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Home My WebLink AboutPermit 78-35-W - NAROD DEVELOPMENTS - TUKWILA POND CENTER SENSITIVE AREA WAIVER78-35-w strander and andover park west tukwila pond PARKS t FECRcA 31 October 1978 Mr. George Kropinski Narod Developments Ltd. 1672 West Second Avenue Vancouver, British Columbia V6J 1H5 RE: TUKWILA POND CENTER WAIVER REQUEST Dear Mr. Kropinski: Sin 9erely Fred N. Sa`Cterstrom Planning Supervisor FNS /ch cc: OCR hir ile #MF 78 -35 -W r CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT This is to inform you that the Tukwila City Council considered your waiver request from Ordinance #1035 at their continued regular meeting of 23 October 1978. Please be advised that the City Council, after due consideration of the waiver criteria, approved your application with the understanding that the eventual development of the property must satisfy the intent of the guidelines of Reso- lution #656. It should be noted that the City Council specifically suggested the relocation of the proposed office building and the true representation of the west fill area, although neither of these conditions were made part of the adopted motion. Please feel free to contact me at (206) 433 -1847 should you have any questions regarding this matter. 6230 Southcente: Boulevard • Tukwila, Washington 98188 • (206) 242 -2177 CITY OF TUKWI WASHINGTON RESOLUTION NO 4 s A RESOLUTION OF THE CITY OF TUKWILA, WASHINGTON, ADOPTING GENERAL GUIDELINES FOR THE FUTURE DEVELOPMENT OF THE CITY LIGHT SITE, A SITE DEPICTED ON THE COMPREHENSIVE LAND USE PLAN MAP AS AN AREA REQUIRING SPECIAL DEVELOPMENT CONSI- DERATIONS. AG! NDA MM COUNCIL ACTION WHEREAS, development proposals on the City Light site, generally located at the southwest corner of the intersection of Strander Boulevard and Andover Park West, require a waiver from Ordinance #1035 prior to the issuance of any permit authorizing construction; WHEREAS, the City Light site is presently for sale by sealed bid and several potential bidders have inquired as to the development potential of the property; WHEREAS, in order to cooperate with these potential bidders, the City Council desires to develop uniform guidelines for the future development of the site. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA DOES RESOLVE AS FOLLOWS: That based on the information obtained from the Environmental Impact Statement on the City Light property, certain mitigating measures should be imposed on development proposals to reduce the potential adverse environmental impacts of development. Also, using the policy direction of the Comprehensive Land Use Policy Plan, the following guidelines are hereby adopted in order to provide direction for the future development of the City Light site: 1. Surface runoff from paved areas on the site should not be chan- neled into the pond unless approved water filter devices and other measures are implemented in order to maintain suitable water quality for wildlife. 2. Encourage the pond environment to be used by wildlife, particularly waterfowl. In order to accomplish this objective, the following policies should be implemented: a. Separate human access areas from prime feeding and nesting areas (SEE, attached map for designation of these areas). b. Separate the nesting area from the mainland (possibly create an island for nesting purposes). c. Future development should setback from the edge of the pond. Access roads and parking areas should be setback also. d. Sufficient "cover" habitat should be retained in order to provide the waterfowl with escape or hiding places. (Retain tree cover in southwe corner of site.) e. Encourage visual access to the pond. f. Monitoring of water quality should be done on a continual basis. Measures must be taken to prevent eutrophication. The pond must be maintained. 3. Discourage the use of trucks as a means of filling the site. Encourage fill to be brought in by rail. A large amount of trucks delivering fill material may cause damage to road surfaces and add to traffic congestion and hazard during peak volume periods. 6. Approximately one -third of the total area of the site should be retained in its natural state. 4. Encourage the coordinated development of building sites on the City Light property. To accomplish this, implement the following: a. Promote shared access points and internal circulation roads, possi- bly built to city standards and dedicated to the City. b. Encourage a compatible mix of office and retail land uses on the site. c. Review all building and site development plans for compatibility with surrounding developed areas, as well as for compatibility with the objectives of wildlife and waterfowl enhancement. 5. Concentrate grading and fill activities and site development activi- ties which occur on or near the pond during the non - winter months of April - Octo- ber so as to minimize the adverse effects of construction activities on the use of the pond by waterfowl. Preference will be given to construction on piling. 7. That area retained in its natural condition is to be located on the southeast portion of the site, generally between the southeast corner of the pro- perty and extending west to the southwest corner of the pond. 8. A major portion of the pond should be retained; the wildlife nesting and refuge areas on the southern portion of the site should be retained as well. 9. Visual and public access to the pond and natural areas from Strander Boulevard and Andover Park West should be encouraged. 10. Development plans, depicting the future utilization of the entire site, should be submitted at the time of waiver application review. Any proposal indicating less than full development of the entire site should contain, at a mini- mum, complete plans indicating treatment of the pond and adjoining wetland /wildlife areas. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a regular meeting thereof this /� t' day of (Q0, to h e r , 1978. Approved as to form: ATTEST: Deputy City Attorney City Clerk 2 Mayor 7:00 P.M. CALL TO ORDER ROLL CALL OF COUNCIL MEMBERS OFFICIALS IN ATTENDANCE DISCUSSI lication for Waiver from Ord. 1035 - Tukwila Pond Site - contd. from Regular Meeting of Oct. 16, 1978 CONTINUED REGULAR MEETING Council Chambers MINUTES Mayor Bauch, presiding, called the Continued Regular Meeting from th. s Regular Meeting of October 16, 1978 to order. LIONEL C. BOHRER, GEORGE D. HILL, J. REID JOHANSON, DAN SAUL, DWAYNE "tij D. TRAYNOR, GARY L. VAN DUSEN. LARRY HARD, CITY ATTORNEY; TERRANCE MONAGHAN, PUBLIC WORKS DIRECTOR; KJELL STOKNES, OCD DIRECTOR; FRED SATTERSTROM, ASSOCIATE PLANNER; NO=D BOOHER, DEPUTY CITY CLERK. Deputy City Attorney Hard said with respect to the question of wheth= or not the City of Tukwila would require something in writing from tl City of Seattle with respect to the Tukwila Pond Site, he had discus: the matter with Walter Williams, attorney for City of Seattle. Mr. Williams said it was not necessary to have Seattle's approval in {} writing. He said they wanted to stay out of the application process:: It was agreed that Seattle had no objection to the process. Deputy City Attorney Hard said he would send a letter to them confirming th={ telephone conversation. He said it was his opinion that nothing needed to be obtained from City of Seattle. He said if anyone wishes' to bid on the property they should process an application for a waiver and the City should accept the application. Mr. Hard said in.q this case the applicant does not have ownership in the property, but the application should be processed in the usual manner so they will know what the property can be used for before they bid. Councilman Hill left the meeting at 7:12 P.M. Z i MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT THE COUNCIL ACCEPT THE NA's DEVELOPMENT CORPORATION WAIVER APPLICATION. CARRIED. ;{ George Kropinski, Narod Development Corproation, said the waiver app P P P P P �$ cation was prepared before they had seen Resolution 656. He said that. architect would explain the planning process and the highlights of their proposal. Mr. Vince Vergel de Dios, architect, said the propo :, action is development of a shopping center, offices, and a hotel cor;• plex focusing on a natural pond. The concept recognizes the existin anticipated land use context, providing a character which preser and enhances the passive natural habitat features. He said there wo ?' be parking for 2,700 cars, the pond would amount to about 7 acres an the landscaping buffer zones would be approximately 5 acres. He said the total size of the property is 38.8 acres. Mr. Vergel de Dios sau the pond was manmade and in recent years has become a refuge for wil °° life. Councilman Saul asked if the area to be saved as a pond would;; be the deep part or the two foot marsh water. Mr. Vergel de Dios sa some of the deepest part of the present lake is filled and the marsh land is the part left unfilled that will be used for wildlife. Count , ',1 Saul asked if the filling of the five acres would raise the levee of the water in the part that remains. .Mr. Vergel de Dios said it i hard to tell. He said there is a possibility that some of the build ings could be on piling. He said natural streams do not feed the pond, it is formed by drainage. Councilman Bohrer asked if the area in the southwest corner of the property would be retained undisturbe R Mr. Vergel de Dios said yes it would retain its natural state. Coun. man Bohrer said the long parking strip down the west part of the f property is shown as 150 feet. He said in• stepping it off it is cic to 200 feet. He said the configuration of the pond is not actually depicted on any of the maps. Mr. Vergel de Dios, architect, said 11 there are several maps, indicating the pond is changing in size and shape from time to time. He said they had thought of using the name of "Tukwila Pond Center" for the development. Council President VarA Dusen said there are lots of dead trees in the wetlands. He asked t; developers if they would tear it out and put in landscaping. Mr. Vergel de Dios, architect, said they would do both. Generally, they would maintain it in its natural state insofar as possible, but they would reinforce it with landscaping. Council President Van Dusen say, they would destroy what is down there now and what will evolve is a new pond with new plantings. He said all of the wildlife down ther&j now will have to go, and in two or three years the pond will be popua ted again. Mr. Vergel de Dios, architect, said they had tried Page 2 DISCUSSION - Contd Application for Waiver from Ord. 1035 - Tukwila Pond Site - contd. RECESS 8:15 - 8:25 P.M. to retain the south and southwest portion as nearly as they could. said they felt sure the ducks would come back to the pond. Councilm Bohrer asked if anyone knew the elevation of the water surface at th present time. Fred Satterstrom, Associate Planner, said the enginee department in 1976 listed the elevation as 18 feet. Mr. Satterstrom said the Narod Development Corporation plans said with respect to the natural environment they had provided for an ade quate and diversified supply of open space and included them in an open space system. Their methods for implementing the open space program had been developed to minimize the economic impact on the to payer and landowner. He said the development encouraged a smooth, steady and planned growth of the business community which allowed fo the location of new commercial and industrial areas and the expansio of existing ones. It encourages the establishment of. office ...areas . and encouraged the continued vitality of the commercial retailing, activity in the City. He said all of the uses proposed by the appli cant are basically consistent with the zoning. .He sa.i.d the_plan_as. depicted is generally consistent with the comprehensive plan. He said there are some creases that need to be ironed out. Council President Van Dusen said it is important how the water is going to b treated in the future. If there are to be hotels and restaurants, there should not be odors from the marshlands. Mr. Vergel de Dios, architect, said there would be sidewalks on either side of the parki areas. Council. President Van Dusen said he had thought it would be a good idea to have a sidewalk through the center of the parking lot Council President Van Dusen asked if. there was a quantity of nesting there. Mayor Bauch said he had seen quite a few females with young down there in the spring. Councilman Johanson said the 40 acre plot we are asking to have saved is now down to 7 acres. It will just be a duck pond. Mr. Kronskini, applicant, said it is difficult to meet all of the criteria, but they need Council direction. Kjell Stoknes OCD Director, said he thought the applicant should be aware that he can ask for a continuation of the waiver so he can modify his drawin or he can ask that the checklist not come up tonight. Mr. Kronskini said he would like the right to come back with modification, but he would like to hear the Council opinion tonight. He said if it is tic favorable he would like to come back in two weeks with modifications He.said they did not have the guidelines in the first place or they could have planned that way. Mr. Vergel de Dios, architect, said with respect to the office building located in the southeast corner the site plan next to the pond, it could be moved to the right if tr building is on a prime nesting area. Mayor Bauch said he had watched the site for two years and the site fills up with water in the winter time. The wildlife comesin the sF and nest on the edge of the water. During the summer the water rece and the wildlife has to travel further to get to the water. Deputy City Attorney Hard said it was his recommendatiom that the Council go through the Waiver Checklist. He said he thought the applicants understood the benefits and the risks. MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT THE COUNCIL GO THROUGH TF WAIVER CHECKLIST. CARRIED. MOVED BY VAN DUSEN', SECONDED BY SAUL, THAT THE CITY COUNCIL CONTINUO REGULAR MEETING RECESS FOR TEN MINUTES. CARRIED. The Continued Regular Meeting was called to order by Mayor Bauch wil Council Members present as previously listed. Councilman Hill retui to the meeting at 8:25 P.M. MOVED BY VAN DUSEN, SECONDED BY BOHRER, THAT THE COUNCIL VOTE "YES" THE QUESTION, "DOES THE PROPOSED ACTION REPRESENT A UNIQUE CONDITIO WHICH . IS NOT SIGNIFICANT IN SCALE ?" * Fred Satterstrom, Office Engineer, explained the applicant has clar this item. Any development on 40 acres is significant. ROLL CALL VOTE: BOHRER, JOHANSON, SAUL, TRAYNOR VOTING NO. VAN DU. VOTING YES, HILL ABSTAINED FROM VOTING. MOTION FAILED. ? ac. 3 - Contd. Application for Waiver from Ord. 1035 - Tukwila Pond Site - contd. from Reg. Mtg. of Oct. 16, 1978 ADJOURNMENT 9:00 P.M. MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT THE CITY COUNCIL VOTE "YE ON CRITERIA TWO AS TO WHETHER OR NOT THE APPLICANT HAS INVESTIGATED REASONABLE ALTERNATIVES AVAILABLE WHICH WOULD NOT REQUIRE A WAIVER. Deputy City Attorney Hard said every waiver would be answered "no" on this checklist question. He said this question should likely be taken out. Mr. Stoknes said after the criteria has been voted on, a motion is made by the Council to approve or disapprove the waiver re quest. The waiver can be approved even through there is a "no" vote on one or more criteria. *ROLL CALL VOTE: BOHRER, JOHANSON, SAUL, TRAYNOR, VAN DUSEN VOTING "NOT APPLICABLE "; HILL ABSTAINED FROM VOTING. MOTION FAILED. MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT THE COUNCIL VOTE "YES" 01 CRITERIA THREE: "IF THE REQUEST FOR WAIVER INVOLVES BUILDING, GRAD] CLEARING, EXCAVATION, OR FILLING IN A GEOGRAPHICAL AREA GENERALLY IDENTIFIED BY THE ENVIRONMENTAL BASEMAP AS AN AREA OF HIGH NATURAL AMENITY OR DEVELOPMENT CONSTRAINT, ARE MITIGATING MEASURES PROVIDED: ROLL CALL VOTE: BOHRER, JOHANSON, SAUL VOTING NO. TRAYNOR, VAN DU! VOTING YES; HILL ABSTAINED FROM VOTING. MOTION FAILED. MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT THE COUNCIL VOTE "YES" Of CRITERIA FOUR: "IS THE REQUEST FOR WAIVER CONSISTENT WITH THE GOAL! AND POLICIES OF THE COMIPREHENSIVE LAND USE POLICY PLAN ? MOTION CARRIED, WITH HILL ABSTAINING FROM VOTE. MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT THE COUNCIL VOTE "YES" 0; CRITERIA FIVE: "DO THE REQUIREMENTS OF THIS ORDINANCE IMPOSE A SPECIAL HARDSHIP TO A SITE FOR WHICH A WAIVER OF THE PROVISIONS WOU! NOT NECESSITATE A MAJOR POLICY COMMITMENT PRIOR TO THE ADOPTION OF. THE ZONING ORDINANCE AND MAP ?" MOTION CARRIED, WITH HILL ABSTAINEN( FROM VOTE. MOVED BY VAN DUSEN, SECONDED By SAUL, THAT THE WAIVER BE GRANTED WI THE UNDERSTANDING THAT THE APPLICANT MUST SATISFY THE INTENT OF THE GUIDELINES OF RESOLUTION NO. 656. * Council President Van Dusen said the applicant must look into remov or relocating the building that is designated on the site plan as office in the southeast corner of the property and retain it as a nesting area and also look into the parking strip on the west side far as scale is concerned. *ROLL CALL VOTE: BOHRER, SAUL, TRAYNOR, VAN DUSEN VOTING YES; JOHANSON VOTING NO; HILL ABSTAINED FROM VOTING. MOTION CARRIED. MOVED BY VAN DUSEN, SECONDED BY JOHANSON, THAT THE CONTINUED REGULA MEETING OF THE TUKWILA CITY COUNCIL ADJOURN. MOTION CARRIED. Edgar D B uch, Mayor Norma Booher, Deputy City Clerk COnt to t o . 6.56 - cJ idelines ireView of ±� on Light Site. ct 4.4140 e /(0,/97 7 • • 6 i erRAI.IDER. 2)Dois.Vp s, ? if. r CVTY 1...tGHT SITE. 5u p•CE. COI\DITIOINIS NoRTh APPR DXJIMATE. : I " = zool QDN I NIZZA 15 PC.RF -5 =z=: MPc1Z5H P4Z-1\ , ±' to > 512.E CF errs = 40 .7 ACRE DRY PcA t 16S A.K. 10/18 19 October 1978 M E M O R A N D U M TO: Mayor gar Bauch FROM: Freed N. Satterstrom, Planning Supervisor SUBJECT: Appl cation for Waiver from Ordinance #1035: TUKWILA POND CENTER (Narod Developments, Ltd.) r Attached herewith please find an application for waiver from Ordinance #1035 (Section 3.2) for the Seattle City Light property. The application documents indicate a retail- office complex with hotel. Approximate parking is 2,700 stalls, similar to that required for shopping centers in the C -P zone. Approximately seven (7) acres of the pond are proposed to be preserved along with about five (5) acres of landscaping and buffering (which includes landscape perimeter strips, landscape "islands" in the parking area, and natural areas around the pond.) The following exhibits are attached: As of the writing of this staff memorandum, no written authorization from Seattle City Light had been submitted to the Planning Division with regard to this waiver application. This application should be reviewed by Council only after a decision has been made as to whether the City of Tukwila will or will not review waivers by prospective bidders and what type of authorization is needed from City Light in•order to consider an application as complete. FNS /ch Exhibit 1. Application for Waiver Exhibit 2. Vicinity Map Exhibit 3. Site Plan Exhibit 4. Model: SW Perspective Exhibit 5. Model: SE Perspective cc: OCD .r (MF #78 -35 -W) CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT 6230 Southcenter•Boulevard • Tukwila, Washington 98188 • (206) 242 -2177 (Please type or print) Permit applied for requiring a waiver: Legal Description of Property Affected: (See Attachment) ' CITY OF TUK \!ILA APPLICATION FOR WAIVER FROM THE PROVISIONS OF ORDINANCE NO. 1035 Date of Application: October 16, 1978 Name of Applicant: Narod Development Corporation Mailing Address: 10655 N.E. Fourth Street, Suite 419 City: Bellevue, Washington Zi 98004 Phone: 454 -1055 Ownership Interest in Property: Bid to be submitted to purchase property General Location of Property: The property is located directly south of the Southcenter Shopping Center. It is bound on the east by Andover Park West and on the north by Strander Boulevard. (See Vicinity Map attachment) 1. State specifically the action in Ordinance No. 1035 to which you are request- ing a waiver: (See Attachment) 2. Briefly and generally describe . the action you are proposing, including demen- sional information about the development: (See Attachment) 3. Does your proposal represent a unique condition which is insignificant in scale? If so, please explain: (See Attachment) EXHIBIT 1 TUKWILA POND CENTER APPLICATION FOR WAIVER 4. Are other rcasonab development alternatives avai a waiver? if so, what arc these a]ternatives? ( See Attachment) 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 amenity or development constraint, what mitigat- ing measures are provided? ( Attachment) 6. What goals and policies can you identify which would support your request for waiver, if any? (See Attachment) 7. In your opinion, do the requirements of Ordinance #1035 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? (See Attachment) GMEMSIGNATURE: Geor: .pinski, Vice President, , Narod Development Corporation BELOW THIS LINE IS TO BE FILLED IN BY THE CITY: Date application is complete and accepted for filing: 10 -4(i "78' ytip � film G iovt Date SEPA review complete: -2- l e which would not require The property is legally described as follows: ATTACHMENT Application for Waiver from the Provisions of Ordinance No. 1035 NAROD Development Carportion LEGAL DESCRIPTION OF PROPERTY AFFECTED: The southwest quarter (SW 1/4) of the northeast quarter (NE 1/4) of Section 26, Township 23 North, Range 4 Fast, W.M., King County, Washington, EXCEPT, the north 30 feet and the east 30 feet thereof, ALSO, Together with all of the seller's rights, title and interest in an easement for ingress and egress over the following described tracts: Beginning at the northwest corner of the northwest 1/4 of the south- east 1/4 of Section 26, Township 23 North, Range 4 Fast, W.M., and running thence easterly along the northerly line thereof 20 feet; thence southerly parallel to the westerly line of said northwest 1/4 of the southeast 1/4, 20 feet; thence westerly parallel to the northerly line of said northwest 1/4 of the southeast 1/4, 20 feet to the westerly line of said northwest 1/4 of the southeast 1/4; thence northerly along said westerly line 20 feet to the point of beginning; ALSO, The northerly 16 feet of that portion of the northeast 1/4 of the southwest 1/4 of Section 26, Township 23 North, Range 4 Fast, W.M., lying easterly of Southcenter Parkway, formerly known as the Mess Bros. County Road; situate in the County of King, State of Washington. Subject to all easements, restrictions and encumbrances of record. 1. State specifically the action in Ordinance No. 1035 to which you are requesting a waiver: The Waiver is required under Section 3, Item No. 2 of Ordinance No. 1035 for: "Proposals for building, grading, clearing, excavation or filling which are located in a geographical area generally identified by the En- vironmental Basemap of the Comprehensive Land Use Policy Plan as an area of constraint." 2. Briefly and generally describe the action you are proposing, including dimensional information about the development: The proposed action is development of a shopping center, offices and a hotel complex focusing on a natural pond. The concept recognizes the existing and anticipated land use context, providing a character which preserves and enhances the passive natural habitat features. The Site Plan and model photographs depict the extent and character of the proposal. A detailed description is as follows: Pond /Wetland (preserved) Landscaping /Buffer Zones Gross Floor Area* (Square Feet) Retail /Commercial Major Tenant (2 floors) 150,000 Secondary Tenant (2 floors) 70,000 Food Store 30,000 Retail Shops (2 floors) 150,000 Total 400,000 sq. ft. Interior Mall (circulation) Total 50,000 sq. ft. Off f ices Building A (4 floors) Future Building B 60,000 40,000 Total 100,000 sq. ft. Hotel (conditional use) 150 roams Parking Tbtal Cars: 2,700 (5.5/1000 GSF) Average of 350 sq.ft. /car (including circulation) Typical parking: one -way circulation, 90 layout, 9' x 19' stall, 17' aisle: 55' module 122,500 sq. ft. Approx. 7 acres Approx. 5 acres Construction materials are proposed as reinforced concrete with an ex- posed aggregate or stucco finish (Type I Construction). Some grading and excavation will be required to modify a portion of the pond as shown in the Site Plan. * The gross floor areas are subject to ±5% variation to accommodate changes that may be required during design development. 3. Does your proposal represent a unique condition which is insignificant in scale? If so, please explain: The pond on the site represents a unique condition. The proposed develop- ment scale is not significant considering the site size and context. The concern is a compromise between retaining the pond and some reasonable build- able area for development. The proposed development is compatible and com- plementary to the surrounding conditions -- adjacent to a regional shopping center, motor inn, warehouse /distribution centers, and offices. It is con- siderably less than the maximum allowable and provides a reasonable compromise of preserving the pond and allowing a feasible amount of buildable area. The proposal is consistent with existing zoning and the Comprehensive Plan. 4. Are other reasonable development alternatives available which would not require a waiver? If so, what are these alternatives? No. Since the property has been designated an environmentally critical area sensitive area on the Environmental Basemap*, any development would require a waiver by the City Council. *From Environmental Basemap, City of Tukwila Comprehensive Land Use Policy Plan, 1975. 5. If the request for waiver involves building, grading, clearing, excavation or filling in a geographical area generally identified by the Environmental Basemap as an area of high natural amenity or development constraint, what mitigating measures are provided? The Environmental Basemap designates the existing pond as an environmentally sensitive area, but one with a rather low priority for preservation as a natural amenity (1 Factor* *). The proposed development, however, recognizes the importance of the pond and considers it as a major passive design element. It is maintained as a natural habitat for wildlife and migratory birds. The southern portion of the pond remains as the principle area for the wetlands, along with areas surrounding the pond, for preserving and encouraging more natural wildlife in the area. The proposal involves modification of the pond area. This is required to facilitate a reasonable siting of the building structures. Careful consider- ations are made to lessen the impact of the pond's reconfiguration and the preservation of wildlife surrounding the pond. The mitigating measures pro- vided will include the following: (a) Careful reconfiguration of the pond in altering the least amount of pond area to facilitate the siting of buildings. (b) Control of dust and noise generated from construction and from the transportation of fill material. (c) Encouragement of more wetland habitation through increased planting of wetland vegetation and site landscaping. (d) Development provisions, such as storm water retention, filtration, etc., subject to City requirements to protect the quality and quantity of the pond's water supply. ** The "1 Factor" in the Environmental Basemap of the Comprehensive Land Use Plan represents the least critical area of natural amenities and areas of development contraints. NAIL RAL ENVIRONMENT o Guuge development of the land in a munner suitable to the natural environment. o Use L preserve the natural features & resources of the physical environ- ment in a wise & posterity- oriented manner. o Protect & enhance the natural amenities and aesthetic resources of the Tukwila area for the public's welfare. NOTE: According to the Environmental Basemap of the Tukwila planning ' area, the subject site is of low relative priority for pre- servation as a natural amenity. C IIIERCE/ INDUSTRY 6. What goals and policies can you identify which would support your request for waiver, if any? GOALS o Assure healthy economic growth through increased employment, diversification & strengthening of business & industry. o Assure a healthy pace of economic growth consistent with the City's ability to provide necessary services. o Help establish a socioeconomic climate which does not discriminate against certain land uses but strives to promote a diversity of land use. OBJtrFIVES & POLICIES NATURAL ENVIRONMENT Objective: Pramte the retention & pre- servation of certain highly suitable areas for wildlife habitat & natural areas. Policy: Strive to retain viable areas of wooded hillsides, agric- cultural lands, wetlands, streams & the Green River for wildlife habitat. Objective: Recognize the advantages & oppor- tunities afforded by the topo- graphy and plan to use accordingly. Policy: Discourage filling, grading or excavations of land when not in conjunction with actual develop- ment of land. Ob ective: Realize the ability of natural streamways, ponds & marshes to handle storm runoff while acting as significant natural amenities. Policy: Encourage the preservation of marshes & ponds for the retention of storm water runoff. OPEN SPACE Cb ective: Provide for an adequate & diversi- fied supply of open space & include them in an open space system. Policy: Encourage the preservation of marshes, ponds & watercourses for open space purposes & include them in the open space system. Ob ective: Methods for implementing the open space program should be developed which minimize the economic impact to the taxpayer and landowner. Policy: Building & zoning regulations should offer some flexibility in their re- quirements with regards to develop- ments which offer to set aside a portion of the property in open space. (Allows for P.U.D.) COMgiCE/ INDUSTRY Ob ective: Encourage a smooth, steady and planned growth of the business community. Policy: - Allow for the location of new com- mercial & industrial areas and the expansion of existing ones when this expansion is compatible with surround- ing land use and not detrimental to the public welfare. - Encourage use of live landscaping in all developments. - Encourage aesthetic building & site design in working and trading areas. - Promote adequate provisions for pari- iag for all land uses. Objective: Encourage the establishment of office areas. Ob ective• Encourage the continued vitality of the commercial retailing activity in the City. Policy: Encourage uses which are supportive to retail areas to strategically locate in or near those areas. EVALUATION OF PROPOSED ACTION o Reasonable crnpromise between retention of pond and developable area. o Provisions for maintaining the natural habitat surrounding the pond- marshes. o Limited and careful reconfiguration of the pond and marshes to allow siting of buildings. o Pond and marshes provide an integral part of the development proposal as a major natural amenity and provide a special character /identity to the development. o Substantial amount of site area devoted to open space and the pre- servation of the pond and marshes. o Provision of public access and visual connection to the mod and marshes. o The development includes 7 acres of pond /wetland open space plus 5 acres of landscaped' buffer areas. o Provide increased retailing, office and hotel - related employment. o Encourages the Southcenter area towards greater regional significance in retailing spaces, office spaces, and motel facilities. o More parking than what is required by current zoning. o Aesthetic design of buildings as an integral part of the pond and marshes. o The development reinforces the existing retail activity in this area. • 7. In your opinion, do the requirements of Ordinance No. 1035 impose a special hardship 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? No. The requirements of Ordinance No. 1035 would not impose a special hardship to the site because the proposed action would not necessitate a major policy commitment. The proposed development is in compliance with the existing zoning and the new comprehensive land use designation. Signature Date George Kropinski, Vice President Narod Development Corporation Da. r/` ��7r, O CI Southcenter I r Ii oI] 0 0 Strar�er [Da Tukwila P r Tukwila Pond Center Vicinity Map NAROD Development Corporation 0 400 lest 1000 EXIIIBIT 2 TUKWILA POND CENTER IT!` TMTTV MAP 20°°T :*Food Store Retail Two Levels .1 ;31 unau 1 ". i 11 11 1 ; 01 l',1 tli u'Vdi 4116 1111 A it??11‘knIll r 11 2 1 1 s r' I I/ a ri lit lil II II " :1 M 1; 1 10 • • 647 Iii a I A7 14 F t "'Ian II'- 1111111 ° IS II . 1 i147 • #( 1 • „I:vei tin 4 - 7114' , 17n, Southcenter - lin In, in, III: Ill hr „„ Strander I Mafia ...MDMMTEDEL ;.3 I ' nj . • 1 f , , ,,T (.11 ,,,,), ,fip: ,T) , f( o u.i -.=_ ! .? T. ; \U i " , : , :illi - l a :, 01 ii. 1111 111 1:" li t : si 31 i` v„., ...p‘l ifistil il: k 14i N lgt utimi In r ,,,-, „ utin tin 1 II ' ' fin ut t„ till 1 Iii .:,) h, i i, u: .,, III1101 fr", I ! _j hi Ii J. " ii " al til l iT . ;1 1 mil. 14 j11; 1M ' al 111 rnj Ii int; i A iii Ill 01 C.L/ ) '")!C" 5 • Ian Ill 11'31 1 — i ! it ,-,) Hi i ! g cui ; n u n Illi I:i I c T , Il i t i l l 1 113111 2 :"" ,,ilill n.1,111 int ti !III,. ju 1111 1111 j " Ili" nil l"" 11 (.. la 111 'I? l 'A 11 ll 1 11 ;:gil ;lilt; 1 htilli a, Ill . mull - a . , - , all 111111 r f I LL) (huh ,,,, Ili. ".`' ;lc - 1lituctimallf=1110111, g • • ;T lilt ii c:1—Z •)' • !III 11 illiit flt" NUM 111 Ill lii liii 11111 air' 1 Ill gp1 (C) III 1 LI • to1 lilt all ) lit L — — '5; . - 1 11C:0=00:CKGYACiiiiak5 014 al: r Tukwila Pond Center Site Plan NAROD Development Corporation 0 25 501•M 100 150 200 EXHIBIT 3 TUKWILA POND CENTER SITE PLAN LrSO URD WOOLVIN PATTEN DONALD D. FLEMING 3EORGE M. HARTUNG MEADE EMORY LEON C. MISTEREn C;v:AYIJE E. COFF E THOMAS 0. HcLAUGHLIN PETER LcSOURD JOHN F. COLGROVE C. DEAN LITTLE Dear Mr. Williams: C Mr. Walter L. Williams City of Seattle Law Department Room 919 1015 3rd Avenue Seattle, Washington 98101 LEH /gc cc: Honorable Edgar D. Bauch Kjell Stoknesv 12061 624 -10.40 October 24, 1978 LESOURD, PATTEN, FLEMING, HARTUNG & EMORY ATTORNEYS AT LAW 3900 SEATTLE -FIRST t.ATIONAL SAt.'t EUILD'1•JG SEATTLE. WASHINGTON 98154 Re: City of Tukwila - City Light Property This will confirm our telephone conversation of Monday, October 23, 1978. You advised me that your client, the City of Seattle, is aware of the City of Tukwila's waiver application process with respect to development of the City Light Property. Furthermore, you indicated that the City of Seattle has no objections if the City of Tukwila processes waiver applications from persons interested in bidding on the property. The approval of the City of Seattle is based on its understanding that this in no way constitutes specific approval of any proposed project on the site or of any of the prospective bidders. If I have not clearly set forth the substance of our conversation, please let me know as soon as possible. Very truly yours, LeSOURD, PATTEN, FLEMING, HARTUNG & EMORY Lawrence E. Hard 4E P 2 5 1978 ANRENCE E. HARD RDDNEY J. WALDBAUM BRUCE G..HANSON CHARD R MATTHEWS C. WILLIAM TOONE '+. COLLEEN WEULE DANIEL D. WOO RECEIVEU L. PALMER COUNSEL O.C.D. CITY OF TUKWIIA Fred Saterstrom City of Tukwila Planning Department Dear Mr. Saterstrom: p va® 0.C.D. cm OF TUKw1U1 SEP 2 0 1978 6200 Southcenter Blvd. Tukwilla, WA 98188 The Seattle Audubon Society is very concerned about the proposed development that is contemplated for the Southcenter Pond site owned by Seattle City Light. We would first like to see the whole pond saved but we realize that may not be possible. Some alternatives may present a way in which some development and some preservation may occur. Area "A" on the enclosed map is the least detremental area for new filling: The exact length of 25 or 35 feet would have to be determined by future studies. If fill occurs then new tree plantings should be included in a 15 foot buffer strip along the edge of the fill after it has settled. These plantings should be native species of decidious and evergreen trees that are beneficial to wildlife. A fence should also be placed around both the North and West sides of the pond. Another potential fill area is "C" as shown on the accompanying map. This is the second least detremental area and all the same R av E6, would have to occur here. The width of this fill however could not be over 25' wide. Fill "A" and "C" should not both be allowed on the site. One or the other may be alright. Area "B" is the least desireable fill area and would only be considered in conjunction with area "A ". However it would be more desireable to leave this corner open if possible. A lot of feeding and resting go on in this area. Shorebirds and songbirds also make use of these wet margins along the lake edge. It would also be desireable to place a water level control gate over the drain outlet so the pond level could be controlled to benefit plant growth and wildlife values. The area left unmarked on the map represents the most important part of this pond. However many ducks feed in the deeper portions or center of the open water area so the most beneficial situation is no fill of course. I would again like to stress that the waterfowl, hawks, shorebirds etc. use this area because of food and cover but also because they are secure from human harrassment. If humans are allowed to walk around the lake at lunch or recreation facilities are added it may be very difficult for the birds to utilize the area. We should start to recognize the value of passive use areas and open space for wildlife use. Thank you very much for the opportunity to comment on this area and for the sake of wildlife lets hope we can plan to have them in our future. Sincerely, Leonard Steiner Conservation Chairman Seattle Audubon Society city light site