HomeMy WebLinkAboutPermit DR-06-81 - SCHNEIDER NILSEN DEVELOPMENT - OFFICE PLAZA LANDSCAPE PLANdr-06-81
14900 interurban avenue south
schneider nilsen office plaza
Minutes of Planning Comm ion Meeting
23 July 1981
Page 6
BOARD OF ARCHITECTURAL REVIEW - Contd.
A) Landscape Plan - Schneider /Nilsen Office Plaza - contd.
Discussion followed regarding placement of the advance - warning stripes for the
pedestrian walkway.
MOVED BY MR. ARVIDSON, SECONDED BY MR. JAMES, THAT THE BOARD OF ARCHITECTURAL
REVIEW APPROVE THE LANDSCAPE PLAN OF THE SCHNEIDER /NILSEN PROJECT SUBJECT TO
STIPULATIONS CONTAINED IN THE STAFF REPORT. PLACEMENT OF ADVANCE - WARNING STRIPES
SUBJECT TO PUBLIC WORKS DEPARTMENT APPROVAL. MOTION CARRIED.
B) Development Plan - BSH Investments, Phase II
Application continued to the August meeting of the Board.
OLD BUSINESS
MOVED BY MR. JAMES, SECONDED BY MR. SOWINSKI, THAT THE PLANNING COMMISSION RECOMMEND.
TO THE CITY COUNCIL THAT THE COMPREHENSIVE PLAN FOR THE AREA ON THE NORTH SIDE OF
SOUTHCENTER BOULEVARD BETWEEN INTERURBAN AVENUE AND 65TH AVENUE SOUTH BE CHANGED
FROM "OFFICE USE" TO "SINGLE- FAMILY USE. MOTION CARRIED, WITH MR. ARVIDSON
DISSENTING.
Mr. Arvidson stated his understanding that the 5 property owners adjoining the
Schneider rezone site wanted office usage, but wanted the area developed as a
complex.
NEW BUSINESS
Mr. Collins reported that efforts are underway to select a seventh member for the
Planning Commission. Also, since the Commission is operating without a Vice Chairman,
it would be appropriate to elect one at the next meeting.
The Commission adjourned at 11:50 P.M.
Transcribed By:
Norma Booher, Recording Secretary
Mark Caughey, Associate Planner
•
TUKWILA PLANNING COMMISSION
Eileen Avery
Secretary
Minutes of Planning Co` ;sion Meeting
23 July 1981
Page 5
PUBLIC HEARINGS - Contd.
C) A••lication 81 -23 SUB: Bel Crest Preliminar Plat - contd.
Mr. Westlund stated his agreement, with regard to site access, that 54th
Avenue South is a narrow street and that he would cooperate with the City in
implementing its improvement in context with the 6 -Year Street Plan.
David Morgan, audience, emphasized the hazards of winter travel on 59th Avenue,
and urged attention to negative influences of underground springs in the plat
area. Mr. Collins drew attention to the recommendation that drains be
installed within the subdivision to handle any ground water encountered during
construction.
Darlene West, audience, expressed concern about tree preservation add building
height restriction. Mr. Westlund replied that Item 7 of the Staff Report addresses
the tree preservation issue, and that building height is restricted by the Zoning
Code. Ms. West stated her agreement with the intent to provide single - family
homes in this area.
Mr. Sowinski suggested accessing the plat area through the site to the north
rather than by way of 59th Avenue. Mr. Westlund indicated that the property
owner is not willing to cooperate at this time.
In response to Commissioner Arvidson, Mr. Satterstrom explained that the
previously- approved Bel Crest preliminary plat expired prior to finalization and
therefore a new application is required. Mr. Westlund added that the previous
plat encompassed fifteen (15) lots; the current proposal has nineteen (19).
Mr. Arvidson asked if all of the problems identified previously had been resolved.
Mr. Collins replied that approval was subject to resolving certain issues with
the Public Works, Fire and Water Departments of the City. Mr. Satterstrom
explained that the applicable areas of concern are addressed in the seven
recommended stipulations. Some of the information needed to satisfy the stipu-
lations will be needed prior to Council review, and may require redesign of the
final plat.
Mr. Arvidson said he thought all Commissioners are in favor of more single -
family homes in the City.
Mr. James suggested placement of a barrier at the low end of the plat access
road. Mr. Collins noted that the roadway may be realigned following more careful
review by the Public Works staff.
MOVED BY MR. SOWINSKI, WITH MR. JAMES' SECOND, THAT THE PLANNING COMMISSION APPROVE
THE PRELIMINARY PLAT OF THE BEL CREST SUBDIVISION, APPLICATION 81 -23 -SUB, SUBJECT
TO THE SEVEN (7) STIPULATIONS CONTAINED IN THE STAFF REPORT. MOTION CARRIED.
BOARD OF ARCHITECTURAL REVIEW
A) Landscape Plan - Schneider /Nilsen Office Plaza: Requesting approval landscaping
for a three -story office building on Interurban Avenue.
Mr. Collins indicated that the applicant is not present. However, the Board
elected to proceed with the discussion.
Minutes of Planning Comm( ion Meeting
23 July 1981
Page 6
BOARD OF ARCHITECTURAL REVIEW - Contd.
A) Landscape Plan - Schneider /Nilsen Office Plaza - contd.
Discussion followed regarding placement of the advance - warning stripes for the
pedestrian walkway.
MOVED BY MR. ARVIDSON, SECONDED BY MR. JAMES, THAT THE BOARD OF ARCHITECTURAL
REVIEW APPROVE THE LANDSCAPE PLAN OF THE SCHNEIDER /NILSEN PROJECT SUBJECT TO
STIPULATIONS CONTAINED IN THE STAFF REPORT. PLACEMENT OF ADVANCE- WARNING STRIPES
SUBJECT TO PUBLIC WORKS DEPARTMENT APPROVAL. MOTION CARRIED.
Transcribed By:
Norma Booher, Recording Secretary
Mark Caughey, Associate Planner
Eileen Avery
Secretary
B). Development Plan - BSH Investments, Phase II
Application continued to the August meeting of the Board.
OLD BUSINESS
MOVED BY MR. JAMES, SECONDED BY MR. SOWINSKI, THAT THE PLANNING COMMISSION RECOMMEND
TO THE CITY COUNCIL THAT THE COMPREHENSIVE PLAN FOR THE AREA ON THE NORTH SIDE OF
SOUTHCENTER BOULEVARD BETWEEN INTERURBAN AVENUE AND 65TH AVENUE SOUTH BE CHANGED
FROM "OFFICE USE" TO "SINGLE- FAMILY USE. MOTION CARRIED, WITH MR. ARVIDSON
DISSENTING.
Mr. Arvidson stated his understanding that the 5 property owners adjoining the
Schneider rezone site wanted office usage, but wanted the area developed as a
complex.
NEW BUSINESS
Mr. Collins reported that efforts are underway to select a seventh member for the
Planning Commission. Also, since the Commission is operating without a Vice Chairman,
it would be appropriate to elect one at the next meeting.
The Commission adjourned at 11:50 P.M.
TUKWILA PLANNING COMMISSION
Page -5-
Planning Commissior
25 June 1981
B) Development Plan - Schneider /Nilsen Office Plaza. Requesting approval
of site and architecture for a three -story office development on the
.west side of Interurban at approximately South 147th St.
Mr. Caughey presented the staff report, and Gary Nilsen, developer was
present on behalf of the project.
Mr. Nilsen stated his willingness to accept the proposed conditions of
approval as described in the staff report. He noted, in regard to pro-
posed condition #3, that they have already eliminated some parking in the
immediate vicinity of the trail /parking aisle interface. It was the Board's
concensus that further detail study of the material and layout concept of
the realigned foot • trail should be included in the project landscape plan,
and that the landscape plan should be returned to B.A.R. for approval.
MOVED BY MR. ORRICO, WITH MRS. AVERY'S SECOND, TO APPROVE SITE AND ARCHI-
TECTURE FOR THE SCHNEIDER /NILSEN OFFICE BUILDING, ACCOPDING TO EXHIBITS
A -D OF THE DEVELOPMENT PLAN FILE, SUBJECT TO THE FOLLOWING STIPULATIONS:
1. REVISION OF THE GRADING PLAN TO REFLECT COMPLIANCE WITH SECTION 3 OF
ORDINANCE 1206.
2. PRIOR TO ISSUANCE OF BUILDING PERMITS, THE APPLICANT SHALL PRESENT TO THE
BOARD OF ARCHITECTURAL REVIEW A Ca1PREHENSIVE LANDSCAPE PLAN AND AUTO -..
MATIC IRRIGATION SYSTEM DESIGN. THE LANDSCAPE PLAN SHALL INCLUDE A
DETAILED DESCRIPTION OF THE PAVEMENT SURFACE INTERFACE BETWEEN TUKWILA
TRAIL #1 AND THE PARKING LOT AISLE, AS SHOWN ON EXHIBIT A OF THIS APPLI-
CATION.
3. ELIMINATION OF THE 4 PARKING SHALLS ID•r•IEDIATELY SOUTH OF THE PEDESTRIAN
TRAIN /PARKING LOT AISLE INTERSECTION.
4. EXTERIOR GLASS MATERIAL SHALL BE OF A NON- REFLECTIVE SURFACE FINISH TYPE.
MOTION CARRIED UNANIMOUSLY.
The Planning Commission adjourned at 10 :51 p.m.
Tukwila Planning Commission
Transcr by:
Mark Caughey
g Y
Associate Planner
Eileen Avery, Secretary
A. Site
AGENDA ITEM
DISCUSSION
PLANNING COMMISSION
STAFF REPORT
•
INTRODUCTION
The applicants are requesting approval
of site and architecture for a 3 -story
professional office building. Recently,
the planning commission approved a grant
of rezone for the westerly half of the
site from R -4 to C -1. As a condition
of zoning approval, BAR review of any
subsequent development on the entire
site is mandatory.
CITY OF TUKWILA
PLANNING DIVISION
SCHNEIDER /NILSEN OFFICE PLAZA
1
1. Grading: Section 3 of Ordinance 1206 -
rezoning the westerly portion of the r
project site prohibits encroachment of
development activity above elevation --- , '� �� -_ a--- . ) /...r.,
30'. The p reliminary grading study I '°
(Exhibit C) indicates that a portion of the southwest extremity of the parking
area will encroach significantly above the 30' contour. As much as 15' of
cutting at the southwest corner is indicated. Staff feels that this approach
contravenes the intent of city council's rezone conditions and should be modi-
fied.
2. Trail Interface: In May of this year, the applicant appeared before the
Tukwila Park Commission to request official permission to route one of the
main parking lot aisleways across an existing recreational foot trail. After
considerable review of this approach, the commission noted its recommendation
of acceptance to the City Council subject to the following conditions:
- Developer should enter into an agreement to join a sidewalk L.I.D. for the
building site.
- Developer will re- establish a new trail according to City approved specifi-
cations.
- Developer agreed to maintain the trail section that falls within his property
lines.
- Developer is to re- establish the existing trail signs as directed by the City.
SCHNEIDER /NILSEN OFFICE PLAZA
Page 2
- "Speed bumps" or some type of architectural treatment of the trail area would
be required and should be approved by the Board of Architectural review.
- Eliminate from 2 to 6 parking stalls as necessary to prevent cars from back-
ing into the trail area.
- A physical separation, curb and landscaping, between the trail and parking
area should be established.
Exhibit "B" indicates the general intent of the developer in resolving the Park
Commission's stipulation. In essence, the solution provided for a stamped con-
crete pattern at the exact point of intersection with the trail, preceded on
either side by an advance warning stripe. We do not find sufficient detail here
to evaluate the solution in the full context of the Park Board's requirement.
We suggest that the applicant return to the Board of Architectural Review with
a more definitive concept as part of the project landscape plan.
We discussed with the Park Board elimination of 4 parking stalls immediately
south of the trail intersection point in order to eliminate backing - pedestrian
accidents. The Park Board left this matter to the BAR's resolution. Staff
urges deletion of these parking stalls, as the project well exceeds its mini-
mum on -site parking requirement.
B. Architecture
1. Height: The proposed building is 40' high in a 3 -story configuration. At
this time, Draft #4 of the proposed zoning code, as recommended by the Plan-
ning Commission restricts height in the C -1 district to 35'. If the zoning
map accompanying Draft #4 is approved as it now exists, the Schneider /Nilsen
site will be rezoned in its entirety to C -1, and the building may become non-
conforming.
2. Material: While the proposed architectural concept is pleasing in style and
proportion, there has been some indication in the past that the exterior
glass material may be of the reflective surface type. We suggest that non -
reflective glass material be considered; it is our belief that the aesthetic
value of the building will be lessened by use of a surface texture which re-
flects passing traffic. Instead, we suggest use of a dark, non - reflective
surface treatment which causes the building's height and bulk to recede
visually into the densely- wooded hillside to the west.
RECOMMENDATION
Staff recommends approval of site and architecture for the Schneider /Nilsen
Office Building, according Exhibits A -D of the development plan file, subject
to the following stipulations:
1. Revision of the grading plan to reflect compliance with Section 3 of
Ordinance 1206.
2. Prior to issuance of building permits, the applicant shall present to the
Board of Architectural Review a Comprehensive Landscape Plan and automatic
irrigation system design. The landscape plan shall include a detailed
description of the pavement surface interface between Tukwila Trail #1
and the parking lot aisle, as shown on Exhibit A of this application.
SCHNEIDER /NILSEN OFFICE PLAZA
Page 3
3. Elimination of the 4 parking stalls immediately south of the pedestrian trail/
parking lot aisle intersection.
4. Exterior glass material shall be of a non - reflective surface finish type.
0 STORY GROSS FOOTAGE: '-
NETT FOOTAGE:: 101"0' -"
PARKING:
7.16 SPACES
!: PER 225 NET:. FOOTAGE.;....
site plan
site plan
PLANNING DEPT
r
EXHIBIT
:13REAKDOWN:
.3 STORY BUILDING
GROSS FOOTAGE: 62.646 •'
NET FOOTAGE:_ 53.205 l'=
PARKING:
: 34 SPACES . -
FOOTAGE_
green river plaza
grading plan
PLANNING DEPT
elevations
EXHIBIT
floor plan
floor plan
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AGENDA ITEM_
CITY OF TUKWILA
PLANNING DIVISION
BOARD OF ARCHITECTURAL REVIEW
STAFF REPORT
Landscape Plan
Nilsen)
INTRODUCTION
At the Board's June meeting, the site
plan and architectural concept for
this project were approved. The
Board stipulated at that time that
the applicant return with a detailed
graphic analysis of on -site land-
scaping and the pedestrian trail/
parking lot.
-- Southcenter Plaza II (Schneider/
ER ).i..:N. tA Mr1
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DISCUSSION
Regarding the site landscape plan
(Exhibit C), we are satisfied gener-
ally with the proposed concept. Be- -�
cause the scale of this building, in
terms of height and mass, is greater
than that of most other development �n
Interurban Avenue, we encourage the developer to utilize strategic siting
of significantly -sized trees at the streetside building corners to reduce
and soften visual impacts. This approach was used quite effectively at the
Schneider /Nilsen office building across Interurban Avenue to counteract the
influence of a narrow front setback relative to adjacent height. Much the
same height -to- setback relationship exists in. the present case, requiring
aesthetic mitigation.
A specific concern raised at the last meeting was the degree to which the
applicant has complied with the standards of acceptability prescribed by
the Parks Board for interfacing Tawila Trail #1 with the project's inter-
nal circulation system. Exhibit D describes in greater visual detail the
proposed solution, and appears to have satisfied the Park Board's require-
ments, with one exception: Adequacy of the advance warning stripes.
Originally, the Board advocated use of speed -bumps as a warning device;
staff discourages the speed -bump concept in that they can actually increase
driving hazard potential when ignored or overlooked. Instead, we suggest
that the yellow- warning stripes. proposed by the applicant be made of raised
reflective highway lane markers. These devices udll produce a gentler
shaking motion to warn approaching vehicles than will speed bumps, thus
averting drivers to the possible presence of pedestrians. We also suggest
that the warning stripes on the north edge of the crosswalk be moved farther
away to provide more driver reaction time.
Page -2-
- Southcenter Plaza I
RECOMENDATION
Staff recommends approval of the landscape plan for the Schneider /Nilsen
Southcenter Plaza II project, according to Exhibits C & D of the applica-
tion, subject to the following conditions:
1) Applicant shall install specimen evergreen trees of 20' - 25' initial
height at the southeast and at the northwest corners of the building,
or at other strategic locations adjacent to the building as mutually -
acceptable to the applicant and staff.
2) Crosswalk advance - warning stripes as shown on Exhibit "C" ^ shall be
made of reflective highway markers and shall be located subject to
Public Works Department specifications.
3) All plans and specs, in detail, must be approved by the City before
any trail work is to be done. Construction of the new trail is
subject to City inspections and required corrections.
li
southcenter plaza ii
CITY OF iTUKWILA
OFFICE OF COMMUNITY DEVELOPMENT
PROPOSED /FINAL
DECLARATION OF /i1ON —S I GU I F I CA dCE
Description of proposal Rezone from R -4 to C -1
Proponent Schneider /Nilsen Development Inc.
Location of Proposal Interurban Ave. at S. 147th St.
Lead Agency City of Tukwila
File No. EPIC - 155 -81
This proposal has been determined to (home /not have) a significant adverse im-
pact upon the environment. An EIS (ile/is not) required under RCW 43.21C.030(2)
(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.
Responsible Official Mark Caughey
Position /Title Acting Planning Director
Date 22 January 1981 Signature
COMMENTS:
1) Declaration of Non - Significance applies only to the legislative action
of rezoning the subject property from "High- Density Residential" to
"Commercial" use categories. The city reserves the option to undertake
a seperate threshold determination for any project proposed on this
site subsequent to the grant of rezone.
1.4STER LAND DEVELOPMENT APPLICATION FORM
FEES:
RCPT.
M.F.
EPIC.
NOTE: Please write legibly or type all requested information -- incomplete
applications will not be accepted, for processing.
SECTION I. GENERAL DATA
1) APPLICANT'S NAMES /L) 1 �ti�l / TELEPHONE: (o2c 0193 -y/60
2) APPLICANT'S ADDRESS / _,Z'.c/e.- !AK 6 IP: 9 2'/6 F3
3) PROPERTY OWNER'S NAME -S /N 61.t ,kc.4 TELEPHONE: 6;k26) - y,3 - 5W0
4) PROPERTY OWNER'S ADDRESS /'/900 T, f, /4 4, 6 4,v ZIP: q 2'/6 t
/ r i p
5) LOCATION OF PROJECT:
(geographic or legal descrip.)
7O C) 7, 're-2a 4e,3it/ ,9 ote sou T i
6) NAME OF PROJECT(OPTIONAL)
SECTION II: PROJECT INFORMATION
7) BRIEFLY DESCRIBE THE PROJECT YOU PROPOSE: Z Ofy 6 = ' /C 6 i? / /41
1
8) DO YOU PROPOSE TO DEVELOP THIS PROJECT IN PHASES? OYES NO
9) PROJECT
a. NET ACRES 3.1 ` c. PARKING SPACES 2
b. GROSS ACRES .3. 8 -` d. FLOORS OF
ANk
CONSTRUCTION
e. LOT AREA COVERAGE BLDG.Q LANDSCAPE 49 ace SQ. FT.
PAVING 49 rgattl SQ. FT.
10) DOES THE AVERAGE SLOPE OF THE SITE EXCEED 10? O YES NO
11) EXISTING ZONING (:,/ # C Q 12. EXISTING CCMP.PLAN
13) IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION OYES
ON THE CITY'S ENVIROMi'+TENTAL 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: N (' R'ip i AJ ADDRESS: /490 q 4m2 -goe.. •11
b. NAME: ADDRESS:
KiR.e4.6 v p GiA4 it
OVER
SECTION III: APPLIGWT'S AP IDAVIT
I, S , being duly sworn, declare that I am the
cont ct purchaser or owner of 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 of my
knowledge and belief.
Subscribed and sworn before me
this day of . 19_
Notary Public in and for the State of Washington
residing at
SECTION IV: SUPPORTING MATERIAL REQUIREMIENTS
TYPE OF APPLICATION SUPPORTING MATERIAL **
EI REZONING SCHEDULE E, 1,2,3,4,5,9
O CONDITIONAL USE SCHEDULE C, 2,3,5,9
E IVARIANCE SCHEDULE F, 3,5,9
COMPREHENSIVE PLAN AMENDMENT SCHEDULE D, 2,3,4,5,9
El SHORELINE MGMT. PERMIT ' SCHEDULE B, 2,3,4,5,8
E WAIVER SCHEDULE A, 3,9,10
Ell SHORT SUBDIVISION :: ' 3,4,7
E SUBDIVISION 2,3,4,5,9 + ,12
BINDING SITE IMPROVEMENT PLAN , 2,3,4,6,9
CHITEC IJRAL REVIEW
[I/LANDSCAPE REVIEW
DATE • /`1/
Signature
910
11
* *SEE TABLE 1 FOR DESCRIPTION
OPTIONAL AT STAF "S DIRECTION
ntract • rc aser or owner)
City o f Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
Frank Todd, Mayor
GAN Enterprises
14900 Interurban Ave. So.
Tukwila, WA 98168
Attn: Gary Nilsen
xc: Ping Dir
SUBJECT: Southcenter Plaza II Office Bldg.
Ma nIC Caugliey
Associate Planner
5 May 1982
You have requested in your letter of 4. May 1982 that we provide written
certification to your lender that site on which you plan to build
the Southcenter Plaza Office project is appropriately - zoned. Ordinance
no.1247 rezoned the entire site to .the C-2 (Regional. Retail). designation.
According to Section 18.30.020 (1) of the zoning code, office buildings'
of this type are a permitted use in :the C -2 zone:
I hope this information is useful to you.
TUKWILA NNING DEPARTMENT
May 4, 1982
Dear Mr. Caughey, RE: Plaza One office building
14777 Interurban Ave. So.
14900 INTERURBAN AVE. S. • SUITE 140 SEATTLE, WA 98168 • (206) 433 -1400
City of Tukwila
Attention Mark Caughey
Tukwila, WA. 98168
As per our telephone conversation on Tuesday May 4th, I am
requesting a letter of compliance from the City of Tukwila
regarding the soon to be "Plaza One" office building.
Areas of compliance should include; zoning, set backs, en
vironmental non significance and anything additional that .
may be of interest to our lender.
Thank you for your cooperation.
•
GAN CONSTRUCTION • GAN PROPERTY MANAGEMENT • ` GAN REAL ESTATE
September 22, 1981
16625 REDMOND WAY • SUITE 204 REDMOND, WA 98052 • (206) 883.9330
Brad Collins
Director of Planning
City of Tukwila
6200 Southcenter Blvd
Tukwila, Washington 98188
Re: Trail #1 Inprovement at South 147th and Interurban Ave. South
Dear. Brad:
As per our telephone conversation of September 18, 1981, Schneider/
Nilsen Development will, at our own expense, within 180 days of the
City's removal of the existing boardwalk at the terminus of trail #1,
either improve the trail as specified in our site plans for our new
building or improve the trail in such a manner as to afford public
foot trafic year round.
Thank you.
Sincerely,
Schnei
Ga A. Nilsen,
Partner
. GAN / j mn
M
Nilsen Development
GAN CONSTRUCTION f GAN PROPERTY MANAGEMENT . GAN REAL ESTATE
F. A. LESOURD
WOOLVIN PATTEN
DONALD D. FLEMING
GEORGE M. HARTUNG
MEADE EMORY
LEON C. MISTEREK
DWAYNE E..COPPLE
THOMAS 0. MCLAUGHLIN
JOHN F. COLGROVE
C. DEAN LITTLE
LAWRENCE E. HARD
RODNEY J. WALDBAUM
Mr. Mark Caughey
City of Tukwila
6200 Southcenter Boulevard
Tukwila, WA 98188
Dear Mark:
LEH:sk
Enc.
cc: Mayor Frank Todd
Mr. Gary Van Dusen
ATTORNEYS AT LAW
3900 SEATTLE-FIRST NATIONAL BANK BUILDING
SEATTLE, WASHINGTON 98154
(206) 624-1040
September 16, 1981
LESOURD, PATTEN, FLEMING, HARTUNG bt EMORY
Enclosed is the original "Non - Estoppel and Hold Harmless
Agreement "signed by Gary Nilsen. This document, together
with the copy which bears the original signature of Lyle
Schneider, should be kept by the City in a safe place.
Very truly yours,
LeSOURD, PATTEN, FLEMING,
RTUNG & ' 0'Y
awre Q' ' ' E . and
BRUCE G. HANSON
RICHARD P. MATTHEWS
D. WILLIAM TOONE
DANIEL D. WOO
CARL J. CARLSON
P. WARREN MAROUARDSON
LAWRENCE A. M. ZELENAK
JULIE G. WADE
MARIANNE SCHWARTZ O
C. A. TEKLINSKI
DANIEL W. FERM
WILLIAM S. WEINSTEIN
ROBERT L. PALMER
COUNSEL
SCHNEI
BY:
NON - ESTOPPEL AND HOLD HARMLESS AGREEMENT
GARY NILSEN and LYLE SCHNEIDER d /b /a SCHNEIDER - NILSEN
DEVELOPMENT are owners of real property in Tukwila, Washington
located at 14675 Interurban Avenue. The undersigned have made
application for building and other related permits for the
improvement of this property and have •represented to the City
of Tukwila that it is imperative for the .continued progress of the
development that the Foundation Permit which will be No. 2134
be issued no later than August 18, 1981. To. induce Tukwila to
issue such Foundation Permit No. 2134 without a complete review
of the project, the undersigned agree that by issuing such permit
Tukwila will be in no way estopped from pursuing normal procedures
and exercising normal discretion in evaluating the proposed
development or in issuing or failing to issue the building or
other related permits and further agree 'to hold harmless the City
of Tukwila from any damages or costs including attorney's fee
which might in any way result from the issuance of Foundation
Permit No. 2134 at this time and further agree to indemnify the
City of Tukwila for any such claims paid or costs incurred.
Dated: August /8
AlakiEW
Ga I T Nilsen, Individually and
on behalf of his marital community
N DEVELOPMENT
Lyle Schneider, Individually and
on behalf of his marital community
NON - ESTOPPEL AND HOLD HARMLESS AGREEMENT
GARY NILSEN and LYLE SCHNEIDER d /b /a SCHNEIDER - NILSEN
DEVELOPMENT are owners of real property in Tukwila, Washington
located at 14675 Interurban Avenue. The undersigned have made
application for building and other related permits for the
improvement of this property and have .represented to the City
of Tukwila that it is imperative for the continued progress of the
development that the Foundation Permit which will be No. 2134
be issued no later than August 18, 1981. To. induce Tukwila to
issue such•Foundation Permit No. 2134 without a complete review
of the project, the undersigned agree that by issuing such permit
Tukwila will be in no way estopped from pursuing normal procedures
and exercising normal discretion in evaluating the proposed
development or in issuing or failing to issue the building or
other related permits and further agree to hold harmless the City
of Tukwila from any damages or costs including attorney's fee
which might in any way result from the issuance of Foundation
Permit No. 2134 at this time and further agree to indemnify the
City of Tukwila for any such claims paid or costs incurred.
Dated: August , 1981.
SCHNEIDER
BY:
Gar
on
VELOPMENT
ndividually and
is maribaJ community
e Schneider, Individually an
n behalf of his marital community
u?
*ILA
1908
t
s City of Tukwila
Z 6200 Southcenter Boulevard
Tukwila Washington 98188
Frank Todd, Mayor
Schneider /Nilsen Development
14900 Interurban Avenue
Tukwila, Washington 98168
ATTENTION: Gary Nilsen
15 September 1981
SUBJECT: 14700 Interurban Avenue - Grade Work
We received this afternoon your letter of 10 September 1981 regarding
potential site work at your project on the west side of Interurban
Avenue. Apparently, some misunderstandings exist between our two
offices, and it is critical that you take no action in the field until
all regular steps in the permit - processing sequence are completed:
1) When the Planning Department approved a foundation permit
for this project in late August, we stipulated that a
complete grading, utility and site - layout plan set, drawn
accurately and internally- consistent in content, would
have to be reviewed and approved by this office before
construction begins. After meeting with Mark Caughey last
week, I understand that you and your consultants are
working on the revised plan set; however, it has not yet
been reviewed by this office for signature.
2) Another stipulation of starting field construction is
that the City be given at least seven (7) working days
notice before field work begins to remove the boardwalk
and post trail closure. Your letter of 10 September
effectively gives us one (1) day's notice; not only is this
condition at odds with the letter of our prior agreement,
but seems inconsistent with the spirit of extraordinary
cooperation which we have extended to you since the inception
of this project.
3) Because of our interest in reopening the trail for public use
as quickly as possible, it seems appropriate that we reach
agreement on a schedule for completing the trail improvements.
As an alternative it may be desirable to give a performance
bond to the City to insure that the trail will be restored for
safe, efficient public usage even if, for any reason, the building
project is not completed.
To: Schneider /Nilsen Development
Attn: Gary Nilsen
Page: 2
BC:nb
xc: M. Caughey
A. Pieper.
D. Williams
T. Uomoto
Beginning any work in the field on this development would be premature
until: 1) The construction plan set is approved; 2) The City has
had ample time to remove the boardwalk; 3) A schedule or performance
bond -for trail restoration is arranged with the City. If you wish to
discuss these matters further, please call me at your convenience.
TUKWILA PLANNING DEPARTMENT
•
Brad Collins
Planning Director
1
SOUTI4CENTER PLAZA
September 10, 1981
Mark Caughey
Assistant Director of Planning
City of .Tukwila
6200 Southcenter Blvd.
Tukwika,Washington 98188
Be: 14700 Interurban Ave. grade work
Schneider / Nilsen Development has plans to grade our site
at 14700 Interurban Ave. South as per our agreement with
the City of Tukwila. The City should remove the existing
boardwalk. We anticipate grading to begin by September 16,
1981. This should allow time to have it removed. We
work around the boardwalk for an additional 4 days until the
21st of September.
Thank you in advance for your cooperation.
Sincerely,
GAN /jn
G- y A. Nilsen,
Partner
SCHNEIDER /NILSEN DEVELOPMENT
14900 INTERURBAN AVE. S.
TUKWILA. WASHINGTON 98168
TO:
FROM:
DATE:
Phillip Fraser
8/19/81
44
City ' of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
Frank Todd, Mayor
MEMORANDUM
SUBJECT: Public Works Review of Schneider /Nilsen Drawing Sheet 1 of 1, Job
Number 158/48, revision 8/18/81
The Public Works Department has reviewed the attached drawing and has the
following comments:
/ 1. Note Number 5 on the Drawing: Bedding shall be changed from
Class "C" to Class "B ".
/2. Per the 8/17/81 meeting with Mr. Len Schroeter, South 147th Street
(Trail #1) public right -of -way in South 147th Street shall underground
in that portion of the upgraded walkway system at the sole expense
of the developer and private utilities involved. The public right =of -way
is defined by Mr. Schoreter per the attached plan.
i(3. The concrete sidewalk plan is being reviewed and coordinated by the
Planning Department. Sidewalks and wheelchair ramps shall meet
Public Works Department Standard Plans.
The sprinkler pit detail on the attache plan shall conform to the
Public Works Department Standard Sprinkler Pit Plan.
The location of the domestic water meter, to be located in public
right -of -way or public easements, shall be indicated on the plans.
✓ 6. Public catch basins /inlets shall be adjusted to final elevations and
surface improvements sloped to these new inlet structures.
4. Trash racks, per requirements of the Public Works Department, shall
be installed at either end of the development in the open
ditch as it enters the underground storm system in Interurban Avenue South.
\API 8. Public Works requests review of stamped plans by the Tukwila Fire Deparment
and the Washington Survey and Rating Bureau for the fire loop and
site sprinkler requirements at the time these plans become available.
1 . 9. A letter of intent from the developer to participate in the future
sidewalk fronting property in Ikterurban Avenue South is also requested
at this time.
cc. Ted Uomoto
Brad Collins
Al Pieper
Maintenance Shops
l J The internal patterned concrete driveway shall be a minimum of
J 6 inches thick with a crushed rock base a minimum of 12 inches.
11. To assure that no unforseen soils conditions arise, a soils
engineer (registered) shall be on site to reivew cuts into the
hillside and the condition of the overall hill area at the time
of construction to determine if any unstable 'soils conditions exist,
and provide recommendations, as appropriate.
? 12. Pacific Northwest Bell shall locate undergrounding in South
147th Street right -of -way prior to construction in this area,
for the purpose of identifying locations of the underground
of buried cables.
K'13. The northerly curb returns at the northerly access point does
not meet the T.M.C. requirements for commencement of curb
relative to the property line. Requested is a resubmittal
with an appropriate curb configuration for review by the
Public Works Department.
FROM:
DATE:
A
• 190S
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
5 August 1981 -
7 August 1981 -
Frank Todd, Mayor
13 August 1981 -
17 August 1981
18 August 1981
MEMORANDUM
.TO: Mayor Todd
Brad Collins, Planning Director ac/
19 August 1981
SUBJECT: Schneider /Nilsen Building Permit
The purpose of this memo is to acquaint you with the process which was fol-
lowed by staff in reviewing the Foundation Permit for the Southcenter Plaza
II /Green River Office building on Interurban Avenue, and to share with you
some of the problems and insights experienced as a result of following that
process.
First, here is a chronology of the steps taken by staff following the
Board of Architectural Review's approval decision of 23 July 1981:
Preliminary utility /site layout, foundation detail
drawings, and application submitted for foundation permit.
Public Works Department preliminary review and written
comments mailed to Schneider /Nilsen.
11 -- Schneider /Nilsen met with Public Works and Planning
staff to review letter of 8/7/81 and trail construc-
tion specification sheets.
Revised plan set resubmitted and found incomplete by
Planning and Public Works - applicant notified.
- Schneider /Nilsen met after 5:00 p.m. with Public Works,
Planning, Recreation staff and applicant's engineer , to
review deficiencies in resubmittal plans.
- Schneider /Nilsen met again after 5:00 p.m. with staff
to review plan set difficulties - most issues resolved
and Foundation Permit was issued.
While the preceding process description may appear orderly, it does not
adequately suggest the frustrations.which staff experienced in attempting to
provide Mr. Nilsen with expedited permit review services. The system broke
down at several points, largely through inept management by the applicant of
his design team. Several times in spite of our best efforts to expeditiously
Page -2-
° Mayor Todd
19 August 1981
BC /MC /blk
cc: Ted Uomoto, Public Works Director
"turn- around" plan -site analyses with concise written comment, the informa-
tion we asked for was not provided. While vacation- schedule "shorthandedness"
in the Public Works Department did contribute to the frustration level, we
feel that staff was pressured throughout to reduce the quality of our plan
review effort largely in response to the applicant's inadequate data.
As a result of this experimental run through thecentral permit counter
procedures, we have discovered some insights which will be incorporated
into the final design of the system before it is formally- instituted:
1) Above all else, it is the applicant's responsibility to comply with
City permit approval requirements. It is our responsibility to
state those requirements as clearly as possible; however, the appli-
cant must be fully aware that if he ignores our direction, he may
imperil the swift processing of his permit and must accept liability
for delays.
2) We cannot expend the hours and energy which characterized this par-
ticular application as a typical commitment to all projects which
come before us. Henceforth, staff will not assume the burden of
time and coordination which results from the developer's failure to
manage his resources toward resolution of the City's stated concerns.
3) The Schneider /Nilsen foundation permit processing points up the need
for a crucial element of the central permit processing system which
we have already anticipated -- that of the pre - application review
sequence. It is imperative that we identify early -on for the appli-
cant as many topics of concern as possible so that inter - departmental
requirements may be reviewed for consistency and so that the resulting
plan set is complete. This will help avoid the need for tedious and
delaying resubmittals, such as we experienced in the Schneider /Nilsen
case.
In conclusion, Mr. Nilsen's plans were plagued by inconsistencies and incom-
pleteness which will necessitate a complete new set of working drawings before
we can adequately inspect construction performance and before he can apply for
a Building Permit on the rest of the proposed structure. If an applicant does
not give his design team adequate instructions and /or time to complete plan
requirements per City code, then the processing will be delayed, and the permit
denied until compliance is shown.
W►
A
1906
;s City of Tukwila
Mr. Gary Nilsen
Schneider /Nilsen Development
14900 Interurban Avenue
Tukwila, WA 98188
Dear Mr. Nilsen:
6200 Southcenter Boulevard
Tukwila Washington 98188
Frank Todd, Mayor
August 7, 1981
Re: Green River Plaza Building
S. 149th Street
The Public Works Department has completed the review of the Green River
Plaza Building Job #159/48, Sheet 1 of 1 and requests a resubmittal which
addresses the following comments:
1) Indicate public right -of -way boundaries for S. 149th Street
r
e wey-- betmdc r i es —
Indicate proposed sidewalk /trail system to be constructed in
the public right -of -way in S. 149th Street.
3) Indicate Seattle City Light power poles in Interurban Avenue.
4) Provide main entrances with a minimum of 20 l.f. from beginning
of curb returns, indicate radii of entrances.
5) Indicate relocation of north hydrant in Interurban Avenue to
accomodate relocated northerly drive, if appropriate.
6) Provide proposed topography for site development.
7) Show necessary rockeries /retaining walls including heights, on
site; including drainage for aquifer cuts behind rockeries.
8) Indicate City drainage facility in Interurban Avenue and indicate,
in profile, new design of facility.
Indicate signing and striping for vehicular access across trail.
10) Provide letter -of- intent to participate in future LID for
sidewalk.
Mr. Gary Nilsen
Schneider /Nilsen Development
August 7, 1981
page 2
11) Clearly mark storm mains, sewer mains, sanitary side sewers,
and side drains on the plans.
12) General Note #1 shall indicate these plans will be per
APWA and the Tukwila Municipal Code and Public Works Standard
Plans.
13) Change all plastic pipe for storm side drains under drive
areas to corregated metal pipe.
PRF /jm
cc: Ted Uomoto, Public Works Director
Brad Collins, Planning Director
Mark Caughey, Associate Planner,
Al Pieper, Building Official
Attachments
Sincerely,
Phillip '. Fraser
Senior Engineer
7'
NI
D. TRAIL SYSTEM
The temporary trail will run along
existing path with beauty bark
spread along it, this will be im-
plemented as soon as acess is poss-
ible
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Schneider /Nilsen Project
TRAIL DEVELOPMENT SPECIFICATIONS - TOPICS TO BE ADDRESSED
Drawings Needed
1) Cross - section of trail walkway between vheicle crossing point and
east property line.
2) Cross - section through vehicle /pedestrian crossing point.
3) Profile drawing of transition ramp between vehicle /pedestrian crossing
point and existing uphill bark trail.
4) Plan and profile of retainage necessary to implement trail transition to
parking area.
Content of Plans
A) Surface treatment description for concrete ramp, walkway and "Bowmanite"
vehicle /pedestrian crossing proint.
- "Broom /Blade" finish per City Standards for walkway
- Grooved surface for transition ramp (for dust removal)
- Bowmanite pattern for crosswalk.
B) Crosswalk Marking
- Indicate 12° wide paint stripe on north and south edges of Bowmanite
area.
- Indicate installation of standard MUTCD pedestrian crossing signs at
each end of the Bowmanite area.
- Indicate installation of reflective highway marker stripes, 3 on each
side of the Bowmanite pad, spaced at 5' intervals.
- Indicate relocation of existing post /trail signs and the "No Motor
Vehicles or Horses" signs near regular trail on west side of property.
C) Concrete Walkway Plans
- 5' proposed width, per City's P.W.D. Standard Drawing #R -5.
- 4" concrete over 6" base material.
- Transition radius and flare from east property line and provision
for connection to future public sidewalk.
D) Concrete Transition Ramp
- Maintain maximum grade per handicap access requirements.
- 4" concrete over 6" base material
Schneider/Nilsen Prient
TRAIL DEVELOPMENT SILAFICATIONS - TOPICS TO BE ADDICSED
Page 2
Notes to include on drawing:
- Prior to beginning construction, applicant shall notify the Tukwila
Parks Department so that the trailhead can be posted as closed.
- Existing boardwalk trail portion shall be removed by the City prior to
beginning construction. Developer shall notify the Parks Department
' 7 working days prior to.commencement of site improvement work to allow
sufficient time for City crews to schedule the removal effort.
DATE
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TESTING & INSPECTION / ENGINEERS /GEOLOGISTS
14120 N.E. 21st STREET
BELLEVUE. WASHINGTON 90007
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FIELD REPORT
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SIGNED:
1908
4 of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
Frank Todd, Mayor
Schneider /Nilsen Development
14900 Interurban Ave. S.
Tukwila, WA 98003
Subject: Green River Plaza
22 April 1981
As you requested, our office has reviewed the preliminary development
plan set for your proposed three -story office project on the west side
of Interurban Avenue. Our comments follow:
1) Special setback requirement: Per TMC 18.56.055, a fifteen foot
wide landscaped setback must be maintained along the entire
Interurban Avenue frontage of the site, since you are developing
adjacent to R -4 zone properties. The southerly parking area
does not comply at this time with the aforementioned setback
requirements.
2) Recreation trail alignment: Since you propose to cross the
existing pedestrian trail with automobile traffic, this concept
will have to be approved by the Tukwila Park Board. Please call
Don Williams at your convenience to arrange for an appearance be-
fore the Board.
3) Architectural concept: Frankly, we're a little uncomfortable at
this point with the mass and reflective material of the building;
it is a significant departure from the more traditional built -.
forms so characteristic of the Southcenter /Interurban business
area. Final determination as to the acceptability of this
design approach will have to be made by the Tukwila Board of •
Architectural Review.
4) Grading: As part of the submittal to the B.A.R., we will require
a grading plan depicting existing and modified contours, drainage
pattern and "spot" elevations.
MEMORANDUM
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
TO: Brad Collins, Planning Director
FROM: Don Williams, Parks and Recreation Director
DATE: July 16, 1981
SUBJECT: Comments on B.A.R. review of Southcenter Plaza II project
I have reviewed the staff report regarding this project and am pleased to
see both the Park Commission and my concerns were addressed. Further, I
agree with the staffs recommendation to "advance the warning stripes" away
from the crosswalk /trail and to use raised highway lane markers instead of
paint stripes. The use of "Bomanite" concrete pavers is also acceptable.
Regarding the architectural design;the items indentified in the report and
attached drawings are acceptable. However, several concerns the Park
Commission were not mentioned and I should point these out. I recognize
the B.A.R. staff repor_t_may not have...been the..docimient_..to identify these
needs and perhaps- the. Planning Commission can consider these items.
- Developer should construct as part of his project or enter into an
agreement for future sidewalk construction along Interurban Avenue.
- Existing trail identification posts and sign shall be located on Inter-
urban Avenue.
- Access to maintain all of our trail must be available to City crews.
-)A11 plans and specs, in detail, must be approved by the City before any
trail work is to be done.
- All of the existing walkway planks and railroad ties should be removed
in a usable condition for the City to pick up and remove to the City
Shops.
-.Construction of the new trail is subject to City inspections and required
corrections.
This week I have forwarded to the City Attorney's office a request that he
prepare an agreement that the developer and City .could sign identifying
the maintenance and legal concerns that must be addressed in such a joint
usage situation. You should have this by June 22, 1981.
DW /blk
1908
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
Frank Todd, Mayor
Larry Hard
Lesourd, Patten, Fleming, Hartung & Emory
Attorneys -at -Law
3900 Seattle First National Bank Building
Seattle, WA 98154
July 16, 1981
Dear Larry,
Per our phone conversation of July 14th I am concerned that a develop-
ment, Southcenter Plaza II, by utilizing some area of a 20 foot wide right -
a -way may cause the City some legal problems. Specifically the developer
wants to use the right -a -way as part of his parking /access area and
incorporate the area into his landscaping. If this is allowed how can
the City insure that we can maintain all of the trail and what liabilities
should we be trying to avoid.
I am writing this letter on the behalf of the Planning and Public Works
Departments. Planning will need a response by June 22nd as the Planning
Commission will be reviewing this project and I will be out of town next
week on vacation.
Some of the specifics are as follows, but first review the two attached
drawings:
- The City, thus far, has no objections of the developer to use the 20
foot.right -a -way for his intended purposes, however, the trail must be
re- established to City specifications within the right -a -way.
- The City does not want to give up any rights to maintain the trail, any
sections, or any ownership of the land or any rights to get the trail.
- The developer has to be told and he must agree to what can be done and
how it is to be done.
- The new trail must be built to specifications approved by the Public
Works Department and consideration given to the use of the trail during
the new construction.
Page -2-
Larry Hard
�. Judy 16, 1981
DW/blk
cc: Mayor Todd
Ted Uomoto
Brad Collins
Sincerely,
I hope you can tell us what type of document we will need. Once this is
done you should coordinate this with Brad Collins. Thank you for your
help.
Don Williams, Director
Parks & Recreation Department
4L4
1909
4 City of Tukwila
2 6200 Southcenter Boulevard
Tukwila Washington 98188
Frank Todd, Mayor
GAN Enterprises
149 Interurban Ave So.
Tukwila, WA. 98168
Attn: Gary. Nilsen
SUBJECT: Southcenter Plaza II Office Bldg.
5 May 1982
After.prelimi review of the plan set dated 15. April. . 1982 which was
submitted in support of your application for building permit, we request
that you respond to the following concerns:
Al Environmental Assessment
In order to issue'the building permit, a Declaration of Non - Significance
must be issued for•the project itself. The Attached DNS was issued for
the western portion of your site, and did not pertain to the building
itself. We ask, therefore, that you complete and return the enclosed
SEPA checklist.
B) SITE PLAN (sheet 11
The following corrections should be made to the site plan:
Al Eliminate the four parking stalls depicted at the south edge of the
internal driveway /pedestrian trail interface per stipulation 3 of the
Board of Architectural Review approval decision of 25 June 1981.
bi. Modify the "stamped concrete" warning stripes to indicate use of
reflective highway dots as shown on the drawing of 8 -17 -81 by Baylis
Architects and as stipulated by the B.A.R. on 23 July 1981.
c) Add a note stating that a sidewalk eight feet in width shall extend
the length of the site's Interurban Avenue frontage as depicted on
sheet L -1 prepared by Baylis Architects.
d) The parking area'at the west end of the site appears to be in con-
flict with the grading plan. Which was approved at the time the foun-
dation permit was issued. Stipulation 1 of the B.A.R. approval ac-
tion requires compliance with section 3 of ordinance 1206. That reg-
ulation states that no disturbance of existing'contour orvegetation
above elevation 30' is permitted as a result of development activity.
The grading and utility plan revised 10-23-81 by Leonard Schroeter,
P.E. as approved by this office for your foundation permit reflects
compliance with this requirement; please revise sheet 1 accordingly.
Page Two
GAN Enterprises
5 May 1982
e) In April, 1981, the staff conducted a preliminary review of your
project plan and noted that a 15' wide setback must be provided behind
the property line on the site's Interurban Avenue frontage. The
southerly parking area does not comply at this time with the setback
standard.
C) LANDSCAPING
Landscaping as depicted on Sheet L -1 was approved by the,B.A.R. on 23
July 1981. However, stipulation one of their decision requires place-
ment of specimen trees not shown on the drawing. These items should
be added to sheet L -1. Also, the B.A:R. stipulated on 25 June 1981
that an automatic irrigation system plan for the landscapedareas
must be reviewed as part of the building permit submittal. Please
provide this material.
D} TRAIL SYSTEM
Your letter of 24 April 1982 to Al Pieper indicates your willingness to
install temporary recreation trail routing, but does not illustrate the
route that the trail will follow. A diagram of the temporary trail
route whoch directs pedestrian traffic as far away as, possible from `
construction activity should be provided.
We appreciate your prompt attention to resolving these.. matters so that our
office can expedite release of your construction permits.
encl: B.A.R. min. 25 June 81
B.A.R. min. 23 July 81
D.N.S. 22 Jan 81
Ord. 1206
Letter of 22 Apr 81
SEPA Checklist
xc: Ping. Dir.
Bldg. Off.
TUKWI/PLANNING DEPARTMENT
Mark Caughey
Associate Planner
F. A. L[SOURD
WOOLVIN PATTEN
DONALD D. FLEMING
GEORGE M. HARTUNG
MEADE EMORY
LEON C. MISTEREK
DWAYNE E. COPPLE
THOMAS 0. MCLAUGHLIN
JOHN F.COLGROVE
C. DEAN LITTLE
LAWRENCE E. HARD
RODNEY J. WALDBAUM
Mr. Don Williams
Director, Department of
Parks & Recreation
City of Tukwila
6200 Southcenter Boulevard
Tukwila, WA 98188
Mr. Ted Uomoto, Director
of the Department of Public
Works
City of Tukwila
6200 Southcenter Boulevard
Tukwila, WA 98188
Chief Hubert Crawley
Tukwila Fire Department
444 Andover Park East
Tukwila, WA 92188
Gentlemen:
LESOURD, PATTEN, FLEMING, HARTUNG & EMORY
ATTORNEYS AT LAW
3900 SEATTLE -FIRST NATIONAL BANK BUILDING
SEATTLE, WASHINGTON 98154
Mr. Brad Collins
Director, Planning Department
City of Tukwila
6200 Southcenter Boulevard
Tukwila, WA 98188
(206) 624 -1040
June 5, .19 81 •
ACME
JUN 8 1981
CITY OF TUKWILA
PLANNING DEPT.
Re: Schneider /Nilsen - Southcenter Plaza Projec
BRUCE G.HANSON
RICHARD P. MATTHEWS
D. WILLIAM TOONE
DANIEL D. WOO
CARL. .1. CARLSON
P. WARREN MAROUARDSON
LAWRENCE A. M.2ELENAK
JUUE G. WADE
MARIANNE SCHWARTZ O
ROBERT L. PALMER
COUNSEL
There are a number of matters which remain unresolved regarding
this project. I have been involved in negotiations involving
matters relating to access to Interurban Avenue and location of
the right -of -way for South 149th Street. I am aware that there
are concerns about the construction of the trail and about a fire
lane.
I believe that we should meet to discuss this project and to
enumerate all of the concerns of the City. Once we have formulated
a comprehensive and coherent . position from the City's point of
view, at least as far as the administration is concerned, then
we may find it advisable to advise the City Council Ad Hoc Committee
Mr. Don Williams, et al.
June 5, 1981
Page Two
I look forward to hearing from you.
LEH:sk
cc: Mayor Frank Todd
regarding the status of this project. On the other hand, it
may be possible to negotiate directly with the owner - developer
to solve these problems so that it will not be necessary to take
the matter back to the City Council.
I would appreciate your consideration of this matter. If
necessary, perhaps we can schedule a meeting at City Hall to
discuss the various concerns.
Very truly yours,
LeSOURD, PATTEN, FLEMING,
TUNG & EMOR
wrenc E. IM rd
1
*ILA
. 1
TO:
FROM:
DATE:
SUBJECT:
; City of Tukwila
• 6200 Southcenter Boulevard
Tukwila Washington 98188
Frank Todd, Mayor
MEMORANDUM
Mark Caughey, Associate Planner
Don Williams, Parks & Recreation Director
June 3, 1981
Park Commission review of Gary Nilsen request to use part of
Trail #1 r/w
As you are aware Gary Nilsen attended a special Park Commission meeting on
May 26, 1981 to inform them of his request to use part of our Trail #1
right -of -way as a part of his parking area for his proposed office building.
All five Commissioners were present and spent about an hour reviewing his
request. The purpose of this memo is to pass on to the Planning Department,
a list of conditions they would like to see established before the developer
is allowed to use the City property.as he has requested.
During the course of the discussions,Gary Nilsen agreed to several concerns
with the Park Commission and in addition to these,the Park Commission
passed a motion identifying several specific conditions. These are ex-
plained below:
- Developer should enter into an agreement to join a sidewalk L.I.D. for
the building site.
- Developer will re- establish a new trail according to City approved speci-
fications. (Gary Nilsen was specifically advised not to construct any-
thing until the City, mainly the Public Works Department, had approved
his trail specs in writing.)
- Developer agreed to maintain the trail section that fall within his
property lines. (We must yet address liability problems and legal access
to the remainder of the trail for our park crews.)
- Developer is to re- establish the existing trail signs as directed by
the City.
In addition to the above items,, the Park Commission approved a motion to
allow the developer to use the right -of -way with certain conditions the
developer must abide to, and he agreed.
- ';Speed bumps" or some type of architectural treatment of the trail area
would be required and should be approved by the Board of Architectural re-
view.
Page -2-
Mark Caughey
" June 3, 1981
- Eliminate from 2 to 6 parking stalls as necessary to prevent cars from
backing into the trail area.
- A physical separation, curb and landscaping, between the trail and
parking area should be established.
- Keep current trail signing.
In general the Park Commission was in +'favor of the developer's proposal,
but only under the conditions identified. If any of the conditions are
eliminated, their support would be lost unless a very reasonable trade-
off is obtained.
Please keep me advised of the projects progress.
DW /blk
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City of Tukwila
C
6200 Southcenter Boulevard
Tukwila Washington 98188
Frank Todd, Mayor
Schneider /Nilsen Development
14900 Interurban Ave. S.
Thkwila, WA 98003
Subject: Green River Plaza
22 April 1981
As you requested, our office has reviewed the preliminary development
plan set for your proposed three -story office project on the west side
of Interurban Avenue. Our comments follow:
1) Special setback requirement: Per TMC 18.56.055, a fifteen foot
wide landscaped setback must be maintained along the entire
Interurban Avenue frontage of the site, since you are developing
adjacent to R -4 zone properties. The southerly parking area
does not comply at this time with the aforementioned setback
requirements.
2) Recreation trail alignment: Since you propose to cross the
existing pedestrian trail with automobile traffic, this concept
will have to be approved by the Tukwila Park Board. Please call
Don Williams at your convenience to arrange for an appearance be-
fore the Board.
3) Architectural concept: Frankly, we're a little uncomfortable at
this point with the mass and reflective material of the building;
it is a significant departure from the more traditional built-
forms so characteristic of the Southcenter /Interurban business
area. Final determination as to the acceptability of this
design approach will have to be made by the Tukwila Board of '
Architectural Review.
4) Grading': As part of the submittal to the B.A.R., we will require
a grading plan depicting existing and modified contours, drainage
pattern and "spot" elevations.
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