construction of a truck transfer facility for unloading automobiles from rail cars for distribution by truck. Building and Zoning Department Recommendation: Approval, subject to conditions. Hearing Examiner Decision: Approval, subject to conditions. The Building & Zoning Department Report was received by the Examiner on December 13, 1983. After reviewing the Building and Zoning Department Report, examining available information on file with the application, and field checking the property and surrounding area, the Examiner conducted a public hearing on the subject as follows: The hearing was opened on December 20, 1983, at 10:15 a.m. In the Council Chambers of the Renton Municipal Building. Parties wishing to testify were affirmed by the Examiner. Exhibit 41: Exhibit *2: Site Plan. January 4, 1984 Yellow file containing the application, staff report, and other pertinent documents pertaining to posting and publication. Exhibit *3: Landscaping and cross section map. Roger Blaylock, Zoning Administrator, presented the staff report. Iie noted the applicant is seeking a special permit for site plan and bulk storage review to allow for the construction of a truck transfer facility to unload automobiles from railroad cars for distribution by truck; that the total acreage involved in this application Is 40 acres, with 24 being In the city of Renton and 16 acres being within the city of Tukwila; and that the existing zoning is H -1, Heavy Industrial. Mr. Blaylock continued by stating there is additional property in the adjoining areas for expansion of this operation; that they do not forsee a large employment or population growth, nor much additional traffic generation from its operation. Further, he stated the P -1 Channel is directly to the west and the railroad spurs that will be accessing into this yard will be crossing that channel and the applicant will modify the spur crossings over the P -1 channel at their expense. The Examiner inquired about the precautions for flood protection. Mr. Blaylock noted the applicant is talking about raising their structures approximately one foot to avoid any problems. It was noted by the Examiner he was concerned also about the cars that would be on the property, as well as the buildings. III � L, Ji(���'. I i` `I. �� I t, it j 2 9 198 PLANNING f;; ".-.P i , -1 BURLINGTON NORTHERN RAILROAD PROPERTIES, INC. SP- 048 -83 JANUARY 4, 1984 Page 2 Mr. Blaylock reviewed the seven criteria that must be met in considering bulk storage and felt this proposal met those requirements. Mr. Blaylock noted, however, that the Policy Development Department has taken direct issue with the location of the facility adjacent to Oaksdale Avenue S.W. because it represents a significant opportunity for the city to encourage a highly visible manufacturing park development in compliance with the Comprehensive Plan, noting that the creation of this bulk storage is inconsistent with that approach. Mr. Blaylock reported the staff recommends approval of the special permit request, subject to the following conditions: 1. Installation of landscaping along the southern 20 feet adjacent to the proposed future roadway to conform with the basic landscaping proposed along Oaksdale Avenue S.W. 2. Recommendation to the City of Tukwila that a similar landscaping buffer be provided along the northern 20 feet of the subject property. 3. Filing of restrictive covenants to participate in installation of the 20 -foot landscaping strip along the western property line at the time of development of one of the following: 1) development of the western third of the subject site, 2) development of the adjacent parcels to the west or north, and 3) construction of the future 60 -foot roadway along the southern property line. 4. Approval of the final landscaping plans for all perimeter landscaping by the City of Renton's Landscape Architect subject to the placement of a scattering of evergreen trees within the 20 -foot setback area in addition to the anticipated street trees. Deciduous trees shall be a minimum of 2" to 2 -1/2" in caliper. 5. Approval of all required off -site improvement plans for Oaksdale Avenue S.W. prior to issuance of the building permit. 6. Improvement of Oaksdale Avenue S.W. prior to issuance of the occupancy permit. The Examiner inquired which fire department would respond in case of fire. Mr. Blaylock stated there is an interlocal agreement between the two cities; that both will respond with Renton being the main unit and Tukwila as the backup. The Examiner called on the applicant or representative for testimony. Responding was: Neil C. Kretzer Senior Property Development Specialist Burlington Northern Railroad 2100 1st Interstate Center 999 - 3rd Avenue Seattle, WA 98104 Mr. Kretzer stated Burlington Northern will own and maintain this site and will lease the grounds used to appropriate users. Further, he feels this development will benefit the City of Renton and would be an asset to the community. The Examiner called for further testimony in support of the application. Responding was: Mark Thomas Gartner Engineering 2001 West Avenue Seattle, WA 98121 Mr. Thomas indicated the subject site was originally filled in 1977; the area was then filled and regraded; that the elevations proposed for the convoy will be above the flood level. Further, Mr. Thomas stated the P -1 Channel will provide the water retention from this property. BURLINGTON NORTHERN RAILROAD PROPERTIES, INC. SP- 048 -83 JANUARY 4, 1984 Page 3 The Examiner inquired of the Engineering Supervisor what the flood elevation is for this site. Responding was: Mr. Bergstrom stated the FEMA maps the city has show elevations increasing as they proceed upstream to the south and that the flood elevation is generally in the range of 17 feet. Mr. Bergstrom also stated the new FBMA map being circulated drops the flood level by one foot because of the P -1 Channel work which they hope to be operational by the winter of 1984 -85. The Examiner called for further testimony. Bob Bergstrom Engineering Supervisor City of Renton Mr. Rretzer commented that Burlington Northern would acquire the buildings constructed and leased on the site at the termination of said leases. The Examiner called for further testimony in support. There was none. The Examiner then called for testimony in opposition to the request. There was none. The Examiner closed the hearing at 11:00 a.m. and requested an additional week to deliver his report and decision. There was no objection. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: 1. The applicant, Burlington Northern Railroad, filed a request for approval of a special permit to allow development of a bulk storage facility. 2. The application file containing the application, the State Environmental Policy Act documentation, the Building and Zoning Department Report, and other pertinent documents, was entered into the record as Exhibit III. 3. Pursuant to the City of Renton's Environmental Ordinance and SEPA, a Declaration of Non - Significance has been issued for the subject proposal by the Environmental Review Committee (ERC), responsible official. 4. Plans for the proposal have been reviewed by all city departments affected by the impact of this development. 5. The subject proposal met with no opposition from the public. 6. The subject site is located on the west side of the 3800 block of Oaksdale Avenue S.W. 7. The site was filled under Special Permit (SP-822-75) and is essentially level. Some scrub grass has grown on the site since the fill operation. 8. Even with the fill, the proposed site may lie in an area prone to flooding and structues thereon could be subject to damage. 9. The Comprehensive Plan designates the area in which the subject site is located as suitable for the development of manufacturing park uses. '10. The subject site is zoned 11 -1 (Heavy Industry). 11. The applicant Proposes developing an unloading, storage, and transfer terminal for automobiles. Approximately 24.1 acres of the site will be developed within the Renton city limits. Another approximately 16 acres would be in the adjoining City of Tukwila. C BURLINGTON NORTHERN RAILROAD PROPERTIES, INC. SP- 048 -83 JANUARY 4, 1984 Page 4 The City of Tukwila, through its Planning Commission, has approved the project subject to the following conditions: a. Extension of the existing and /or approval of a Flood Control Zone Permit. b. Staff review and approval of the storm drainage plan in cooperation and coordination with the City of Renton. c. Illumination fixtures shall be a design which prevents spillover of light beyond the subject property. d. Perimeter screening shall be of a combination of fencing and landscaping subject to approval of the Planning Director. This screening shall, for the most part, be as proposed, but modifications shall be made to coordinate with requirements of the City of Renton in order to preserve a unified development. Screening along the westerly and northerly property lines will be in the same manner required and approved when either adjacent property is developed or the designated future road is constructed. e. Staff review of the City of Renton final decision on its portion of the proposal relative to the City of Tukwila's decision. Divergencies will be brought to the Planning Commission for resolution. Those conditions ultimately provide for unified development of the subject site by generally yielding screening and landscaping decisions to Renton where the majority of the development would occur. 12. As required by Ordinance, the applicant will provide a sixty foot setback from Oaksdale, and a similar sixty foot setback along the southern property line which is adjacent to a proposed but unacquired public right -of -way. A security screen will be located twenty feet in from the subject site's property lines along the north, east, and south. Landscaping will be provided along the Oaksdale frontage of the subject site by the applicant. The treatment proposed is a double planting of street trees together with a heavy screening of evergreen scrubs. Staff has recommended larger evergreen trees interspersed with the deciduous street trees. Staff has further recommended that both the northern and southern property lines receive a single row of deciduous street trees again interspersed with evergreen trees and the scrub screen as shown on the Oaksdale cross section. 13. The western boundary of the proposed development does not now coincide with the subject site's western property line. The applicant proposes leaving the western portion of the site undeveloped. Therefore, the provisions requiring setback from adjacent development become impractical at this time. Staff has recommended installation of the landscaping along the western property line when the site is developed fully or the neighboring property is developed or the southerly road is constructed. 14. The facility will contain rail spur lines which will facilitate the removal of automobiles and some smaller trucks from the rail cars. Storage of the autos and trucks will occur on site. The site will also serve as a transshipment terminal with autocarriers delivering to dealerships in the region. In addition, some preparation of vehicles such as undercoating, will occur on site. 15. Rail cars and the autocarrier /trailers which will transport the automobiles will also be stored on the subject site. There will be two gasoline pumps located on site, a truck maintenance facility, as well as some additional storage and prep buildings. 16. Oaksdale Avenue will serve as the major corridor in the Valley and any development will be highly visible. Development along Oaksdale will therefore project the industrial image of both Renton and Tukwila. BURLINGTON NORTIIERN RAILROAD PROPERTIES, INC. SP- 048 -83 JANUARY 4, 1984 Page 5 17. The subject site is located in an area of the city governed by the Soil Conservation Service Wildlife Mitigation Agreement. The agreement requires a 296 set aside of land for wildlife habitat. This would amount to approximately 22,000 sq. ft. CONCLUSIONS: 1. The proposed use of the subject site, while not the most pleasing potential use of the site, appears to serve the public use and interest. With the vast amount of property owned by Burlington Northern, property more suitable for the proposed use was probably available. More suitable property could have been property lying well off of major arterials where it would not have been so visible and where a good service road would still have provided necessary access to an arterial. Such creative use would have permitted the subject site, a highly visible site, to be utilized by a more aesthetically pleasing office or manufacturing park complex which was in keeping with the goals and policies of the Valley Comprehensive Plan. 2. Be that as it may, the proposed use will be well landscaped, will not tax to any great extent the existing water, sewer or roads in the area, and will increase the city's tax base. 3. With the additional landscaping proposed by staff, the site should blend in well along Oaksdale and with similar approvals and landscaping treatment in Tukwila along both the Oaksdale frontage and the northern property line. As proposed, the site will certainly be an enhancement over the current vacant condition. 4. The western limit of development shall be landscaped in a manner similar to the landscape treatment afforded the rest of the site at the occurrence of the earliest of the following: 1) the further development of the remainder of the site; 2) development of the adjacent parcels to the north or west; and 3) construction of the adjacent southerly roadway. DECISION: The bulk storage /site plan is approved subject to the following conditions: 1. Installation of landscaping along the southern property line consistent with this decision and approved by the city's landscape architect. 1. Installation of landscaping along the northern property line consistent with this decision and the approval of the appropriate authorities of the City of Tukwila. 3. Installation of landscaping along the western limits of development of the subject proposal at the occurrence of the earliest of the following three events: a. The further development of the subject proposal or site as a bulk storage use. b. The development or segregation of the remaining acreage for other use. c. The construction of the southerly roadway. 4. Two percent (2%) of the site within the required 60 foot setback shall be planted and reserved in such a manner as to serve as a wildlife habitat, subject to approval of the city's landscape architect. ORDERED TIiIS 4th day of January, 1984. Land Use HeaA Exami Fred J. Kau! BURLINGTON NORTIIERN RAILROAD PROPERTIES, INC. SP- 048 - 83 JANUARY 4, 1984 Page 6 TRANSMITTED THIS 4th day of January, 1984 to the parties of record: Neil C. Kretzer Senior Property Development Specialist Burlington Northern Railroad 2100 1st Interstate Center 999 - 3rd Avenue Seattle, WA 98104 Mark Thomas Gartner Engineers 2001 West Avenue Seattle, WA 98121 TRANSMITTED THIS 4th day of January, 1984 to the following: Mayor Barbara Y. Shinpoch Councilman Richard M. Stredicke Richard Houghton, Public Works Director David Clemens, Policy Development Director Members, Renton Planning Commission Ronald Nelson, Building & Zoning Director Roger Blaylock, Zoning Administrator Lawrence J. Warren, City Attorney Renton Record -- Chronicle Pursuant to Title IV, Section 3015 of the City's Code, request for reconsideration must be filed in writing on or before January 18, 1984. Any aggrieved person feeling that the decision of the Examiner is based on erroneous procedure, errors of law or fact, error in Judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific errors relied upon by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council Is governed by Title N, Section 3016, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning land use decisions. This means that parties to a land use decision may not communicate in private with any decision -maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the the proposal must be made in public. This permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. ■ C { . i' 4 sc. City of Tukwila 0 6200 Southcenter Boulevard a uo o� Tukwila, Washington 98188 Public Works Department 433 -1850 190$ February 21, 1984 Byron G. Sneva, Director Via Planning Dept. Gardner Engineers, Inc. Market Place One, Suite 241 2001 Western Avenue Seattle, WA 98121 Dear Sir: Re: Auto Unloading Facility at Orillia Industrial Park Division II, Phase II Public Works Department has reviewed and approved Sheet S -1, Sheet G -1, Sheet G -2, Sheet G -3 and Sheet G -4 for storm drainage designs only per the following comments: 1. Twenty four hours prior to the construction of the storm drainage system within the limits of the City of Tukwila, the Contractor shall apply for and obtain a. storm drainage permit (permit fee $25.00). Included in the contractor's application shall be four (4) sets of this plan for the City's records and distribution for the approval stamp by the Public Works Department. • 2. A retention facility including oil /water separator shall be provided by the entire developed storm drainage system per the King County standards. All pipes shall be placed in Class "B" bedding and provided with a mini- mum of 12 inches of cover throughout. All pipes shall be a minimum of twelve inches in diameter. If galvenized pipe is used the pipe shall be Treatment 1 coated (W.S.D.O.T.) and galvenized inside and out. Catch - basins with inlet structures shall be Type 1 (W.S.D.O.T.) or for control manholes, Type 2, (W.S.D.O.T.). All pipes shall be laid at a minimum grade of 0.5 %. 3. All new storm lines shall be provided a minimum of 10 feet combined hori- zontal and vertical clearance from adjacent parallel water mains per D.S.H.S. requirements. Sincerely, Y�V Phillip R. Fraser, Senior Engineer xc: T.M.S. Fire Dept. Ping. Dept. file Enclosure (1). PRF :jst DPF.3B C 4. The 60 foot future roadway allowance as indicated on the plans is interpreted to be proposed for future developments on this plan and may be activated at the time of redevelopment or expanded development of the properties in this area. Included in any redevelopment or future develop- ments may be imposed water main developments, roadway systems develop - ments or sewer main developments as proposed in the Comprehensive Water and Sewer Plans by the City. 5. It is assumed that developed public right -of -ways and developed public utilities in those right -of -ways are all within the City of Renton and outside of Tukwila. Requested in the plan submittals is that City boun- daries be so designated on the plan drawing. By this development no public water main, hydrant, fire loop or access requirements are within the jurisdiction of the City of Tukwila. However, since a portion of the property to be developed is within the City of Tukwila, if redevelopment of the public utilities, adjacent for service to the private property in Tukwila is to occur, in an appropriate manner (i.e., type size, ports, spacing fire hydrants) coordination for the use of these public utilities (i.e., for firefighting uses should include contacts with the Tukwila Fire Department. (Call Jim Hoel, Fire Marshal, 433 - 1859). 6. The spur tracks within private property do not fall within the City's review and permit process. For requirements for these spur tracks, including drainage protection fall under the jurisdiction of the railroads. If you have any questions regarding this matter please do not hesitate to call me at 433 -1856. 1:AC 197 -11- 1350.. Description of proposal Auto Unloading Facility Proponent Burlington Northern Railroad Properties, Inc. Location of proposal 3800 Block Oaksdale Ave. S.W. Lead agency ' City of Tukwila This proposal has been determined not to have a probably significant adverse- impact on the environment. An environmental impact statement (EIS)' is not required under RCW 43- 210.020(c). This decision was made after review by the lead agency of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. Responsible official Brad Collins Position /title Planning Director Address and phone 6200 Southcenter Blvd., Tukwila, WA. 98118,433-1845 Date November 23, 1983 DECLARATION OF 'NONSIGNIFICANCE Signature File No. EPIC - 207 -83 November 21, 1983 City of Tukwila 1 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor NEIL C. KRETZER Senior Property Development Specialist Burlington Northern Railroad 2100 First Interstate Center 999 Third Ave. Seattle, WA 98104 RE: Conditional Use Permit 83 -16 -CUP Dear Mr. Kretzer: This letter is formal notification that on November 17, 1983 the City of Tukwila Planning Commission approved your Conditional Use Permit for a truck terminal and automobile loading facility subject to: 1. Extension of the existing and /or approval of a Flood Control Zone Permit. 2. Staff review and approval of the storm drainage plan in cooperation and coordination with the City of Renton. 3. Illumination fixtures shall be of a which prevents spillover of light beyond the subject property. 4. Perimeter screening shall be of a combination of fencing and landscaping subject to approval of the Planning Director. This screening shall, for the most part, be as proposed, but modifications shall be made to coordinate with requirements of the City of Renton in order to preserve a unified development. Screening along the westerly and northerly property lines will be in the same manner required and approved when either adjacent property is developed or the designated future road is constructed. 5. Staff review of the City of Renton final decision on its portion of the proposal relative to the City of Tukwila's decision. Divergencies will be brought to the Planning Commission for resolution. Upon completion of City of Renton review of your project please contact me at 433 -1847 to examine compliance with these conditions. Page -2- NEIL C. KRETZER gr \Senior Property Deve,ment Specialist Burlington Northern Railroad November 21, 1983 If you have any questions don't hesitate to call me. Resp full Rick Beeler Associate Planner RB /blk cc: Planning Director \NI A 19 08 C City of Tukwila November 21, 1983 ROGER J. BLAYLOCK Zoning Administrator City of Renton Municipal Building 200 Mill Ave. So. Renton, WA 98055 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L VanDusen, Mayor RE: Burlington Northern Railroad Auto Unloading Facility - 83 -16 -CUP Dear Roger: Attached is a copy of the staff report we prepared for the Planning Commission on this conditional use permit. A public hearing was held on November 17, 1983, and the Commission approved the permit subject to the following conditions recommended by staff: 1. Extension of the existing and /or approval of a Flood Control Zone Permit. 2. Staff review and approval of the storm drainage plan in cooperation and coordination with the City of Renton. 3. Illumination fixtures shall be a design which prevents spillover of light beyond the subject property. 4. Perimeter screening shall be of a combination of fencing and land- scaping subject to approval of the Planning Director. This screening shall, for the most part, be as proposed, but modifications shall be made to coordinate with requirements of the City of Renton in order to preserve a unified development. Screening along the westerly and northerly property lines will be in the same manner required and approved when either adjacent property is developed or the designated future road is constructed. 5. Staff review of the City of Renton final decision on its portion of the proposal relative to the City of Tukwila's decision. Divergencies will be brought to the Planning Commission for resolution. Please note we attempted to tie in any approval the City of Renton might give in order to achieve a unified development. We recognize the difference in respective ordinance requirements and criteria, and hope unsubstantial divergencies can be resolved by the two Planning staffs. Page -2- ROGER BLAYLOCK Zoning Administrator City of Renton November 21, 1983 Therefore, close coordination between us is desirable, and we would appreciate being informed of the results of your public review process. Subsequent thereto we may need to meet to discuss any divergencies and /or . design review criteria to achieve a unified. development. If you have any questions. or need more information, give me a call at 433 - 1847. Respe Rick Beeler Associate Planner RB /blk cc: Planning Director ,'� GARDNER ENGINEER r CONSULTING ENGINEERS King County Surface Water Management King County Administration Building Seattle Washington 98104 Very truly yours, GARDNER ENGINEERS, INC. Mortimer H. Thomas, P.E. Principal MHT /bet cc: Neil Kretzer City of Renton (Don Monaghan) City of Tukwila (Rich Beeler) Enc. JR p$�.� f tr�� 9 � X 9 83 .__ _.. 4 18 November 1983 File: 5125 Mortimer H. Thomas, P.E. Leonard I. Locke, P.E. Thomas P. Fitzmorris• P.E. Re: Flood Control Zone - Permit No. 1 - 52 86 - 2 Green River; Flood Control Zone No. 2 Gentlemen: The above Flood Control Zone Permit for a Renton City Street and Auto Unloading Facility calls for completion of the work by 29 November 1983. The Auto Unloading portion of the work has been delayed and is now scheduled to begin in January of 1984. We request that the Permit be extended one (1) year to allow completion of the work by 29 November 1984. The original permit was issued to The Glacier Park Liquidating Company. This entity is now Burlington Northern Railroad Properties, Inc. We also request that the Permit extension be in that name. SUITE 2 41 • MARKET PLACE ONE 2001 Western Avenue • Seattle, Washington 98121 (206) 624 75265 Interpretation Made By: C CODE INTERPRETATION FORM Date Interpretation Made: October 12, 1983 Brad Collins ( -' CODE INTERPRETED: Title 18 - Zoning Code SECTION NO, : TMC 18.42.040(4), 18.40.020(14) Interpretation: "Railroad freight or classification yard" is a railroad facility which is used for storing cars, loading and unloading freight, and making up trains and over which movements not authorized by timetable or by train order may be made, subject to prescribed signals and regulations. Such a railroad facility is distinguished from "railroad tracks" which serve a particular industrial site or sites as lead or spur tracks; in this case, the particular ... industry is..the Chrysler and/or Ford Motor Company which will be leasing the site for a truck terminal operation. Why Was this interpretation developed? Burlington Northern Railroad applied for a permit to construct several, closely grouped railroad spur lines on which railroad cars loaded with automobiles would be stored then off - loaded onto automobile carrying trailers for off -site delivery by trucks. (83 -16 -CUP) What is the justification of the interpretation? The Tukwila Zoning Code includes the above terms but does not definitively address actual railroad operations of the same terminology. Signature of Interpreter: --riL Interpretation Concurred By: (If not the same as interpreter) Approved By: Date: Date: to --8 Date: (This form . is to be securely fastened in the appropriate interpretation file in numeri- cal order.) A111,1110 BURLINGTON NORTHERN INDUSTRIAL DEVELOPMENT/PROPERTY RPANAGEMENT DEPARTMENT Please note our new address and new telephone numbers. ALL are effective October 10, 1933. NEW TELEPHONE NUMBERS D. A. Cowles F. R. Erwin N. C. Kretzer F. L. Branson J. A. Horrall D. C. Miller J. C. Maher R. R. Rauscher R. P. Stafford D. L. Hawkins T. S. Bottemiller B. L. Nordby G. Z. Steensgaard K. M. Bahls DAC:gzs 10/03/83 BURLINGTON NORTHERN'S IS MOVING: NEW ADDRESS 2100 First Interstate Center 999-Third Avenue Seattle, WA 98104 [93[Komia IOCT 6 1983 CITY OF: TUKWILA PLANNING DEPT, Regional Manager Sr. Property Development Specialist Sr. Property Development Specialist Property Development Specialist Property Development Specialist Property Development Specialist Property Development Specialist Property Development Specialist Property Development Specialist Real Estate Representative Draftsman Lease Clerk Steno-Clerk Steno-Clerk 467-3252 467-3253 467-3254 467-3259 467-3255 467-3256 467-3265 467-3261 467-3257 467-3260 467-3262 467-3263 467-3264 467-3258 C BURLINGTON NORTHERN SEP 2 1 1983 Mr. Brad Collins, Director CITY OF TUKVJILA Planning Department PLANNING DEPT' 6200 Southcenter Boulevard `" Tukwila, WA 98188 Dear Mr. Collins: rmirningm 800 Central Building Seattle, WA 98104 September 19, 1983 Re: BN Auto Unloading Facility - Orillia Industrial Area Please be referred to our meeting September 15, 1983, in Mr. Hard's office, City of Tukwila attorney, regarding the locating of an auto unloading facility on a portion of our property located in the City of Tukwila. The question of this facility being classified as a freight yard was reviewed with our Regional Operating Department, and they have advised that these cars will be received in our Seattle freight yard and set out to be put on a local train which switches the industries south of Seattle, which include Renton, Kent, Auburn, down toward Tacoma. These rail cars will be delivered to the sight on a spur track like any other industry within the Orillia Park. It so happens in this case there are eight tracks instead of the normal one or two. When these rail cars have been unloaded, they are then picked up by this local switch engine and delivered.back to our Seattle freight yard for reassignment. Following are the definitions of a spur track and freight yard you requested as defined in the Traffic Dictionary written by George T. Stufflebeam with the Fourth Edition published by Simmons - Boardman Publishing Company, copyrighted 1950: Spur Track - Contradistinguished from a side track, a spur track is.a track of indefinite length, extending out from the main line. Freight Yard - A unit or system of tracks within a certain area used for storing cars, loading and unloading freight, and making up trains; over which movements not authorized by timetable or by train order may be made, subject to prescribed signals and regulations. These units are further qualified according to the service each performs as: Receiving Yard - (where trains or cars are received); Storage Yard - (where cars are held pending disposition); Classification Yard - (where cars are segregated according to their kind, contents and destinations); Hump Yard - (where trains are broken up, a car being pushed over the summit and after uncoupling are run down from the hump by gravity. This Mr. Brad Collins September 19, 1983 Page 2 is an artificially constructed elevation overtopping a wide expanse of freight yards, networked with tracks and switches); Makeup Yard - (where trains are made up); Gravity Yard - (where the classification of cars is accomplished by gravity); Poling Yard - (where movement of cars is done by use of a pole by an engine on an adjacent parallel track); Flat Yard - (where movement of cars is accomplished by a locomotive without material assistance by gravity); Automatic Car Retarder Yard - (where forward motion of cars are controlled by means of retarding devices); Departure Yard - (where cars are assembled in trains for forwarding). I am attaching copies of the pages taken from the Traffic Dictionary for your reference and hopefully this information will clarify for your presentation to the Planning Commission the difference between a freight yard and a spur track. Sincerely, Att. N. C. Kretz Sr. Property Development Specialist NCK:samc,2 cc: Mr. Lawrence E. Hard Attorney at Law LeSourd & Patten 3900 Seattle First Nat. Bank Bldg. Seattle, WA 98154 Spur Track.— Contradistinguished from a side track, a spur track is a track of indefinite length, extending out from main line. Staking.— Stakes used on open cars to prevent the lading, such as poles, lumber and structural iron, from shifting and rolling off cars. Standard Bill of Lading. —A form of lading used to some ex- tent in the Southeast, the conditions of .which differ with those of the uniform bill of lading. Standard Classes.—Those which are established as a fixed rule and are complete in themselves. Standard Form. —A form adopted for general use with a view towards uniformity. Standard Gage (Track).—(See "Gage. ") Standard: Rate. —A rate established by the carrier or carriers having the . direct route between points of origin and desti- nation, in relation to which rates via other routes between same points are made. Standard Route. —The carrier or carriers having the direct route between two points. Standard Traffic Forms. —Forms that have become standard through continued use or which have been prescribed for use by the Interstate Commerce Commission. Staple.— Principal commodity of a country or district; a com- modity in everyday use. Starboard. —the right side of a ship. • Statement of Billing. —Brief of a waybill without names of consignors and consignees. S 902 Statement of Charges. —An itemized list often submitted sepa- rate from the commercial invoice (the price or bill of goods) and embracing inland and ocean freight, cartage to steamer, insurance premiums, consular fees and cooperage charges. Statement of Corrections.— Statement accompanying a report and covering adjustments due to error in or omission from previous reports. Stateroom. —A sleeping room on a vessel; a compartment on a passenger car. (See "Compartment. ") Station. —A place designated on a timetable or in a tariff, by name, at which a train or vehicle may stop for traffic or to enter or to leave the main track, or from which fixed signals are operated. (See kinds under "Combination," "Freight," "Loop," "Passenger." "Stub," "Train Order," "Terminal" and "Through. ") . Station Audit Numbers. — Numbers assigned to stations for ac- counting purposes. • Station Charged.— Station or terminal responsible for collec- tion of freight charges. Station Expenses. —These consist of platform handling, pickup and delivery service and overhead. Station Grounds. — Property to be used for station purposes. Station Index. —A list of points to, from and between which rates apply, and appearing in a tariff or other traffic sched- ules. Station Order. — Geographical order (sequence) of stations for accounting purposes. Station Order Car. —A car loaded by shipper with several less - than- carload shipments in destination order, for different points along the same route. Unlike the "Trap" or "Ferry," this car is placed into a train without its contents being rehandled at the carrier's terminal at point of shipment. (See "Trap Car. ") 201 W Witness. —A person produced to testify as to the correctness of a statement, fact or action. Wooden Tank Car. —A specially constructed car, cylindrical wooden tanks employed for carrying some acids; rectangular tanks sometimes used for commodities such as pickles. Wreckage. — Merchandise (saved) from a wreck. Wreck Master. —A person legally appointed to take charge of goods, etc., thrown ashore after a shipwreck. Y Yacht. —A quick sailing vessel, used principally for pleasure. Yard (Freight). —A unit or system of tracks within a certain area used for storing cars, loading and unloading freight. and making up trains; over which movements not authorized by time -table or by train order may be made, subject to pre- scribed signals and regulations. These units are further qualified according to the service each performs as: "Receiv- ing Yard" (where trains or cars are received); "Storage Yard" (where cars are held pending disposition): "Classifi- cation Yard" (where cars are segregated according to their kind, contents and destination); "Hump Yard" (where trains are bfoken up, a car being pushed over the "summit" and after uncoupling are run down from the hump by grav- ity. This is an artifically constructed elevation overtopping a wide expanse of freight yards, net worked with tracks and switches); "Make -up Yard" (where trains are made up); Gravity Yard (Where the classification of cars is accom- plished by gravity); "Poling Yard" (where movement of cars is done by use of pole by an engine on an adjacent parallel track); "Flat Yard" (where movement of cars is accomplished by a locomotive without material assistance by gravity); Automatic Car Retarder Yard (where forward motion of cars are controlled by means of retarding devices); "Depart- ure Yard" (where cars are assembled in trains for forward- ing). Yard (Passenger). — (See "Coach Yard. ") Yardage.— Livestock shipped to stockyards located in various sections of the country is subject to a yardage charge which is in addition to the transportation and other • charges. This 235 SIMMONS - BOARDMAN PUBLISHING CORPORATION Nwv York The TRAFFIC DICTIONARY A Handbook of Domestic and Foreign Trade and Transportation Terms, Phrases and Abbreviations Dy GEORGE T. STUFFLEBEAM Fourth Edition Enlarged and Revised •1908 1. Burlington Northern Auto Unloading Facility August 23, 1983 Proposed Action The proposed aciton is a transfer facility for unloading automobiles from rail cars for distribution by truck. The site is partially located in the City of Renton (24 acres) and partially located in the City of Tukwila (16 acres). Initial development includes several small buildings, paved storage area, fencing and lighting. The buildings are to be located within the City of Renton corporate limits. Future expansion will include enlarging the automobile storage area. Checklist Review The project has been routed for intra - agency comment. The areas of concern are as follows: Utilities A. Provide B. Provide C. Provide D. Provide 2. City Services A. Provide adequate access into s B. Provide plan to reduce Police improve access, boundary line agreement) . C. City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Gary L. VanDusen, Mayor sanitary sewer water service drainage plan utility development agreement Provide adequate fencing and lighting i 1 ite within City of Tukwila and Fire response time (i.e., adjustment, or contract service BURLINGTON NORTHERN RAILROAD Mr. Roger J. Blaylock Zoning Administrator Building & Zoning Department City of Renton Municipal Building 200 Mill Avenue South Renton, WA 98055 800 Central Building Seattle, WA 98104 August 19, 1983 Dear Mr. Blaylock: Please be referred to your letter of August 18, 1983, subject Auto Unloading Facility - Orillia Industrial Park: file SP- 048 -83; ECF -041- 83, requesting additional information or conditions that need to be reviewed and the following are answers to your letter: 1. I am this date submitting vacation petition to the City of Renton requesting the vacation of the following described street: Southwest 38th Street from Valley Parkway to the east right -of- way margin extended of Longview Avenue South. Portion of Valley Parkway lying west of the east line of the SW 1/4 of the SE 1/4 of Section 25, Township 23 North, Range 4 East, W.M. (adjacent to Lot 1, Block 9, of Burlington Northern Industrial Park, Renton Division II). 2. The location of the facility cannot be "flipped ", as you have suggested, as curvature of the trackage from our main line to the site dictates the location of the facility. We attempted to tighten the curvature of the trackage coming in from the west to move this facility more to the west, but length of rail cars would not allow shortening the curves. Further, if the facility was "flipped ", it would require pulling the rail cars across Valley Parkway (Oakesdale Southwest) and then reversing the direction to cross the street going west to get to the site, which creates a double move across Oakesdale Southwest. As to landscaping required, it is our intent to place adequate land- scaping to screen this facility as required under the existing plat regulations. 3. The initial request is for 24 acres in Renton and 16 acres in Tukwila for a total of 40 acres. Approximately 19 acres will be developed in Renton and 13 acres in Tukwila with the balance of the property to be improved in one to five years. 4. Our consultant, Mr. Mortimer Thomas, has met with Mr. Sneva of Tukwila and we are complying with their requirements for this project. Sincerely, Mr. Roger J. Blaylock August 19, 1983 Page 2 Sr. Property Development Specialist NCK /safd,5 File: RE 2629 - .Renton, Washington Subject property within the City of Renton is zoned heavy industrial and location of this type of facility complies with the zoning regulations of the site. I would also like to state that a facility such as this is a very clean operation wherein the commodity is primarily new auto- mobiles and trucks. I would like to bring to your attention that the Burlington Northern Railroad has been unsuccessful in locating any type of industry within this park since 1980, due, in part, to the economy. We feel this facility will be of benefit not only to the railroad company, but will also add to the tax base and should create additional jobs within the Cities of Renton and Tukwila. If any additional information is required, please contact me here in Seattle at 625- 6423. CITY t,;: °"4'fONl Iv �`' WG 2 .iqR.- OF 84 0 �i 2 O 0,94 SEPZ „,O § BARBARA Y. SHINPOCH MAYOR August 18, 1983 Mr. Donald A. Cowles Burlington Northern Railroad Properties, Inc. 800 Central Building Seatle, WA 98104 BUILDING & ZONING DEPARTMENT RONALD G. NELSON - DIRECTOR MUNICIPAL BUILDING 200 MILL AVE. SO. RENTON, WASH. 98055 • 235 -2540 SUBJECT: Auto Unloading Facility - Orillia Industrial Park File: SP- 048 -83; ECF- 041 -83 Dear Mr. Cowles: The Environmental Review Committee is in receipt of the above referenced special permit application for a bulk storage facility and in the course of our review, it was determined that more information is needed before we can proceed with any decision making. Specifically, items needing more information are as follows: 1. The plat of Burlington Northern Industrial Park Renton II as recorded shows a platted street (S.W. 38th Street) lying between Lots 2, 3, and 8, 9. The site plan as presented does not incorporate this street into it and in fact, is utilizing that area as part of the facility. The site plan must be revised to acknowledge this street as shown. 2. The Committee has questioned the location of the proposed facility along Oaksdale Avenue S.W. which is anticipated to be the valley's premier north -south corridor. The facility could perhaps be flipped around by the railroad tracks, lessening potential landscape requirements that may be imposed. 3. Indication is given that a portion of the site will not be utilized at present time. Would you give to the Committee an idea of what may be proposed in future expansion and what time frame any future expansion may fall within. Donald A. Cowles Burlington Northern Railroad August 18, 1983 Page 2 4. The subject project is also with the jurisdiction of the City of Tukwila. The Committee has met with their staff and we have concurred that application must also be made through them as well for necessary land use permits. The Environmental Review Committee will be meeting again next Wednesday morning. August 24th, with the City of Tukwila staff. Please respond to our request for additional information at your earliest convenience so that an environmental determination can be made. For the Environmental Review Committee: Roger J. Blaylock Zoning Administrato RJB:JFL:se cc: Neil C. Kretzer • StAits if W>>shu gaol �o�t Permission is granted under provisions of Chapter 86.16 RCW, this 29th day of . November , 19 b2 GLACIER PARK LIQUIDATING COMPANY (Name of applicant) 1111 Third Avenue, Seattle, WA 98104 to construct and maintain City street (alley Parkway) and auto unloading facility (Description of works) §‘ • RIM for the period 19 to 19 or in 1 Section 25 Township 23 N., Range 4 E W.M. and /or in Section Township N., Range W.M. Green River Green Located within the (Name of stream or flood plain affected) (Flood Zone) Flood Control Zone No. 2 Said works, structures, or improvements must be in accordance with the 1- 5286 -2 Application No. and plans attached thereto on file with the Department of Ecology. which are incorporated by reference as terms of this permit. The work herein authorized shall commence on or after the 29th day of November 19 82 and shall be completed on or before the 29th day of November 19 83 or before such dates as may be specified by any extensions granted. WY 0W4 FLOOD CONTROL ZONE PERMIT This permit is subject to the conditions printed on the reverse hereof and the acceptance by the permittee. cc: Ring County Surface Water Management City of Renton (Address) in perpetuity c•. • ,J r .. Regional Manager DEPARTMENT OF ECOLOGY PERMIT NO. 1 - 5286 - . ; —�. •.: -s .;.may • „,u., 1 6.Ilnn I w VVUd %. I .v .` rVLLUn sys., WIWI11UIV.7: 1. This permit is granted under authority of Chapter 159, Session Laws of 1935. (Chapter 56.16 RCW) 2. No property rights are granted herein, nor does this permit absolve permittee from liability for any damage which may be suffered to life or ;to property, public or private, by reason of works, structures and improvements authorized hereunde 1 This permit does not obviate the necessity of obtaining other permits required by federal, state, or local law. .. 4. The permittee shall remove, at his own expense, all falseworks, structures and materials incident to the construction of the work herein authorized. Works and structures erected under permit covering a specific period of time shall be removed by the permittee at his own expense upon the . expiration of said period or at the expiration of any ex- tension of time which may be granted. 5. S!i"Ild permittee fail to remove, at the proper time, materials, works and structures referred to under paragraph 4, the director reserves the right to have it done at the expense of the permittee. 6. Any alteration of plans . for works and . structures ..made subsequent to the filing of an application or the issuance of permit shall be subject to approval by the director. 7. The director shall be notified by the permittee of the completion of works under this permit in order that he may make final inspection and give final approval. 8. RCW 86.16.100 provides that the exercise by the state regulatory powers shall not imply or create any liability . for any damages against the state, and the action taker by the.departmennt herein shail not imply or create any hability for any damages against the state. 9. When necessary to provide for the proper maintenance or operation of the works, structures, or improvements as authorized herein, the department may issue supplementary orders providing for such. 10. This permit is subject to further special conditions as follows : 1. The proposal will have no significant impact on the floodplain of Springbrook Creek. 2. Additional improvements will require State Flood Control Zane Permits. . 11. This permit is accepted subject to provisions of law and regulations and 8V et R egional Mart' er, Ind. Oev. a Prop. rr GLACIER PA . IQUIDATING COMPANY J d 1909 ,s \` City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Frank Todd, Mayor TO: Brad Collins, Planning Director FROM: , Mark Caughey, Associate Planner DATE: 7 May 1982 SUBJECT: Truck Terminal Definition MEMORANDUM This memo•is sent to you on behalf of the Tukwila Board of.Adjustment following their meeting of 6 May 1982 at which the definition and inter- pretation of Truck Terminals within the city was modified. The de- finition which was adopted by the Board on 6 May supersedes that con- tained in the memorandum of 4 October 1978 from Roger Blaylock which discusses the Board's prior interpretation of this type of facility on 21 September 1978:: TRUCK TERMINAL =- Truck 'terminal means a site or building, or. a tenant space within a building . the occupant of which is a holder of a certificate of public necessity from the Interstate Commerce Commis- sion, the Washington Utilities and Transporta tion Commission or a similar agency, and which exhibits any one of the following characteris- tics of use: ' - -the business location is a place to receive, pick -up and /.or deliver orders which are placed by customers. • - -The business includes the use of a dispatcher (functioning with that or any other title) which directs the activities of the truck driver. - -The business location,is used by the truck car- rier to receive shipments for.transloading, trans .shipping and /or consolidation, or from which portation ensues after transloading, transshipping or deconsolidation, whether or not rolling stock ' of the carrier is parked at the location during periods of non -use. All businesses meeting this definition, except those located in the M -2 zoning district, will be expected to obtain a Conditional Use Permit prior to beginning operation, and only in those zoning districts where truck . terminals are recognized as a conditional use. I .' - . 4 .• - t -t CI, — — r: • I • 4 i ) PROPOSE[) P- / CHANiVEL FT] ..• L. _ 1 . ; • Li 94.25 •... ,! 5' 1 ' ,•".. " ;:' 1 t, ct) ij • • ' .• •••• • • • 4r 1/4 SL 4)6' - 1 ' • •••t • • i• • ;+, „ • 'I I, ' .1 • • .” •1 •-: '...., C. I: • ..to, i ttA) ( tt I .. • r;•.-..., ::: ' t• . 3 . H. , ,. , ‘-4 „ -.!, .• , .'T.N...kr, • : .. ,c 0 `J I . lA 0 ) -) 1 I' ...- . ..1,:' •^I —..---.:Y c • . .1/4 lit 5' /° 30 3/ 'W '`',) . ,„,.• ". ' ... .. -(..)..------.' •-•fl ill LONGACRES PARKWAY- MATCH L/NE 5 Ai,Pc '"' - 7 LI I 'L - 4 - ' -- X9V6 - 171E7V - 74VENUE - 30 '1 • r I • .-1 • • r 4. • n ••••• • r'• Lk1 ;J st 7 1 • , 4. ."1 . Vr ( See Above) •••• •t,: ••• ko 1 OOOOOOOO ms am/ 3md .011 . .Wt WINT 1 1•1 .0-901•./ 31•176 NVIci samiL133a1r. NOLLBS 7I31 CLNI • S002t1: It001DI33 • ..emFe, ■Ir ., • • ./ 1 . P g;7,..10:rt. P -; .I• ■ qm, I • s "ir't w IA: %..b.T.e# . _ ...,• IN-4 v , ..,K , rs ,-....?:Th % 0 .. , ""d'E' 1 /_/ V . p-• . j•-;P ' \1• , b. r . ■ t 4Z-ti A\ \, "- i - j 1 •-;' i. V , ,/ - j c S .A..........■est I* V 1 ‘1 i . " . N.L.......: 1- 1 g 4.z. ,/ . 14 , ' • , ...., )..-, 1 -, ..... v i A ..,‘A, . r , .. -...../ . ..-7 4 - 1 • 1/ ....... • • • ...• i ...6% . • %. .... e . 2 1 . \ e ..ole ,.. V s A. 1 "I " ■ i 1 11 • ...41:• .• 4 av* ... 0 .0 i . . ,,, 42.. • : S z iO ACRES GRAVEL SURFACED OAKSDALE AVE. S.W. v , • ]O' 19 J 3 ep' FUTURE. Ra►owM auDoskuce •••::3ii i !' 4:.ri i " aittIFW immum i .. .... i:.:i:.::i:::i 3.5 ACRES :ECU?iT/ FENCE v .. ytt<lill' l ��. pot I P HI V Q tit - Nik Z •ka. 1sS OAKSDALE AVE. S.W. t 9 ■'-I1 3 3 • G (no' ruruKe. rza. vwk( a u.ow'..rx 3.S ACRES 5ECLtPSTY rENCE� • n; 0 2 a 2 Z a * SEC 100 .;GAL 1✓ PLAN Fog LOCATON', AND PLANT L l 'T. >"LAN 6.N. AUTO LOApiN4 =AGILITY LANL7 ,&A t PLAN ENLARCCtMtNT' K 5 CiAltONC2 G-NCIINCCRO Mph /4 • Iq -13+ CITY OF TUI( VILA ' Oro Central Permit System MASTER LAND DEVELOPMENT APPLICATION FORM PLEASE WRITE LEGIBLY OR TYPE ALL REQUESTED INFORMATION-- INCOMPLET ACCEPTED FOR PROCESSING. SECTION 1: GENERAL DATA TYPE OF APPLICATION: D BsIP °SHORT O PLAT SUBDIVISION O CONDITIONAL USE ❑ UNCLASS. USE O VARIANCE I) APPLICANT: NAME B N Railroad Properties Suite 2100 - 999 Third Avenue ADDRESS Spatt1P Washingtn o 2) PROP. owNER: NAME B R�ilrnari Properties trite 2100 - 99 Third Avenue ADDRESS S eattle Washington n east of proposed P 1 Channel, south of Longacres Race Track O S PERM 1T E O PRO OPMUD CHG. OF U J ZONING COMP. PLAN AMENDMENT TELEPHONE (206 ) 467 32S4 TELEPHONE ( 206 )467 3254 O INTERURBAN ZIP 98104 ZIP 98104 3) PROJECT LOCATION: (STREET ADDRESS, GEOGRAPHIC LOT /BLOCK) NW 1/4 of SE 1/4 25 23 4 SECTION il: PROJECT INFORMATION DESCRIBE BRIEFLY THE PROJECT YOU PROPOSE. Auto unloading from. rail. cars for distribution by truck 5 ) ANTICIPATED PERIOD OF CONSTRUCTION: FROM 12/1/83 TO 3/31/34 6) WILL PROJECT BE DEVELOPED IN PHASES? ®YES ONO IF YES, DESCRIBE: Initially 11.5 acres. additional 3.5 acres future potential 7j PROJECT STATISTICS: A) ACREAGE OF PROJECT SITE: NET GROSS IR.() B) FLOORS OF CONSTRUCTION: TOTAL1 {FLOORS N/A INCLUDES; O BASEMENT OMEZZANINE TOTAL GROSS N/A INCLUDES: O BASEMENT OMEZZANINE FLOOR AREA SITE UTILIZATION: EXISTING PROPOSED NOTES ZONING DESIGNATION M 1 M 1 COMP. PLAN DESIGNATION M 1 M 1 BUILDING FOOTPRINT AREA 0 O 0 0 LANDSCAPE AREA 0 0 Q 42 ° screening along Oaksr(ale Ave PAVING AREA 0 0 11. A ° including track TOTAL PARKING STALLS: - STANDARD SIZE N/A No public access or employee - COMPACT SIZE N/A parking. - HANDICAPPED SIZE N/A Area is temporary TOTAL LOADING SPACES N/A Storage of. automobiles AVER. SLOPE OF PARKING AREA N/A before chipping AVER. SLOPE OF SITE 0.25% 1% IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION ON THE CITY'S ENVIRONMENTAL BASE MAP? D YES [) NO SECTION 11I: APPLI T'S AFFIDAVIT 1, l / / A , BEING DULY SWORN, DECLARE THAT I AM THE CONTRACT PURCHAS R 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 KNOWLEQGE AND BELIEF. DATE SUBSCRIBED AND SWORN BEFORE ME THIS DAY OF Q 19 J0 • i - / E STATE OF WA 1 NGTON X (SIGNATURE OF CONTRACT EASEMENTS r PURCHASER Op OWNER) 3 4 ) RESPONSE: CITY OF TLC :WILA Central Permit System MASTER LAND DEVELOPMENT APPLICATION FORM 1) PRESENT USE OF PROPERTY: Filled, undeveloped 2) PROPOSED CONDITIONAL USE REQUESTED (FROM LIST IN TMC 18.64.020): Truck Terminal in M 1 Zone S C H E D U L E 1 CONDITIONAL USE PERMIT 3) DETAILED DESCRIPTION OF PROPOSED USE (FOR EXAMPLE, DESCRIBE THE MANUFACTURING PROCESSES USED, WHOLESALE /RETAIL /WAREHOUSE FUNCTIONS, OUTSIDE STORAGE OF GOODS OR EQUIPMENT OR OTHER INFORMATION WHICH WILL FACILITATE UNDERSTANDING OF THE ACTIVITIES YOU PROPOSE TO DEVELOP ON THIS SITE): Transfer farilitr for unloading automobiles from rail cars for distribution by truck. Site is within both Renton and Tukwila. Buildings, etc. will be in Renton. e. noise odor DESCRIBE THE MANNER IN WHICH YOU BELIEVE THAT YOUR REQUEST FOR A CONDITIONAL..USE PERMIT.. • WILL SATISFY EACH. OF THE FOLLOWING CRITERIA AS SPECIFIED IN TMC 18.64.030 (ATTACH ADDITION- AL SHEETS LF NECESSARY). 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. RESPONSE: Rail to truck transfer is consistent with present uses in Orillia Industrial Area within Renton. No other developments exist within Tukwila east of.the Railroads and future P 1 Channel. 2) THE PROPOSED USE SHALL MEET OR EXCEED THE PERFORMANCE STANDARDS THAT ARE REQUIRED IN THE DISTRICT IT WILL OCCUPY. e activities i dust, etc. The facility has no special impacts in these areas. Only industrial type discharge is from undercoating facility which is stored and trucked away for disposal. THE PROPOSED DEVELOPMENT SHALL BE COMPATIBLE GENERALLY WITH THE SURROUNDING LAND USES IN TERMS OF TRAFFIC AND PEDESTRIAN CIRCULATION, BUILDING AND SITE DESIGN. RESPONSE: Surrounding area is also rail -truck oriented 4 and 5 lane streets with side- walks are being constructed for circulation. Developed buildings are tilt -up industrial type as normally used for warehousing transfer type activities. THE PROPOSED USE SHALL BE IN KEEPING WITH THE GOALS AND POLICIES OF THE COMPREHENSIVE LAND USE POLICY PLAN. RESPONSE: SEE ATTACHED SHEET . ♦ 4. The pertinent objectives of the Comprehensive Land Use Plan include: grouping of similar uses for mutual benefit; allowing for new development when compatible with existing; and providing adequate opportunity for industrial and warehouse while discouraging pollution The Orillia Industrial area within both Tukwila and Renton is separated from adjacent portions of the cities by distinct features, i.e. two main line railroads and the future P 1 Channel on the west and by freeways (SR 405 and SR 167) on the north and east. The proximity of the transportation facilities with the distinct separation from more commercial public access oriented facilities makes the area particularly suitable for warehousing and rail -truck transfer operation. The industrial area is being developed with a circulation plan of 4 or 5 lane streets. Walks are provided with access to certain natural amenities such as Sprinbrook Creek Greenbelt and the P 1 Greenbelt. These type of actilities are normally of low pollution hazard. The proposed use will have an automobile undercoating installation. Discharge from it will be stored and trucked off site. use LEGAL DESCRIPTION 11 OCTOBER 1983 FILE: 5139 PORTION OF B.N. AUTO UNLOADING FACILITY WITHIN TUKWILA BEGINNING AT THE SOUTHEAST CORNER OF. THE N.W.1 /4 OF THE S.E. 1/4 OF SECTION 25, TOWNSHIP 23.N RANGE 4 E., W.M.; THENCE N 87° 44' 27" W ALONG THE SOUTH LINE OF SAID N.W. 1/4 OF THE S.E. 1/4 900.09 FEET; THENCE N 1° 30' 31" E 734.89 FEET; THENCE S 88° 29' 29" E 900.00 FEET TO THE EAST LINE OF SAID N.W. 1/4 OF THE S.E. 1/4 AND THE WEST RIGHT -OF -WAY MARGIN OF OAKSDALE AVE. S.W., THENCE S 1° 30'31" W ALONG SAID EAST LINE 746.68 FEET TO THE POINT OF BEGINNING. 63- Ib•CuP ofz( jj /fspAVPJAI -UREA 566 Etic •201.83 M AUTO U1.OMiW CkAuTI 1 bed d bna uto loading facility landscape plan • 1.• i • EURIT Y FENCE • EDGE OF 'PAVEMENT .; ••• " ■ • , • • " -1 I — HT 01 foripviiiimirolipir)TpRiirrup 111 3 •TE)FLEXIRLE RULER-30 azr010 • OE 6Z 13L sz sz ez zz iz oE 61 81 at so t t • ct at It 01. —1111111 • • • • L . , • •• , •. GARDNER ENGINEERS. INC.' • , . Market Place One Suite 241 • ' ' • • 2001 Western Avenue • - • • 'Seattle , Washington • 9B121 (2061624-5265 IF THIS MICROFILMED DOCUMENT IS LESS 1, - CLEAR THAN THIS NOTICE, IT IS DUE TO ' THE QUALITY OF THE ORIGINAL DOCUMENT: BURLIi1GTON NORTHERN ORILLIA INDUSTRIAL PARK DV II PHASE IF NO. • revision BY APPR: • DATE 7/1-(W/L.A METRO 72" RW T RENTON DESIONED—I:JAL—. DRAWN )Sso • CHECKED MHT APPROVED art OFF/R00N jk O l UILD j IN U G L /Z 1 0 81 NING DE :C IT Y' 0 F* R 4 N T 0' • DEPARTMENT. 'o DATP 14 JULY 83 SC fmoir,o4 o• w0.•• . • • Fax NO 51 .7 9 Elmo SHEET AUTO OA/L44,01N6 PACILITr SITE PLAN • • et wiRe 6' OPLAQUe FENCE I EVEK4REEN 0 2HRUl3'D' Pe 7REC EVERGIC?:EH hHRUg'E • GROUND COVER 'K' DEP 0' OPAQUE FENCE: (TrP) Ormie a t2'b' k erG d ► . 91161 l&S∎ 4r NEI Sep 'A' 15' OAK.OPALE: AV NUC ''W © nEGTION 9CAL > •1''0• 17' Z5'12;1:01- 3l I (LOPE (6eE GENERA1. NDTe I OAKCyvALE MENUS' DEGIDUOUr9 TREI LAWN PAVED GToRA4e AREA 01-1RU0 A'or'G' evtR4Ke;N TKEE ' HRUD • GROUND LOVER U' zo' AuTOMOTIVG GIegvIGIN4 G -NERAL p[ qq OEE t. Qu1NGE hHALL 6C PLLA tD 1L'( Aro EN •IIN EVC fteN PLTG. 9. CONTWGTOR. SHALL \U FY L.GCATION OF ALL UTILI11S De M9 SHALL 26 CONOI RIJG•1CD Or GRAVEL warm W TOPPED y lo" OF 3 -WA' SOIL MIX, 5 Veotic. hIFEWALK -hTAKE ANO ve61FY ALLINMENT.v/eNCliNEBR I " "Alf I f Irl Yj I II fl7 rlT III ril 111 i"1`f ri f ji I fII Ill ("Tf IIf1Q 11 lr T x11111 I fl I I I l .. I i L .. I , 1 , . .. 1 I . .. I. I .I.I..I 2 3 4 5 6 7 8 EQFLEXISLE RULER • 3Q2 Awn.mHE OE 6Z 86 LZ 9Z 92 1'Z CZ ZZ 12 OZ 61 01 a 91 9l 41 'Cl Zl 11 0 ['''. -_._ II IIII11)111pI IIII1II111111111111 (pp Irgll1l luhilllfll11Epl 14411111411 11x41111 , 11 1 IIp1II)uh 1 uI1111116 1i11 I 01 (1ll lil111PIARIIIIIIul11uu11 5' LONCETE 0I2eWALK ® GTIOH OGALe. YO' • I'-O' e 7' oii WALK •GARDNER ENGINEERS INC. Mvlul Ploc. One Suil. 241 2001 Wnt.,n Avanu. 5.0111., Washington 98119 1206) 624.5265 OAKMDALLE AVE PeCIDUOUG) TREE LAWN 1 VA w V n - cg le ,- „I...N. PAQu'a P JGE MR) z aims—N - -- 50 25 0 50 ICYJ 200 ' IF THIS MICROFILMED DOCUMENT IS LESS' , _CLEAR THAN THIS NOTICE, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT OHRUD 'D' PEGIDUOUhTREE 'M UI7 'F' GROUND LOVEK MRti DRAWN BY CHECKED BY I" =100' SCALE I- Rn - 04 DATE A 6 G D F G J K 20' Oi E - GT ION OCALe 4) " 'I' - O' 0 EGT ON oXALe Y6.• P.O• NOTE: Gr ECT. b C 4 D TYPICAL NORTH 4 000114 PLANT L 15T' Greco GJL1ENTIFIG NAME COMMON NAME' P,GER FUf3RUM'RED Re0 MAPLE • QLIQUADAMOAK 91 O W E T T GUM O PRUNLJO MJV IRTeLLA 'AUNMNAL.W FL.O'NEKJNl.I CHERK'( 0 oeQUOIA Gi 'cHPERVIKENOJ OAK Rt9WR70 TTU4A ' HETCROPHYLLA ARSUTL10 UNEPO CHAENOMELE9 'CORALLINA' CORNLei' OTOLONIFERA PHOTINIA 0ERKULATA JUNIPERLO G. ARMy7KON4ii •VAZINIUM OVATUM VIOURNUM DAVIDI COTONEAOrTeR 'LOWFAOT' N ecep.A HELIX LAWN SLANTING (.e8 4ENE2AL NOTE *4 ) MD `A 4' DERM • fi l (LOPt 01-1 U1b A - .'IOC' 606. of H K U p I ' -cod +06, GROUND GOJEg J - C9 IO'c- - 1'&12 b.,bum 5 , 1 OLOPe 'HKUC : o•O.G. ONKUtb 4 - `30 C4'OG. GROUND COVER r - 56tO lAC3 I s •f Cl-6Ne: cT1C E W I ce0a. 5L2s - M a 500 41,* FINMsHelo FINISH Wt LANDSGAPe PLAN WEOTERN HEMLLK OLIO' y' oZ v ?REE 54AL RfQ.. FLW. ■UINGe 54AL RED 001ER 11X1W000 5C1AL CHINEe PNOYINIA 5CIAL AKMOiTRONCI JUNIPER 5GAL EVqk. NUGKLl; E'er 2 4AL DAVID VIEURNUM 5 CIAL LOW FAhY 1 GAL ENC LI0H IVY 4' Pair/ S:_2 'G' ?.0' B.N. AUTO UNLOADING FACILITY GAZE NOTED lye "GAL. V0.6. z'iz "GAL.40'0.6. 1've "GAL. 9'0.6. 0' (OD 3' tERM +I OLOPE• OHKUD 17- '1008'O.G. 6 HRUD -'`,Z60 4'06. C J -@ DEP '0' GIHRUD d - -15 a GroufO ease. K G 0.6. ROM RO 0 r - I IQN 27 1984 CITY OF 14.,4, 1.A' PLANNING DEPT. Ko -CGuP 15'0.6. 0'o.6. 400'0.&. •1 .e0 6 IO'o..G 12 "O.G. 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PARALLEL PIPCUNE6 MAY et* INhYAU -22 IN L AMF TKENGH. e PRo'VIt7t: PIPE' 612 -t e AT ALL WALK.1 RQ4P GK05h,N4/2 9, Fle0v1PV AUTO DKDJN VALVE* AT LOW F71NT6• 10. ODE THRUST 01-6646 WHERE RP.QUIKED (teltet €NDS, Ktaxee5 efc TYP, 51.015 HEAP DETAI NTO hHRUE NPA? *4 KEDAR (DYJV13 NiOhAJDLiga) `,Ar11f�' PVC hat. e0 RJheR LATO -AL- 910. 37' IRCUIT To HAD O. ICI 1=A' CZ 5705 15 H 5HQN6 570HP 15 H 0 5705 I5 F 1'6' OHRUP> 1-'0' LAWN, 1'D OHRU6 eHRUe FTJREAM .n 550 12 - I&' R1 RADIU5 ND, #c 6PA0I -N 4.10 4) 5705 15 4 570 HP 154 n 570515H C4a570HP16H 0570515E 0 640P 120 0 540P 12N G 570P 12H CZ 5705 1514 570HP I5H 570515F 5705 16Q CZ 5705 15H 570HP Qa'570HP 15.240' 0 4705 I5F 59 2 4 11 25 .7 Q `I'ADJAhT I \CURE ROW .1'/2" 00Z.4B-I5 6RONZE I q''I 33 15'O,G. (2've" PIPE: OUT kg hHOWN) I 12' 37 - 20'0G. Y I *50-.12 O I 15' 2 29' ROW I %L" 00246 BRONZE - I 15' 2 ) 24'04• (z'//• PIPE: OUT 70 Tee) 2 15' P) 2 16' ' 7 z 4 2 4& I.z 2.1 I'L' 0 550-12-02. I,z 9TREAM.0 650-12-Ito 2.1 15' 0 \ 20' ROW �II`G" 11024 - 16 NYLON ' ) 15' z4'0.6.or _. (2' 1 /2 " Pipe OUT TO - (5E) 15' 9 / Dh '*HOWN h' 5' 5' 5' 5' a' ID' CONTROL VALVE - WEATHCgMATIG 12 Oh hHOWN iVz' 0024 6RONZE 5 - 50'O.G. (lye` PIPE: OUT TO TCC ) 10 - 24'0.6. 1 A661- WN. ,. lYz" 00p246 6RONZE 14 A0 hHOW N .. (2+'z' PI PB OUT To •te ) 5 39' O• • 2 59'OG. .. 7 24'O.G• . 52 Iec'QG. IKt" 0024 6 - 15 VRONZ 17 VO.G.• ;.(Zvo" PIPE OUT M 3 OWN) 6TW.TREES :.. 9 Ilv'O.c. 'e" e24'6zw 6RON2E 27 " (600v- LF OF Z' /2 " PIPE OUT DIoOHOWN) 10- (6EE ALV,d Au7V E L.t; FT) • C0NT1e OR K PoI� A RAMATIC HEAP LOCATION VUANTITY Ec7NIMATt6 t y PoKAP- EA C�JVIS,eA C. 5CG 6f�GIFIGATIONS 2.GON7ROLLER WEATHeKMATIG RM UNITE ' HALL IWJi'ALLED IN OFFICE 'Lg, �erYIGNC� UL�, UNIT .G-I M-1011 CONTROL CIKKCUITO' A,P7,Gp L UNI SHALL I,ONIROL GIKGUI 8 F ,C H , 1 J y/Ix& 4IZ• FROM POW 69/W.Ca 69/i TO CA. Lal O LLe'K 4' -CALL 6E cg. LOCAL COPE. W IRE LENCITH *HEWN poet/ NGT INCLUDE; REQUIRED EXP'ANhION CURLS OR UQUIKEp COMMON WIRE. .. DIET; *HEFT L-3 F02 NET2K. DETAIL OZ. 24' ao. 0, G, . ` GARDNER ENGINEERS, INC. CONSULTING ENGINEERS / PLANNERS / SURVEYORS Sloss 1553 M . Plat. Cn. Soil. 241 2001,W.sI.n, Ammo T.I.phon. 17051 6246255 S.SItl , Washington 98119 ' .' ' ' ' IF THIS MICROFILMED DOCUMENT IS LESS , CLEAR THAN THIS NOTICE, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT I ' rRINKLEI2 IRRICaATIDN FLAN lb - zck '*/- 10 450' +/ is - 450' I0- 440' 10- 4`100' lb- CUP 5139 JOB NO, • • 01 0 AUTomoTivE- RviciN9 _,_P 'V4100 ; '111 . 1 ° i. ' 11 Nnlir ,r • A / „. 0Alea2DALE AVENUe h o t 5 Wrg. 1 2IDEWALK. 2 I 4 Z 99. e ter/ e w • go JL rrea,uto, MANUAL pjtAIN tT e•lJ eR gr VALUMN bReAK.eit RtPLIZER \ CIRCUIT OYM. WO HEAP NO J2APIUo No.+A 04 CONTKOL. VALVE -Vips1:1-MATIG-0 Wig& AWI cza oes oit-les L Z-F 540P I2Q 25 • 9 I W 06. 1 0 it; -15 BRONZE LAWN 540P IZH I 9' " 29 WOVO4. . (2 pan col' A62 0HOWN) 570P I2H I 12 44- 20' OZ. 5 IF ;; a le' 20'06. 67042 * 10; o Aom-lowN MONZe 1f5 - 110' Iv 0HRLID 57014P I514 H Z IV 7 PO06. (2'/2" PiPeouT Ao V 0HowN) 57014P15-Z4o• t.67 IV I '04. 5700 1F I 15' • 2406. 2-H 5700 J 2 a Vi 2 A0171-10M4 _00z4f) er-ONze 10 050' t/- ORRO10 570Hr 411 • W 5 0'0,6. (V mPe cuT 61 570 HP 15-240* Z.lo 15' W 5700 I5F * 4 IV q 24 550-lz-1 lo W 'woe, Ile 11024-16 NYLON 07n04.1 550-12 -Ito 2.1 10' 12 00' 00 (t" pipe GUT AG? 01-1OWN) PAW Tgeeo a•j V50 WI La W Il 100.6 r 11024-15 NYLON eggeAM 550- 12 It' 12 " Pin oUT AO h1 EnW YRE-to2 NCTS : 1401r0 'Ht 2 L- Te vALW 2 , '-.....iiil i il if ! ,......_.__ 1 .. ..i .-- 7 irip"imingommairicirom IV il i- v- 15' Kow 4 0 ri s ta p oit •7 < .• s'a I% ea 1 0,6. 15' Row e2PocIN4 7 .opAGIF4 , p • ••■ -- 4. 0 ll'o 16 RDW br , TdCa.= M L am, MLA, AIM. °AMMO ' 0 0 0■1•1■0 0 0 0 0 • " 4. " -- " t tAlmaimilamisair ina pe*. .`StimwilLeiamirAvoweriz'Alr • r' e'l — /1 • 740.91 I. Zve"NAIN LINE' XEDUCE TO a" AFTR CIRCUIT H Tee II FeNGE .1 10-izoov- MATc4 L NO yer Lerr MATCH LINE*" on Lerr 1 z • 0 1 rO lbCAJP 8 MEM 1 JAN 27 1984] CITY OF TUKWILA PLANNING DEPT. GARDNER ENGINEERS, INC, • > CONSULTING ENGINEERS / PLANNERS / SURVEYORS !Inc. 1683 Morlts1 Place Ono SAN 241, 2001 WI•lion /AMA T.lophono 12081 824.5265 S841118, WashInglon 96119 Mg DRAWN BY CHECKED BY I 40 SCALE I DATE AUTO UNLOADING FACILITY SPRINKLER IKKICIATION PLAN F.B. _12_7 — SHEET OF 5139' JOB NO, PI 1 • 11 riffiffiliffpni NOTHWITITIOVIRIITTPTrin 6 7 8. OC 62 ee tz sz sz 58 ez az I O st et et 91 81 Ft 'Cl El II 01. .....,JUIR6111111611d111111111101 , , , • • ,. . , • IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, IT IS DUE TO1 THE QUALITY OF THE ORIGINAL DOCUMENT! ;I I/ •