HomeMy WebLinkAboutPermit 79-23-W - SPEEA / UNIFER - WAIVER79-23-W
I-5 I-405
EPIC 0015-79
SPEEA UNIFER
SPEEA / UNIFER WAIVER
Mr. Bruce Solly
Bruce Solly Development Company, Inc.
677 Strander Boulevard
Tukwila, WA 98188
Dear Mr. Solly:
City of Tukwila
6200 Southcenter Boulevard
Tukwila, Washington 98188
Public Works Department 433 -1850
2) Storm Main Permit - $25.00.
Sidewalk /Curb and Gutter /Access Permit
February 9, 1981
Re: Unifer /Speea Buildings -
Sidewalk/Curb & Gutter /Access,
Drainage - Storm Mains
The Public Works Department has reviewed the developer's proposal
(Plan Sheets #1 and #2, Job #80138) to meet the sidewalk requirements for
the Unifer /Speea Buildings. Per the Public Works Committee Meeting on
February 4, 1981, the developer has extended the sidewalk to the end of,
and both sides of 52nd Avenue S. and provided curbs and gutters including
the necessary drainage in the public right -of -way. The minimum required
development is for a sidewalk in front of the Unifer /Speea Buildings only.
The full proposal exceeds a minimal development of the street to accommodate
this type of development and has been provided in such a manner as to meet
existing requirements for improvements in the public right -of -way per the
current dominant zoning and anticipated land uses of 52nd Avenue S. and
allows the street to be expanded to a 36 -foot roadway in the future. '
The proposal is approved per the following comments and requirements:
Street Use Permits to be applied for 24 -hours in advance of carrying -
out the proposed scope -of -work are as follows:
1) Sidewalk /Curb and Gutter /Access Permit - $25.00.
The work to complete, under these permits, shall be carried -out within
90- calendar days of the date permits are issued. An indemnity or guarantee
deposit fund shall be established for this work per Tukwila Municipal Code,
Section 11.16 (attached). Necessary time extensions approved by the City
shall be at no additional fee.
Per the City's requirements, the minimum pavement width required is '
30 l.f., inside -of -curb to inside -of -curb. The developer shall submit six
Mr. Bruce Solly
Bruce Solly Development Company, Inc.
February 9, 1981
page 2
sets of plans indicating a 30 -1.f. wide street (inside -of -curb to inside -of-
curb) with a 3 -foot planting strip and 5 -l.f. sidewalk on the east and west
sides of the street per the attached handouts (A & B) at the February 4, 1981
Public Works Committee Meeting. This plan shall be reviewed and approved by
the Public Works Department prior to the issuance of the Sidewalk /Curb and
Gutter /Access Permit and the Storm Main Permit.
Curb and gutter detail base dimension shall be changed from 24 inches
to 18 inches per the City's Standard Plan (R5 -20). The existing street shall
be saw cut and abutting pavement sections sealed.
Minimum stopping sight distance requirements have been reviewed and the
existing street centerline profile, per your plans, indicate requirements for
25 MPS traffic are met.
This street development, upon completion, will allow for two 15 -foot . lanes
of traffic north and southbound, with no parking on either side.
The construction area shall be maintained at all times during the
construction in such a manner that one driveable roadway lane is allowed,
and temporary access to all developed properties. Materials shall be stored
on private properties owned by the developer only.
Upon completion of construction and upon certification from the Director
of Public Works that the development meets the minimum standards of the City,
the developer shall convey to the City all permanent facilities of the develop-
ment free and clear of any and all liens and other encumbrances.
By the City's acceptance of the storm mains /sidewalk, etc., in . the event
that defects due to faulty labor, workmanship or materials appear in the •
development within one year from the date of acceptance by the City, the
developer shall, at his sole expense, correct the same to the satisfaction
of the City.
A one -hour traffic count (10:00 a.m. - 11:00 a.m. Monday, February 9, 1981)
in 52nd Avenue S. shows 48 vehicles used this roadway, of which approximately
one -half of the traffic is local and one -half regional. From this information,
52nd Avenue S. has low current usage. The 30 -1.f. pavement design is sufficient
now with the 3 -foot sidewalk setback on each side of the street which allows
for expanded roadway to 36 feet of pavement for the near future development of
the area, per current zoning.
Several factors could change the use /volume of traffic on 52nd Avenue S.,
including further development of Southcenter Boulevard, rezoning of the adjacent
properties in the area, or providing substantial new developments in 52nd Avenue
South.
If such occurances take place, a local traffic study may be warranted for
this street in the future to either confirm our current assessment of traffic
needs or redefine those needs. s
Mr. Bruce So11y
Bruce Solly Development Company, Inc.
February 9, 1981
page 3
Storm Main Permit
At the bottom of the 30 -foot section of 12 -inch storm main on the east
side of 52nd Avenue South, an outfall structure shall be provided to key -in
the steep line and also protect the intercepting stream from erosion.
Plan reviews and site inspections at the northwest corner of the
intersection of 52nd Avenue S. and Southcenter Boulevard (S. 154th Street)
have not made evident the need for the "debris barriers" and stub. We wish
to review the need for this system with .your consultant engineer prior to
installation.
The improvements in the public right -of -way will be constructed per the
approved plans.
A final inspection shall be provided by the Public Works Department
prior to the final approval and acceptance of utilities to be turned over
to the City.
The letter of January 23, 1981 addressing the improvement as a street
improvement is voided per the Public Works Department's final review and
the Public Works Committee Meeting of February 4, 1981. No waivers by the
City Council are required for this proposed site development to carry -out
this scope -of -work in the public right -of -way.
PRF /jm
cc: Ted M. Uomoto, Public Works Director
Public Works Committee
Mark Caughey, Acting Planning Director
Al Pieper, Building official
Attachments
Sincerely,
Cie
Phillip R. Fraser
Senior Engineer
City '::Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
TO: City Council
FROM: Kjell Stoknes
DATE: 11 September 1979
SUBJECT: UNIFIR /SPEEA WAIVER (FINAL)
KS /ckh
MEMORANDUM
The applicant(s) have applied for a building permit with final plans.
I recommend the Council approve the waiver with the following condi-
tions:
1. A signed agreement to equitably participate in an L.I.D. to
improve the adjacent street, including utilities, sidewalks,
lights, and storm drainage.
2. The landscape strip on the last frontage be 10 feet and that
approval of a detailed landscape plan of the entire site be
reviewed and approved prior to occupancy of any structures.
Unifir Company
667 Strander Blvd.
Suite D
Tukwila, WA 98188
ATTN: Bruce Solly
City of Tukwila
Planning Division
6200 Southcenter Boulevard
Tukwila, Washington 98188 433 -1845
Office of Community Development
RE: UNIFIR /SPEEA OFFICE BUILDING
The enclosed comments were sent to the City's Building Official following
our review of your building permit application. I understand from our
telephone conversation of September 7, 1979 that the project landscape
plan is under preparation and will be sent to us shortly. At such time
as we receive and review the landscape drawings we can continue process-
ing of your "final waiver" application.
A word of explanation may be in order with regard to the attached comments:
- - Item 3, "Unifir" Plan Set: This observation is by way of reminder;
we leave resolution of the sidewalk issue to you and the Public Works
Staff.
MC /ckh
10 September 1979
- - Item 2, "Speea ":Plan Set: The suggested revision is intended to pro-
vide additional protection from collision to cars parked in the sub-
ject spaces. You may consider this idea or reject it as you choose.
Please let us know if we can be of assistance to you in finalizing your
permit approvals.
Enclosure
Sincer
Mark Ca ey
Assist t Planner
DEVELOPMENT AGREEMENT
THIS AGREEMENT executed this date in favor of the City
of Tukwila, a municipal corporation of the State of. Washington
(hereinafter called "City "), SPEEA Properties, Inc., a non
profit corporation of the State of Washington, Bruce W.
Solly, and Leroy Bowen (hereinafter collectively called
"Owner ").
W I T N E S S E T H:
WHEREAS, SPEEA Properties, Inc. is presently the owner
in fee of the property located in the City of Tukwila, described
on Exhibit "X ", attached hereto (hereinafter called "the Property "),
and whereas Bruce Solly and Leroy Bowen anticipate that they will
be acquiring the Property at some future date;
WHEREAS, Robert W. Bradford is authorized to sign this
Agreement on behalf of SPEEA Properties, Inc.;
WHEREAS, the City's Department of Public Works has deter-
mined that in order to provide for the public heath, safety
and general welfare with respect to the subject Property and
other property located'in the vicinity of the Property; one
local improvement district (hereinafter called "the Local
Improvement District ") may be formed for the purpose of improving
52nd Avenue South, providing for arterial street improvements,
and including but not limited to, utilities such as power,
undergrounding, storm and sanitary sewers and water services;
WHEREAS, Owner is willing to equitably participate in the
Local Improvement District in the event it is created;
NOW, THEREFORE, the parties hereto covenant and agree as
follows:
1. In the event the City finds that the creation of the
Local Improvement District is within the public health, safety
and general welfare, and such District includes within its
boundaries the Property subject to this Agreement, the Owner
(~
agrees to participate equitably in the Local Improvement District,
and hereby waives any right to protest the formation of it;
provided, however, that the improvements constructed within the
Local Improvement District especially benefit the Property and
that the share of the cost is equitable to the Owner.
2. In the event the Local Improvement District is formed
and Owner has already constructed at its expense improvements
to its portion of the street which conform with all applicable
federal, state and local laws, rules and regulations, then to
the extent those improvements reduce the benefit to the Property
from the Local Improvement District, the Owner shall be given
credit by the City for purposes of evaluating the special
benefit to the Property from the Local Improvement District. In
any event, the Owner shall not be assessed by the City where
the Property is not benefited by the Local Improvement District,
but, to the extent the Property does specially benefit from the
Local Improvement District, the Property shall be assessed to pay
its equitable share of the cost of such project.
3. The City will, if all other legal and administrative
prerequisites are complied with by the Owner, issue the street
use and utility permits needed by the Owner for the Property.
4. This Development Agreement shall be recorded, and
shall be binding on all persons who in the future acquire any
property interest in the Property, except as provided in
paragraph 5.
5. It is anticipated that the Owner shall obtain construc-
tion financing from a third -party lender (hereinafter called
"the Lender ") for purposes of improving the Property,
and further, that the Owner will give the Lender a first
mortgage on that Property. In the event the Lender should
foreclose on the mortgage taken in connection with the construc-
tion financing, the terms of paragraph 1 of this Agreement shall
not apply to the Lender or to subsequent takers of the Property;
provided, however, that if any of the signers of this Agreement
-2-
acquire any substantial interest in the Property following a
foreclosure by the Lender, then paragraph 1 shall apply fully
and shall encumber the Property in the same manner as if no
foreclosure had ever occurred.
DATED:
ATTEST:
Approved as to form:
City Attorney
Approved as to adequacy:
SPEEA Properties, Inc.
l 7 r
By C � �..� .- �, � � % -LA %
Robert W. Bradford
By
Clerk, City of Tukwila Mayor City of Tukwila
Phil Fraser, Acting Direc or
Department of Public Works
STATE.OF WASHINGTON )
ss.
COUNTY OF KING
I ALisid
ru oily
Lero owen
ACCEPTED:
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4 Aael
On this , ,'" day of , 1979, personally appeared
f ,J1.�= •2�� -rr :t-
ROBERT W. BRADFORD and , to me known to be the
='✓ <<�"��:.. /,: z.'� C; =-. and
respectively, of SPEEA
Properties, Inc., the corporation that executed the foregoing
instrument, and acknowledged said instrument to be the free and
voluntary act and deed of said corporation, for the uses and
purposes therein mentioned, and on oath stated that they
were authorized to execute said instrument.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed
my official seal the day and year first above written.
STATE OF WASHINGTON )
ss
COUNTY OF KING )
On this day personally appeared before me BRUCE SOLLY to me
known to be the individual described in and who executed the
within and foregoing instrument, and acknowledged that he signed
the same as his free and voluntary act and deed for the uses and
purposes therein mentioned.
GIVEN under my hand and official seal this 4: 'day of
(zz•c= r►Uie , 1 979 .
STATE OF WASHINGTON )
ss.
COUNTY OF KING
Notary Public in and for the, State of
Washington, residing at '.e,-.7;...t7 --3v
Notary public in and
Washington, residing
-4-
for the State of
at
On this day personally appeared before me LEROY BOWEN to me
known to be the individual described in and who executed the
within_ and foregoing instrument, and acknowledged that he signed
the same as his free and voluntary act and deed for the uses and
purposes therein mentioned.
GIVEN under my and official seal this • day of
j , 1979.
•
\ •r
Notary Publ in and for he Stat
Washington, residing at �4G
PARCEL As
That portion of Tract 1, Brookvale Garden Tracts as per
plat recorded in volume 10 of plats, on page 47, records
of King County, lying westerly of 52nd AveJ..South as
condemned inaing County Superior Court Case No. 596231.
EXCEPT: The north 30' of South 152nd Street adjoining,
vacated by the City of Tukwilla by ordinance No 502
dated December 4, 1967 and recorded under recording No.
6296201,
Except the west 20.00 feet thereof conveyed to King County
for road purposes under recording No. 4011953.
And except the south 201.00 feet thereof.
Together %:with and subject to an easement for ingress and
. egress, and for the installation operation and maintenance
of utilities over, under, across, through and upon the
south 16.00 feet of the east 296.75 feet of Parcel A.
PARCEL B:
The south 150.00 feet of the following described tracts
That portion of Tract 1, Brookvale Garden . Tracts as per
plat recorded in volume 10 on page 47, records .of King
County, lying westerly of 52nd Ave. South as condemned
in King County Superior Court Case No. 59623,
EXCEPTS the. north 30 feet of South 152nd Street adjoining,
vacated by City of Tukwilla by ordinance No. 502 dazed
December 4, 1967 and recorded under recording No. 6296201.
Except the west 20.00 feet thereof conveyed to King County
'for road purposes under recording No. 40 11953.
And except the south 51.00 feet thereof.
Together with and subject to an easement for sewer ab
recorded under King County A.F. 5867175.
Together with and subject to an easement for ingress and
egress, and for the installation, operation and maintenance
of utilities over, under,across through and upon the north
8.00 feet of the east 296.75 feet of Parcel B
Local Improvement y.Strlct is witaln -cue pur)LLC. LLect.Lt sniC -Y
and general welfare, and such District includes within its
boundaries the Property subject to this Agreement, the Owner
I
0.0141LA
City C Tukwila
I A 6200 Southcenter Boulevard
Tukwila Washington 98188
TO: Mayor Bauch
FROM: Kjell Stoknesf;;2
DATE: 24 July 1979
SUBJECT: WAIVER REQUEST - SPEEA & Unifer Company (Former WEA & SPEEA Site)
Prior to beginning this report, it is important first to verify whether
this is in fact a new preliminary waiver request or,a final waiver request.
Ordinance #1109 states that: "The City shall not process any final waiver
application until such time as a complete application for the applicable
permit has been received, including compliance with the State Environmental
Policy Act (SEPA), as set forth in RCW 43.21.C." The City has received no
permit applications nor has SEPA been complied with. In addition, the site.
under consideration is approximately 59,000 square feet smaller than the
original WEA & SPEEA site and has a different site plan and different
buildings proposed.
In addition, both WEA & SPEEA were proposed as single- tenant office build-
ings since multi - tenant office buildings are not allowed in an RM N zone.
(See attached letters.) This proposal is for one (1) building (SPEEA)
for one tenant and the other building (Unifer) as a multi- tenant building.
The above leads me to the conclusion that the City cannot treat this request
as a final waiver to the present WEA and SPEEA waiver, but must be treated as
a new preliminary waiver request.
A further report under separate title is attached so it can be passed on to
the City Council independent of this report, as desired.
KS /ckh
Edgar Q Bauch, Mayor
STAFF REPORT
(... CITY OF TUMLA
(Please type or print)
Permit applied for requiring a waiver:
Date of Application: 7
Name of Applicant:
APPLICATION FOR WAIVER
FROM THE PROVISIONS OF
ORDINANCE NO 1109
Speea Properties Inc., a non profit corporation
Mailing Address: 5019 S.Barton Place
City: Seattle Zi 98118 Phone: -5025
Ownership Interest in Property: Owner
Legal Description of Property Affected: .
That portion of tract 1 of Brookvale Garden tracts, volume 10, of plats,
page 47, lying westerly of 52nd Ave. South.
General Location of Property:
Northwest of the intersection of I 5 and I 405
1. State specifically the action in Ordinance No. 1109 to which you are request-
ing a waiver: Waive comprehensive plan zoning of low density residential
to RMH (underlying zoning)
2. Briefly and generally describe the action you are proposing, including demen-
sional information about the development: Bldg. 1: 2 stories,
ground floor = 5,281 S.F. Bldg. 2: 2 stories, ground floor =9,392 S.F.
3. Does your proposal represent a unique condition which is insignificant in scale?
If so; please explain: Both Bldg. designs are composed of elements to
reduce the scale. .Cedar and glass exteriors will project residential
character. Heavy landscaping, slope, existing trees and earth berms
will mitigate size,
4. Are other reasonable rvelopment alternatives which would not require
a waiver? If so, what are these alternatives? No, :.e own the property
5. 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 high natural amenityor development constraint, what mitigat-
ing measures are provided? Exterior bldg. design, landscaping, earth berms,
hedges, natural tone colors and materials, site design including only
OWNER'S SIGNATURE:
one driveway on 52nd Avenue.
6. What goals and policies can you identify which would support your request for
waiver, if any? Designed and landscaped to project quality image. Low
profile, helps buffer adjoining properties.
7. In your opinion, do the requirements of Ordinance #1109 impose a special hard-
ship to a site which a waiver of the provisions would not necessitate a major
policy commitment prior to the adoption of the Zoning Ordinance and Map?
Yes
-2-
Daniel M. P ahoney, Genera Counsel
SPEEA Properties Inc.
BELOW THIS LINE IS TO BE FILLED IN BY THE CITY:
Date application is complete and accepted for filing:
Date SEPA review complete:
25 April 1978
MEMORANDUM •
TO: Kjell Stoknes,
FROM: Gary Crutchfiel
cairy of LEKUli a1SA
OFFICE of COMMUNITY DEVELOPMENT
ctor, OCO
s's'tant Planner
SUBJECT: USE INTERPRETATION: Office Building in RMH zone
':1
ivI
This memorandum is offered in response to the attached letters requesting
allowance of an office building in the RMH district.
First, the RMH district (Chapter 18.20 TMC) essentially provides for high -
density multiple- family residential developments. This factor,is borneout
in consideration of the allowed uses under 18.20.010 and the dimensional
regulations of that chapter. The "essential use" (as defined in Section
18.06.340) is, therefore, high - density residential structures. Subsection
(4) of Section 18.20.010 allows "offices and clinics... when such offices
occupy no more than the first two stories of the building... ". This allowance
is subordinate to the essential use and is explicitly limited to the first
two stories of a building housing the essential use. As such, a separate, free-
standing office building is not a permitted use in the RMH zone, regardless
of the number of stories. This conclusion is underscored by the fact that
recent office building developments have sought C -1 zoning to accomodate their
desired uses.
It should be noted, however, that subsection (1) of Section 18.20.010 allows
any of the uses permitted under Section 18.18.010 (R -4 zone). Referring-to
that Section, subsection (8) specifically authorizes, under certain conditions,
office buildings of a single organization or society. Again, by virtue of its
special conditions, the separate office building is considered an exception to
the "essential use ".
In summary, office use is permitted in the RMH district ONLY if it occupies the
first two stories of a high- density residential structure. However, an office
building of a single organization or society MAY be permitted in the RMH dis-
trict under the criteria of Section 18.18.010 (8).
This information is intended to provide you with the basic posture of the Plan-
ning Division in consideration of the information available and assessed herein.
Please consider it as such and offer your concurrence or revision, that we may
inform the inquisitors.
GC /ch
Attachments.
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