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Permit 78-04-R - MCCANN DEVLEOPMENT - PROJECT #352 REZONE
78-04-r south 178th street southcenter parkway MCCANN #352 REZONE KS /ckh Loh MCCANN DEVLEOPMENT PROJECT #352 REZONE. ZONING CODE AMENDMENT COMPREHENSIVE LAND USE PLAN AMENDMENT COMPREHENSIVE PLAN AMENDMENT City ter Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Edgar D. Bauch, Mayor TO: Mayor Bauch FROM: Kjell Stoknes DATE: 23 July 1979 -- SUBJECT: McCann— Rezo 52) and #353 You received a memorandum from Fred Satterstrom regarding the action of the Planning Commission on the above two rezones. In that memo you will note condition 7 on rezone #352 and condition 6 on rezone #353 which require some decisions by the Public Works Department regarding the roadway and any future requirements. It is my recommendation that the City Council take no action on these rezone requests until such time as the above referenced items have been completed. To accomplish this I suggest that the item be put in the Public Works Committee or referred to the Public Works Depart- ment for their review and ultimate decision. MEMORANDUM 9 July _979 Mr. Bruce E. McCann McCann Construction Company P.O. Box 88314 Tukwila, WA 98188 RE: Mc Mc Dear Mr. McCann: Reec fylly, S tterstr Planni g Supervisor Citr fTukwila Planning Division 6200 Southcenter Boulevard Tukwila, Washington 98188 433 -1845 Office of Community Development ann Project #352 (Rezone: R -1 -9.6 to C -1) ann Project #353 (Rezone: R-1-12.0 to C -1) The Tuk ila Planning Commission held public hearings on both the abovementioned rezone equests at their regular June meeting, 28 June 1979. After due considera- tion of public testimony and a review of the record, the Planning Commission recom- mended approval of both rezone requests to the City Council with the following conditions: 1. Any buildings on the site be setback 25 feet from the street. 2. The parking lot be screened with an evergreen screen and be set back 15 feet from the street. 3. Any buildings be limited to two (2) stories and any basement shall also be considered one of the stories. 4. Total floor area of all buildings to be limited to 30,000 square feet. 5. Rezone is restricted to office type uses only; no retail. 6. Review and approval of development plans (site, grading, and landscape) by the Board of Architectural Review prior to issuance of any building permit. . Approval of a detailed access plan by the Public Works Department prior to issuance of any building permit. If, in the assessment of the Public Works Department, traffic volumes and /or conditions warrant additional traffic improvements to South 178th Street, the developer shall at no cost to the City equitably participate in such improvements and /or dedi- cate the required property necessary for such improvements. The P1.nning Commission's recommendation will be forwarded to the City Council for their •ecision. A specific date for their consideration will be set soon so please stay i contact with me or the City Clerk's office. If you have any questions or comments concerning this matter, please do not hesi- tate trn call. cc: OCD Dir. Pub. Wks. Dir. M PLANNING COMMISSION TING MINUTES June 28, 1979 Page q PUBLIC HEARING: Rezone - R -1 to C -1 •cCann #352) Chairman Kirsop opened the Public Hearing at 9:12 p.m. Fred Satterstrom, Planning Supervisor, read the staff report, stating the applicant requested a rezone from R -1 to C -1 to allow the construction of a 30,000 square foot office building on a site containing 100,000 square feet. Specific site plans have not been submitted. A traffic and access study and a topographic survey have been submitted by the applicant. He said staff findings show the property to the west is zoned R -1; the property to the north is zoned M -1; and the property to the east is zoned R -1. To the north is RB Furniture and Levitz Furniture (M -1). The Comprehensive Land Use Plan Map designates the subject site for office use. The properties to the east are also designated for office use. Property to the north is designated for commercial use. South and west of the site across south 180th Street the property is designated for low density residential use. The size of the property is approximately 100,000 square feet or 2.30 acres. The size of the proposed office structure is 30,000 square feet. According to the topographic survey, the slope has a general easterly exposure and rises from an elevation of approximately 75 feet to 160 feet. There is a plateau approximately in the middle of the parcel. A portion of the subject property adjoins Southcenter Parkway; however, the gradient is in excess of i7:. Sanitary and storm sewers are available, but will have to be extended to the site from Southcenter Parkway. No rezones have occurred in the immediate area since the adoption of the Comprehensive Plan in 1977. In 1969 the property to the north where RB Furniture and Levitz Furniture are located was rezoned from R -1 to f1-1. The property south of South 180th Street was zoned when annexed in June of 1959 to R -A District (Agricultural). In concluding, he said the proposed office use of the site appears to be consistent with the Comprehensive Land Use Police Plan Map. The proposed rezone does not appear to be consistent with all the Plan's goals, objectives, and policies regarding Commercial and Industrial development and Transportation /Utilities. The first general coal of promoting the health, safety, and general welfare of the public through the regulation of land use and community growth has not been sufficiently: addressed by the applicant. The Traffic and Access Study states in the conclusion that "no adverse consequences are anticipated other than those associated with the location of access roads interfacing directly with an arterial facility which has both adverse gradient and compound reverse curves." The Department of Public Wo -ks has responded to the Traffic Study and states that "during certain periods of snow and ice all access to 178th and the adjacent property in question is barred and that all vehicles would need to access from the west via Military Road. In my opinion this represents a serious consideration." The Fire Chief expressed his concern back in April 1978 when he specifically stated that "Any structures built on this road (South 178th) will have to have a fire protection system to fill the gap created by the steepness of the road." Today, the maximum allowable slope acceptable for new subdivisions of roads is 15 %. Mr. Satterstrom said under the Commerce /Industry of the General Goals section the definite statement is made to allow economic growth only if it is consistent with the City's ability to provide necessary services. Efficient fire and police protec- tion is a necessity and the City of Tukwila cannot provide adequate public services at all times of the year because of the steep gradient of South 180th Street. In addition, Objective 1, Policy 2 of the Commerce /Industry section (page 60) intends to "encourage a smooth, steady., and planned growth of the business community" when it is "compatible with the surrounding land use and not detrimental to the public welfare." To the south of the site the area is zoned R -A, one single family dwelling for every three acres. Three policies from the section dealing with Transportation Objectives and Policies are applicable. The intent of these goals is to provide a well designed, efficient road system for the City. South 1SOth Street is a serious problem because of the gradient. It is something that the PLANNING COMMISSION M ING MINUTES June 28, 1979 Page 5 PUBLIC HEARING: Rezone - R -1 to C -1 (McCann #352) - contd. City has to live with and maintain. Mr. Satterstrom said the recommendation of the Staff is that the Planning Commission deny the request for rezone from R -1 to C -1 based upon the findings and conclusions. Mr. William F. Hennessey, attorney, 1103 Norton Building, Seattle, said he represented the owners of the property, McCann Construction Company. He said the proposed rezone is in accordance with the Comprehensive Land Use Plan. The reservations about the soil there are no longer applicable. He said the grade on the street in question was engineered by Hill, Ingman and Chase who have done engineering work for the City in the past. It was built with federal funds and to Washington street standards. It was done by the City of Tukwila and when it was done the owner was assessed for it. He continued that it is not the only steep grade in the City. Development has not been stopped in the City because of steep grades. Snow and ice are not constant problems and the City is getting a six -wheel drive for this type of control. The City has a mutual aid agreement. If you cannot get down the hill they can get up the hill from the west. The National Bank used the property. When South 180th was developed the owner had to have arterial access to his property and was assessed in LID 27. It was the only single family area in this City that was called upon for this. When LID 27 was formed there was specific agreement that it was going to be developed for office use. When the hearings were held with the City Council they said there would be no apartments there but you could have offices. This may not be the planning ideal, but it is fair and right that this be granted. Harold Iverson, Sammamish, Inc., 950 Andover Park East, said he had been involved in property in Tukwila and let the contract to excavate the area where Levitz, RB Furniture and the Boeing Building is located. His company spent $25,000 making sure when the excavation was made that I -5 would not be disturbed. If the sewer system was created, the statement was made that it would support development on South 178th. The sewer is so designed so the slope could be drilled into that sewer and slope. It was determined the best use of the property would be for office use, to have the property rezoned for office. Chris Crumbaugh, Segale Corporation, said Mr. Segale owns the corner property and they do not have any objections to the rezone, however, if the City should consider cutting off the access, they would object to the rezone. Mr. Hennessey said the Comprehensive Land Use Plan shows the area as office use and it would provide a transition to the other zoning. If you put single family in there it would cause degradation to that area to the south. Mr. Edward Thomas, McCann Construction, said the adverse grade on the street is only in the first portion. He said he did not see where emergency vehicles would have trouble with the slope. The City has property to the west. The sanitary sewers could be serviced the same as Levitz, RB Furniture and the Boeing Building Chairman Kirsop closed the Public Hearing at 9:58 p.m. Mr. James asked if the exact grade of the property is known. Mr. Satterstrom replied that he did not know the exact grading. Mr. Hennessey, attorney, said any problems that existed could be solved by engineering technicians. Mr. Satterstrom said at this time there are no plans for the upgrading of 180th Street in the 6 year plan. However, the plan is updated on an annual basis and Entraco has been hired to do a traffic study and one of the focuses is South 180th. It may include relocating the alignment of the right -of -way. The City is looking at the access problems in this area. It is desired to have this as office so it would be a buffer, but it is PLANNING COMMISSION METING MINUTES June 28, 1979 Page 6 PUBLIC HEARING: Rezone - R -1 to C -1 (McCann #352) contd. Somewhat vague. There may be some rationale to have multi- family when the transition is made. Chairman Kirsop asked Mr. Thomas if they would have any objections to going through the Architectural Review Board, if the rezoning is approved. Mr. Thomas said he believed they would have no objections. Fred Satterstrom, Planning Supervisor, said.he would like to discuss some of the alternatives in allowing or denying the request. He said there is a lot of development on Southcenter Parkway. There are multiple family developments to about 400 units south of 178th and if it is combined with the offices north of 178th he wondered if the Comprehensive Plan is going to be able to deal with it. He said he would suggest that the Commission table the matter and bring a motion to the City Council to develop a Comprehensive Plan amendment in that area so we are not dealing with a particular piece of property at a time. The matter could then be put back on the agenda and maybe approve it, or come back and say maybe it is best not to have office here and have it single family. Chairman Kirsop said the Comprehensive Plan does consider this particular piece of property and this property is isolated from the general residential area by the industrial area in the valley. There are a limited number of houses south of 180th Street and there may be a few people who would desire to retain that zoning. There has been some reluctance on the part of City Council to approve further apartments. A major readjustment of the road does not seem likely because of the terrain. Mr. James asked if the request is denied how soon can they come back and reapply for rezoning? Mr. Satterstrom said they could come back any time. MOVED BY MR. RICHARDS, SECONDED BY MR. ORRICO, THAT THE PLANNING COMMISSION RECOMMEND TO THE CITY COUNCIL THAT THE REZONE FROM R -1 -9.6 TO C -1 BE APPROVED WITH THE FOLLOWING CONDITIONS: THAT THE BUILDING BE SETBACK 25 FEET; THAT THE PARKING BE SCREENED WITH EVERGREEN SCREEN AND SETBACK 15 FEET; THAT THE BUILDING BE LIMITED TO TWO STORIES AND IF THERE IS A BASEMENT IT BE ONE OF THE TWO STORIES; TOTAL AREA LIMITED TO 30,000 FEET; RESTRICTED TO OFFICE USE ONLY AND ASSOCIATED PARKING, WITH NO RETAIL ALLOWED; FINAL DEVELOPMENT PLANS BE APPROVED BY BOARD OF ARCHITECTURAL REVIEW. * Mr. James asked about improvements to the street and a positive point of view that if street is improved they will participate. MOVED BY MR. SOWINSKI, SECONDED BY MR. JAMES, TO AMEND THE MOTION, AND ADD THE FOLLOWING: APPROVAL OF A DETAILED ACCESS PLAN BY THE TUKWILA PUBLIC WORKS DEPARTMENT PRIOR TO ISSUANCE OF ANY BUILDING PERMIT. IF, IN THE ASSESSMENT OF THE PUBLIC WORKS DEPARTMENT, TRAFFIC VOLUMES AND /OR CONDITIONS WARRANT ADDITIONAL TRAFFIC IMPROVEMENTS TO SOUTH 178TH STREET, THE DEVELOPER SHALL AT NO COST TO THE CITY EQUITABLY PARTICIPATE IN SUCH IMPROVEMENTS AND /OR DEDICATE THE REQUIRED PROPERTY NECESSARY FOR SUCH IMPROVEMENTS. THERE BE A REVIEW AND APPROVAL OF DEVELOPMENT PLANS BY BOARD OF ARCHITECTURAL REVIEW, INCLUDING SITE, ELEVATION, GRADING, AND LANDSCAPE PLANS PRIOR TO ISSUANCE OF ANY BUILDING PERMIT. MOTION CARRIED. *MOTION CARRIED, AS AMENDED. PUBLIC HEARING: Rezone - R -1 to C -1 (McCann No. 353) Fred Satterstrom, Planning Supervisor, read the staff report. He stated the.applicant is requesting a rezone from R -1 to C -1 located at the northeast of the intersection of 1 -5 and South 178th Street to allow the construction of a 49,200 square foot office FOR O'i'IC' USE ONLY APPLICATION FOR CHANGE OF LAND USE CLASSIFICATION OR POODIFICATION OF LAND USE REGULATIONS IN THE CITY OF TUKWIIZA Appl. No. Planning Carm.ission Action Receipt No. Date Hearing Date Ordinance No. & Date APPLICANT TO ANSWER ALL THE FOLL(WING QUESTIONS NEATLY AND ACCURATELY: Name Bruce E. McCann Address 950 Andover Park East (P.O. Box 88314 - Tukwila Branch) Seattle, Washington 98188 •Telephone No. 206/575 -4330 Property Petitioned for rezoning is located ir: along the north side of South 178 'Street betroxNan and . west of Southcenter Parkway Total square footage in property 164,488 square feet LEGAL DESCRIPTION OF PROPERTY See attached. Ecisting Zoning R -1 -12.0 Zoning requested C -1 What are the uses you propose to develop on .this property? development of office Number of permanent off - street parking spaces that will be provided on property? Will be in accordance with City requirements. Number required In accordance with - City NOTICE APPLICA: The following factors are considered in requirements. reclassifying property or modifying regulations. Evidence or additional information you desire to suhnit to substantiate your request may he attached to this sheet. ' Application Procedure sheet Item No. 2 for specific . minimum requirements.) 1. Mat provisions will be made to screen adjacent'and surrounding property from any incc atible effects which may arise as a result of the proposed land. use classification? Existing topography acts as a natural barrier. None required. City Council Action 3. Mat provisions will be made for adequate seer and enter service? Adequate sewer and water service is inexistence. 4. Any other carments which the petitioner feels are appropriate: Form B P -353 (C -1) 2. What provisions will be made to provide for necessary street widening to City ninirnu standards? Charlene Howat , being duly sworn, hereby declare that all legal notice requirements of Title 1 have been ful- filled and a notice has been mailed to each of the following addresses. Subscribed and sworn to before me this 2S' day of 19 7q . AFF IDAVIT (SEE ATTACHED) Notary Public in and for the tat of Washington, residing at 'ulu, McCann Rezone #352 hcoli ,csL 11-etva, (4;-. PROPERTY OWNERS WITHIN 300 FEET OF SUBJECT PROPERTY BOUNDARIES May 14, 1979 1. Jack A. Benaroya Company (9005) 9. Mario A. Segale (9008) 5950 - 6th Ave. So. (9106) 18010 Southcenter Pkwy. Seattle, WA 98108 Seattle, WA 98188 2. Levitz Furniture Corp. (9087) 10. Ray and Madeline Flink (9013) 212 High Street (9088) 18059 Southcenter Pkwy. Pottstown, PA 19464 Seattle, WA 98188 3. Harold R. Iverson (9009, 9025, 11. William M. Starr (9076) 950 Andover Park East 9027, 9038) 17815 - 54th P1. So. Tukwila, WA 98188 Seattle, WA 98188 4. J. W. Denure E D. C. Hoge 12. David Parrot (9020) 5563 South 178th 5425 South 178th Street (9043) Seattle, WA 98188 Seattle, WA 98188 5. John G. Doce (9061) 13. Sigurd E. Stembol, Jr. (9046) 17798 Southcenter Pkwy. 17825 - 54th P1. So. Seattle, WA 98188 Seattle, WA 98188 6. Herman Schoenbachler (9031) 14. Anker Andersen (9022) 18115 Southcenter Pkwy. (9034) 6318 South Prentice Street Seattle, WA 98188 Seattle, WA 98178 7. Roy E. Martin (9040) 15. Laurel Development Company (9107) 5665 South 178th 2323 S.E. Main Street Seattle, WA 98188 Irvin, CA 92705 8. Paul Jonientz (9019) 16. Todd F, Oldright (9109) 5565 - 178th Street 14446 - 59th Ave. So. Seattle, WA 98188 Tukwila, WA 98168 22 June 1979 Sinc =rely, FNS /ckh dN The Tukwila Planning Commission on 24 May 1979 continued the public hearing scheduled for the rezoning of two properties on South 178th Street and South 180th Street from R -1 to C -1 to allow the construction of an office complex. The continued public hearing will be held on 28 June 1979 at 8:00 P.M. at Tukwila City Hall. You, as a nearby property owner, may attend the meeting and/ or present written comments to either the Planning Commission or this office for entry into the official record. Should you desire additional information, please call me. terstrom b l--------1 anning Supervisor • 24 May 1979 AGENDA ITEM COMPREHENSIVE PLAN: Office FINDINGS: CITY OF TUKWILA PLANNING DIVISION STAFF REPORT REQUEST: REZONE from R -1 -9.6 to C -1 APPLICANT: Bruce E. McCann PLANNING COMMISSION ZONE: R -1 -9.6 (Single - family Residential) &(e 8:00 P.M. V B PUBLIC HEARING: REZONE, R -1 to C -1 (McCann #352) LOCATION: Northwest of the intersection of Southcenter Parkway and South 180th Street The applicant requests a rezone from R -1 -9.6 to C -1 to allow the construction of a 30,000 square foot office building on a site containing 100,000 square feet. Specific site plans have not been submitted. The application was originally submitted on March 31, 1978. On April 25, 1978, a Declaration of Significance was signed by the Responsible Official. Since that time a traffic and Access Study and a topographic survey .have been submitted by the applicant. 1. Current zoning of the subject site is R -1 -9.6 (single - family dwellings). It was zoned R -1 -9.6 by Ordinance #247 in November of 1957. The property to the west is zoned R -1 -12.0 (single - family dwellings); the property to the north is zoned M -1 (light industry); and the property to the east is zoned R -1 -9.6 (single - family dwellings). 2. The subject property is presently vacant. The property to the west and east is also vacant. To the north is R B Furniture and Levitz Furniture. 3. The Comprehensive Land Use Plan Map designates the subject site for office use. Properties to the east are also designated for office use. Property to the north is designated for commercial use. South and west of the site across South 180th Street the property is designated for low density residential use. 4. The size of the property is approximately 100,000 square feet or 2.30 acres. The size of the proposed office structure is 30,000 square feet. As a matter of comparison, the site of the new Tukwila City Hall is approximately 92,500 square feet or 2.12 acres and the size of the building is 24,000 square feet. s. 'According to the topographic survey submitted, the slope has a general easterly exposure and rises from an elevation of approximately 75 feet to 160 feet. There is a plateau approximately in the middle of the parcel. Planning Commission Staff Report 9. A portion of the subject property adjoins Southcenter Parkway; however, the gradient is in excess of 17 degrees. 11. Sanitary and storm sewers are available, but will have to be extended to the site from Southcenter Parkway. GENERAL GOALS THE CITY SHOULD: GOAL 1 ...Through the regulation of land use and community growth, promote the health, safety, and general welfare of the public, Page 2 24 May 1979 6. According to the Data Inventory: Tukwila Planning Area" the site is considered rough, broken and stoney land, which consists of a variety of soil types generally found on slopes in excess of 25% along the valley wall. These soils are usually thin and feebly developed. Because of the steep slope and relative instability of these soils, they do not provide good sites for development or road construction. 7. According to the "Data Inventory" the site is located within an area where stability is unknown, (SEE, Map 1 -3). These slopes are not classified, generally it is modified land where large excavations and fills have been made. 8. South 180th Street located along the south property line is currently a two -lane road which connects the East and West Valley Highways. It is a major east /west arterial. For the first 700 feet west of the intersection of Southcenter Park- way and South 150th Street the gradient of South 180th Street is approximately 17 degrees. 10. The site is part of the valley wall. The one major plateau has been cleared of most of the vegetation; however, the slopes have a dense vegetative cover. 12. No rezones have occurred in the immediate area since the adoption of the Com- prehensive Plan in 1977. In 1969, the property to the north where R B Furniture' and Levitz Furniture are located was rezoned from R -1 to M -1 (light industry). The property south of South 180th Street was zoned when annexed in June of 1959 to R -A District (Agricultural). 13. In the application of the goals, objectives, and policies of the Comprehensive Land Use Plan to the applicants request, the following are considered by staff as points of primary concern and possible conflict: Below are the general goals for the Tukwila Comprehensive Plan. They are broader in scope than the element goals listed on subsequent pages because they reflect a condition which can be attained only through the improvement of all elements of the community. GOAL 5 ...Strike a• balance between economy and environment. While the City should encourage development and strive to provide a healthy economic climate, it should be sensitive to the natural limitations and hazards imposed by the physical environment and the tr©mcndoue amenities which that environment affords. Planning Commission Staff Report GOAL 8 ...Strive to provide the most effective service level needed as efficiently as practicable. 4. COAAMERCE /INDUSTRY (General Goals) pg: 18 This element deals with the working environment which includes commercial, industrial, and agricultural land use. These activities form the economic lifeblood of Tukwila, generating employment and revenue within the City and manufacturing goods which are traded to industries as far away as the North Slope in Alaska. GOAL 2 Assure a healthy pace of economic growth consistent with the City's ability to provide necessary services. 5. TRANSPORTATION /UTILITIES (General Goals) pg. 19 This element deals with the community's infrastructure, or its public services and facilities such as roads, railroads, sidewalks, telephone, power, cable, and water and sewer utilities. These services and facilities serve as the backbone upon which the growth and continuance of the community depend. GOAL 1 Provide an adequate transportation system capable of moving people and goods in a manner consistent with compatible land use patterns. GOAL 3 Assure a public service level consistent with the needs and desires of the community. COMMERCE /INDUSTRY (Objectives and Policies) pg. 60 OBJECTIVE 1. Encourage a smooth, steady and planned growth of the business community. There are a variety of methods to achieve this objective. Some of these methods may include a technically sound and rational zoning ordinance, a supportive local city government, knowledgeable and professional city staff, capable and willing lending institutions and communication of the needs and desires of the business community to the City. The above may not be all - inclusive. However, they are a significant part of what makes up a favorable business climate that could encourage smooth, steady growth. COMPATIBILITY: 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 use and not detrimental to the public welfare. Just as the City strives to provide land for the location of new business, so should it provide the opportunity for existing businesses to expand. Due to Tukwila's location, transportation systems, level land and local services, the City is an attractive area for the location of commerce and industry. The City .has vacant lands that can accommodate additional location of new business or the relocation or expansion of local businesses. Page 3 24 May 1979 TRANSPORTATION (Objectives and Policies) pgs. 73 - 74 Planning Commission Page 4 Staff Report 24 May 1979 OBJECTIVE 1. Establish an efficient, safe, and well- designed circulation system which promotes desired development patterns. This objective and the following policies encourage roadway design and construc- tion which will have a long life span and be aesthetically pleasing to the user. In addition, it is an objective to build in user safety while allowing efficient movement of traffic. Because the relationship between transportation and land use is so tightly interwoven, a change or improvement to the roadway system will in- extricably affect the land use pattern, and vice versa. As a result, this objec- tive supports a broad approach to roadway improvement which considers the circula- tion impact on planned land use patterns. DESIGN: POLICY 5. Encourage effective construction techniques, quality materials, and timely maintenance on all roads and highways. This policy encouarges a philosophy of Quality development and timely maintenance on all roadways. The effect of this policy may be higher initial costs during construction. However, it is felt that through better construction techniques and more timely maintenance, the long term costs of roads as well as the ability of the City to estimate these costs will be more advantageous to the City. POLICY 7. Good design principles should be followed in the maintenance of existing streets or the construction of new streets. While this policy encourages the use of standard design concepts, local conditions and needs should also be reviewed and met if possible. Good design should incor- porate the roadways, sidewalks, landscaping, lighting and other facets which are normally a part of a roadway project. POLICY 9. Promote the consolidation of access points to frontage properties along major arterials. The number of access points fronting a major arterial from adjacent properties is often related to the number of traffic accidents on that arterial. That is, the more driveways or access points to the major arterial the more accidents tend to occur. Because of this, this policy encourages properties fronting major arterials to coordinate their development in such a way that they may share common access points. CONCLUSIONS: 1. The proposed office use of the site appears to be consistent with the Compre- hensive Land Use Policy Plan Map. 2. The proposed rezone does not appear to be consistent with all the Plan's goals, objectives, and policies regarding Commercial and Industrial development and Transportation /Utilities., The first general goal of promoting the health, safety, and general welfare of the public through the regulation of land use and community growth has not been sufficiently addressed by the applicant. • Planning Commission Staff Report Page 5 24 May 1979 The Traffic and Access Study states in the Conclusion that "No adverse con - sequences are anticipated other than those associated with the location of access roads interfacing directly with an arterial facility which has both adverse gradient and compound reverse curves." The Department of Public Works has responded to the Traffic Study and states that "during certain periods of snow and ice all access to 178th and the adjacent property in question is barred and that all vehicles would need to access from the west via Military Road. In my opinion this represents a serious consideration." The Fire Chief expressed his concern back in April of 1978 when he specifically stated that "Any structures built on this road (South 178th) will have to have a fire protection system to fill the gap created by the steepness of the road." Today, the maximum allowable slope acceptable for new subdivisions or roads is 15 degrees. The City Attorney was requested to provide an opinion on five points of con- cern. The first and primary point centers on the fact that the City cannot guarantee emergency access for fire or police vehicles within a reasonable response time. In such a case can the City require the applicant submit a hold harmless agreement? The attorney's response was to state that it was of "little practical value." Conditions can be placed on any development or rezone; however, the City cannot sign away its responsibility for pro- tecting the health, safety and general welfare of the public. General Goal 5 suggests that the City "should be sensitive to the natural limitations and hazards imposed by the physical environment." The valley wall is definitely a limiting factor. Soils could also be limiting because of the unknown slope stability. General Goal 8 suggests that the City "strive to provide the most efficient service level needed as efficiently as practicable." Most projects are pos- sible from an engineering point of view if there is enough time and money. However, a community must evaluate projects based on community good. A practical efficient public service level must be provided for a proposed development without endangering the health, safety, and general welfare of the public prior to community approval. Under the Commerce /Industry of the General Goals section the definite statement is made to allow economic growth only if it is consistent with the City's ability to provide necessary services. Efficient fire and police protection is a necessity and the City of Tukwila cannot provide adequate public services at all times of the year because of the steep gradient of South 180th Street. In addition, Objective 1, Policy 2 of the Commerce /Industry section (page 60) intends to "encourage a smooth, steady and planned growth of the business community" when it "is compatible with the surrounding land use and not detri- mental to the public welfare." To the south of the site the area is zoned R -A, one single- family dwelling for every three (3) acres. Three policies from the section dealing with Transportation Objectives and Policies, pages 73 and 74 are applicable. The intent of these goals is to provide a well designed, efficient road system for the City of Tukwila. South 180th Street is a serious problem because of the gradient. It is something Planning Commission Staff Report RECOMMENDATION: that the City has to live with and maintain. On the application form for a rezone there appears the following question: "What provisions will be made to provide for necessary street widening to City minimum standards ?" This has been adequate in the past because most developments have been on the valley floor or relatively level pieces of property; however, development pres- sure is forcing developments onto the less desirable property of the valley walls. 3. Any application for a rezone has to be evaluated based upon whether it is designated in the Comprehensive Plan and whether it is timely. Determining if it is an appropriate land use is a simple interpretation of the Comprehen- sive Land Use Map. On the other hand the question of timeliness can only be evaluated by applying the goals, objectives, and policies of the Plan. The applicant has not provided specific development plans to support his premise that it is an appropriate time to rezone the property. It definitely • appears that the goals delineated in Finding 13 and discussed in Conclusion 2 cannot be met. The Comprehensive Land Use Plan and Map are long range planning documents. The intent is to ultimately rezone the property for office use; however, at the present time the gradient of South 180th Street and the inability of the City to assure emergency services precludes the logical development of the property. The staff recommends that the Planning Commission deny the request for rezone from R -1 -9.6 to C -1 (MF #78 -04 -R) based upon the Findings and Conclusions•enumerated above. Page 6 24 May 1979 . • /EEL l)fSCAVA7 /Oj./ Vaat of Or •t aontt + 24. too .worth... lel)I�rst. I f•t1430• I. 1. I t.7* ee• CI•t .t .s1e11•, Lt. 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I.1•t et M*0401 0. • EXHIBIT A REZONE - N1cCANN 11352 ►.L • t+1. r h rM. !� t �- JIY JLI •:.. Ja..i - . • 7��.•�"� YI. 01.1 % J�J .l Ili 4:4. 4..♦ r: ••■ • Or 4.,./%44.4.4. JAM. t %WJ // /CO S7J4"EET ...e + •I: !4• /NN -171 . 1 •1.2.• .- 1144 4 t 1 • .7J ,nano_.. ,4 : » / /.1 J.. JI•L �. SCAVE /' • JO • M9O/16P7Y fOA' ,D I'4OSED ,42 AlT %' ;:./ A cCA D_ YELOJ' yr C.' I .•/ : r afcwlise,vTfP f �t;��tr:�;t .J,Y> _•:t 4 ; .. CHADMCK SURvfMG S fivG!!.fll.t.:': !:' 2.11 •fins wot .10011. saatILL N•.. s•• -- -�' I +, rezone map Wit SEY&ILAM,INc. November 2, 1978 File No. 3- 2013 - 1501 -20 McCann Construction Company 950 Andover Park East Tukwila, Washington 98188 Attention: Mr. Ed Hunt Gentlemen:. WILSEY & - Di k Reeves; P.E. Project Engineer Very truly yours, L b .l.. ` . REZONE - ,NcCANN #352 631 STRANDER BOULEVARD • SEATTLE, WASHINGTON 98188 • Telephone (206) 575 -1420 RE: TRAFFIC AND ACCESS STUDY SOUTH 178TH STREET TUKWILA, WASHINGTON Attached hereto are two preliminary copies of a traffic and access study for your proposed office sites on South 178th Street west of Southcenter Parkway. Traffic generation is based on data from your office indicating proposed construction of 49,200 square feet of building on an upper parcel contain- ing 164,000 square feet, together with 30,000 square feet of building on a lower site containing 100,000 square feet (30 percent coverage). On site parking of 250 cars is based on 3 parking stalls for each 1,000 feet of building area. The traffic analysis and projection indicates that the existing two -lane facility will be adequate to service the slight increase in total vehicular traffic on South 178th created by the proposed development. Proper location of access driveways will provide adequate ingress and egress site distances for vehicular movements. Location of the driveways above the extreme grade and short curve immediately west of Southcenter Boulevard will provide alternate, more reliable, ingress and egress to the sites during severe weather periods when the steeper slopes are closed to traffic. If, upon your review, of this report you have any questions we would be most happy to discuss them with you. engineering • planning • surveying • environmental analysis • mapping • systems Earl P. Wilsey (1E92.1957) RECEIVED ii 0V — 3 1978 (,McCann C ,.st. McCann Project TRAFFIC STUDY November 1978 christopher brown pe. 9688 rainier avenue a Seattle wa Shin ton te1:723456 5118 Introduction MC CANN PROJECT PROPOSED OFFICE PARK Traffic Study The purpose of this study is to define the traffic Character- istics associated with a proposed office complex situated along the north side of S. 178th Street between Southcenter Parkway and Interstate 5 within the City of Tukwila. Esti- mates of potential traffic impacts and mitigating measures that can be used to alleviate adverse impacts can be suggested. Location The project site, shown on Figure 1, is located within the City of Tukwila. The site consists of property bounded on the south by S. 178th Steeet, on the west by a limited access freeway (Interstate 5) and on the north and east by propeties owned by the Jack A. Benaroya Company, Levitz Furniture Corporation, the Laural Development Corporation and Southcenter Parkway. The project site is directly served by two arterial facilities; S. 178th Street which connects Southcenter Parkway on the east to Military Road on the west and Southcenter Parkway. Southcenter Parkway is the most significant arterial facility in that it distributes potential traffic • to other arterial facilities in the City of Tukwila. S. 178th Street, which becomes S. 180th Street at its intersection with Southcenter Parkway, is a major arterial facility providing direct link- ages between the project site and the West Valley Road (SR -181) and the East Valley Freeway (SR -167) . S. 178th Street is a 2 -lane facility containing both adverse grades and compound reverse curves. Conversely, Southcenter Parkway and S. 180th Street are level multi -lane arterial facilities of recent construction complete with continuous illumination and traffic signalization at major intersections. Proposed Facilities The proposed McCann Office Park will consist of two distinct facilities. Because of topographic constraints, opportunities for interconnecting the two portions of the development are minimal. Property lying closest to the freeway, designated as the "upper lot ", will have commercial office facilities in the order of 29,200 g. s . f . The property lying closest to chri5t.o r brown 9688 rainier avenue, a seaLtie wathindon lel :723456: `'43113 i: \\... ....VOA 1; 3.41S t.t , 1,--• - -1. 3)v1 -- • . ...?•tt j Av P 1 •i a t: - 1 i:■_ :.::,..S....:- — t " t/1:. •''7 't::;P:',, .1 • ::.../.6,......I'"13.42,,,7■144;.04,-...ke:ri-.41IttL-4',.1::%y.. 75 _...._. • AV :4, AV S.c I :;•1 il -.' t -1 1 —',.....:/, 0 1".. ,..,..... b _ 1 A A . th . . 451 ' Ay as lakitol 1 . • --- " ----. .." lw • . 'F Tis 7 - I = - . w ... t 1 ; e i 3! ),.... I 1 V -"' , • • .: t...1 .1'..... .•44...... -.1 I - t ' ''. "•3; -:.-;;-• • 1 I. ........ H ........... A ": a° !..• 5 :;• ;: V 4•144.4144.,, '(1 • • • 1 4. -A• '....-.; I. It c 1 • A3 vA l'••••• I 11,77-'4 , !- 1, • -.!; L.. 1,. • 1:••• • . t /r; - 7 •-•1 • r t _k • I • . ) zd s A; I LP • ."•. • • <IT I in 4 . . • • . , AFt 7 . ; \ I t At 64U S /V44.103 174I e. UI tOI rsT " !AT i,1 4 , 4 . ..1{ 4 11.: ttN4 irk! LLJ r•- -1 I I • rs) • s Av HI :;• • AV 11114 • 0.1 (. Southcenter Carkway, designated the "l .rer lot ", will have office space in the order on 30,000 g.s.f.. The on -site configuration of both facilities is subject to further definition and refinement. Essentially, for traffic esti- mation purposes the total property is considered to be 59,200 g.s.f. and will be devoted to general office functions in a park -like setting. On -site parking is suggested for the accommodation of 250 vehicles. Access to the lower parking areas will be from S. 178th Street approximately 200 feet from the signalized intersection of Southcenter Parkway and S. 180th Street and for the "upper lot" from S. 178th Street approximately in line with the extension of the west city limits of the City of Tukwila as it crosses S. 178th Street. Note that these are tentative locations and are subject to refinement as conceptual designs in concert with topographic considera- tions proceed. Methodology To assess potential employment, data from a recent publi- cation by the Institute of Traffic Engineers entitled, "Trip Generation: An Informational Report" published in 1976 was utilized . Table I describes the range in employment for different office facilities. This table also lists data from local projects, as noted. TABLE I OFFICE BUILDINGS Employment per 1,000 Square Feet Description Employment Rate Government Office Building General Office Building Civic Center Research Center Koll Northwest Study* Sea -First Office Building ** Daon Office Building * ** Average Rate Koll Northwest Study, Office Park at Stander Boulevard (1975) C. Brown Sea -First II Study, C. Brown (1978) Daon Office Building, C. Brown (1978) . AeirN 5.8 4.25 4.10 3.00 3.38 4.00 5.00 4.22 cMEto per cro on 9688 rainier avc;nue s seatilt washin on 1 1.e1:7234557 )311S Maximum Employment 296 persons Minimum Employment 237 parsons The probable range of employment for the McCann Development is expected to be: For traffic estimation purpose -s the maximum employment figures are assumed to prevail. These should produce the "worst case" estimate. Trip Generation The anticipated daily trip generation rate for the proposed facility will be 1,222 vehicle trips per day. (Source: ITE, Trip Generation, An Informational Report, 1976. "Business Parks ") . The referenced ITE publication also defines antici- patied a.m. and p.m. traffic volumes for both entering and exiting peak hour demand. These are shown below in Table II. TABLE II PEAK HOUR DEMAND AT SITE Movement Hourly Demand Vehicles A.M., Entering 117 A.M., Exiting 15 P.M., Entering 20 P.M., Exiting 109 Since the Institute of Transportation Engineers data tended to produce minimal peak hour demands and, in addition, pro- vided no estimates of "noontime" traffic, a previous study conducted by Christopher Brown, P.E. in 1975 for the Koll Business Center, Andover Industrial Park, has been used to define the hourly distribution of both arrivals and departures as a percent of total daily demand. This data is produced below in Table III. chri5 oph r brown 9688 rain.,,r a'nue a &:tattle ' atinRton Time Traffic Characteristics TABLE III ARRIVALS AND DEPARTURES Business Park Arrivals Departure s 6 -7 a.m. 7.3 3 -0- 7-8 a.m. 28.31 1.18 8 -9 a.m. 7.54 2.84 9-10 a.m. 7.33 -0- 10-11 a.m. 7.33 8.53 11 -noon 6.52 11.14 noon -1 p.m. 1.02 22.99 1 -2 p.m. 21.38 1.18 2 -3 p.m. 6.52 6.40 3 -4 p.m. 3.46 6.40 4 -5 p.m. 2.24 12.09 5 -6 p.m. 1.02 27.25 * Note that evening activities, to all intents and purposes are non- existent. The above data suggests that the combined facility will experience an a.m. peak hour demand of 173 vehicles per hour and a p.m. peak demand of 166 vehicles per hour. These are somewhat larger than suggested by the ITE publication. Accordingly, to present a "worst case" estimate they are suggested for use in this study. The noon -hour demand will be about 140 vehicles per hour in the maximum direction. Traffic characteristics define those elements associated with vehicular traffic operations. For this study, field data was collected at the intersection of Southcenter Parkway and S. 180th Street. The field study was performed on September 26, 1978 and may be considered adequate for preliminary planning purposes. Additionally, publications of the State of Washington, Department of Transportation and material on file with the Director of Public Works, City of Tukwila were researched for estimating purposes. Table IV, below, describes vehicle classification in the vicinity of the project site. chri8tophe.r broln pe 9688 rainier, am nue a 1 ac�,attle waahinE�ton • tc1: 723456 `-‘)6118 Vehicle Type Compact Auto Standard Auto Pick -up Trucks /Vans Buses Trucks, 2 Axle Trucks, 3 Axle Trucks, 4 Axle Trucks, 5 Axle Motorcycle Bicycles Pedestrians TABLE IV VEHICLE CLASSIFICATION Source: Field study, September, 1978. Forenoon. To assess potential pedestrian conflicts, two separate counts were conducted on September 26, 19 78 . Count stations were established at Southcenter Parkway at S. 180th Street and at Military Road at S. 178th Street. Note that the latter intersection is of considerable interest in that an elementary school is located close to the intersection. Pedestrian demand between 7:00 and 8:00 in the morning at Southcenter Parkway and S. 180th Street was 2 pedestrians per hour (total of all crosswalks) . At Military Road and S. 178th Street the maximum demand took place between 8:00. and 9:00 in the morning when 62 pedestrians were observed. At Southcenter Parkway and S. 180th Street between 10:00 and 11:00 in the morning only 1 pedestrian was observed. The existing traffic signal at the intersection of Southcenter Parkway and S. 180th Street is a fixed time signal with the following timing pattern: % of Total 19.1 40.6 18.6 0.8 7.8 4.7 1. 3 7.0 0.3 chri iop :r 5routn .per 9683 rainier avnue & sca`lit washington t:7234567 1/4't?3118 TABLE V SIGNAL TIMING -- SOUTHCENTER PARKWAY AT S. 180th STREET North -South Red Interval Green Interval Yellow Interval East -West Red Interval Green Interval Yellow Interval January 7.84 February 7.86 March 8.19 April 8.45 May 8.18 June 8.73 July 8.44 August 8.75 September 8.38 October 8.31 November 8.06 December 8.80 30 seconds 15 seconds 5 seconds 20 seconds 25 seconds 5 seconds Monthlvvariation in traffic demand is not available for the City of .Tukwila. Accordingly, monthly demand has been esti- mated from urban Count Station R-33 operated by the Washington State Department of Transportation. Monthly demand is pre- sented' in Table VI. TABLE VI MONTHLY TRAFFIC VARIATION Month % of Annual Traffic Weekday traffic variation was derived from a 7 -day count station operated by the City of Tukwila. The location was off Klikitat Drive in the vicinity of 53rd Avenue South. Although the count was collected during the month of October, 1976 it was in advance of the Christmas shopping season and may be considered adequate for estimation purposes. christopher Brown loo • 9088 raini,r a\tnue s scattlo washington • ) tei:723456i `'93118 // Day of the Week Sunday Monday Tuesday Wednesday Thursday Friday Saturday TABLE VII WEEKDAY TRAFFIC VARIATION eiN % of . Weekly Total 10 .4 15.1 14.2 14.6 15.5 16.5 13.7 Variation in traffic demand throughout the average weekday is essential for describing the peaking characteristics of traffic. Hourly variation, expressed as a percent of total daily demand is described below in Table VIII. This data was extracted from machine counts conducted by the City of Tukwila on Thursday, May 18, 1976. Note that at this loca- tion Thursday may be considered an "average" day. chritorhfr brown . %88.rainkar..avenue &. • scald c „ »�� shin ton' Peak A.M. Off P.M. Time of Day HOURLY DEMAND FOR 'ME AVERAGE DAY Midnight -1 0.29 0.30 1 -2 0.08 0.11 2 -3 0.10 0.11 3 -4 0.05 0.17 4 -5 0.23 0.21 5 -6 0.67 0.38 6 -7 3.65 1.22 7 -8 3.53 4.48 8 -9 4.45 4.18 9 -10 5.19 4.48 10 -11 7.88 6.70 11 -noon 9.99 6.93 noon -1 8.80 9.27 1 -2 8.20 8.28 2 -3 8.36 8.11 3 -4 9.73 7.30 4 -5 6.92 8.35 5 -6 6.38 8.31 6 -7 5.82 5.99 7 -8 4.87 6.13 8 -9 3.02 5.04 9 -10 0.78 2.63 10 -11 0.55 0.92 11- midnight 0.47 0.50 Total 100.00 100.00 Design characteristics that should be utilized are described below in Table IX, "Design Factors ". As discussed previously, these are based on current observations. It should be recognized that there is considerable construction activity at the moment and the high percentage of trucks presently operating in the traffic stream will likely decline by the end of 1979. K 3.65 9.99 9.73 TABLE VIII Northbound Southbound Westbound Eastbound TABLE X DESIGN FACTORS D 0.74 0.59 0.56 3' 0 22% 3% chratep5er pr own 9638 raini r avenue & &�°,at.tle washinston te1:7234 -5 `'3113 In the above table, "K" is the peak hof percent of ADT, "D" is the directional distribution of "traffic split" and "T "• is the percentage of trucks operating in the traffic stream. Parking Demand Recognizing that parking demand may be a significant consi- deration previous "occupancy studies" conducted at the Koll Business Center were reviewed for inclusion in the subject study. The Koll Business Center study was conducted on April 5, 1978 and may be considered representative for the proposed facility since it will also be an office park. Results of this study are presented below in Table XI. TABLE XI VEHICLE OCCUPANCY Occupancy Percent Driver Only 85 Driver plus 1 rider 11 Driver plus 2 riders 2 Driver plus 3 or more 2 Average vehicular occupancy was ecual to 1.21 persons per vehicle - -an estimate that also agrees with occupancy studies conducted by the City of Seattle, "Commuter Pool" staff in this area. (Reference, Boeing SRC Study, C. Brown, 1978). ' j\'ith the anticipated occupancy or ridership rates and pro- jected employment of 296 persons, employee parking in the order of 247 vehicle spaces will be required. This does not include parking demand for visitors or delivery vehicles. Note that no delimitation in data is suggested for potential transit usage. Likely, public or mass transit usage will have little impact on ridership at this facility. Trip Distribution Since the principal concern for a facility of this type at this location is predicated on enployee travel characteristics, trip distribution was predicated on potential employee residence located within a 30- minute driving range from the subject site. 1990 population estimates from the Puget Sound Council of Governments were utilized in defining trip distri- bution patterns from forecasted population data. The percent- age distribution of home -based work trips are described on Figure 2. chrAcchc: brown % 8VflU .3shin 1' -.93118 N1tL.1TARY RD. I- 5 ORILLIA RD. S. FIGURE 2 TRIP DISTRIBUTION as a PERCENT OF TOTAL TRIPS SOUTHCE.NTER PKWY. STRAND BLVD. 160 ST. 57 AVE. S. • • • • MILITARY RD. s ` 2 8 a� (27) .z_ 5 7/ ( s (Y5) PEAK HOUR DEMAND 1 SOUTHCENTER PKWY. 3 (3) 57 /NE. S. ORILLIA RD. S. FIGURE 3 SYRp,ND1�R b1.VD• S, 80 ST • LEGEND XX am peak hour (XX) pm peak hour MLLITARY RD. .I_ 5 ORILL !, RD. S. FIGURE 4 NOON HOUR DEMAND (TRIP ORIENTATION) SOUTHCENTER PKWY. STRANOE.R BLVD. . S. %BOT ST. Figure 3 deri crbes the a.m. and p.m. pP-ak hour demand. The data of Fig, 3 represents the "inboF." direction in the case of the a.m. peak hour while, conversely, the p.m. peak hour shows the "outbound" demand. An additional significant hourly demand will probably take place during the noon hour. This will be due to both ern - ployee and visitor trips oriented to social /recreational facilities within the City of Tukwila (lunchtime activities) . At about 12:00 o'clock 140 trips will be outbound from the project site and, most likely, will be northbound on South- center Parkway. At the end of the noon break approximately 131 trips will be southbound, returning to the project site. Note that at this time heavy demands on Southcenter Parkway will be experienced on completion of the Benaroya Office Building and, consequently, trips from the project site may divert to S. 180th Street and Andover Park West rather than Southcenter Parkway. In any case, a principal concern will be the noontime peak hour operations at the intersection of Southcenter Parkway and S. 180th Street. Adverse Operations The completion of the Benaroya Office Building scheduled for early 1979 will increase traffic volumes an Southcenter Parkway to 20,154 vehicles per day. S. 180th Street is expected to have a traffic demand of 11,574 vehicles per day while S. 178th Street will increase to 9,650 vehicles per day. (Source: Benaroya Office Complex, Traffic Study, C. V. Brown. 1978) . However, adequate capacity will exist at the signalized intersection of S. 180th Street and Southcenter Parkway. On completion of the Benaroya project surplus capacity in the order of 1,066 vehicles per hour suggests that the completion of the McCann Project will not adversely impact traffic operations at this intersection. The single concern will, therefore, involve access facilities on S. 178th Street west of the signalized intersection. To assess potential consequences a gap acceptance analysis was undertaken. With a design hourly volume (DHV) of 816 VPH on S. 178th Street, during the noon hour, adequate gaps will exist in the traffic stream sufficient for accommodating the projected maximum outbound noon hour demand from the site of 140 VPH. Note that this is a conservative estimate in that the entire outbound movement has been arbitrarily assigned to S. 178th Street at a single point rather than two points. Accordingly, in terms of gap acceptance, no adverse operations will take Place unless adverse climatic conditions or poor road surface conditions prevail. cnriatc?hfr brown pe. 9658 rainier av; flue. a se.a! t1c ' athin on tee: 723 '-S1 18 r Horizon yoar demand is . for th,2 prujoct •site, on completion zInU fully occupied. FIGURE 5 AVERAGE WEEKDAY HORIZON YEAR DEMAND Existing 2 phase, fixed -ti traffic signal 39± S. 180th St. chriBti#er brown. 9638 rimer avenue a p H attie waahingon c,:7234567 331! S Note: The horizon year ADT assumes the completion of the Benaroya Office Complex and the McCann project. Data presented is for design year 1979 -80. Estimates assume two access roads fron S 178th St. FIGURE 6 HORIZON YEAR A.D. christophr 9688 rain:Lr avenue a & attle ; �7athinn 1e 723:;6, 98118 Adverse operations will, accordingly, be those associated with the adverse gradient on this particular arterial street. Project site design will, consequently, require close attention . to sight distance and also an assessment of potential accident causation during times of inclement weather. Mitigating Measures Mitigating measures that can be undertaken during site de- velopment design include those engineering techniques dealing with the provision of sight distance, and appropriate surface treatment to ensure good braking ability on this facility for eastbound vehicles. During inclement weather or those time intervals when S. 178th Street is entirely blocked to traffic due to, for example, snowfall it may be noted that alternate access facilities exist to the "upper "site which can be reached via Military Road. Indeed, the closure of this facility at the signal- ized intersection will suggest trip diversion to Military Road which will essentially operate as a by -pass facility. Note that Military Road gains predominance from the develop- ment of this site due to the proximity of the Orillia Road interchange with SR-5. Conclusions It is concluded that this particular development will generate traffic volumes that can be readily accommodated on the arterial facilities serving the site. No adverse consequences are anticipated other than those associated with the location of access roads interfacing directly with an arterial facility which has both adverse gradient and compound reverse curves. Adequate engineering measures are possible for alleviating operating conditions. Christopher brown 9688 rainier am nue s' cattle waahin ton lei:7234567 113 1908 TO: FROM: DATE: SUBJECT: TRM:nb v4ILQ A �✓ 4s.5 City C.' Tukwila • 6200. Southcenter Boulevard w `��%' o Tukwila Washington 9818 • Edgar D. Baud', Mayor M E rtq ORAN DUMI Kjell Stoknes, OCD Director Terry Monaghan, Director of Public Works March 16, 1979 McCann Rezone, No. 353 I have reviewed the access study and the traffic study for the two parcels of property, north of South 178th Street and west of Southcenter Parkway, which have been requested for rezone by the McCann Construction Company. My specific remarks are directed to the access study as prepared by Walsey and Ham. In this study they specifically lay out the fact that during certain periods of snow and ice all access to 173th and the adjacent property in question is barred and that all vehicles would need to access from the west via Military Road. I n my opinion this represents a serious consideration. Specifically, in terms of response time for Tukwila emergency fire /police vehicles - a coincident emergency - at the time the lower end of the hill were impassable due to snow and ice would mean the vehicles would have to approach the property from a longer route through the McMi cken Heights area. This access report proposes that the lower parcel be served by an emergency access road at its west end. However, the topography within this parcel indicates that an emergency access road would have a gradient of about 15 degrees; and again in the same ice and snow emergency even access from Military Road might not allow immediate access to any structures because of the internal topography and road gradient. My final comment is that, as. reported in the studies, sight distance both vertical and horizontal needs to be in the order of 350 feet and a location of any access roads to either parcel would have to meet this criteria. My final comment is that the traffic flows projected are based on a certain type of development and a certain type of leasing client and this may not occur. I cite the example of the Koll Business Park which was developed as an industrial complex and turned into an office complex, and the Benaroya Office Building which turned into their employment office, both having higher traffic volumes than originally anticipated. (Th EXHIBIT D REZONE - McCANN #352 Dear Larry: Eta uk w lla Planning Division 6200 Southcenter Boulevard Tukwila, Washington 98188 Mr. Larry Hard LeSourd, Patten, Fleming, Hartung & Emory 3900 Seattle First Ntl. Bank Bldg. Seattle, WA 98154 I guess my real questions to you are as follows: 433 -1845 RE: Proposed Negative Declaration, Rez no A for McCann Office of Community Development f1Q EXHIBIT E REZONE - iMcCANN #352 Larry, I've been reviewing a negative declaration for two properties to be rezoned from single- family to commercial for an area southwest of Levitz and along South 178th Street. As you may remember, South 178th Street is very steep and winding. I've attached with this letter a memorandum from Terry Monaghan which indicates some concerns regarding emergency access during inclement weather as well as protential problems with site distance or access roads to either property. I've also discussed this matter with Chief Crawley of the Fire Department and he has indicated that mitigating measures on his part, due to the fact that there may be no access available during inclement weather, may be the require- ment of sprinklering of buildings and other related items. The primary purpose being to minimize life safety hazards. 1. Can the City require the applicant to submit hold harmless agreement to the City and recognize their peril in building on sites to which the City cannot guarantee emergency access for fire or police vehicles within a reasonable response time? 2. Can the City require the applicant to demonstrate that Fire District 23, which serves the area immediately to the west, will agree to provide fire protection services to the properties? If so, who should pay any costs requested by this fire district to provide these services? 3. Can I, as a responsible official, require sprinklering of all buildings as a•mitigating factor due to the inability of the properties to guarantee emergency access for fire vehicles all year- round? 4. Can I as the responsible official require that site distance for any curb -cut into these properties to be in the order of feet? 5. Can I as the responsible official require that only offite uses be allowed to minimize.the amount of traffic flow in and out of these properties? cc: Mayor Bauch • Larry Hard LeSourd, Patten, Flemin'; Hartung & Emory Larry, I think some of the above questions should rightfully be answered by the Public Works Department and by the Planning Commission during the rezone hearings. I would hate to place conditions on a proposed development as a part of the envir- onmental review when the conditions may prove to be to harsh and not allow the Planning Commission and Public Works Department enough flexibility to work the problems. The other side of the coin may be that the City may not be adequately protected unless these decisions are placed in as conditions now. Do you see the double responsibility involved here? That is, the same types of responsibilities are placed on myself as the responsible official under the environmental review as are placed on the Public Works Director and Planning Commission and City Council in their review and the conditions they place on rezones. Your insite would be appreciated. Very truly yours, :jell Stoknes, Director Office of Community Development KS/ckh Page 2 . 19 March 1979 F. A. LESOURD wCCLVIN PATTEN DONALD C FLEMING GEORGE M. HARTUNG t�. E:•,'?E EMORY LEON C. MISTEREK CY•:.YNE E. COPPLE THCMAS C. McLAUG HUN PETER Lc°_OURD JC -=.t: F. CCLGROVE C. DEAN LITTLE Re: (2_ LESOURD, FATTEN, FLEMING, HARTUNG & MORY Mr. Kjell Stoknes Office of Community Development City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 ATTORNEYS AT LAW 3900 SEATTLE - FIRST NATIONAL BANK BUILDING SEATTLE, WASHINGTON 98154 (206) 624 -10 March 30, 1979 Ctt■ f; Z:..:, EXHIBIT F REZONE - AIcCANN #352 McCann Construction Company Rezone Application LAWRENCE E. HARD RODNEY J. WALCBAUM BRUCE G. HANSON RICHARD R M.ATTHEWS D. WILLIAM TOONE M. COLLEEN WEULE CANIEL D. WOO CARL J. CARLSON ROBERT L. PALMER COUNSEL Dear Kjell: I have reviewed your letter of March 19, 1979 regarding issues presented by the above described rezone application. I will attempt to respond to your specific questions in the order in which they were raised: 1. The City can require the applicant to submit a hold harmless agreement in favor of the City but such an agreement would have little practical value. The City is ultimately charged with providing adequate fire and police protection for its inhabitants and it cannot negotiate a release from this liability, particularly with respect to persons who might be in the building at the time of an emergency, who are not parties to the specific hold harmless agreement. These third parties might be able to go against the City of Tukwila directly. Another practical problem with such a hold harmless agreement is the fact that in the event the property is sold or in the event that McCann Construction Company goes out of business or is otherwise unavailable, there may be no person against whom the agreement could be enforced in any event. 2. The City can require the applicant to demonstrate that Fire District No. 23 will provide fire protection services to the property. I have not fully explored this question but I believe fire protection districts have the authority by statute to enter into contracts with private property owners for the provision of fire protection services. What I am not sure of is whether a fire protection district can enter into such a contract with a property owner which owns property within an incorporated Mr. Kjell Stoknes March 30, 1979 Page Two city which already has an existing fire department. 3. You, as the responsible official, can require sprinklering of all buildings as a mitigating factor to provide for adequate fire protection to the subject property. 4.. You, as.the responsible official, may require minimum sight distances for any curb -cuts. 3. You, .as the responsible official, probably cannot limit the use of the subject property in order to minimize the amount of traffic flow. If the proposed use of the property is permitted under the zoning classification sought by the applicant, you would have a very difficult time imposing further limitations on the specific type of use of the property. As a practical matter, once the building is constructed you would have little control over its actual use and the resultant•traffic flow in any event. With respect to your comments regarding the manner in which restrictions might be placed on use of the property, I would • prefer that the specific official or agency charged with a • given responsibility impose their particular restrictions. In other words, it would appear that the Department of Public.Works would be the correct agency to insist on certain minimum sight distances for curb -cuts. The fire department should be the agency which insists on adequate sprinklering of the buildings and other fire - related matters. It would be hoped that both the planning commission and. the city council will then include the specific recommendations by the various departments of the City in ultimately granting the rezone application, if that is their final conclusion. I hope this letter has answered your questions. If you need to discuss this in greater detail, please don't hesitate to call. Very truly yours, LeSOURD, PATTE , FLEMING, HARTUNG & IE1ORY • LEH : th Lawre e E. Hard cc: Mayor Bauch EXHIBIT G REZ 7 - McCANN #352 CITY OF TUKWILA OFFICE OF COMMUNITY DEVELOPMENT E=T5m I7 / F I N A L WITHDRAWAL OF DECLARATION OF SIGNIFICANCE/EriiiM9 Description of •roposal Proponent Location of Prou'osal Lead Agency. COMMENTS: Conditions: 1. Public Work 2. Fire Depart mitigate an Rezone request from R -1 to C -1 ( #352) Bruce E. McCann North of So. 178th St. and adjacent to I -5 City of Tukwila File No. EPIC -FD -84 This proposal h.s been determined to (rra/not have) a significant adverse im- pact upon the e vironment. An EIS (0 /is not) required under RCW 43.21C.030(2) (c). This deci•ion was made after review by the lead agency of a completed environmental c ecklist and other information on file with the lead agency. Responsible Off'cial Kjell Stnkneq Position /Title Director, Office of Community Development Date April 31, 1979 Signature IL . /e.0 .) - C!.L, , l ( The items requ °sted to reverse the Declaration of Significance have been received. Department reserves all rights in their area of jurisdiction. ent reserves the right to require fire protection systems to lack of available emergency access during inclement weather. 24 April 197E M E M O R A N D U M 1. Earth: 4. Transpor- tation/ Circula- tion: 5. Public Services: CCFICC o` COMMUNITY Ccb2LCPMENT EXHIBIT H REZONE - MQCANN #352 T0: - Kjell Stoknes, O -'ctor/ OCD FROM: Gary CrutchfielJ' istant Planner SUBJECT: THRESHOLD DETERMIi•t McCann Rezones (Projects -352 and -353) Revie.d of the Environmental Checklists has been completed by all affected depart- ments. The following conclusions are drawn from said reviews: Our Data Inventory" indicates both parcels are composed (generally) of lacustine deposits. As such, they have poor Seismic stability and poor foundation stability. Stability of slopes are unknown in modified state. The proposal may result in unstable earth conditions. 2. Utilities: Extension of utilities (sanitary seeder and water) is a necessary part of the proposal. As a result, current land uses may exper- ience increased development pressure. 3. Land Use: Proposed sites are currently zoned R -1 (Single - Family) and both are planned for Office use by to Tukwila Comprehensive Plan. Much larger land area directly south is currently zoned R -A (Resi- dential-Agricultural) and is planned (by Comp. Plan) for Lord -Den- sity Residential (Single- Family). Proposal, due to extension of utilities and substantial change in current use, may result in significant alterations to planned land use of this area. South 178th Street is only access to subject sites. Very steep and hazardous; closed during inclement weather. Proposal will increase volume of traffic, in both directions. Will also, increase traffic hazards. Fire protection is severely hampered due to location and steep- ness of South 178th. Aid cars and police protection are also a problem. RECOMENDATI0N: The proposed rezones (and developments) represent significant alterations to present• and planned land use of the a ffected area. Increased traffic volumes may well affect the residential area west of I -5 and traffic hazards will proportionately increase on 178th.Street. Extension of utilities to service the subject proposals will add to the likelihood of dramatic changes in surrounding land use. In light of the foregoing, I fully (preferably in a single document). GC /ch cc:' Assoc Plnr recommend an EIS be required of the two projects 6230 _r .�.._-. r..: ?v. Tu :. .: , ..iSL: 91_.13 N (20.) 2.2 -2177 Attachments: Departmental Comments J ty OT ( r , y OT , LS Il'�� 1 ... April 1978 ` ='•�.1 e D oortm.^nLC. Gary Crutchfield, Asst. Planner Pl a;nni ng Department City of Tukwila Dear Gary: - Ln regard to your memorandum of April 10 relating to the McCann Rezone 178, I will try to clarify the term, "very limited access" as you requested: 178th. has been and will continue to be impassable under any-conditions except normal driving weather. A light frost can close this road as well as snow, ice, or as on • some occasions the spilling of diesel fuel. Any structures built on this w i l l have to—have a fire protection system to fill the gap created by the steepness of the road. - This would almost guarantee that all buildings would be required to be fully sprinklered and hose manifold stations for fire department use _installed in them. Generally speaking, this would be a requirement regardless of size of structures and types of material used to build theca. HHC:vma Hubert H. Crawley cc: TFD file Fire Chief Hu rt H. Cra::ley Fire. C` & • Yours very truly,,m i ' I / J ' f ` 1 . ✓, . ( ' / / / , / 7 r • // City G: Tut,viila ; Fire Des. 444 r.nG'Di, -( Pa({ East. � TL'<Ntt3 W ghiRr':C(1 •� • ���'` � � . PRON.3ECT ADD ?_SS• /4 1 /7' , t r I• r r •� r Tat., tI,Ca:�1_ F v ? % r r IL ir;: I ' QUEST ir�'!�,1 i RE REV I r ....r J?i1 l: :_ 1 i'i ttl i�r . 1... ,�, F„O.3EC I irr ,r: / G C f. /�>.. —• e 1 7 1 6 C 1 Jam^, 5 e 7. P % 4, ;:,"" ; F 1. DS ?:. T E N T A.1 REVIEW: (de te) (reviewer) i I 'au n I: 7 .1.-;...91...Z. / J J / ❑ Engineering: / by: v ❑ Fire: by: ❑ Planning: by: ❑ Pol ice: by: 2. ANY PERTINENT C. End t S: / 'tom :T : - . [. .. • rr�iiati+ w.:.:n- . ---.•. ' '— ',. ,.. ... . . ., sca •,:e�wr • l\•:T.•.• t:TW "7 ; «.>.� ��±. `.. ^.w "4••.Ji ».a 4 1. D PA-..^, •;ENrAL REVIEW: ❑ Building: X Engineering: ❑ Fire: ❑ Planning: ❑ Police: 2. ANY PERTIN '.T CONNEM•ilS: ANY �,, i,.i_It I CA" i *4:9 !+' /• ✓ 4L' - L-.' /7'7 / /-/ % YrJ T % /G C� /// RO:,,„C;TAL QUEST 0 ;,'L ; ► RE EVIL POD /' ' t,'c._, ,^ I �' • ,� 1 �' C' PROJECT ADDRESS': /)-,.; ; •5 O 74 5. / 7? t= i''`.,., ; � 1/:- ;,Tfy- r?. / „ /.:, ” 1 .DATE ACCEPTED c EILZ,;,: a ' /i 2 i, - ty7� /1 / Z / /4 r do / J - ; 4177 e. /Ti� s GGci l G n v s 6 71 /'7X— r . by: by : r? by: by: by: • O' (re vi =w ) � r ? ( G r� - (�UY /// r �J� /� j �✓l r � /� �i.�.> Vii c'k / — S • / / f = / .S G �sc c✓ /' rG� �T/ �G��' 4 - , ,A- S' • . 725 • • /;: e! " %: %,' ��- r /c • e, . � re::?,....: l'rcc ti-• � `� /%'•_ • / 6,- -- a G A-r -7 . ,. (.." . . c 67_,./. . 7' /r c-....1 e /J 7 • b.--.. . J`: ° r G, rc- I.. ,: •. v =v _,�. i •• 76 ,%: r.S .s/ 7 . �✓ +� G /a /) /S i 'te "�' /G T% :.... :_.1 �!•"C'4 :� /s vC,17. a /.13 l `- 6 'if /i j; J %/T' •e 1 /7C • .. .. ..... ... .. -. ........, ...._ ... _. � i.: > • �.+.. ��..� -.. - y •a�•.e•tq ::+.. - .- .•..:: ti ...::..:_•...- ... ✓��.. .. • ?, ouEST IO; NriiRC REAR E ..... ADDRESS : • P R03 ECT j(i7 6. (..(Z.,/,?,;(_.. _ ,/ -/I , ` / /7.16-'5 DATE ACCEPTED FOR F ILI„G: / 1. O- SPAR. NI:N i ) RE'/ EW: O . 3uilding: ,- - ineerirg: O Fire: • Plennino: O Police: • i (date) by: /7 7cf by: by: by: by: • /JG 5/ I= / i• / V r E R a, , ! _2_ 21 C&.0 0 o C� , v�. Gar • %� / / i (r e *ri r ) . v . ,c /• . /e / CITY OF TUKWILA OFFICE OF COMMUNITY DEVELOPMENT f ru t I7 1 - TiVi C DECLARATION OF SIGNIFICANCE *f.e Description of proposal REZONE: R -1 to C -1 EXHIBIT I REZONE - McCANN #352 Proponent Bruce McCann, P.O. Box 88314, Tukwila, WA 98188 Location of Proposal South 180th Street (McCann Project #352) Lead Agency City of Tukwila File No. M/F 78 -04 -R This proposal has been determined to (have% —.ate a significant adverse im- pact upon the environment. An EIS (islet=— 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 Kjell Stoknes Position /Title Date 25 April 1978 kita,-.4 Director, Office of Community Development. Signature COMMENTS: SEE, Attached Memorandum dated 24 April 1978. Subscribed and sworn before me thi day of March AFFIDAVIT I Bruce E. McCann , being duly sworn, declare that I.am the contract 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 best of my knowledge and belief. (Signet P.O. Box 88314 - Tukwila Branch Seattle Washington 98188 (City) 206/575 - 4330 (Telephone) , 19 7 _ 8.,� No = ry •tic in and ,�'pf� the State of Washington, residing at Seattle whiling Address) (State) Form C ontract h -er or owner) 24 May 1979 (DATE) CITY OF TUKW'ILA NOTICE OF PUBLIC HEARING Notice is hereby given that the Tukwila PLANNING COMMISSION will conduct a PUBLIC HEARING on the above date at City Hall, 6200 Southcenter Boulevard, to consider 11) REZONE from R -1 jSingle- fafiily) to C-1 (Com- mercial) of a parcel of property situated near the northwest corner of the intersection of South 180th Street and Southcenter Parkway, and (2) REZONE from R -1 (Single- family) to C -1 (Commercial)__B parr(13 of property situated near the northeast corner of the intersection of South 178th Street and the east line of Interstate Freeway #S. All interested persons are encouraged to appear and be heard. 8:00 P.M. (TIME) Eileen Avery, Secretary Tukwila Planning Commission For further information please contact Roger Blaylock, Assistant Planner, at 433 -1848. Published in the Daily Record . Chronicle on 18 May 1979 A I, Roger Blaylock , being duly sworn, hereby declare that all legal notice requirements of Title 18 have been ful- filled and a notice has been mailed to each of the following addresses. ;I; is AFFIDAVIT (SEE ATTACHED) Subscribed and sworn to before me this // 5 day of 1979 r _ 4TOH .,: r0aary) Public i n and for the S to af,,Washi'ngton, residing at °�.. rcC1Ai1) 43S2. 7. Roy E. Martin (9040) 5665 South 178th Seattle, WA 98188 McCANN REZONES #352 AND #353 PROPERTY OWNERS WITHIN 300 FEET OF SUBJECT PROPERTY BOUNDARIES May 14, 1979 1. Jack A. Benaroya Company (9005) 9. Mario A. Segale (9008) 5950 - 6th Ave. So. (9106) 18010 Southcenter Pkwy. Seattle, 11'A 98108 Seattle, WA 98188 Levitz Furniture Corp. (9087) 10. Ray and Madeline Flink (9013) 212 High Street (9088) 18059 Southcenter Pkwy. Pottstown, PA 19464 Seattle, WA 98188 3. Harold R. Iverson (9009, 9025, 11. William M. Starr (9076) 950 Andover Park East 9027, 9038) 17815 - 54th P1. So. Tukwila, WA 98188 Seattle, WA 98188 4. J. W. Denure & D. C. Hoge 12. David Parrot (9020) 5563 South 178th 5425 South 178th Street (9043) Seattle, WA 98188 Seattle, WA 98188 5. John G. Doce (9061) 13. Sigurd E. Stembol, Jr. (9046) 17798 Southcenter Pkwy. 17825 - 54th P1. So. Seattle, VA 98188 Seattle, WA 98188 6. Herman Schoenbachler (9031) 14. tinker Andersen (9022) 18115 Southcenter Pkwy. (9034) 6318 South Prentice Street Seattle, WA 98188 Seattle, WA 98178 15. Laurel Development Company (9107) 2323 S.E. Main Street Irvin, CA 92705 8. Paul Jonientz (9019) 16. Todd & Oldright (9109) 5565 - 178th Street 14446 - 59th Ave. So. Seattle, WA 98188 Tukwila, WA 98168 24 Mav 1979 (DATE) CITY OF TUKW I L4 NOTICE OF PUBLIC HEARING Notice is hereby given that the Tukwila PLANNING COMMISSION will conduct a PUBLIC HEARING on the above date at City Hall, 6200 Southcenter Boulevard, to consider (1) REZONE from R - (Single familv), to -1 (Com- mercial) mercial) of a parcel of property situated near the northwest corner of the intersection of South 180th Street and Southcenter Parkway, and (2) REZONE from R -1 (Single - familv) to C -1 (Commercial) a parcel of property situated near the northeast corner of the intersection Qf South 178th Street and the east line of Interstate Freeway r5. All interested persons are encouraged to appear and be heard. 8:00 P.M. (TIME) Eileen Avery, Secretary Tukwila Planning Commission For further information please contact Roger Blaylock, Assistant Planner, at 433 -1848. Published in the Daily Record Chronicle on 18 May 1979 LEGAL QESIR /P170N tit *l - 9 * •9 4} •4 -v. .. o • fa41W *,a .....1.t Cloy of 4.4.11•. Yoo C•1•.l4. .9991..•. 4..1.11.d 99 1911991 1..1•,1.. •\ too .•.....t ..n.f K ..0 ...f.•.•.t -.Wow of W •oo$tw 8t ...4199; Odom • •79.1 • . •/w a.w .9919 firs .4 994 .9,11.4.1 wawa. .1 e9. .9998..•\ .ryvt. • 1 Wsta..• .1 .•1.81 (dot Y too ..•t .•.It. 01 9.491...1.. 48..48 • 11•19.1). • •1•w •.11 ...t sow.. • a1•4.9. K 1.W1.1) (••t Is tad atom 994.1 •• I.42•144; t..00• 400lloo1N 9 /l t .1.998 994 wows sows • 141...• K W W (9949 door. • 99 W7 0 • 41.19999 .....1111 foot to 94 .1.1. 9l4a K 1...4 .Ila..99t of ■.t• 91/.s 1st... If•1.•tl7 0.99 as 1..1. 1•91.1 C. 1. ••••3; no. 9 70.1)•11. 4 shag W .*4 tn*SCII f. of .19 •t•oot • 41.i99N of 771.11 foot to • 11.• lC foot . 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Q4TUN &SLIMS. • <f4J. 2' •99•!••ll• 111..• • J�it1 9.r• -`~ .- 9ti•IM. ••• _ •lI _j/. - S!� 1.i � -•1.y .•(17 / /�� 4. }�� � -._ _ -_. .I.li� - -�� 9999 1.t(/ /ly= •� .� .�. '";:me i.�1Ky ut 9SISKITN /40 STREET - -- - - -... 9 42' t:AIrs ri Condo. 919090S101 .499•11414 C00.090470 M 4*1U v SCALE /' • JO' 1390.PER7Y fOR RIPOROSED REZONE 70 41 / gyp° 3SZ AkCANNOEYELOPM/ENT C01021 4/Y SOY/McENTEoe P.L45001YP•ft2"EA'17ES CHADWICK SURVEYING t ENGINEERING N11 OWNS 997 41171\ t•1fLL 088.49919.. taws •••••=4 1 .99 t. 999 .r• r•••• w .t a•» PROPERTY OWNERS WITHIN 300 FEET OF SUBJECT PROPERTY BOUNDARIES 1. Jack A. Benaroya Company (9005) 9. Mario A. Segale (9008) 5950 - 6th Ave. So. (9106) 18010 Southcenter Pkwy. Seattle, WA 98108 Seattle, WA 98188 2. Levitz Furniture Corp. (9087) 10. Ray and Madeline Flink (9013) 212 High Street (9088) 18059 Southcenter Pkwy. Pottstown, PA 19464 Seattle, WA 98188 3. Harold R. Iverson (9009, 9025, 11. William M. Starr (9076) 950 Andover Park East 9027, 9038) 17815 - 54th P1. So. Tukwila, WA 98188 Seattle, WA 98188 May 14, 1979 4. J. W. Denure $ D. C. Hoge 12. David Parrot (9020) 5563 South 178th 5425 South.178th Street (9043) Seattle, WA 98188 Seattle, WA 98188 5. John G. Doce (9061) 13. Sigurd E. Stembol, Jr. (9046) 17798 Southcenter Pkwy. 17825 - 54th P1. .So. Seattle, WA 98188 Seattle, WA 98188 6. Herman Schoenbachler (9031) 14. Anker Andersen (9022). 18115 Southcenter Pkwy. (9034) 6318 South Prentice Street Seattle, WA 98188 Seattle, WA 98178 Roy E. Martin (9040) 15. Laurel Development Company (9107) 5665 South 178th 2323 S.E. Main Street Seattle, WA 98188 Irvin, CA 92705 8. Paul Jonientz (9019) 16. Todd & Oldright (9109) 5565 - 178th Street 14446 - 59th Ave. So. Seattle, WA 98188 Tukwila, WA 98168 PARKS 5 �RECRLATION 11 August 1978 Mr. Bruce McCann P.O. Box 88314 Tukwila, WA 98188 Dear Mr. McCann: FNS /ch cc: O.0 Dir ile Respectfully, ., I N 1 Fred N.`Satterstrom Planning Supervisor CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT RE: Rezone Requests Projects #352 and #353 Please be advised that the Planning Commission at their regular. July meeting tabled the above mentioned projects indefinitely until the environmental information has been completed. Should you have any questions on this matter please contact me. 6230 Southcenter Boulevard a Tukwila, Washin 98188 m (206) 242 -2177 FAiiKS RECREATION Pt.dJ111HR 811ILDIt1G MTV of {TUK@ ULA OFFICE of COMMUNITY DEVELOPMENT Minutes of the meeting, 27 July 1978. PLANNING COMMISSION The regular July meeting of the Tukwila Planning Commission was called to order by Chairman, Richard Kirsop at 8:05 P.M. with Commissioners Avery, Bowen, Richards, Sowinski and Welsh present. Kjell Stoknes and Fred Satterstrom represented the Planning Division. Commissioner Hartong was not in attendance. t4OTION BY MR. SOWINSKI, SECONDED BY MR. RICHARDS AND CARRIED TO APPROVE THE NOTES OF THE 11 MAY 1978 WORK MEETING AS PREPARED. MOTION BY MR. SOWINSKI, SECONDED BY MR. RICHARDS AND CARRIED TO APPROVE THE NOTES OF THE 8 JUNE 1978 WORK MEETING AS PREPARED. MOTION BY MR. BOWEN AND SECONDED BY MR. SOWINSKI TO APPROVE THE MINUTES OF 22 JUNE 1973 AS PREPARED. F1r. Kirsop explained that a question was brought up regarding whether or not Mr. Sowinski voted NO on the notion approving the development plans for Upland Drive Business Park (BSH) and if anyone knew if Mr. Hartong had voted NO also. Mr. Sowinski stated that he had voted NO and that he was the only one who had done so. MOTION CARRIED. CITY COUNCIL ACTIONS Mr. Stoknes explained that the City Council had denied the Park Place Rezone. How- ever, the applicants have requested a re- consideration and they intend to go before the Council again with revised plans. Fir. Stoknes introduced Mr. Steven Welsh to the Commissioners. Chairman Kirsop welcomed Mr. Welsh to the Commission. EZONE: R -1 TO C -1 (McCAN 352 IND #353) Mr. Stoknes read the staff report. He suggested these items be taken off the agenda and referred back to staff until such time as an Environmental Impact Statement is prepared. 6230 Southcenter Rou1c -w rd es Tukwila, Washington 98188 r+ (206) 242-2177 Planning Commission Minutes This item was bypassed to allow Mr. Ed Hunt time to return with drawings. REZONE: R -3 AND C -1 TO R -4 (EHMKE -KATO) Mr. Satterstrom read the staff report and drawings of the proposal were displayed. Chairman Kirsop opened the public hearing at 8:20 P.M. Mr. Stoknes explained that the applicant had met with the City's Public Works, Planning and Fire Departments and had made revisions. They wish to take it off the agenda and put it back on the agenda for next month. Mr. Horst Ehmke and Mr. Bruce Mecklenburg displayed and explained drawings. Mrs. Avery asked how much recreation space was allowed to be in concrete. Mr. Satterstrom explained that 50% is allowed to be "covered," per recreation space ordinance. Chairman Kirsop asked to see elevations. Mr. Mecklenburg displayed and explained elevation drawings. Mrs. Avery asked if the proposal was for apartments or condominiums. Mr. Mecklen- burg said it was for condominiums. MOTION BY MR. BOWEN, SECONDED BY MRS. AVERY AND CARRIED TO TAKE THE EHMKE -KATO REZONE OFF OF THE AGENDA AND RE- ADVERTISE IT FOR NEXT MONTH'S MEETING. Mr. Richards voted NO. REZONE: R -1 TO C -1 ( McCANN #352 AND #353) Mr. Ed Hunt explained that additional information was needed and was not complete as yet. MOTION BY MR. SOWINSKI, SECONDED BY MRS. AVERY AND CARRIED TO TABLE McCANN PRO- JECTS #352 AND #353 REZONES INDEFINITELY UNTIL THE McCANN COMPANY REPORTS TO STAFF AND HAS IT REINTRODUCED TO THE AGENDA. Mr. Richards voted NO. Page 2 27 July 1978 CONDITIONAL USE PERMIT: TUKWILA BAPTIST CHURCH Mr. Satterstrom read the staff report and drawings of the proposal were displayed. Chairman Kirsop opened the public hearing at 8:45 P.M. Mr. Leon Cook, Chairman of the Building Committee, represented Tukwila Baptist Church. He explained the drawing and proposal. He stated he felt redesigning is not in the best interest of the City and delaying will not help anything. Mrs. Velma Lee, 5529 South 149th, stated she preferred the church facing her property rather than a parking lot. _.n9Ai iv Pd.3C5 S BUILDING :! 26 June 1978 Dear Mr. P•1cCann: Mr. Bruce McCann P.O. Box 88314 Tukwila, Washington 98188 RE: Rezone requests on two individual pieces of property on South 178th Street On June 22, 1978, the Planning Commission again had the two above- referenced rezones on their agenda. Based on the fact that the environmental review was not complete, they tabled it again until the next regular meeting in July. It is the intent of the Planning Commission to remove this item from the Agenda during the regular July meeting unless your environmental review is completed by that time. This 'simply means that the application will sit inactive in the Planning Division file until such time as the environmental review is completed. When the environmental review is completed, the Planning Division will readver- tise the rezones and prepare reports to the Planning Commission for their consider- ation. I have attached my letter to you of 18 May 1978 as a reminder to you regarding what needs to be accomplished in the area of environmental review. Very truly yours, 11 Stoknes, Director Office of Community Development KS /ch cc: MF 'T8 -04 -R and MF 78 -05 -R McCann EPIC Files Mayor Bauch C:1 H Y oY /I U11 iV% Y D:1..A OFFICE of CGMM'JNITY DEVELOPMENT 6230 Southsonter Boulevard w 4'ukwila, Washington 98188 M (20&) 242 -2177 • - : Planning Commission Minutes OLD BUSINESS Page 2 22 June 1978 LIC HEARING: REZONE, R -1 to C -1 (McCann #352 and McCann #353) Mr. Stoknes read the Staff Reports explaining that an Environmental Impact State- ment was required for both proposals and that he sent a letter to Mr. McCann stating alternative to Environmental Impact Statement. Staff has not received a response from them•as yet. He suggested that the Commission table both items one more time and if there is still no response, the items should be stricken from the agenda until staff does receive a response. Motion by Mr. Bowen, seconded by Mrs. Avery and carried to table the hearings on these matters until the next regular meeting. PUBLIC HEARING: REZONE, R -3 and C -1 to R -4 (Ehmke -Kato) Mr. Stoknes recommended that this item be tabled to the next regular meeting. Motion by Mr. Sowinski, seconded by Mrs. Avery and carried to table the hearing on this matter until the next regular meeting. PUBLIC HEARING: CONDITIONAL USE PERMIT (Tukwila Baptist Church) Mr. Stoknes explained that the environmental review was not complete yet but should be soon. He suggested holding a special 13 July 1978 meeting to review this matter. Motion by Mr. Sowinski seconded by Mr. Bowen and carried to table this matter ' t,c, l until the next regular meeting. PUBLIC HEARING: CONDITIONAL USE PERMIT (Garfield Truck Lines) Mr. Stoknes explained that an Environmental Impact Statement would not be required but staff is waiting for the filing fee. Suggested that Commission hold a special 13 July 1978 meeting to review this matter. Motion by Mr. Sowinski, seconded by Mrs. Avery and carried to table this matter until the next regular meeting. BOARD OF ARCHITECTURAL REVIEW DEVELOPMENT PLANS: R. B. Furniture Addition Mr. Stoknes read the Staff Report and displayed development plan. Mr. Stoknes mentioned that applicant should be advised that a retail building requires more parking than a warehouse. �{'.�!�': 22 June 1978 CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT AGENDA ITEM IV A • REZONE, R -1 to C -1 (McCann #352) 8:00 P.M. An Environmental Impact Statement for this proposal was required on 15 April 1978. The public hearing, therefore, must be delayed until a Draft EIS is available. PLANNING PARKS d RECREATION BUILDING 31 May 1978 Mr. Ed Hunt McCann Development Company P.O. Box 88314 Tukwila, Washington 98188 CITY of TUKWILA Dear Mr. Hunt:. OFFICE of COMMUNITY DEVELOPMENT RE: REZONE: R -1 to C -1 (Project #352) Fr c The Tukwila Planning Commission, upon recommendation of the Planning Division, tabled the above - referenced application to allow completion of environmental review. The public hearing and review process for this application will be resumed upon fulfillment of environmental review requirements. Should you have any questions please call. Sincere Gard/ Crutcjifield Assistant' Planner GC / ch cc: Assoc Plnr 6230 Southcenter Boulevard ■ Tukwila, Washington 98188 u (206) 242 -2177 25 May 1978 C1TY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT 8:00 P.M. AGENDA ITEM IV A. PUBLIC HEARING: REZONE, R -1 to C -1 (McCann #352) An Environmental Impact Statement for this proposal was required on 25 April 1978. The public hearing, therefore, must be delayed until a Draft EIS is available. 17 May 1978 RE: McCann Rezones ( #352 4 #353) The above - referenced proposals were originally scheduled for public hearings at the 27 April 1978 meeting of the Tukwila Planning Com- mission. The hearings . were delayed to complete environmental review. An Environmental Impact Statement (EIS) has been required for both proposals. Consequently, the hearings will be further delayed until a Draft EIS is available. You, as a nearby property owner, will be notified of the new hearing date at such time it is determined. Should you have any questions, please call. Sincerely, Gary Crutchfield Assistant Planner GC /ch PLANNING COMMISSION STAFF REPORT 27 April 1978 8:00 P.M. AGENDA ITEM VII A. PUBLIC HEARING: REZONE, R -1 to C -1 (McCann #352) Although complete application was filed prior to the April deadline, envir- onmental review has not been completed. Staff requests the Commission officially table this matter to the regular May meeting. CITY OF TUKWILA PLANNING DIVISION GC /ch 12 April 1978 RE: McCANN REZONES #352 AND #353 Please find attached a copy of Public Notices intended to inform you of the pending actionsof the Tukwila Planning Commission. You, as a nearby property owner, may attend the meet- ing and /or present written comments to either the Plan- ning Commission or this office for entry into the offi- cial record. Should you desire additional information, please call me. Sincerely, Gary Crutchfield Assistant Planner Attachment STATE OF WASHINGTON COUNTY OF KING Marc.aret Herbeugh being first duly sworn on s he Chief Clerk oath, deposes and says that is the of THE RENTON RECORD - CHRONICLE, a newspaper published four (4) times a week. That said newspaper is a legal newspaper and it is now and has been for more than six months prior to the date of publication referred to, printed and published in the English language continually as a news- paper published four (4) times a week in Kent, King County, Washington, and it is now and during all of said time was printed in an office maintained at the aforesaid place of publication of said newspaper. 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