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HomeMy WebLinkAboutPermit 81-28-W - SHIMATSU - COMMERCIAL CENTER WAIVER81-28-w southcenter parkway shimatsu commercial center Tukwila City Council Regular Meeting September 15, 1981 Page 5 NEW BUSINESS - Contd. Prop. Ord. reclassify- ing certain lands from R -1 to C -1 (Schneider) contd. RECESS 8:30 - 8:40 P.M. Waiver approval r-- for Shimatsu request L. along Southcenter Parkway. C *MOTION FAILED. Mr. Phillips said he was not willing to sell. If Mr. Schneider wants to build down there, then let him buy the hill. Mr. Merrill Simonds,15460 65th Avenue South, said he does not want Mr. Schneider to buy'his place. He did not like to have to keep coming up to City Hall every week to keep his home. He said parking has been kept away from his place. Lee Phillips, audience, said this constant harassment with requests for rezone keep him from doing anything to his home. He and his neighbors like to know when they make improvements to their property they are going to be able to keep them. Mr. Wilson said Mr. Merrick had stated that the property owners had unified a'plan for office and they would favor rezoning all five lots. Joanne Davis, 5906 South 144th, said she has noted that some new construction has heat pumps on the roofs. It can be a noise factor. This is a consideration when an office building is put in near R -1 zoning. Brad Collins said plans indicate that heating equipment will be other than on the roof. MOVED BY HARRIS, SECONDED BY PHELPS, THAT THE TUKWILA REGULAR CITY COUNCIL MEETING RECESS FOR FIVE MINUTES. MOTION CARRIED. The Regular City Council Meeting was called back to order by Chairman Saul, with Council Members present as previously listed. Brad Collins, Planning Director, said there is information on the soils report dated September 11, 1981. MOVED BY VAN DUSEN, SECONDED BY HILL, THAT COUNCIL VOTE YES ON CRITERIA NO. 1 OF THE WAIVER CHECKLIST, "DOES THE PROPOSED ACTION REPRESENT A UNIQUE CONDITION ?" * Brad Collins, Planning Director, explained the fill work that would be done. Gary Van Dyke, contractor, said they would be preloading the fill. At Wendy's restaurant they used another method. He said they would be removing the peat, put in fill, and then it can be developed in six months. Mr. Collins said the fill permit cannot be issued without the waiver. He said the fill will occur somewhat similar to Wendy's. There will be no cut into the toe -of- the - slope. They must get the fill permit and then the rezone, although the fill permit does not commit the City to the rezone. *ROLL CALL VOTE: SAUL, BOHRER, PHELPS VOTING NO; HILL, VAN DUSEN VOTING YES; HARRIS VOTING NOT APPLICABLE. MOVED BY VAN DUSEN, SECONDED BY HILL, THAT THE COUNCIL VOTE YES ON CRITERIA NO. 2, "IS THE PROPOSED ACTION SIGNIFICANT IN SCALE ?" ROLL CALL VOTE: SAUL, HILL, BOHRER VOTING YES; VAN DUSEN, HARRIS, AND PHELPS VOTING NO. MOVED BY VAN DUSEN, SECONDED BY HILL, THAT THE COUNCIL VOTE YES ON CRITERIA NO. 3, "HAS THE APPLICANT SHOWN THAT NO REASONABLE ALTERNATIVES ARE AVAILABLE WHICH WOULD NOT REQUIRE A WAIVER ?" * Councilman Bohrer said staff points out that the only action that would not require a waiver is construction of a single - family home which does not seem appropriate. ROLL CALL VOTE: SAUL, HILL, VAN DUSEN, BOHRER, JOHANSON, HARRIS, PHELPS VOTING NOT APPLICABLE. Tukwila City Council Regular Meeting September 15, 1981 Page 6 NEW BUSINESS - Contd. Waiver approval for Shimatsu request along Southcenter Parkway - contd. MOVED BY VAN DUSEN, SECONDED BY HILL, THAT COUNCIL VOTE YES ON CRITERIA NO. 4, "IF THE REQUEST FOR WAIVER INVOLVED BUILDING, GRADING CLEARING, EXCAVATION, OR FILLING IN A GEOGRAPHICAL AREA GENERALLY IDENTIFIED BY THE ENVIRONMENTAL BASE MAP AS AN AREA OF HIGH NATURAL AMENITY OR DEVELOPMENT CONSTRAINT ARE SUFFICIENT MITIGATING MEASURES PROVIDED." * Councilman Bohrer said he would like to look at the fill permit. The key is that Council set the policy on building that there should be no building above 30'. That would resolve the issue. Brad Collins, Planning Director, said it was the policy at Wendy's that no cutting occur beyond the toe -of -the- slope. Councilman Harris asked if the fill is put in will it cause a slide? Bill Bailey, contractor, said the fill would help stabilize. Councilman Bohrer asked about drainage when the fill is put in. Mr. Bailey said drains would be put in if necessary. *ROLL CALL VOTE: SAUL, HILL, VAN DUSEN, BOHRER, HARRIS, PHELPS VOTING YES. MOVED BY VAN DUSEN, SECONDED BY HILL, THAT COUNCIL VOTE YES ON CRITERIA NO. 5, "IS THE REQUEST FOR WAIVER CONSISTENT WITH THE GOALS POLICIES OF THE COMPREHENSIVE LAND USE POLICY PLAN ?" ROLL CALL VOTE: SAUL, HILL, VAN DUSEN, BOHRER, HARRIS, PHELPS VOTING YES. MOVED BY VAN DUSEN, SECONDED BY HILL, THAT COUNCIL VOTE YES ON CRITERIA NO. 6, "DO THE REQUIREMENTS OF THIS WAIVER ORDINANCE IMPOSE A SPECIAL HARDSHIP TO THIS SITE ?" ROLL CALL VOTE: SAUL, BOHRER VOTING NO; VAN DUSEN, HARRIS VOTING YES; HILL AND PHELPS VOTING NO APPLICABLE. MOVED BY VAN DUSEN, SECONDED BY HILL, THAT COUNCIL VOTE YES ON CRITERIA NO. 7, "WOULD A GRANT OF THE WAIVER NECESSITATE A MAJOR POLICY COMMITMENT PRIOR TO THE ADOPTION OF THE NEW ZONING ORDINANCE AND MAP ?" ROLL CALL VOTE: SAUL, HILL, VAN DUSEN, BOHRER, HARRIS, PHELPS VOTING NO. MOVED BY VAN DUSEN, SECONDED BY HILL, THAT CITY COUNCIL APPROVE THE PRELIMINARY WAIVER AS SUBMITTED. MOTION FAILED. MOVED BY VAN DUSEN, SECONDED BY HILL, THAT CITY COUNCIL APPROVE THE PRELIMINARY WAIVER SUBJECT TO CONDITIONS AS RECOMMENDED BY STAFF. * MOVED BY BOHRER, SECONDED BY HARRIS, THAT THE MOTION BE AMENDED AND THERE BE ADDED TO SECTION ONE THAT THERE BE NO CUTTING OR FILLING ABOVE ELEVATION 30. MOTION CARRIED. *MOTION CARRIED, AS AMENDED. Chairman Saul said the Council would now vote on Criteria No. 4 on filling. MOVED BY BOHRER, SECONDED BY PHELPS, THAT THE CITY COUNCIL VOTE YES ON CRITERIA NO. 4: "IF THE REQUEST FOR WAIVER INVOLVED BUILDING, GRADING, CLEARING, EXCAVATION, OR FILLING IN A GEORGRAPHICAL AREA GENERALLY IDENTIFIED BY THE ENVIRONMENTAL BASE MAP AS AN AREA OF HIGH NATURAL AMENITY OR DEVELOPMENT CONSTRAINT ARE SUFFICIENT MITIGATING MEASURES PROVIDED." * Councilman Bohrer said he understood a new procedure would be used for the fill. Bill Bailey, contractor, said they would fill the site in the area of the building. The fill will extend about 25' beyond the end of the building. On top there will be 4' of surcharge. After 6 months the surcharge will be removed and placed in the parking lot. He said there would be a consultant supervising the job along with the Planning Department. r Tukwila City Council Regu 1 .r Meeting September 15, 1981 Page 7 NEW BUSINESS - Contd. Waiver approval for Shimatsu request along Southcenter Parkway- contd. Prop. Ord. relating to sidewalk construc. & amending Ord. #1158 & 1217. Councilman Harris said whenever a piece of property has been filled, the water was squeezed out to the other property. What is going to happen to the runoff? Mr. Bailey said the runoff will go into the storm sewer. During construction they will abide by the King County Hydraulic requirements. Councilman Bohrer said the concern that he has is that the City will go ahead and issue the fill permit and if the development is not completed there will be negative impacts in that the area will suffer with mud or dust and from looking at an unsightly development. He would like some assurance that if the fill permit is granted the development will proceed. Brad Collins, Planning Director, said the property is not properly zoned. The applicant could issue a performance bond that would say they would restore the property if the development does not proceed. Peter Van Dyke, contractor, said when they proceed this far and have filled in the land they will have invested $275,000. They are leasing the property on a 50 year lease. He said if they should not proceed they could put it back like it is, a swamp that breeds mosquitoes and blackberry vines. He said they want to start before the rainy season. After the fill is in they have to wait 6 months. The terms of the land lease do not start until the place opens. They intend to do a good job. Councilman Bohrer asked Mr. Van Dyke if he had any objections to a performance bond. Mr. Van Dyke said they would be willing to execute a performance bond. Brad Collins asked if they would knock down the surcharge and cover it with ground cover? Larry Hard, City Attorney, said if the fill permit is granted and the contractor goes into bankruptcy there is very little the City could do. Mr. Van Dyke said they can get a performance bond with insurance. *MOTION PASSED, WITH SAUL, HILL, VAN DUSEN, BOHRER, HARRIS, AND PHELPS VOTING YES. MOVED BY BOHRER, SECONDED BY VAN DUSEN, THAT THE PRELIMINARY WAIVER IS APPROVED SUBJECT TO THE CONDITION OF A SATISFACTORY BOND TO COVER REGRADING THE SITE TO ELEVATION 25 AND RESEEDING IT WITH SOME GROUND COVER IF THE DEVELOPMENT DOES NOT PROCEED. MOTION CARRIED. Councilman Phelps said the proposed ordinance came forward from the Committee of the Whole Meeting to approve the ordinance only and the Public Works Committee is going to be studying the agreement and bring it back for a recommendation at a later date as it relates to implementation of the sidewalk ordinance. The Developer's Agreement will be presented later. The action tonight will implement the ordinance. Councilman Bohrer said he would recommend if it is to be considered tonight, it needs some modification. He suggested putting it forward again. Brad Collins, Planning Director, said the City Attorney has an ordinance that was not prepared in time to be on the agenda.. It excludes the last phrase. Councilman Bohrer said his concern relates to the last paragraph in the ordinance. It says, "In the event a building permit is sought....and we cannot provide a finished grade...as the condition then we will enter into an agreement which says the development shall put the improvement in by a certain date." He said his feeling is that the City should not key that requirement strictly V : tet • g. .>• " '47 • • • • .bc - es Ati21.411 -11 1 1 64.16 . •-• — _ Fah.• .■•••• :V) ;-- -7 r — 7 .-- "1.••• •• • 12600° "CTAL tiCklitrrrAG5. 441r.0 aluto.16.46 :6 • 01:1441.0941AL. L.At4MCAPic - 6° N I— a. • 1 • ' ; . ; . :•! ( •-• 777 •• • 't " ` • !, 1 ' •,;.? , ••• I i• •;,•' ts 1 • • • • . • .; 11; • • ' • ' • _}/ ------- / • ' • ' •■••••....„ • . • I El.-13VA11ONA A • ••••• tukwila iii site plan APPLICANT: MAILING ADDRESS: PROJECT LOCATION: DESCRIPTION OF PROJECT: CRITERIA TO BE VOTED ON: PRELIMINARY APPLICATION F CITY COUNCIL WAIVER CHEC (Pursuant to Ordinance 11 1. Does the proposed action represent a uni'ue condition? 3. Has the applicant shown that no reasonab alternatives are available which would n require a waiver? e t Rfl 1ST 9) 4. If the request for waiver involves build'ng, grading, clearing, excavation, or fillin: in a geographical area generally identified by the environmental base map as an area o high natural amenity or development constrai t are sufficient mitigating measures provided. PHONE: After having reviewed the application, and al other written materials in the City's files regarding this matter, and after having allowed the applicant to provide additional oral information concernin! the application and after allow- ing for public comments at this regular meeti g of the City Council, the City Council voted on the following criteria. B. Is the request for waiver consistent. WI 'h the goals and policies of the comprehen ive land use policy plan? COUNCIL MOTION YES NO NA II/1( .1___ pass ) (fail) 2. Is the proposed action significant in sc•le? hlt (fail) (pass) NI 1 TTETF ilwry pass (fail) pass (fail) A I) (fail) 6. Do the requirements of this waiver ordinance r !! N impose a special hardship to this site? it (fail) ) ( ) 7. Would a grant of the waiver necessitate a major policy commitment prior to the adoption of the new zoning ordinance and map? COUNCIL DECISION: After the review and vote on the above criteria, the Council makes the following determination: i..'Ate4, Preliminary waiver is approved as submitted. a. Preliminary waiver is approved subject to following conditions: e 44,4_ — ,,at 4. .".cu ,.a.dc12.._ e.--4 Preliminary waiver is denied. Application for Preliminary Waiver incomplete. Refer back to applicant for additional information. Referred to Planning Commission for recommendation prior to granting or denying waiver request. DATED: COUNCIL PRESIDENT P P-10-1-v-411-e-e, YES NO NA N. I fai l pa-sir 3 3 CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT AGENDA ITEM Shimatsu Waiver (81 -28 -W INTRODUCTION ` - • - • - - �I The applicants are requesting waiver cm approval to develop a commercial retail center on 3.4 acres at the c / ) . / 4\ west edge of Soutncenter rarkway. Exhibit "A" describes the proposed ;; ' development which will adjoin the --e li 'f t ) Wendy's Restaurant site to the 5 i � r 111 South. ' sire. 1. Currently, the property is zoned �= r ! cm 1 "' .A N m..1 for single - family residential use � m and is vacant. The Comprehensive s CM Plan designates the site and its immediate surroundings "commercial ". It is the applicant's. intent to seek rezone approval to the C -2 classifi- cation i:f the waiver is granted. This property is designated as an ► area of special development consideration due to environmentally - sensitive factors. of soil condition, and protection of the wooded westerly slope of Interstate 5, thus necessitating waiver approval. Although the ground has lain fallow for some years, it was used in the past as farmland; it has been the City's policy to impose waiver review on any request to convert farmlands (however marginal) to higher use. DISCUSSION Waiver Criterion #1: "Does the proposed action represent a unique condition ?" Applicants Response: "Yes. Site presently unused with a very low tax base. •Basic utility and street improvements have been-con- structed but not utilized by this site." Staff Response: This proposal is unique in that it represents conversion of potentially - useful agricultural land to commercial use. The property to the north is being actively cultivated, and the presence of the working farm has all but disappeared within Tukwila. However, the ground is quite heavily overgrown, and restoration thereof for growing commercial crops probably cannot be justified by the anticipated return. Page -2- 81 -28 -W Waiver Criterion #2: "Is the proposed action significant in scale ?" Applicant's Response: "No. Surrounding property all developed in a similar manner except farmland to the north." Staff Response: While we agree that the project is generally consistent with the existing and emerging uses in its immediate vicinity, we also contend that the project is significant in scale. 46,900 square feet of floor .area and parking for 160 cars will be provided. We feel that this project substantially commits the remainder of vacant lands west of Southcenter Parkway to similar development intensity level, and is therefore significant in scale. Waiver Criterion #3: "Has the applicant shown that no reasonable alterna- tives are available which would not require a waiver? Applicant's Response: "No. The site is not suitable for farming use and the best use is commercial development as indicated in the Comprehensive Plan." Staff Response: The only development alternative exempt from waiver review is single - family home construction. This type of develop- ment seems unsuitable for the flat area of the site adjoin- ing the Parkway, is not consistent with the Comprehensive Plan's anticipated commercial use of the property, and is not an economically feasible investment alternative. We suggest, therefore., that this criterion be treated as "not applicable." Waiver Criterion #4: "If the request for waiver involves building, grading, clearing, excavation or filling in a geographical area generally identified by the environmental base map as an area of natural amenity of development constraint, are sufficient mitigating measures pro- vided?" Applicant's Response: "Only the first 250' west of Southcenter Parkway to be developed; the remaining steep slope to remain as an undeveloped forest land." Staff Response: We have identified two areas of critical environmental mitigation prerequisite to waiver approval: Slope protection and soils preparation. The applicants indicate their wish to preserve the slope area on the west end of their site. What is in question here, as it was in the previous "Wendy's" rezone case, is a common agreement as to the depth from Southcenter Parkway at which the slope begins. Like the Wendy's site, the present application suggests 250' west of the roadway as the appropriate limit of development. The site development Page -3- 81-28-W map depicts this limit as corresponding with the 30' ele- vation level. During Council review of the Wendy's rezone, elevation 25' was identified as the recognized toe -of -slope level. However, the Council did allow placement of fill above the toe to approximately the 30' level. The 30' elevation has been held in the preliminary design. The enclosed report of 31 August 1981 from the applicant soils consultant recommends against cutting the toe -of- slope, and suggests placement of buttressing fill material. The project design calls for a 2:1 fill slope at the extreme westerly edge adjoining the service drive. Regarding soils preparation, the consultant's preliminary memorandum suggests the need to excavate the soft organic soils present on the actual development site and replace them with select fill. The applicants wish to implement this mitigating solution immediately by obtaining a permit to install supervised fill. It should be understood, however, that granting permission to fill may commit the Council and Planning Commission to a favorable decision on the sub- sequent rezone application through implied investiture of rights -to- construct under the permit. We request that the Council discuss the issue of granting a fill permit in context with the waiver request. Waiver Criterion #5: "Is the request for waiver consistent with the goals and policies of the Comprehensive Land Use Policy Plan? (See attached policy analysis prepared by the applicant) Waiver Criterion #6: "Do the requirements of the waiver ordinance impose a hardship to the use and development of this site ?" Applicant's Response: "No, all requirements of the waiver process can be met." Staff Response: We find the applicant's "no" response to this question refreshingly candid. It is our opinion that the issues raised and resolved during waiver review will enhance the final result of the project, and to that extent represent a benefit rather than hardship. Waiver Criterion #7: "Would a grant of waiver necessitate a major policy committment prior to the adoption of the new zoning ordinance and map ?" The waiver in this instance is brought about by the presence of environmental constraints rather than long -term land use issues. The Comprehensive Plan already anticipates commercial use of the type represented in this application. We conclude, therefore, that no major land use policy committment is implicit in this instance. Page -4- 81-28-W RECOMMENDATION Staff recommends that the preliminary waiver 81 -28 -W be approved subject to the following stipulations: 1) Commercial development of this site shall be limited to a depth of 250 feet from the west margin of Southcenter Boulevard, with no cutting above toe -of- slope. Toe -of -slope shall be defined as ele- vation 25' M. S. L. D. as it existed on 1 September 1981. Development of this site shall proceed as generally- described on Exhibit "A" of this application. The Board of Architectural Review shall analyze site, architecture and landscaping details prior to issuance of building permits. Supplementary questionaire Wdiver application Schedule "A" Additional information Item #6. What goals and policies of the comprehensive plan can you identify which support your request for waiver approval? City of Tukwila Comprehensive Land Use Policy Plan. Goal: Encourage a smooth, steady and planned growth of the business community. Policy 1. Encourage the grouping of uses which will mutually and economically benefit each other -or provide necessary services. The site is substantially unused with the exception of one residence. The surrounded uses are commercial. The zone change will add additional commercial land for development to like uses for the economic benefit of all Policy 2. Allow for the location of new commercial and industrial areas and the expansion of existing ones when this expansion is compatible with surrounding land uses and not detrimental to the public welfare. This development provides 3.43 acres of commercial expansion compatible with property to the East & South. The forested land to the West will be left in it's natural state. The farm to the North will continue to be productive and compatible with the commercial uses that surround it. The farm will remain in that use until it no longer is productive or until a higher use has been determined. Policy 3. Encourage aesthetic building and site design in working and trading areas. Policy 4. Encourage the use of live landscaping in all developments. Over half of the total site will be devoted to existing forested land which will provide a natural green background for this develop- ment. The buildings will form a "U" shape on the site creating a parking area. The one story buildings will not block the views to the forest and will make a pleasing transition to the hill behind. The setback will be landscaped on three sides. Policy 5. Promote renovation of areas which are not aesthetically pleasing. The existing house on the site is not an aesthetically pleasing asset to the area. Even though it is well maintained, it is sitting in a low area which adds to it's aesthetic incompatibility with it's surrounding structures. The house is also fast becoming incompatible in scale and use as the other commercial developments surround it. The new development will fill the site to street grade and construct a modern structure compatible with others in the area. Policy 6. All signs should be generally attractive and to scale in size and height with the building and premises to which it is related. The developers will provide attractive signs in scale with the build- ings and follow all City sign codes. Policy 7. Promote adequate provisions for parking for all land uses. The plan as presented provides for 159 parking stalls. This is a ratio of one per 300 sq. ft. of commertial space. We have found this to be a good ratio, for our uses. The minimum is one space per 400 sq. ft. of gross floor area, based on Tukwila Zoning, Title .18. Policy 8. Encourage a diversity of business uses to promote maximum occupancy. This development will service the community and the Seattle area. The type of shop & commercial establishments will premote trip oriented purchases drawing from a area outside of Tukwila as well as convenience items within Tukwila. Goal #3. Encourage the continued vitality of the commercial retailing activity in the City. Policy 1. Encourage uses which are supportive to retail areas to strategically locate in or near those areas. Southcenter Parkway is an arterial connecting office and warehouse land uses to I 5 and major circulation systems. This development will support these uses by providing goods and services to those people working or living in the area. Like developments will be supportive by providing the public with shopping competition within the area. Policy 2. Commercial uses hould be located functionally convenient to major traffic ays. South Center Parkway is des gnated as a secondary arterial, with connection to I 5 to the No th and 180th to the South. This is an ideal location fora retail center for both regional drawing power and local service. Policy 3. A pedestrian cir ulation system should be develored in commercial use Di.tricts. The developers will provide a pedestrian walkway along South Center Parkway. Policy 4. Recognize the be efits of retail activities and promote them. The development will provid needed retail. MASTER LAND DEVELOPMENT APPLICATION FORM Conditions affecting this site which require waiver review: PARKWAY. SUPPLEMENTARY QUESTI0NAIRE Schedule A WAIVER APPLICATION Inconsistency between zoning and comprehensive plan use designations © Site located in area of special development consideration 1) Describe briefly the project you propose 47,000 sq.ft. of retail - commercial on the site - parking for 159 cars. All within 250' of SOUTH CENTER 2) Does your project represent a unique benefit to the Tukwila Community? Yes. Site presently unused with a very low tax base. Basic utility and street improvements have been constructed but not utilized by this site. 3) Is your project significant in scale relative to its neighborhood setting? No. Surrounding property all developed in a similar manor except farmland to the north. 4) Are reasonable alternative development approaches available to you which would not require waiver review? No. The site is not suitable for farming use and the best usg is commercial development as is indicated in the comprehensive plan. 5) If the request for waiver involves building, grading, clearing, vegetation re- moval, excavation or filling in an environmentally critical sensitive area, what miti- gating solutions are proposed to offset the impact of such activity? Only the first 250 ft. West of South Center Parkllay fin hp devpinppd The remaining steep slope to remain as an undeveloped forest land. 6) What goals and policies of the comprehensive plan can you identify which sup- port your request for waiver approval? (Attach seperate sheet) See attached. Comprehensive Plan designates as commercial. 7) Do the requirements of the waiver process impose a hardship on the use and de- velopment of this site? No. All requirements of the Waiver prncecc ran hP mpt MASTER LAND DEVELOPMENT APPLICATION FORM NOTE: Please write legibly or type all requested information -- incomp applications will not be accepted for processing. / SECTION I. GENERAL DATA 1) APPLICANT'S NAME Hayden Island, Inc. TELEPHONE: (50 2) APPLICANT'S ADDRESS909 N Tomahawk I sl • 3) PROPERTY OWNER'S NAME 4) PROPERTY OWNER'S ADDRESS ZIP: 5) LOCATION OF PROJECT: (geographic or legal descrip.) Attached 6) NAME OF PROJECT(OPTIONAL) TELEPHONE:( ) Dr. ZIP :Portland, OR 97217 SECTION II: PROJECT 'INFORMATION 7) BRIEFLY DESCRIBE THE PROJECT YOU PROPOSE: Approximately 45,000 square feet of commercial - retail buildings. 8) DO YOU PROPOSE TO DEVELOP THIS PROJECT IN PHASES? • 9) PROJECT (149,588 sq.ft.) a. NET ACRES 3.434 EI yEs c. PARKING SPACES 185 b. GROSS ACRES 3.434` d. FLOORS OF CONSTRUCTION 29.73% e. LOT AREA COVERAGE BLDG 44 , 470 SQ.FT. LANDSCAPE 16,980 SQ.. FT. PAVING88,138 sq. FT= 58.9% Landscape site sq.ft.=10 10) DOES THE AVERAGE SLOPE OF THE SITE EXCEED 10%? 11) 13) IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION YES 11N0 ON THE CITY'S ENVIRONMEN'"L BASE MAP? EXISTING ZZONING R 12. EXISTING CCNLP.PLAN C 2 D N0 one NO 14) IF YOU WISH TO HAVE COPIES OF CITY CORRESPONDENCE, STAFF REPORTS, OR OTHER DOCUMENTS SENT TO ADDRESSES OTHER THAN APPLICANT OR PROPERTY OWNER, PLEASE INDICATE BELOW. a. NAME: R- S2Hc 6LD ADDRESS: /GOO PAW P(,AClc 9 6101 b. NAME: ADDRESS: OVER .er NT'S AFFIDAVIT . ,�� ►�c•c _ , being duly sworn, declare that I am the astir or owner or t e property involved in this application and goiti statements and answers herein contained and the information itt are in all respects true and correct to the best of my C`d aiiatir6ci f. DATE �� 7// x Subscribed and sworn before me this ZT day of 4uG ew 3 T , 19, I . )e 1Cotary.e'ublic in and for t e to of Washington .:residing at (Signdture of Contract Purchaser or owner) ■ SECTION IV: SUPPORTING MATERIAL REQUIREMEMTTS TYPE OF APPLICATION REZONING CONDITIONAL USE [1VARIANCE F7COMPREHENSIVE PLAN AMENDMENT 1 1 SHORELINE Mc r. PERMIT [T1WA IVER SUPPORTING MATERIAL ** SCHEDULE E,'1,2,3,4,S,9 SCHEDULE C, 2,3,5,9 SCHEDULE F, 3,5,9 SCHEDULE D, 2,3,4,5,9 SCHEDULE B, 2,3,4,5,8 SCHEDULE A, 3,9,10 SHORT SUBDIVISION . 3,4,7 SUBDIVISION 2,3,4,5,9 +,12 BINDING SITE IMPROVEMENT PLAN 2,3,4,6,9 F lARCHITECIURAL REVIEFV 9,10 LILANDSCAPE REVIEW 11 * *SEE TABLE 1 FOR DESCRIPTION + OPTIONAL AT STAFF'S DIRECTION , • City of Tukwila 8200 South:enter Boulevard VVashingion 98188 — MASTER LAM DEVELOPMENT APPLICATICNFOR FEES: RCPT. ti. F. NOTE: Please write legibly or type all requested information -- incomplete applications will not be accepted for processing. SECTION 1) AMPLICANI"S NNE Hayden Island, Inc. TELEPHONE: ( 503) 283-4111 2) APPLICANT'S ADDREIS909 N Tomahawk Isl. Dr. 'zmi OR'97217 3) PROPERTY OWNER'S NAME 4) PROPERTY OWNER'S ADDRESS ZIP: 5) LOCATION OF PROJECT: (geographic or legal descrip.) Attached 6) NAME OF PROJECT(OPTIONAL) . _ J ( SECTION II: PROJECT INFORMATION 7) BRIEFLY DESCRIBE THE PROJECT YOU PROPOSE: Approximately 45,000 square feet of commercial retail buildings. 8) DO YOU PROPOSE TODEVELOP THIS PROJECT IN PHASES? OYES • 9) PROJECT (149,588 sq.ft.) a. NETACRES 3.434 t c. ,... .. . b. GROSS ACRES 3.434 t d. FLOORS OF orm ..... CONSTRUCTION 29.73% , .. ._..4 e. LOT AREA COVERAGE .' BLDG.4 470 SQ.FT. LANDSCAPE 16,980 SQ.. FT. Landscape site sq.ft.=10% PAvING88,138 sq. FT.= 58.9 10) DOES THE AVERAGE SLOPE OF 11-1E SITE EXCEED 10%? [fl YES NO 11) EXISTING ZONING R1 12. EXISTING CCMP.PLAN C2 ' 13) IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION YES ON THE CITY'S ENVIRONMENTAL BASE MAP? a. NAME: ADDRESS: b. NAME: ADDRESS: • • PARKING SPACES 185 ... Es DNO 14) IF YOU WISH TO HAVE COPIES OF CITY CORRESPONDENCE, STAFF REPORTS, OR OTHER DOMENTS SENT TO ADDRESSES OTHER THAN APPLICANT OR PROPERTY OWNER, PLEASE INDICATE BELOW. TYPE OF APPLICATION • • • 'L SECTION III: APPLICPIff'S AFFIDAVIT A.3 cl..vA., t,�(. h,, `) being duly sworn, declare that I am the contract port as r a er t the property involved in this application and that the foreg •ng statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. • . Subscribed and.sworn,before.me •t • . _.: __...._.»..i._.__�_ I ;�t`( CI'i'Cil it fit. .....J�`i1.7.�:�, , ,..J l.. • this r day of Au h us i , , 19_ j. DATE J� X \ {` 44— P, Ayi 1 (i tore Contract teaser or- owner).-- otary Public in and or a State of hashington residing at G`u .. _ • .....5. SECTION IV: ' SUPPORTING MATERIAL REQUIREMENI'S REZONING • SCH E, '1 23 4, 5 9 +. 7 ti CONDITIONAL USE : SCHEDULE C; L ] VARIANCE :: SCHEDULE F, , 3, 5,9 rlCc1PREHENSrvE PLAN AMENDMENT • EISHORELI MGDIT. • PERMIT FlWAIVER .... L ISH9RT SUBDIVISIO■. • SUPPORTING MATERIAL ** , SCHEDULE D, 2,3,4, 5,9 •_ •_ ULE B, 2,3,4,5,8 SCHEDULE A, 3,9,10 • :0„,,•::,, ..:: F1SUBDIVISION. ...._. 2,3,4,5,9 +,12 IIIBINDING SITE IMPROVEMENT PLAN `` 2,3,4,6,9 L]ARCHITECIURAL REVIEW 9,10 [IILANDSCAPE REVIEW , . ... 11 • * *SEE TABLE 1 FOR DESCRIPTION - - + OPTIONAL AT STAFF'S DIRECTION MASTER LAND DEVELOPMENT APPLICATION FORM NOTE: Please write legibly or type all requested information -- incomplete applications will not be accepted for processing. SECTION I. - GENERAL DATA APPLICANT'S NAME Hayden Island, Inc. TELEPHONE: r 503) 283 -4111 1) 2) APPLICANT'S ADDRESS909 N Tomahawk Isl. Dr. ZIP :Portland, OR 3) PROPERTY OWNER'S NAME - -- 'TELEPHONE: ( •-) 4) PROPERTY OWNER'S ADDRESS ZIP: 5) LOCATION OF PROJECT: (geographic or legal descrip.) :. Attached 6) NAME OF PROJECT(OPTIONAL) FEES: RCPT. M.F. EPIC. SECTION II: PROJECT 'INFORM TION 7) BRIEFLY DESCRIBE THE PROJECT YOU PROPOSE: Approximately 45,000 square feet of commerci - retail buildings. 8) DO YOU PROPOSE TO DEVELOP THIS PROJECT IN PHASES? • 9) PROJECT (149,588 sq. f t. ) a. NET ACRES 3.434 t b. GROSS ACRES 3.434 * d. FLOORS OF 29.73 CONSTRUCTION e. LOT AREA COVERAGE BLDG.44 , 470 SQ. FT. LANDSCAPE 16,980 SQ.. FT. PAVING88,138 sq. FT= 58.9% Landscape site sq.ft. =10� 10) DOES THE AVER BAG OF THE SITE EXCEED 10 %? D YES ONO 11) EXISTING TONING R 12. E`CISTING COMP.PLAN C2 13) IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION IE1 D ON THE CITY'S ENVIRONMENTAL BASE MAP? 14) IF YOU WISH TO HAVE COPIES OF CITY CORRESPONDENCE, STAFF REPORTS, OR OTHER DOCUMENTS SENT TO ADDRESSES OTHER THAN APPLICANT OR PROPERTY OWNER, PLEASE INDICATE BELOW. a. NAME: b. NAME: ADDRESS: ADDRESS: c. PARKING SPACES 185 one OVER I • SECTION. III: APPLICANT'S AFFIDAVIT . • 1 being duly sworn, declare that .I. am the.... contract purchaser or oumer ot the property involved in this application and • • that the foregoing statements and answers herein contained and the information • herewith submitted are in all respects true and correct to the best of my knowledge and belief. . „ „.. • • •:;-!.; • • • • — • (Signature of Contract •Purchaser-or=owne r .:)ri I ;briaf-a • SutiScribed and , sworn. .hefore me • . .! 1 . ;iv/mica:0T. .7:2; dA • thiS •. day of 41/4iis r , 19 I /. .• . • .• &otare.11 c in an or t e- ate or hashington ":' rcsidirgat „ • ann..* W. +•,.. ": HA • • P.7; : • SECTION IV: .—SUPPORTING MATERIAL . REQUIRENIENTS TYPE OF APPLICATION t SUPPORTING MATERIAL** Ej itzoNiiid.: :: :: i .:_y r-- ?. 1 '' :i:( - ..''''''".-'"" ; kr..:to - c F i:. =c ::-5 . . SCHEDULE C ' FI VARIAlsiCE ..•:. ; -- 1 ..----- • - • ., SCHEDULE F 3 5 9 ..-.,-....-- -..7 - --.-.:P.7.• ':-.,-.....::-."-':-...: 9 9 9 . . • .....:. COMPREHENSIVE PLAN AME'IDMENT ' .r '''''''. SCHEDULE D; 23,4;8,9 111SHORELINE ' mdmr.. '' • „3,4,5,8 ...t , ..:;t r.' -. .:,':. ;;;;:2(..-.:". . : : . : • ... r.'...!.- ',.. ?..^.:' • ' .. . . C . ' - wAlvEli':' ' ,, - -,:,',...,.: ..,, r '''' :7 r SCHEDULE A 3 9 le . .......,....._............. 2 10 P [1]SHORT SUED • IVI STONH: . • .3,4,7 ..........;1'it.: - p...7, (.-: E1SUBDIVISION- '... . ' t'., --s- — -•••• -2 3 4 5 9 • 12 - .. . BINDING SITE DIPROVEMENT PLAN .- f 2,3,4;6,9 FI ARCHITECIURAL REVIEW . . • 9,10 -. •--.,. ..,-..-; .,•• El LANDSCAPE REVIEW .. 11 --. ..: - • • **SEE TABLE FOR DESCRIPTION - 4: OPTIONAL AT STAFF'S DIRECTION • . ' • ' - • „ • .. . .„ • •■. . • Atta'ched 6) NAME OF PROJECT(OPTIONAL) FEES: RCPT. M.F. • MASTER LAND DEVELOPMENT' APPLICATION FORM ' . . • . • : : NOTE: Please write legibly or type all requested information -- incomplete applications will not be accepted for processing. SECTION I. GENERALDATA 1) APPLICANT'S ,NAME Hayden I s l a n d , Inc. TELEPHONE:( 503) 283-4111 2) APPLICANT'S ADDR.E.S5909 N Tomahawk Isl. Dr. zn;:POrtland,OR'97217/ 3) PROPERTY (AMER'S NAME 21 '--- .TELEPHONE:(" -) 4) PROPERTY OWNER'S ADDRESS ZIP: 5) LOCATION OF PRCUECT: (geographic or legal descrip.). - -.--.-- SECTION II: ' PROJECT INFORMATION 7) BRIEFLY DESCRIBE THE PROJECT YOU PROPOSE: Approximately 45,000 square ' feet of commercial - retail buildings. 8) DO YOUPROPsCE DEVELOP THIS PROJECT IN PHASES? DYES I NO" '..-.:::: . • t .- ' :,..!. • . - 7 . - • ..-. .. ': .._......; PARKING SPACES 18 ..._........ . .. .. .,.-, FLOORS OF CONSTRUCTION one...,,,.,. 9) PROJECT (149,588 sq.ft.) NET ACRES 3.434 * c. b. e. MSSAOIES 3.434 d. LOT AREA COVERAGE PAViNG88,138 • 10) DOES THE AVERAGE.SLOPE OF 29.73% BLDG114 SQ. Fr.= 58.9% THE SITE EXCEED 10%? 11) EXISTING TONING R1 12. EXISTING COMP.PLAN C2 13) IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION ON THE CITY'S ENVIRONMENTAL BASE MAP? a. NAME: b. NAME: ADDRESS: ADDRESS: YES LANDSCAPE 16,980 SQ.. FT: Landscape site sq.ft:=10% YES j] NO 'LI *- ao 14) IF YOU WISH TO HAVE COPIES OF CITY CORRESPONDENCE, STAFF REPORTS, OR OTHER DOCINENTS SENT TO ADDRESSES OTHER THAN APPLICANT OR PROPERTY CANER, PLEASE INDICATE BELOW. . . • • . SECTION III: APPLICANT'S AFFIDAVIT Notary in and for the date of h'ashington ' residing 'at ,Q,�vzc1 . ! • ....�� •_ I 4(4 ..a, �� , being duly sworn, declare that .I am. the contr•,%t purc aser or owner or t e property involved in this application and that t he foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. DATE . (Si ture of Contract Purchaser • or - owner) :,n1 b : c,C I .ivr•t• 4` �: 4 ,A11 7 .1 :l Subscrib d.. and. sworn before me , a'of l•(C,uS • 19 1. _:•._ SECTION IV: •SUPPORTING MATERIAL REQUIREMENTS TYPE OF- PLICATION ONING ' -. � SCHEDULE E, CONDITIONAL USE ._ .. - SCHEDULE .C;` .. _ . 2,3,5,9. E1 VARIANCE .. .. .•._, :' -•: SCHEDULE F, 3,5,9 LIICOMPREMENSrVE PLAN AMENDMENT SCHEDULE D, 2,3,4,5,9 SHORELINE MGDTT. PERMIT -- , HE SCHEDULE B, 2,3,4,5,8 . FlwAIvER E ISHORT SUBDIVISION 1 !SUBDIVISION O BINDING SITE IMPROVEMENT PLAN F1 ARCHITECIURAL REVIEW r1LANDSCAPE REVIEW 11 :SUPPORTING MP TER3AL ** `I SCHEDULE A, 3,9,10 + : ' :_.. 2,3,4,5,9 ,12 2,3,4,6,9 '9,10 ... • * *SEE TABLE 1 FOR DESCRIPTION + OPTIONAL AT STAFF'S DIRECTION �...... _...........- . .� Order No. 646663 DESCRIPTION: Parcel 1: L. - 1 Lots 1 end'2 of Short Plat No. 80- 45 -SS, recorded under Recording No. 810604 -0707; Parcel 2: That portion of the Northeast 1/4 of the Southwest 1/4 in Section 26, Township 23 North, Range 4 East, W.M., lying West of South Center Parkway, as follows: Beginning at a point on the West line of said subdivision, 255 feet North of the Southwest corner thereof; running thence North along said West line, a distance of 255 feet; thence East on a line parallel with the South line of said subdivision to the intersection with the West line of said South Center Parkway; thence South along said West line, a distance of 255 feet, more or less, to the intersection with a line running East from the point of beginning, parallel with the South line of said subdivision; thence West along said parallel line to the point of beginning; EXCEPT the East 6 feet thereof conveyed to the City of Tukwila for street by deed recorded under Recording No. 6343855; AND EXCEPT that portion thereof, if any, conveyed to the State of Washington for State Highway No. 1 by deed recorded under Recording No. 5516662; Parcel 3: That portion of the Northeast 1/4 of the Southwest 1/4 in Section 26, Township 23 North, Range 4 East, W.M., lying West of South Center Parkway, as follows: Beginning at a point on the West line of said subdivision, 510 feet North of the Southwest corner thereof; running thence North along said West line 255 feet; thence East on a line parallel with the South line of said subdivision to the intersection with the West line of said South Center Parkway; thence South along said West line 255 feet, more or less, to the intersection with a line running East from the point of beginning, parallel with the South line of said subdivision; thence West along said parallel line to the point of beginning; - continued - Description (continued): EXCEPT the East 6 feet thereof conveyed to the City of Tukwila for • street, by deed recorded under Recording No. 6343854; AND EXCEPT that portion thereof conveyed to the State of Washington for State Highway No. 1, by deeds recorded under Recording Nos. 5524600 and 5992107; ALL situate in the County of King, State of Washington. Order No. 646663 39'02 "AK _ 6 /b 0 /00 Lam / o tr S ?LAT Ak • So - /. - SS gild / Of 2 5 •t .. s's ?. Tp � Ti H j X26 T T � — 2$5— • N 79 Ail / /6:4 5u 20(P) 4331///3 8 W I- 314.54 ( W C 43 se/ P q S 6 i Z / / ND N.1 0 1 f w Q., oa co .tr. te ('1 qb =a o c- . ) — 00 T c; at s " !` 4833 e.3 C. 1.1:1 SOUTHCENTER PARKWAY co,-...-,,, . il col (C o. IPd. d/o 0972 , Mess B..os .Pd., Est 2-24 - i4 C.C..vot..vo. /7 -5 76) i .. ;s •/908 City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Frank Todd, Mayor M EMORANDUM TO: City Councilmembers FROM: Brad Collins, Planning Director DATE: 11 Sept. 1981 SUBJECT: Shimatsu Waiver, Fill permit The staff report which you received in advance of last week's Committee -of - the -Whole meeting alluded to the applicant's de- sire to obtain a fill placement permit in conjunction with a favorable decision on their pending waiver application. This matter was discussed at the meeting of 8 September, and the Council advised them to provide certain information for staff analysis and subsequent discussion at the regular meeting. In the interim, we have received and reviewed the following: 1) Exhibit "X "- depicting a cross- section of the pro- posed fill placement 2) Exhibit "Y "- revised site plan showing cross - section location 3) Summary of Soils Investigation, 9 September 1981 Our review of these documents leaves us with some unresolved matters requiring clarification before a conclusive decision can be made regarding the environmental significance of the fill permit application: A) First, we requested that the applicants supply exisiting and post -fill finished contours on the site map, and identify the geographic limits of fill placement. This information has not been presented as yet, and without it we cannot make any definitive judgment on the affects of fill placement on the drainage pattern of this site or surrounding proerties. B) The soils consultant's letter suggests placement of a pit -run gravel mat extending 25'latteraly beyond the wall -lines of each building. Implemen- ting this suggdstion would require, in most in- stances , that fill be placed beyond the property boundaries, and possibly within the protected hill - :side area. Since this recommendation cannot be ac- complished within the limits of the property as currently- configured, we find the site plan and en- gineering requirements in conflict. C)The soils engineering study also suggests use of earthen overcovering preload material; however,the site plan does not identify where these materials will be placed, the total quantity of on -site ma- terials needed, the depth to which the material will be placed, or the source of fill and its character- istics. Such data is usually considered necessary for a complete and verifiable fill permit application. In the previous staff report, we suggested that approval of the fill material placement permit might pre- dispose the city's de- cision- makers to a favorable action on the upcoming Rezone Ap- plication. We suggest that, in fairness to the applicant, the issue of granting a waiver for purposes of pursuing a rezone of the property be considered independently from the waiver to ob- tain a preloading fill permit. Staff is not in a position at this time to offera substantive opinion on the earthwork per- mit due to inadequate data. However, we do feel that the en- vironmental waiver issues have been addressed satisfactorily in our previous report. 60 50 40 30 20 t0 0 et zone line • 3 hy: g • ?. J �` • - t I j ? existing trees bldg. �b scale r_ 20-0• exists g grade site section I.. in. . bldg. •a• proposed grade (property hne south paark w a ayLe�' 3 I-- 2 u . w 2 • • i•— (DO.76s ,-riQN site plan ,. Ear Consu Inc. Hayden Island, 909 North Toma Island Drive Portland, Oreg Attention: Subject: Gentlemen: We have co 167th block of underway. We for retail bus likely will be summarizes our these structur Our explor of compressibl depths as grea surface are lo In order t be supported o following: 1) To im at each b gravel at laterally building ed to ach ly compac Inc. a wk n 97217 Mr. Gary Van Dyke Geotechnical Engineering and Geology 1805 - 136th Place N.E., Suite 101, Bellevue, Washington 98005 Phone: (206) 643 -3780 / Seattle (206) 464 -1584 September 9, 1981 Preliminary Geotechnical Report Tukwila III Southcenter Parkway Tukwila, Washington E- 1320 -1 pleted our exploration of the Tukwila III site in the Southcenter Parkway and our study of the findings is nderstand that five single -story structures intended ness are proposed for this property. Construction wood - framed with slab -on -grade floors. This letter preliminary recommendations for the foundations for s. tions show that the site is underlain by 15 to 20 feet soils, mostly peats and organic silts, that extend to as 30 feet. In addition, the soils near the ground se to soft and provide poor bearing conditions. prepare this site so that the proposed structures can conventional shallow foundations, we recommend the rove the near - surface bearing soils, construct ilding location a mat of compacted pit -run least four feet thick. The mat should extend at least 25 feet outside the building lines. In reas where more than four feet of fill is requir- eve design grade, all the fill should be proper - ed. 2) To re'uce the anticipated post- construction settle- ments to tolerable values, the compacted gravel mats should be preloaded with four feet of additional fill. This fill should weigh at least 120 pounds per cubic foot in place nd be of sufficient quality that it can be reused later for parking area fills. It should extend at least five feet outside the building lines. Hayden Island, Inc. September 9, 1981 We recommend that the settlements of the gravel fills and the preload fills be carefully monitored. We estimate that the preloads will need to be left in place four to six months in order to reduce the post- construction settlements to acceptable limits. Consequent- ly, the preload fills should be in place by the end of October, 1981, if a construction start is scheduled for March or April, 1982. We trust that this letter satisfies your immediate needs. Our final report should be completed in about two to three weeks. Please call if you have further questions. We appreciate the opportunity to assist you on this project. to' BU r l ARTH CONSULTANTS, INC. WB /AB /jb .14~0 Sincerely, • Anil Butail, P.E. Chief Engineer Earth Consultants, Inc. E- 1320 -1 Page Two D AVIDa t¢ is HICKMAN Aug. 25, 1981 TUKWILA III SITE DEVELOPMENT PLAN PROJECT DESCRIPTION: -46.,qeD The development consists of approximately X000 - sq.ft. of leased commercial space on 3.43 acres. The site will provide parking for approximately £65- automobiles with loading & service space along the west property line. Landscaping will be provided along the front & sides of the site. There will be 4 one story structures of concrete block with wood frame roofs and entry canopys. All buildings will have fire sprinkling systems. 12200 N. Jantzen Dr. Suite 450 Portland, Or. 97217 285 -2256 BI 28 -W 5Oorej y 5ti rhTU Cwci #- CQJIER site plan TAX MDT. 114 SLOPE - I I TREE LOCATION _ I — 60" MAPLE MAPLES' .. TREE SUP....iv ^ _ CLUMP OF 16 "AIDER ALDER SURVEY 4. TOPOgRAPNY MATCH LINE SEE SHEET 1 OF 2 Cole & Associates LTD. BOUNDARY & TOPOGRAPHIC SURVEY SHIMATSU PROPERTY