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Permit L99-0086 - CITY OF TUKWILA - HEIGHT EXCEPTION COMPREHENSIVE PLAN AMENDMENT
L99 -008b HEIGHT EXCEPTION COMPREHENSIVE PLAN AMENDMENT COMPREHENSIVE LAND USE PLAN AMENDMENT L99 -0086 L99 -0087 Minutes, 2/05/01 Page 1 of 6 TUKWILA CITY COUNCIL February 5, 2001, 7:00 p.m. Tukwila City Hall - Council Chambers REGULAR MEETING MINUTES z CALL TO ORDER/PLEDGE OF ALLEGIANCE: j— w a:i Mayor Steven M. Mullet called the Regular meeting to order at 7:00 p.m. and led the audience in the 6= Pledge of Allegiance. U o. co co w Iv I OFFICIALS: -' LL. w o. City Administrator John McFarland; City Attorney Bob Noe; Council Analyst Lucy Lauterbach; City 2 Clerk Jane Cantu; Deputy City Clerk Bob Baker; Director of Community Development Steve g Lancaster; and Director of Administrative Services Viki Jessop. =w z� o z Ms. Cantu called the roll of Council. Present were Council President Joan Hernandez; and w w Councilmembers Joe Duffle; Pam Carter, Jim Haggerton, Pamela Linder, Dave Fenton and Richard n o U Simpson. on w uj 1--- U a_ z` w U = O ;• '— ROLL CALL: Fenton moved; Duffie seconded; the addition of New Business, items a and b. a. Amendment to contract AG 98 -052 b. Amendment to contract AG 99 -108. The motion carried 7 -0. SPECIAL PRESENTATIONS: Introduction of New Employees Michael Marcum - Computer Support Assistant — Administrative Services Viki Jessop, Administrative Services Director, introduced Michael Marcum. Laurie Werle — Administrative Clerk — Public Works Roman Linsao - Engineering Technician GIS /CAD — Public Works Brian Shelton, City Engineer, introduced Laurie Werle & Roman Linsao. Jim Dunaway — Permit Technician — Department of Community Development Steve Lancaster, Community Development Director, introduced Jim Dunaway. CITIZEN COMMENT /CORRESPONDENCE: Mildred Saari, 13535 - 53rd Avenue South - Tukwila, stated her concerns with overflow parking (from the park and ride lot) near her home. She noted excessive speed is also a factor in the potential result of a serious accident or death. She asked the Council for assistance. http://www.ci.tukwila.wa.us/clerk/docsOl/rm2-5.htm • 5•. +.:.f�..,.^..fil ......i. '. •.:.n. •.iv-:•.. U.Z-IJ [?Y:Nli.il'�I ) .MC �� :. r (: 1... �. L...cf,;.� 1......eti�.. 'h ... 1�;lf::k' 1!f �Y Aft +;;,�i Yf:a �..... .. _... n �.. '" .. ... 3/29/01 z Minutes, 2/05/01 Page 2 of 6 Eva Painter, 13256 — 53rd Avenue South — Tukwila, reiterated many of the comments made by Ms. Saari. Additionally, she stated a hindrance to garbage and recycling vehicles down her road due to the excessive amounts of cars. Norris Saari —13535 — 53rd Avenue South — Tukwila, husband to the first speaker, suggested striping a walkway as a deterrent to those who would park near others driveways. As a result of comments, this item was referred to the Finance & Safety Committee wherein they'll discuss the situation to arrive at a potential solution. Councilmembers who spoke agreed this item has worsened over the years; and they acknowledged a larger lot is necessary for the park and ride; if not an entirely new lot. Yet, temporary solutions must come first. CONSENT AGENDA: a. Approval of Minutes — 01- 16 =',01 Regular & 01 -22 -01 - Special b. Approval of Vouchers — 226217- 226473 — in the amount of $944,364.68 c. Accept as complete the Tukwila Village Building Demolition (Phase I) Project with Sound Asbestos Abatement, Inc., in the amount of $149,479.52; authorize release of retainage. d. Accept as complete the Tukwila Community Center AHU #4 Coil Upgrade Project with W. A. Botting Co., in the amount of132,199.90; authorize release of retainage. ts, :.> Duffie moved; Hernandez seconded; approval of the consent agenda as presented. The motion carried 7-0. BUSINESS: Comprehensive Plan Amendments for 2000 1. An ordinance amending the 1995 Comprehensive Land Use Plan AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE CITY'S 1995 COMPREHENSIVE LAND USE PLAN AS ADOPTED BY ORDINANCE NO. 1757, TO REVISE TRANSPORTATION- RELATED POLICIES; ESTABLISH MIC/L ZONING WITH CERTAIN CONDITIONS; ALLOW;'4 T. QFEICEABOVETHETHIRDFLOOR ;IN- THE:NCC ZONE;;:;;, ALONG *TUKWILA INTERNATIONAL BOULEVARD, ALLOW`OFFICE AS A CONDITIONAL USE IN MIC /L; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE Steve Lancaster, Director of Community Development; introduced the draft ordinance to Council and noted the two ordinances and one resolution on the agenda are a result of amendments proposed by staff, Planning Commission and the Committee of Whole, from 2000. Duffie moved; Haggerton seconded; reading of the proposed ordinance, by title only. The motion carried 7 -0. City Attorney Bob Noe read the title of the proposed ordinance. http://www.ci.tulcwila.wa.us/clerk/docsOl/rm2-5.htm 3/29/01 Minutes, 2/05/01 ..e, Page 3 of 6 Fenton moved; Duffie seconded; adoption of the proposed ordinance as read. The motion carried. APPROVED ORDINANCE NUMBER 1953 2. An ordinance amending the City's 1995 Zoning Code AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE CITY'S 1995 ZONING CODE (TMC CHAPTER 18), AS ADOPTED BY ORDINANCE NO. 1758, TO ESTABLISH MIC/L ZONING WITH CERTAIN CONDITIONS; PERMIT OFFICES IN THE.MIC/L ALLOW OFFICE~ ABOVETHE';;;'; THIRb ^FLOOR IN THE:NCC ZONE'ALONG TUKWILA INTERNATIONAtBOULEVARD ;; PROVIDING FOR SEVERABILITY; AND ESTABLISH AN EFFECTIVE DATE Haggerton moved; Hernandez seconded; reading of the proposed ordinance, by title only. The motion carried 7 -0. City Attorney Bob Noe read the title of the proposed ordinance. Haggerton moved; Hernandez seconded; adoption of the proposed ordinance as read. The motion carried. APPROVED ORDINANCE NUMBER 1954 3. A resolution indicating the City's intent to modify its boundaries and eliminate overlap in the potential annexation area. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AFFIRMING AGREEMENT IN PRINCIPLE TO REVISE THE COMPREHENSIVE PLAN MAP TO ELIMINATE AN OVERLAPPING POTENTIAL ANNEXATION AREA WITH SEATTLE, AND TO REVISE CERTAIN BOUNDARIES ONCE AN INTERLOCAL AGREEMENT IS SIGNED WITH SEATTLE AND KING COUNTY Duffie moved; Hernandez seconded; reading of the proposed resolution, by title only. The motion carried 7 -0. City Attorney Bob Noe read the title of the proposed resolution. Duffie moved; Haggerton seconded; acceptance of the proposed resolution as read. The motion carried. APPROVED RESOLUTION NUMBER 1459 NEW BUSINESS: a. Amend City Contract 99 -108 with Dr. Hal Cooper 5th Amendment Fenton moved; Duffie seconded; a fifth amendment to City Contract Number 99 -108, with Dr. Hal H. B. Cooper, in the amount of $10,000.00 and satisfying the City's obligations with the contractor. The motion carried 7 -0. http: / /www.ci.tukwila .wa.us /clerk/docs01 /rm2 -5.htm 3/29/01 :1141:1 41 1,,:x.,a'aa9.tnf:,; ,.t.',...,,i43:i4•41t:z. •;�. ...s :•.rw- u..a..+......_ CITY OF TUKWILA NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the Tukwila City Council will hold a public hearing on Monday, November 20, 2000 beginning at 7 PM in the Council Chambers at Tukwila City Hall, 6200 Southcenter Blvd., Tukwila, to consider the following: Changes to the Tukwila Comprehensive Plan and Zoning Code. Applications include: 1) Eliminate overlap with the City of Seattle's Potential Annexation Area (L99- 0085). 2) Revise boundary with Seattle in vicinity of Boeing Field (L99- 0088). 3) Establish LDR (Low Density Residential) designation for undesignated area at Interurban Ave. S. and E. Marginal Way (L99 -0092, L99- 0093). 4) Designate two adjacent LDR (Low Density Residential) lots as C /LI (Commercial Light Industrial) at 4625 S. 134th Pl. (L99 -0094, L99 - 0095). 5) Allow 3rd floor office use in NCC (Neighborhood Commercial Center) zone along Tukwila International Boulevard (L -99 -0086, L99- 0087). 6) Allow office use throughout MIC /L (Manufacturing /Industrial Center- Light) zone (generally between S. 112th and S. 126th between E. Marginal Way and Tukwila International Boulevard) independent of industrial use (L2000 -036, L2000 -037). 7) Revise Transportation Background Report to include changes to Growth Management Act (L2000 -038). All interested persons are invited to be present to voice approval, disapproval, or opinions on this issue. For those unable to attend in person, you may submit written testimony to the City Clerk's office until 5 PM on November 20, 2000. Please contact Rebecca Fox, Associate Planner, Department of Community Development, at (206) 431- 3683 or rfox ©ci.tukwila.wa.us if you have questions. The City of Tukwila strives to accommodate people with disabilities. Please contact the City Clerk's Office at (206) 433 -1800 or TDD 1- 800 - 833 -6388 by noon on Monday if we can be of assistance DATED THIS DAY OF 2000. CITY OF TUKWILA (r) •C�1 E. CANTU, CMC, CITY J CLERK Published: Seattle Times — 11/3/00 & 11/10/00 Minutes, 11/20/00 Page 1 of 6 TUKWILA CITY COUNCIL November 20, 2000 7:00 p.m. Tukwila City Hall - Council Chambers REGULAR MEETING CALL TO ORDER/PLEDGE OF ALLEGIANCE: Mayor Steven M. Mullet called the Regular meeting to order at 7:00 p.m. and led the audience in the Pledge of Allegiance. OFFICIALS: City Administrator John McFarland; City Attorney Bob Noe; City Clerk Jane Cantu; Deputy City Clerk Bob Baker; Council Analyst Lucy Lauterbach; Public Works Director Jim Morrow; Community Development Director Steve Lancaster; Police Chief Keith Haines; Parks & Recreation Director Bruce Fletcher; City Engineer Brian Shelton; Senior Engineer Robin Tischmak; and Associate Planner Rebecca Fox. ROLL CALL: Ms. Cantu called the roll of Council. Present were Council President Joe Duffie; and Councilmembers Joan Hernandez, Pam Carter, Jim Haggerton, Pamela Linder, Dave Fenton and Richard Simpson. CITIZEN COMMENT /CORRESPONDENCE: None received. CONSENT AGENDA: a. Approval of Minutes — 11 -06 -00 Regular Meeting b. Approval of Vouchers - #224705- 224996, in the amount of $1,745,099.01 Duffie moved; Fenton seconded; approval of the consent agenda as presented. The motion carried 7 -0. altUBLIGHEARINGS Comprehensive Plan Amendments Community Development Director Steve Lancaster introduced Associate Planner Rebecca Fox and suggested Council receive citizen comment as the cases are reviewed one by one. Mayor Mullet agreed. 7:07 p.m. Mayor Mullet opened the public hearing. Ms. Fox introduced seven proposed amendments to Council and relayed some specifics as to how the http: / /www.ci. tukwila.wa.us /clerk/rm11- 20.htm 3/29/01 Minutes, 11/20/00 Page 2 of 6 Planning Commission reached decisions in each case. Case Number L99 -0094 & L99 -0095 Request: Establish C /LI (Commercial /Light Industrial) Comprehensive Plan and Zoning designation for two adjacent parcels currently designated as LDR (Low Density Residential ) Applicant: Holaday Parks /Ted Nixon, Campbell/Nixon & Associates z Planning Commission Recommendation: Deny Request ? w 2. Matt Peters, 13552 McAdam Road South, Tukwila, noted the reason(s) behind the Planning 6 n Commission's decision to deny the request are unclear. 0 co 0 0 co W Lawrence Campbell, Architect, o /b /o Holaday Parks Property, spoke in favor of establishing -J E_-- C/LI and zoning designation for two adjacent parcels currently designated as LDR. w 0 2 June Naelon, o /b /o Holaday Parks Property, noted an approximate time of one year until g development of the property begins. c a =w Betty Gully, 13017 McAdam Road South, Tukwila., spoke against commercial development in z x residential neighborhoods. She does not want the City to compromise the quality of neighborhood z 0 life by allowing commercial growth. w al m o' Case Number L99 -0092 & L99 -0093 0 cn: ❑ I- Request: Approval for LDR Comprehensive Plan & Zoning Designation for a Non - Designated, Non- x 0 Zoned Area w ~O Applicant: Community Development Department cd z Planning Commission Recommendation: Designate Intersection of East Marginal Way and _: Interurban Avenue South as MIC/L 0 1 — z Ms. Fox pointed out a letter previously submitted by James Terrile, dated November 13, 2000, in support of the proposal. Others were also submitted and copied for Council and provided this evening. Case Number L2000 -0036 & L2000 -037 Request: Allow office uses in the MIC /L district Applicant: Tukwila City Council Planning Commission Recommendation: a. Office as Conditional Use in the MIC /L; b. Elements being finalized 11/9/00 Brian Kennedy, 12802 — 37th Avenue South, Tukwila, asked the following: 1. Will the new zoning create more parking problems? How many cards will the new garage hold? If it won't hold the new anticipated traffic, where will they park? 2. Will there be safeguards to protect our neighborhood from problems such as the garbage trucks and mess on 130th and East Marginal? http://www.ci.tukwila.wa.us/clerk/rm11-20.htm 'Ti = .V..t..jit t3.4,41'i:aiti;L': a:: 3/29/01 Minutes, 11/20/00 Page 3 of 6 3. When the air conditioning and other exterior devices are running they will diminish the quality of our neighborhood even more. I feel that our houses would be sound proofed and diesel or any other airborne emissions should be monitored. 4. What was the problem that sent 20 employees to the hospital a few days ago? 5. What the chances of zoning the area between 126th and 130th, East Marginal and Tukwila International Boulevard Zoned Business ? Byron Saunders, 4118 South 130th, Tukwila, spoke against blocking residents' views. He suggested construction of buildings be kept under 20,000 square feet. Mike Szluk, 3922 South 113th, Tukwila, spoke against the proposal for fear of too much traffic in his neighborhood. Ms. Szluk had previously noted his objection, in writing, via e-mail, to Rebecca Fox. w -.�, .. e .,,, - e'.'x:�v` ,..,,, �n 1.Y.!F'SM4'r,1:u"F,.� .:..itxox7l:'e'��h '.�J};:F °,:Y'rY2[*.c.'.:tiale •;� i:�'," :t i��, .ir._ r',ii:oi:'`�' r.:sx.-zau,. °' - r r: ". ..r'�;`''• Case Number L99 -0086 & L99 -0087 Request: Amend Code to allow office uses on third story in NCC zone Applicant: Community Development Department Planning Commission Recommendation: Allow Office Uses on Third Floor No questions or comments from Council. + 111,11 ii'Z+`� S�75i'JY;:LV",;}'s7'Sr. ,;y..t.'..�P: Z.:TA Sts,; ]-ri. Case Number L99 -0085 Request: Modify part of PAA Boundary currently overlapping with City of Seattle. Amend map accordingly Applicant: Community Development Department Planning Commission Recommendation: Approve boundary change post finalization of Interlocal Agreement Case Number L99 -0088 Request: Revise /Simplify boundaries with Seattle and King County in vicinity of King County Airport; Amend map accordingly Applicant: Community Development Department Planning Commission Recommendation: Approve boundary change post Finalization of Interlocal Agreement Case Number L2000 -0038 Request: Revise Comp. Plan for new Transportation Background Report Requirements Applicant: Public Works Department Planning Commission Recommendation: Approve change as proposed. This request is the result of a Washington State requirement. City Engineer Brian Shelton answered inquires from Council. http://www.ci.tukwila.wa.us/clerkirrn11-20.htm 3/29/01 li�T%.+Cpr�h•.i? +:.J2�T4`A1 �x'++.c...... .«......++rl�n c+RH..: 'NaVC. 'Tn�MZGNrsttwv,n +..�....- • Minutes, 11/20/00 ... Page 4 of 6 8:00 p.m. Mayor Mullet closed the public hearing. COUNCIL DELIBERATIONS: Post Council discussion, the following was decided with respect to each case: z Case Number L99 -0094 & L99 -0095 Decision Deferred 1 w Case Number L99 -0092 & L99 -0093 Decision Deferred 0 CO CI Case Number L00 -0036 & L00 -0037 Approve Planning Commission Recommendation J = F-- �LL 8:24 p.m. Haggerton moved; Linder seconded; approval to re -open the public hearing to review w 0 and /or accept proposed exhibit from Mr. Campbell. The motion carried 7 -0. j Duffle moved; Linder seconded; acceptance of exhibit from Mr. Campbell, on behalf of = d. Holaday Parks. The motion carried 7 -0. E-- i z�. 8:24 p.m. Mayor Mullet closed the public hearing. w O w. O o Case Number L99 -0086 & L00 -0087 Approve Planning Commission Recommendation U O P. o �. Case Number L99 -0085 Approve, pending receipt of proposed interlocal agreement Case Number L99 -0088 w w Approve, pending receipt of proposed interlocal agreement i- H — O, Case Number L00 -0038 Approve Planning Commission Recommendation LLj N: U =: Clerical Note: Letters and map with alternatives (from Mr. Campbell) submitted to staff were marked O f- z Exhibits 9, 9a, 9b, 9c, 9d, and 10 and added to staff report for the record. OLD BUSINESS: a. Authorize Mayor to Sign an Interlocal Agreement with the City of Kent for the South 180th Grade Separation Carter moved; Duffle seconded; approval to authorize Mayor Mullet to sign an Interlocal Agreement with the City of Kent for the South 180th Grade Separation project.* City Engineer Brian Shelton commented the Transportation Improvement Board has committed to nearly $1.1 million dollars in funding for this project. In addition, FASTCAST has committed another $4.5 million dollars. Both amounts will greatly decrease the shortfall experienced by Tukwila. *The motion carried 7 -0. b. An Ordinance Authorizing the Condemnation of Property for South 180th Grade Separation Project http://www.ci.tulcwila.wa.us/clerk/rm11-20.htrn 3/29/01 . Minutes, 11/20/00 Page 5 of 6 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AUTHORIZING AND PROVIDING FOR THE ACQUISITION OF LAND FOR THE PURPOSE OF CONSTRUCTING THE SOUTH 180TH STREET GRADE SEPARATION; PROVIDING FOR CONDEMNATION; APPROPRIATION AND TAKING OF LAND AND PROPERTY RIGHTS NECESSARY THEREFOR; PROVIDING FOR THE COST THEREOF; DIRECTING THE INITIATION OF APPROPRIATE PROCEEDINGS IN THE AMNNER PROVIDED BY LAW FOR THE CONDEMNATION; PROVIDING FOR SEVERABILITY; AND ESTABLISHIN AN EFFECTIVE DATE Carter moved; Hernandez seconded; reading of the proposed ordinance by title only. The motion carried 7 -0. City Attorney Bob Noe read the title of the proposed ordinance. Haggerton moved; Duffle seconded; adoption of the proposed ordinance as read. The motion carried 7 -0. APPROVED ORDINANCE #1940 c. Authorize Mayor to Sign the 2001 Interlocal Agreement with the Airport Communities Coalition (ACC) for funding in the Amount of $50,000.00 Haggerton moved; Hernandez seconded; authorization for Mayor Mullet to sign the 2001 Interlocal Agreement with the ACC for funding in the amount of $50,000.00. The motion carried 7 -0. 8:37 p.m. Mayor Mullet called recess. d. Review of Proposed 2001 Budget 8:47 p.m. Mayor Mullet reconvened the meeting. Discussion of the proposed 2001 budget and proposed 2001 -2006 CIP took place between Council and key staff including City Clerk Jane Cantu, Parks & Recreation Director Bruce Fletcher and Police Chief Keith Haines. Areas covered included Administrative Services Department, Parks and Recreation, Police Department, Parks Land Acquisition, Finance Department. Proposed changes were suggested to the document as Council reviewed each page. NEW BUSINESS: Purchase of Property Associated with Tukwila Village Project City Administrator John McFarland introduced and explained the proposed purchase and sale agreement between the City and McConkey Development Company, Inc. The sale includes the Newporter, Graves House and Fantasy Site. In a cover memo from Mr. McConkey, notice was made http://www.ci.tukwila.wa.us/clerk/rm11-20.htm �. ,.:!•. ....,., e.rr, !:14'. tau.`.` -:.Y IYyPl.' 'hv. ?.rio-i'3C;k.4Sf.Lxt: ,'t+?at :J ,::.1;roa A ?tai 3/29/01 : 'n%; {tY ;hi{fFiSt4}'"k�'`QIiC %'� ,Atkla..4-64 yY Minutes, 11/20/00 Page 6 of 6 the Newporter was vacated on October 31 with all tenants being successfully relocated. Asbestos abatement began on November 1. Demolition is scheduled immediately after permits are issued. Linder moved; Fenton seconded; mayoral authorization to sign the proposed purchase and sale agreements between the City of Tukwila and McConkey Development Company, Inc., in the amount of $2,250,000.00, for the purchase of the Newporter, Graves House and Fantasy Site. The motion carried 7 -0. REPORTS: Stricken with Council consensus. MISCELLANEOUS: Councilmember Hernandez provided a verbal summary of the Finance and Safety Committee meeting held earlier in the evening. 10:12 p.m. Fenton moved; Hernandez seconded; to adjourn to executive session. The motion carried 7 -0. EXECUTIVE SESSION: Real Estate Site Selection /Purchase — Pursuant to RCW 42.30.110(1)(b) 10:12 p.m. Executive session began. 10:18 p.m. Executive session ended. ADJOURNMENT: 10:18 p.m. Fenton moved; Duffle seconded; adjournment of the executive session; reconvene and adjourn the Regular meeting. The motion carried 7 -0. Return to Home http: / /www.ci. tukwila.wa.us /clerk/rm11- 20.htm 3/29/01 z = 1-- ■ • ~ w: 6 JO. U o: • co C) I.11 • 11.1 • w• o g Q: U D "±" d. _'. Z �.. 1— Z no U co: w w', = U. IL a 0 .. z: w _` ~ • O . z :. CITY OF TUKWILA PLANNING COMMISSION PUBLIC HEARING MINUTES SEPTEMBER 28, 2000 The public hearing was called to order by Vern Meryhew at 7:05 p.m. Attendance was taken. Present: Absent: Commissioners: Vern Meryhew, Bill Arthur, Henry Marvin, George Malina, David Livermore, and Kirstine Whisler. Representing City Staff: Jack Pace, Rebecca Fox, Minnie Dhaliwal, and Wynetta Bivens. Kathryn Stetson George Malina made a motion to adopt the minutes from August 24, 2000. Bill Arthur seconded the motion. The motion was unanimously approved. Vern Meryhew swore in those wishing to provide testimony. Case Number: L2000 -043 Qwest Wireless LLC (Conditional Use Permit) Location: 10400 Martin Luther King Jr. Way South, Tukwila Request: Conditional Use permit to install a wireless Communication facility comprised of antennae mounted on the roof of an existing building and associated operating equipment mounted on ground on the west side of the building. Bill Arthur made a declaration; he has a spouse and daughter employed by competitors, he wanted to know if anyone would have objections to him hearing. the case. Norris Bacho, for applicant had no objections. Minnie Dhaliwal gave the presentation for staff. Staff recommended approval with the following three conditions: 1. Screen wall must be provided on all four sides of the antennae that are proposed on the southwest corner of the building. 2. The antennae and the screen wall proposed on the north side of the roof must be located on the north east corner of the existing building so the screen wall appears to be part of the building and can be an architectural element of the building. 3. Prior to issuance of miscellaneous permit, applicant shall submit material and color samples of the proposed screen wall. The screen wall must be finished and painted to match the existing building. Norris Bacho gave presentation for the applicant. They concurred with staff recommendations and conditions. There were no further comments. Public Hearing closed by Vice -chair Meryhew. The Commission deliberated. z • xz cw JU 00 N CO W J 2, F-. wO g Q N d =• w Z� F- O Z U • � - O O I- = ▪ U. u' O. 1. .11 Z O Z Page 2 KIRSTINE WHISHLER MADE A MOTION TO APPROVE THE CONDITIONAL USE PERMIT FOR CASE NUMBER L2000 -043, WITH STAFFS FINDINGS, CONCLUSIONS, RECOMMENDATIONS, AND CONDITIONS. DAVID LIVERMORE SECONDED THE MOTION AND THE PLANNING COMMISSION UNANIMOUSLY APPROVED THE MOTION. z � z w Ce Case Number: L2000 -047 Qwest Wireless LLC (Conditional Use Permit) Location: 11000 Block of Pacific Highway South, Tukwila U Request: Conditional Use permit approval for the installation of a wireless telecommunication facility, U O consisting of antennae mounted on an existing Seattle City Light lattice tower and associated operating N in LLI equipment placed underneath the tower. H u) Li., Bill Arthur made a declaration; he has a spouse and daughter employed by competitors, he wanted to know if w O anyone would have objections to him hearing the case. 2 E u-a Norris Bacho, for applicant had no objections. CO d =w Minnie Dhaliwal gave the presentation for staff. z H F— O Staff recommended approval with the following conditions: w ~ uj 1. Antennas must be painted with a non - reflective paint to match the existing lattice tower. U CI •O —. Norris Bacho gave presentation for the applicant. They concurred with staff recommendations with one exception. w w The applicant proposed a fence instead of landscaping. H U wla O. There were no further comments. w Z U Public Hearing closed by Vice -chair Meryhew. 0 H z The Commission deliberated. DAVID LIVERMORE MADE A MOTION TO APPROVE THE CONDITIONAL USE PERMIT FOR CASE NUMBER L2000 -047, WITH STAFFS FINDINGS CONCLUSIONS (WITH THE EXCEPTION OF A CEDAR FENCE INSTEAD OF LANDSCAPING), RECOMMENDATIONS AND CONDITIONS. GEORGE MALINA SECONDED THE MOTION AND THE PLANNING COMMISSION UNANIMOUSLY APPROVED THE MOTION. . Case Number: L2000 -050 Metricom Inc. (Conditional Use Permit) Location: 13130 44th Avenue, Tukwila Request: Conditional Use permit approval for the installation of a wireless telecommunication facility, consisting of antennae mounted on an existing 120 feet tall monopole and associated operating equipment placed underneath the monopole. Bill Arthur made a declaration; he has a spouse and daughter employed by competitors, he wanted to know if anyone would have objections to him hearing the case. Richard Cordo, for applicant had no objections. Minnie Dhaliwal gave the presentation for staff. Vi Page 3 Staff recommended approval with the following conditions: 1. The existing chain link fence shall be made sight obscuring by inserting privacy slats that are painted the same color as the existing building. The height of the equipment shall not be higher than the existing fence. Richard Cardoza gave presentation for the applicant. They concurred with staff recommendations. There were no further comments. Public Hearing closed by Vice -chair Meryhew. The Commission deliberated. KiRSTINE WHISLER MADE A MOTION TO APPROVE THE CONDITIONAL USE PERMIT FOR CASE NUMBER L2000 -050, WITH STAFFS FINDINGS CONCLUSIONS, RECOMMENDATIONS AND CONDITIONS. GEORGE MALINA SECONDED THE MOTION AND THE PLANNING COMMISSION UNANIMOUSLY APPROVED THE MOTION. Public Hearing closed at 7:40. AMENDMENTS TO COMPREHENSIVE PLAN AND ZONING CODE Case Number:. L99 -0094 Zoning Code Amendment L99 -0095 Comprehensive Plan Amendment Location: 4534 S. 135th St. (Macadam Rd.) and 4625 S. 134th Pl. Request: Establish C/LI (Commercial/Light Industrial) Comprehensive Plan and Zoning designation for two adjacent parcels currently designated at LDR (Low Density Residential) Rebecca Fox gave presentation for staff. Staff recommended deferring, until the issue of residential vs. light industrial use for the area can be considered during the 5 -year Comprehensive Plan update in 2001-200,2.-,. See attachment for public comments Public Hearing closed by Vice -chair Meryhew. Case Number: L99 -0092 Location: Intersection of East Marginal Way and Interurban Avenue South Request: Approval for LDR Comprehensive Plan and Zoning designation for a non - designated, non -zoned area. Rebecca Fox gave presentation for staff. Staff recommends approval. See attachment for public comments Public Hearing closed by Vice -chair Meryhew. Case Number: L2000 -036 Office in MIC/L (Comp Plan Amendment) L2000 -037 Office in MIC/L (Zoning Code Amendment) Location: The MIC/L district located between Tukwila International Boulevard and East Marginal Way South, East Marginal Way South and Hwy 599, and Hwy 599 and the Duwamish River. Request: Comprehensive Plan and Zoning Code amendments to allow office use in the MIC/L (Manufacturing Industrial Center/Light) district. ! iti.^.; 4^. i�. w: �dF•:t NM.: h':. ti+ ii. V: ;r:_N.:t;F;TaPtS'.�,:::YirJ�N:i 4Yit?:r+.i:GK4, . �.•.— ,....+'"n.w.n.m.rc�a.xvaa+a ?psi. ".. f • Page 4 Rebecca Fox gave presentation for staff. Staff recommends approval. See attachment for public comments Public Hearing closed by Vice -chair Meryhew. Case Number: Location: Request: L99 -0086 Comprehensive Plan Amendment L99 -0087 Zoning Code Amendment NCC districts throughout Tukwila Amend Comprehensive Plan and Zoning Code to allow office use on the third story in the NCC Neighborhood Commercial Center zones. Rebecca Fox gave presentation for staff. Staff recommends approval. No public comments. Public Hearing closed by Vice -chair Meryhew. Case Number: Location: Request: L99 -0085 North Potential Annexation Area Generally west of the King County Airport To modify part of the Potential Annexation Area boundary, which currently overlaps with the City of Seattle. Change Comprehensive Plan map accordingly. Rebecca Fox gave presentation for staff. Staff recommends approval. No public comments. Public Hearing closed by Vice -chair Meryhew. Case Number: L99 -0088 North Boundary Adjustment Location: Generally in the King county Airport area and the center of 51s` Avenue South between Ryan Way and South 113th. Request: To revise and simplify boundaries with Seattle and King County in the vicinity of King County Airport (Boeing Field). Change Comprehensive Plan map accordingly. Rebecca Fox gave presentation for staff. Staff recommends approval, with no final action taken until the details have been worked out regarding the fmal disposition of the 14th —16t Avenue Bridge and the exact location of the boundaries. No public comments. Public Hearing closed by Vice -chair Meryhew. Case Number: L2000 -038 Transportation Background Report Update Location: Citywide Request: Revise the Comprehensive Plan for new Transportation Background Report Rebecca Fox gave presentation for staff. Staff recommends approval. No public comments. Public Hearing closed by Vice -chair Meryhew. ,....:.�,......,,.....,...,.... .:°.:: +.: ua� •.e.+...s,..c.:...i _, .,,.�,.... ;,+:Y.dF.uturr "'ii>;kx,' u".b�'i;li.:X k4. "A.47. i *.tb.:tiU.11i l:,i, • ti,czatcg' :iar, ;4 Page 5 DIRECTOR'S REPORT • Jack informed the Commission that the Public Hearing in November and December would be scheduled on the second Tuesday of the month, due to the holidays. Respectfully Submitted::. Wynetta Bivens Administrative Secretary 0 PLANNING COMMISSION WORK SESSION AND PUBLIC HEARING Identified speakers: SEPTEMBER 28, 2000 Commissioner Vern Meryhew, chairing the meeting Commissioner David Livermore, Commissioner Arthur, and Commissioner Malina Rebecca Fox Robert Bernhardt Michelle Evans Gina Vale Jack Pace Betty Gully Ted Nixon Ray Rosatto Matt Peters Doug Barlow Ms. Peters Bryan Shelton Meryhew: And we will now close the public hearing for the planning commission and go into the amendments of the comprehensive to the planning code. We have a, a number of items to include here tonight. And the plan is to go through these case number by case number and have the people wishing to speak on each of these, speak at the time that that case number comes up. And we'll try to get through them all as quickly as we can. We'll try to make sure if we can, that we can hear them all tonight. And if we have time we may have deliberation and we may not. We may continue this over to another hearing, depending on how long it•takes tonight. So with that we'll have staff uh, open up on item L99 -0094 and 0095, on the Holaday Parks application. Fox: I'm Rebecca Fox, associate planner with the Department of Community Development. I'd like to ask for the benefit of the, of the members of the public, would you like a brief run - through of the process for amending the comprehensive plan or should we go right to the... 1 Meryhew: That's a good idea, to give them an idea of what the process is here. Fox: Alright. Basically amending the comprehensive plan is a serious, is a serious issue which did involve a number, a number of steps. It's a legislative process and we're basically in the middle of the process at the moment. Amendments that were proposed at the end of, at the end of last year. They've been slowly moving forward. A public meeting was held in April and at that time citizens made comments on five of these applications. City Council then added consideration of, office in the MIC /L zone. And then a couple months later, the Public Works Department added TAPE ENDED • SECOND TAPE Fox:. The City Council requested that all seven proposed amendments go to the Planning Commission for consideration and recommendation. We're at that point now. After you make your recommendation, these recommendations will then be forwarded back to the City Council. There will be a public hearing and at that time citizens will have another opportunity to make comments. After that point the City Council will make its final decision. So that is basically the process. There's this evening for public comments and then uh, they go back to the Planning, excuse me, to the City Council. Meryhew: Okay. Excuse me right there for a minute, but in case anyone in the audience don't have copies of this, there are copies of these proposals on the table over there, and you probably need them to follow along with us. Okay? Okay! Fox: Alright. First, the first proposed amendment is file #L99 -0094, Zoning Code amendment and L99 -0095, Comprehensive Plan amendment. The request is to establish a commercial light industrial and zone, comprehensive plan and zoning designation for two adjacent properties that are currently designated as 2 low density residential. They're located approx', in the general vicinity of South 135th and 34th, 43rd Avenue South. Meryhew: Otherwise known as Macadam. Fox: Livermore: Meryhew: Otherwise known as Macadam. Thank you very much. Um, the applicant wants to extend the CLI, Commercial Light Industrial district south by two lots into the existing low density residential zone. Once this is accomplished the applicant wants to combine these two lots with adjacent properties located at 4534 135th Street, South 135th, and 4625 South 134th Place to build a new facility for an existing firm. This, the designation for this area, was discussed during the 1995 Comprehensive Plan discussions and there were proposals at that time for light industry and residential being considered. The Council decided to retain the residential designation at that point. In your packet you have comments that have been made by residents. Two were, two are in support and three are in opposition. Okay. Do you have any questions of the staff? Not at this time. No, no questions of staff? Okay. With that we will hear from people in the audience. And what I'm going to do is I'm going to start down this sign -up list. If you didn't get a chance to sign in, you'll still have an opportunity to speak. Okay! We've got this aerial view, if the public would like to use that to.... Meryhew: Yeah. Maybe.... Fox: Meryhew: Marvin: ... you're more than welcome. I'll bring it closer to the podium. ..is it alright with you people if we turn it a little bit better so that they can see it? Yeah. That would be good. Meryhew: Why don't you move it back by those chairs and turn it 3 Fox: Meryhew: Man: Meryhew: Man: Meryhew: Man: Meryhew: towards the audience a little bit if you can? Okay. Now that's probably good. We have a lot of people on this one? Yeah. Most of them are on this particular one. Is there, is there a time limit necessary or we'll see how it goes? Uh, I think we'll go, just see how it goes. Okay. And try to keep it a little bit brief when you do get a chance to speak. I'm not going to put a time limit on it, but if I think you're running a little bit too long, I will have a tendency to cut you off. Okay? Alright. With that the first person to speak is uh, Ray Rosatto? Would you please come up and, if you want to speak, and give your name and address please. Rosatto: My name is Ray Rosatto and that's R- O- S- A- T -T -O. And I reside at 10818 Des Moines Way South, Seattle, 98168. Need a telephone number? Pace: Meryhew: Rosatto: Pace: Meryhew: Rosatto: I know this gentleman. He's wanting to speak about another, the next item on the agenda. Next item on the agenda. Are you aware that this, the one we're talking about is the .... No I, when you called me, I thought this was on the 1990092? He's on the second one. Oh, no. That's the next one up sir. We'll call you back later on. Okay! Okay. Thank you. Meryhew: Alright. Um, Matt Peters. 4 Peters: Good evening distinguished Commission members. My name is Matt Peters and I live at 13552 Macadam Road South. Said lot is immediately south of the parcel in question. My family has resided at this location since 1982. During the years of our occupancy the parcel north of us has served as a haven for hawks, owls, racoons, possums and other wild life. A watershed for Southgate Creek is below us. It is natural buffer between industrial facilities north and several LDR parcels surrounding us. My cond', my concerns are as follows: How can Tukwila's Planning Commission disrupt this harmony by allowing construction of proposed two story industrial facility perilously close to the entrance of our residence? How can any one neighbor be allowed to jeopardize another's property value, peace and tranquility by constructing a facility that would entertain double shifts, complete with back -up tones on service vehicles that would wake the dead, permitted by ordinance for safety at any time of day or night? This is not a good neighbor policy, but rather a recipe for future conflict. Not to mention increasingly disruptive large tractor /trailer traffic in violation of weight restrictions, looking for shortcuts around residences nearby. There's been a sign posted recently with a notice stating that there would be no adverse effects on the environment signed by Steve Lawrence, representing the City of Tukwila. However, neither my family nor my neighbor were approached for any information concerning our observations or opinions. Are we not part of the environment? I've seen many proposed land action use signs go up in my life and very few come down without the proposal being realized. It is my hope that this council will send a message to tax paying, single family dwellings that it will protect the investment and refuse endorsement of thoughtless development, undue stress to any neighbor, by any neighbor, for the sake of profit expansion. I'm aware that Cardinal Aerospace at 4585 South 134th Place had um, directly northeast of the parcel in question, has requested permits in the past to construct new facilities on their parcel and they were denied. The reasons I'm not aware of, yet their goal was the same as Holaday Parks, expansion. And they are already zoned commercial light industrial. How can 5 Meryhew: Peters:. Meryhew: Barlow: this be fair to them? Thank you for listening and please be a wise and serving council by acting judiciously and with common sense today as well as tomorrow concerning your neighbors and constituents. Thank you. Thank you. Any questions for Mr. Peters? Thank you. Next person is Doug Barlow. My name is Douglas Barlow. I live at 13715 Macadam Road South. I completely concur with the previous gentleman's comment with just a couple of short additions. They already, it's kind of two parcels stuck between no man's land. But I view it as just a small additional encroachment on the residential area. And I just see it slowly but surely moving down. Next time they'll want to take those four or five houses south, southeast of there. Then all the people down 48th Avenue South would be affected. It's just a small encroachment. This is only two parcels. Furthermore they're also stating that they, when they build their expansion they would have primary access off 134th. But I'm just scared of all get out that they're going to have commercial access off 135th or Macadam, which is primarily a residential street. It's almost an arterial to some degree for a lot of people now. And uh, I just think it's a bad idea. Thank you very much. Meryhew: Are there any questions? Okay the next person is uh, I'm not sure if it's Michelle or Michael Evans. Evans: Hi. My name is Michelle Evans and I'm here on behalf of Holaday Parks. I kind of wanted to tell you uh, what we're doing down in the area and why we're there and why we like Tukwila. So um, we are located at 4600 and 4650 South 134th Place. We design and build heating and cooling systems for large commercial buildings in Washington, Oregon and Alaska. And we also provide monitoring and systems controls of the buildings lighting, heat and cooling system for their maximum energy efficiency and the service and ;Yr xs s -a.v ura ..:717.": . 6 �`r z =Z re I-w. ual � .J 00 U w 111 LU_ I- N LL w0 2 I • a. z� 1- 0 ZI- • p U '0 U. CI I-. =• U LL- , w U- 1= � 0 z maintenance on the system. In 1990 Holaday Parks relocated its cooperate headquarters and fabrication operation down here in Tukwila because of the great spaces down here. It's really convenient for our employees to come into the area and go back home. Our trucks had really easy access to I -5 and 405 and that made it great for getting to downtown or an eastside business. We have approximately 100 employees at this location that come into the area in the morning and leave in the evening. And uh, we did a survey and 16% of our employees are southend residents that come to Tukwila. We are a member of Greenworks, the EPA's Energy Star Building Program, ES Green building Council. We're a member of the Chamber of Commerce, um, the White Center Branch of the Boys and Girls Club and we also are a partner in company with the Renton Technical College in the Tukwila Business Training Center down here in Tukwila. We are invested in this area and we want to stay here. Um, this zoning change is really important to us. We've done one renovation this last year to help some of our overcrowding in our business, but if we're going to again expand and grow, we need to use these parcels to build an office building and small warehouse facility in this area. We hope that this will also relieve some of the parking congestion on 134th. It will improve the area we believe because right now this is all brambles, blackberry vines and we'd put in nice landscaping and stuff and a barrier between the residents and us. We had some problems with vagrants using the empty property for drinking and drug use and so that would be gone. And we just believe it would be a good move for Holaday Parks and the City of Tukwila and we hope that you will grant our request. Meryhew: Thank you. Any questions? Arthur: I do have a question. How many additional employees would you be adding to your facilities in this area in the event this goes through? Evans: Well this would actually be to uh, ease overcrowding in our existing buildings at the moment. But we would want to expand to probably, we're thinking of moving this one division over and it's got about 16 office 7 staff and then there are service trucks that the employees take home with them. There's probably another 15 of those. Those are not there in the evenings. Those employees take those vehicles home with them. So we'd probably expand that to about 10 more employees. Meryhew: Any other questions? Thank you. Next person is uh, Gina Vale. Vale: Meryhew: Nixon: My name is Gina Vale and I live at 12607 East Marginal Way. I actually didn't come to talk about this, but I do want to make a comment. I just feel that, as I was driving down Macadam with a friend of mine and I'm saying to my friend, "This is such a great road. It feels like you're out in the country. Doesn't feel like you're in the city. You're so close to the city, but you're in the middle of nowhere." And it's great because it is trees and there's owls and it's neighborhood and to build a commercial building there would change that whole outlook there. I live in an area that's commercial /residential and there's a lot of issues. And it's constant and we're fighting the battles every single day. And don't change more neighborhoods. That's all I have to say. Thank you. Any questions here? Okay. Next person is Ted Nixon. Hello. My name is Ted Nixon. I'm an architect with Campbell, Nixon and Associates. We're representing the design and the re -zone and Comprehensive Plan amendment that you have before you. I have two exhibits and I'd like to explain the, the complexity or really the uh, lack of complexities as relates to these four parcels that are interconnected. Uh, the uh, staff recommendation has been for you to defer this until they can address the residential LI. I think that this particular project and especially its potential impact to 135th will stand on its own merits. And I would like to present to the council my two presentation boards and I think that will explain why it's important that we get action on this matter uh, today or in this time frame rather than waiting for two years before the five year Comp. Plan update. And I would like, I, I 8 10, i ll111�1ssu.w sur - -.. _ „-. ., en .,u�.cknp�yaww Y . , » �. w , +.«...r4r r n sir mWa �EaM�tlYKtJ Meryhew: Nixon: Meryhew: Nixon: don't know a good place to stand, because I'd like the citizens and people in the neighborhood to understand this completely. So if you'll bear with me I'll try to show you and show them at the same time.... That's fine. ...so that they may follow. That's fine. What we have here and in the exhibit you're aware of, is we have a, there's two lots right here. The checkerboard two CLI zoning. Our, Holaday Parks owns this, this parcel here, which is zoned CLI, these two parcels here that have a residential zoning, and this parcel here that is zoned CLI. The only access right now to this parcel is from 135th. As you see it's checkerboard again here. What we're trying to do is combine these three lots so we don't have to bring in a access from 135th and bring our access in here from 134th to service this building here. What this does, and I'll demonstrate when I, when I put up my other display, is we also create a consistent landscape buffer at the back of very long residential lots that go out to, I believe it's 45th out here. And uh, so the opportunity to create this buffer and to eliminate access off 135th is present now with the zoning of this particular, these two parcels right here, straightening the line to CLI zoning and allowing access in off 134th to the facility on this existing CLI lot. And I'll show that now to the citizens. This is the checkerboard pattern we're talking about. These are the two parcels that we want to re -zone. This has the current CLI zoning that allows us to do what we want to do. (Unintelligible). But by re- zoning this CLI parcel here, it allows us to bring in access off 134th If it's not allowed this, then we have to come in off 135th there, with the access to this parcel here (unintelligible) . Meryhew: Do you own those two parcels up there? Nixon: We own this... 9 Meryhew: (Unintelligible) with the house on it? Nixon: Yes. And it's one parcel. And we own these two parcels and we own this parcel here. So it's matter of sort of putting the checkerboard and we don't have any connectivity between those parcels without having to come down here off of 135th Livermore: Can I ask a question at this stage? Nixon: Yes sir. Livermore: The interior, one of these two lots you're proposing to re- zone... Yes sir. ...what's its current legal access at this time? There is none. It's a landlocked piece of land? Nixon: Livermore: Nixon: Livermore: Nixon: That's, that's correct sir. Livermore: I didn't think we could do that Jack. How do we handle landlocked piece of land? Pace: Livermore: Pace: Meryhew: Nixon: (unintelligible) Is this carryover from county? Yes. This is part of the annexation. We don't create landlocked pieces. We do land division short plat. I can't speak for what the county did in the past. Okay. Thank you. So the next one is the aerial. It's very similar to this, but what I've done is uh, and I think you can see it both instances so I• won't double demonstrate now. Meryhew: Yeah. I don't think we can see anything on that one. Nixon: You can't see, except I think you can see the expanse of the depth of the residential lots that are right -10- Livermore: here and the distance and separation from these housing units to the buffer strip that we would be creating here. And in subsequent uh, Comp. Plan review, if, if there is any further encroachment or any further division of LIC zoning, this does create an opportunity to at least have a nice backdrop of landscaping. Very few developers will go up there and (unintelligible) landscaping because of a zoning exchange. This is, this is something that creates a buffer even between CLI and CLI zoning. And I, and I think it just straightens out and I think it makes a lot of sense with the circulation, especially if the goal is to eliminate or minimize any industrial traffic that's off 135th. That's the end of my presentation concerning (unintelligible) . Put the other one back up a second. I've got another question I want to pursue a bit. Okay. You currently own the large lot where the building will actually be built? z a • Iw CL J U. UO. W �: w gas u_ Q. = a. z �. F-- O. Z W. w Do. Nixon: Yes. We own all this parcel. U Livermore: You own all of those parcels. Would you be willing to.. 3:0 U L ' Nixon: (unintelligible).... Q wz U Livermore: ...be .willing to... F-' z Nixon: ...only development in this area is actually just the turnaround for the fire department (unintelligible). Livermore: Yeah. I appreciate that. Uh, I'm trying to get at something totally different. Would you be willing to have a covenant on that total length of property along Macadam that you cannot not have, ever have access on the Macadam or 135th if you got the zoning change on those two lots? Nixon: Yes. Except for uh, the qualification. There is an existing duplex that hasn't been demo'ed yet and that access would be maintained until we demo'ed it, yes. Livermore: But you'd be willing to give up any future access on 135th or Macadam? Nixon: Livermore: Nixon: Meryhew: Arthur: Nixon: Yes. Thank you. (unintelligible) Any other questions? I have a couple for Mr. Nixon, looking at the parent building. The proposal is just an amendment to a Comprehensive Plan and the Zoning Code. But when I start going through the material it looks like we have certainly an amendment request to the Comprehensive Plan and the Zoning Code, but we have something beyond that. I actually saw a development plan. So we kind of rolled more than one thing in here. And I'd kind of like to keep them separate if I could. With respect just to the development plan aspect of this thing, which I guess is what you're contemplating as a result that would occur if this were to go through. Uh, the statement is made in here that there is no adverse effect to the adjoining properties. "It will not adversely impact adjoining property." Well there's a house located, I guess, just across the property line from where you propose to have this two story building. Now if I was a resident in that house, can you explain to me how there would not be a substantial negative impact by having a two story building uh, built right next to me ?. Well, the type of (unintelligible) I heard mostly tonight was traffic related. The fact that you would restrict access off 135th would be more of a positive impact to that residential property than, because we do have the one parcel of land that's CLI with the only access to it off of 135th, where the three, where the two story is proposed to be. The uh, the other uh, aspect of.... Arthur: Well what I'm getting at and you're kind of going away from it. z X• Z Lu2. 6 JU O 0' co w= co w 0 w ?. a =▪ w Z �. I- O Z~ o O� o I--, w W. u H z w U co O I- z Nixon: I'm sorry. Arthur: This is directly from Campbell, Nixon and Associates, and it says, "a) Impacts on Surrounding Property. There are no adverse impacts to the proposed change. The impacts will be positive to the surrounding land use." So I'm f` trying to find where you're coming from with that statement that's saying, having a two U story warehouse structure of fairly significant size 00 co a few feet from a single family residence will have cow no impact? w0 Nixon: (unintelligible) ( ?): Okay. It would be the um, this one. u_ d BACKGROUND WHISPERING UNINTELLIGIBLE Z I- 0 Z F- LU w U0 0 w u.l I - O 1jZ W. P z ,. Nixon: The 20 feet, building set back by 15 feet (unintelligible). You can't build within a few feet. Behind our building is other two story height industrial building. Uh, the restrict', placing a buffer that does not exist, a landscaped buffer and landscaped street, a significant landscape buffer and landscaped street, across the delineation between the two zonings I feel screens and enhances the residential area. Uh, the fact that vagrants and drug users currently use the site uh, and this creates a development that enhances the property, uh, supposedly driving out that type of force enhances the community. What, what we're proposing is a strong buffer between the two uses so that there is a significant landscaping. We think that's an enhancement to the residential. Again, and I'll repeat again, `cause I don't think it's off the line, restricting access off 135th also enhances that neighborhood's quality of a road that's identified as a residential nature. We would, we would also look at also modifying our, if the City so wanted, to modifying the landscaping along 135`h. I mean I think the, I had Michelle come up here to speak first because I think that they are good neighbors in this community. They're responsible. They have a clean operation. And they are just as vested as everybody else in this neighborhood and • - 13 - they're not looking for, they just spent $300,000.00 in upgrading their one building. And they're not interested in down - zoning or they're not interested in creating a blight. They're a very clean neighbor. But by restricting access off 135th, which you'd create by z allowing us to access the, the residential lot, which, , 11„: if, when I look at these residential lots, are they ,i-z really residential lots or are they are, are you using them as a buffer. I think realistically which one of io us would go out there and build a $200,000.00 home on coo either one of those lots. And uh, for this, and what w i I'm looking at is the fact that we have an opportunity N 1.- here, by not postponing this decision on something that w O is uh, with two parcels that are, it, they can only be 2 linked, left together by going through the CLI. By g Q creating, allowing us to create that link and allowing con us to create a buffer that's in line with the H w industrial development all the way out to the freeway, zi_ uh, I simply have a strong separation of residential or z O non - compatible uses. j Q Arthur: Okay. In b) in the paperwork you submitted, when o �; it comes to non - conforming uses created, you w create none, if this change goes through. And the 1 v re -zone and development of the sites will lesson _ LI O the non - conforming uses. w z U h== Nixon: Yes. 0/- z Arthur: But is there, when you say uses, is there more than one use or is there just one? Nixon: Well right now there's a duplex lot on the CLI zoning. And as you know how development goes, until somebody develops that lot, that duplex, that duplex house will stay there. And it, it's not necessarily in the, you know, it's a maintainable property. It's value is the CLI zoning that's on it. But on the, are you familiar with what I'm talking about? Arthur: Yes. Nixon: Okay. By allowing the development to proceed, in the elimination of that duplex, we're making less non- conforming lots by taking the duplex out of the CLI - 14 - zoning that's already in, by eliminating the duplex. Livermore: Is a duplex a non - conforming use? Pace: (unintelligible) I think a more accurate statement. By allowing them, makes more, makes a Comp Plan amendment, there's enough unit economic (unintelligible) for them to demolish the duplex that's currently inn.the zoning. So by making this Comp Plan amendment (unintelligible) eliminating the duplex as a non - conforming unit. Second point, when you look at the zoning code, the residential use is particularly single and duplexes are not considered, if you look at a zoning code, there's a, for non - conforming use section, we exempt residential from that status. So it's not, we don't treat single family residential uses as the same kind of non - conforming use that we would commercial investors. So it's not the same legal description as other usage. We had a lot of leadway for residential usage in our non - residential zones. Arthur: Okay. So more accurately then we're not talking about then non - conforming uses of any type? It is a conforming use? . Pace: In the districts I've been in, when you look at a non- conforming section, it specifically exempts residential. Arthur: Okay. Pace: But I think his point is... Arthur: I see what's said here. I just want to make it clear in my mind what we're really talking about. Man: Word games. Nixon: I'll, I'll accept that. What I'm (unintelligible) is not necessary (unintelligible). Arthur: Okay. Um, the, there is reference in here again, and I just want clarification, that it's just a boundary line adjustment of zones. But in effect isn't it truly a change of zone, an up -zone? -15- z • l=-Z Cw uJ •. 00 o. W =' J SQ u_ w O. g¢ a. = w' t-= z1._. z1 w La • 0 O • N oI w w -O wz O ~ z • Nixon: Well I would (unintelligible) the staff report. Meryhew: No, I'm looking at your letter. Nixon: Okay. But, you know, but I, I can comment to that. I'm trying to remember what I wrote last (unintelligible), before last December. All I can do is say that the, that when I wrote that, the, my, my approach to this thing was that it clearly, that the zoning clearly establish applicable development requirements through recognizable boundaries. Now I think I've demonstrated that, that this piece of land as I understand it's history was just, well, when you have a development plan, come back to us, we'll look at it. You know, it was, it wasn't that they took a definite objection to it. It was more like an inaction. That's the history I was given. But I think it creates, with the parcels, given the parcels that exist here, it created this checkerboard pattern that only, that only I think causes uh, a, a poor design by, by forcing access to two separate parcels, one off 135th and one off 134th. I think this makes, makes this a consistent, a whole. I think it limits access off to 134th which I believe is the Comp. Plan's goal and to restrict access off Macadam. And that, that was my approach to, to, my reasoning behind it. It might not be well- stated. You might be able to tear it apart word by word... Arthur: No. No, I'm trying to get your intent. Nixon: ...but, but what I'm trying to (unintelligible). Arthur: But my, my question was, is this in fact not an up -zone you're asking? Nixon: No. I think it's adjustment to the boundary line. Arthur: Okay. You have a statement in here that the adjustment of the boundary line does not add significantly to the intensity of any land use. I think typically doesn't land use in a commercial zone or light industrial zone, isn't it generally considered to be a more intensive land use than low density residential. -16- Nixon: Yes. Arthur: Then can you explain how you came by this statement? Nixon: Well when I came by that, is that I looked at what the parking and building could fulfill. And I build (unintelligible 2126) two different structures. The office on the upper portion of 135th. And off 134th I could look at the warehousing function and the only area that I felt that I was, that I was inheriting by this CLI zoning was actually a, a portion of the property that would allow circulation and maneuvering. I mean, it, and as the Comp. Plan points out that, or I mean as the City staff report points out, I mean, (unintelligible) they wanted to show how it would be developed. Uh, and I thought reasonably well I could probably take pretty close to the same square footage and work with those two parcels, but I don't think it would be as nice. We also, if you see on the, on the plan, on the upper duplex site, right now it's just haphazard parking and unpaved areas and everything else like that. And in the interim, here what I did at least show as that, there was some, there was some parking provided up there. I don't know when these two other parcels could or might be or would be developed. All I see is that there is a checkered pattern. The checked pattern created problems. All I'm trying to do is find a way to connect the two. The building stands alone on the CLI zoning. The parking stands alone on its own, CLI zoning. I have essentially a fire department turnaround and moving area for trucks to turn around on that two pieces of parcel that we're talking about (unintelligible). There might be, there might be, I, I expect there might be a 5 %, 6% type of increase in what I can do there. But it's not significant. Livermore: Well I think what we're running and this was alluded to earlier by Mr. Arthur. We're mixing two things together here. One of them in essence is an up -grade of zoning for two pieces of property. The other thing that you're talking about in here, but is not at all related to this up- zoning of property, is your plan for -17- development. Now indeed if your plan for development is what is built, then the impact on surrounding properties is fairly low. But if this land were to be upgraded in zoning there is no guarantee that that's what you will build. You could turn it right around and flip that around Q and put a, you know, a two story building right w against the LDR here, with appropriate setbacks. So the two really need to be separated. You know v v 0 it's nice to know where you're going. w =. Nixon: (unintelligible) co u- wo Livermore: ...but you know, that's not a guarantee. We have to look at this and weigh this on what potentially g d could be done on this piece of property, not exactly what you're telling us you plan to do on it. ?�- I- 0 Z Nixon: Well... w Livermore: Now I happen to like your plans, but, but we've p N, got to weigh, you know, bigger issues. o 11.1w w H U: Nixon: I see. And so do my clients. I mean we're forced to ~O', look at this as two parcels with a residential ii.iz . component in the middle which forces it to a single development with access off 134th and 135th which we are p / legally zoned to do or (unintelligible) compromise Z. (unintelligible). Now if you want to add some conditions. I think conditions are a lot more acceptable then just totally (unintelligible). Livermore: Bring your drawing up again. I wanted to ask one more question here. Uh, who owns the property directly to the right of where you have your proposed building? That, right in there? Nixon: That is owned by the same owners that we bought this (unintelligible). You know we were trying to buy the other building over here and the parking lot that was over here. (Unintelligible) Evans: (Unintelligible) -18- Nixon: (unintelligible) Livermore: Okay. So you don't own that property at this time? Nixon: No we do not. Livermore: Okay. Nixon: They attempted to buy that from (unintelligible) so that we could have just a full thing. But that deal went with the other building so they weren't able to purchase it. Woman: Could you turn that around and show us... Nixon: There is a parking lot right here, that (unintelligible) . (Unintelligible) And it's owned by Albertson's. (Unintelligible) Yes. And (unintelligible)\ Man: Nixon: Man: Nixon: EVERYONE HAS MOVED AWAY FROM THE MICROPHONES, THEN BACKGROUND WHISPERING, IMPOSSIBLE TO HEAR Meryhew: Any more questions of Mr. Nixon? Okay. That's all. Nixon: Thank you. Meryhew: Next person to speak is Betty Gully. Gully: Betty Gully, G- U- L -L -Y, 13017 Macadam Road South. I would hope that one of these days, before too very long, Macadam Road that was changed from the numerous uh, ten or twelve numbers that it has will be Macadam Road on a permanent map and we won't have to stop and figure out that 135 is really Macadam Road. About time that somebody straightened it out because we as citizens straightened it out a long time ago. I think there are several questions here and there are several - 1 9 - �w re 00 w =. J CDL w 0. g Q. =• a I- Ill Z �. o Z F-: LU uj 2• p O tr,: D I- • W • U LL ~O, li i z U N, O F".. z issues. One is, you know when we annexed, when the communities of Riverton and Foster annexed to the City of Tukwila, we did that to preserve our residential neighborhoods. Because King County was re- zoning, doing spot zoning, and our neighborhoods were disappearing. One of the things that we worked real hard with was people like Jack Pace and with Moira Bradshaw when we were doing the re- zoning for the residential areas was to conserve neighborhoods. This little neighborhood that the piece of property that they want to change the zoning is a nice little pocket neighborhood. And it can be eaten away piece by piece and the City of Tukwila can let that happen. That's what King County did. That was a nice little pocket neighborhood that was twice the size that it is today and King County allowed all of that to happen. And we annexed into the City of Tukwila because we were sure we could save our neigh', our residential neighborhood. I was on the Tukwila Tomorrow committee. And we struggled with that little area because it is a transition area. (Unintelligible). But it survived as a pocket neighborhood. 135th, as the gentleman before me said, or Macadam Road as I prefer to call it, has a mixed use, when you look at both sides. Across from me is Normed, where I live. And as you, as you work farther down towards this property, there is other commercial development and it has a buffer. And the buffer that is close to the property that is in question tonight, is a mess. It has a fence that's falling down. The buffer isn't maintained at all. So when a developer comes along and he wants to build something that is adjacent to a residential neighborhood or a residential property, such as this development here, and they propose this wonderful buffer, well what happens in five or six years if the trees die, if the fence falls down. If you drive along Macadam Road and take a look at the buffers just beyond or just before this property, depending which direction you're coming from, it's a mess. If I was living where the Peters were, how could I be assured that the buffer, regardless of how nice they made it to begin with, would last, would still be there for them? The argument that the piece of property is blackberries and has vagrants on it, has drug use on it, well, if they're the ones who own the property, then that's -20- z �z w 6 00 co co I LL wO g5 w? -d =w z� F- O Z I- w U O� 1- ww �U LI O .z w U= 0 E- z their responsibility to fence it off to make sure that it doesn't have this kind of access. If I had a piece of property, residential property, and I allowed vagrants and drug users to be on my property you can bet the police department, City of Tukwila, would make me clean it up. Building a commercial development on it isn't the only thing that they can do to clean that up. The issue of traffic on 135th or Macadam Road. There isn't any commercial traffic along there now. Normed has to enter from down low, off of 131St. The warehouses that are right next to where they're talking about for their development, they have to enter from down below. That was the one thing about the, the planning, about the zoning that happened with that. The Macadam Road could be kept a residential street. I would hope that this application would be denied and that a residential neighborhood would be protected, not by a bad buffer, but by good planning. Thank you. Meryhew: Any questions of Miss Gully. Thank you Betty. Next person is Doug Brown. Mr. Brown or, I think it's Doug Brown. Brown: I've already spoken. Meryhew: Already spoken, okay. Is there anybody else in the audience now who would like to speak whose name is not on the list? Mrs. Peters come up. Ms. Peters: Good evening. I'm Jill Peters. I live at 13352 Macadam Road South, not 135th. I do appreciate the comments Betty made. And I'm really troubled about this. A couple of times the gentleman from, I don't know, the design company for... Meryhew: Mr. Nixon. Ms. Peters: ...(unintelligible) Mr. Nixon made comments about the vagrants and the drinking or partying that goes on that lot right next door to me. We have had problems with neighbors that live in the duplex having parties. Having lived there for 18 years, we've never had vagrants living there, camping out. Um, any situation that have come up -21- N.;:,1 NAIT; ,h YaBVIVF11".FF41,TVW 157,4 J ,V? r',W eCVirka 15:IP01.1Pr..ew.c....,,...,... •..•T•v.cm, rye- ry=,�r#.�rGs" the Tukwila Police have always dealt with. Um, as far as kids partying, yeah, they take their dirt bikes down there. It makes good dirt bike country. I am very concerned about the traffic. Just Tuesday coming home from work, I work at Thorndyke Elementary School, for lunch, 30 minute lunch, I get to the cross section of 40th Avenue and Macadam Road where the little "t" is. There's a big truck trying to go down 48th Avenue. He's pulled over by the City of Tukwila and was given a ticket, which blocked the access to my house which is just further down the road a little bit. So I go down 48th Avenue to South 134th and here comes a big blue semi coming up the street in my direction. He has to back down the road to Farwest, into the parking lot, so that I can get through because he's trying to go down a road that is too small for semis to go down anyway. So I had to go all the way around the block just to get home to have lunch. By the time I get home, I have 10 minutes for lunch. I have a 30 minute lunch. It took me 20 minutes to get to my house from Macadam and 48th Avenue South. That bothers me. It doesn't just happen once in a blue moon. It happens two or three times a month. And I don't think the traffic just comes from that little commercial development off of where Holaday Park is. It comes from the trucking center from Allentown. They use Macadam Road all the time. The other issue is it's a residential neighborhood. And we have more and more traffic going through there. Those kids that go outside to play in the street, ride their bikes, walk to and from school, get on the school buses, we've had several incidences where kids have had near misses out in the street from heavy traffic. Most of it is trucks. It bothers me. It bothers me that my little community is getting torn apart for, for more commercialism. That little buffer zone of blackberry bushes provides a wonderful opportunity for the neighborhood kids to come over and pick blackberries. It's an opportunity a lot of kids don't get. They don't get to go outside `cause they live in apartments. There's a lot of apartment dwellers in Tukwila. It gives them an z rew. • 6 JU 00 u) 0 J WO 2 u_ F- • w z_� I- O Z t- • w U0 : oE- w H. U. U. wz O 0: O z opportunity to come and sit with me outside and watch the birds. The hawks are coming back full force, partly because we have done a lot of work on the river not too far from us. Last winter walking along the Southgate Creek we found a blue heron in the creek. That's a wonderful thing. You don't find blue heron very often in Tukwila any more, because of the heavy pollution. I would hate to see us lose this all in the name of progress and commercialism. I want to preserve my neighborhood for what it is, a little neighborhood. It provides wonderful opportunities. And yes it is really convenient for the I -5 and 405 and 518, not just for commercial people, but for us residents. And I think that the City of Tukwila owes it to us to preserve our neighborhood. Thank you. Meryhew: Any questions? Thank you. Anybody else who would like to speak? Okay. With that we will close this item and go onto the next item. Okay. We will not deliberate at this time, 'til we get through all these. Okay? Next item on the agenda is L99 -0092 and 0093. Uh, LDR Comprehensive Planning on intersection of East Marginal Way and Interurban Avenue South. Fox:. I'm Rebecca Fox, Associate Planner with the Department of Community Development. Uh, the proposal property is located at the intersection of Interurban Avenue South and East Marginal Way, just north of highway 599. There is a triangle of land that has received neither Comprehensive Plan nor Zoning Designation when the Comp. Plan zoning codes were adopted in 1995. It was proposed as Manufacturing /Industrial Center Light several years ago. The Council rejected this and recommended low density residential, but did not send this item forward. So we're addressing this omission by proposing low density designation in order to correct the map. That's staff's proposal. Thank you. Any questions? Arthur: I have one question just for the record. LDR is technically feasible for this property with its size? - 23 - IN. MT, Fox: I would need to check the set -back on that. It would be allowable if the set -back, if the set -backs were met. The access is hard. You have to, it's difficult to turn out of the property. Meryhew: I thought Mr. Pace indicated earlier that it was ... Fox: Possible. Be hard to get out of the (unintelligible). Meryhew: Okay. Um, I guess you are the applicant. Mr. Rosatto, I guess you want to speak on this item. Rosatto: You know when you get old getting in and out of these chairs (unintelligible) . Meryhew: Would you give us your name and address please? Rosatto: You want the mailing address? Meryhew: Yes please. Rosatto: 10818 Des Moines Way South and that's Seattle, 98168. Meryhew: And your full name. Rosatto: Area code 206... Meryhew: Full name please. Rosatto: My full name, Ray J. Rosatto, R- O- S- A- T -T -O. Meryhew: Thank you. Rosatto: I'm part owner of that triangle piece there. Now that piece of property there before SR599 came through went on down where the, where the bus garages are. And uh, there's no way that, it's supposed to be residential, there is no way to a house on a little piece like that. Now that, I think that that should be, should have the same zoning as what's (unintelligible). MIRCOPHONE IS CUTTING OUT Meryhew: You might turn that back around Rebecca if you will please. I think mostly now it's going to be us that - 24 - yam..::.,.,., u- :.....,,..... z w JU U0 fA 0. w= J f-. U) w0 u-Q =a Z �. H- 0 Z F- 2 UD 'ON • 1- = U- _' w - z U =, O E- z are concerned. Thank you. Rosatto: Yeah. This is where, where the bus, bus garages are. And this property here went on down. When SR599 came through there it divided that. Well I think that that property should be, have the same zoning as this here. Not residential but, you can't put a house in there. Malina: Rosatto: Malina: Rosatto: Malina: Rosatto: Malina: Rosatto: Malina: Rosatto: Malina: Rosatto: Meryhew: Are you saying that you still own the other little piece. (unintelligible) You also own the other little piece there on the bottom? No. Down below? Yeah. No. We own this here. Oh, okay. So that other piece belongs to? This down here? Yeah. That's part of the bus, Metro. Okay. But when the freeway came through they uh, it divided that. At one time we did own that across there. And I, now you, think you can put houses in that little piece of property there? I think it should have the same zoning on this here. What type of development would you envision going in there? Well I don't know, but I mean uh, there could probably be a, one of these uh, what do they call it, cellular telephone, where they put up a full tower, something like that. But you can't, you can't build house in - 25 - z • < W dd� � - J C.) U O. J U)O W J W ‹. "a Iw z� I-0 Z W • w U� O N D F-: w 1-V. - O • W. O z there. We've got, in fact uh, were arguing now, with, with uh, Nextlink that went through the property with a fiberoptic, without, without our permission. Meryhew: Really. Rosatto: I think if you pay taxes on a piece of property, I think it belongs to you. And we pay the water runoff and stuff like that I mean for the City of Tukwila. Meryhew: Rosatto: Meryhew: Pace: So you're suggesting is a possible mono -pole for a, a wireless tower of some type? Well I no,.I don't know. Someday maybe they would like that, something like that. Mr. Pace isn't that possible even in LDR?. You cannot, if you look at the code, there are two factors for LDR restricting this. One, the height. Most mono -poles need to be higher than the 35 feet height limitation. I think also then the question (unintelligible) in a residential district. I think the other fact you . have to understand(unintelligible) record, meaning they were partitioned legally at the time the property was developed. They are not non- conforming standards. They are not treated as non- conforming uses. They are lots of record whether, it's industrial, commercial or residential. So the issues of these sites don't change. The issue of set -back. You look at the district we're suggesting in that area (unintelligible) so the set -back issues that you face for single family are (unintelligible) commercial (unintelligible). From the standpoint of traffic control you have more issues with commercial than you would with a single family. It's just a difficult site. Livermore: But do you have a higher height so to speak. For instance for cellular tower use, you'd probably be better off with MICH. Pace: Correct. And I think though the question is, we try to neither encourage mono -poles we've been trying to discourage that particularly with such a visible site. -26- Meryhew: Man: Rosatto: Meryhew: Rosatto: Meryhew: LAUGHTER Meryhew: Rosatto: Meryhew: Rosatto: Mr. Rosatto are you the only owner on that triangle? Three. There was two families that, we had bought that property within the families back in the 1930s. And uh, as a matter of fact it went all the across over here too. Uh, but uh, like I say, it's probably been more of a pain. I think maybe if the City of Tukwila would buy it from us, it would probably be the... But there are two families that own that now did you say? Well there are more than two families because there's kids and kids and kids and you know each one is and I'm the old guy with the headaches. I see. But is it one piece of property with multiple owners? I didn't hear that. Is it one piece of property with multiple owners or is it two distinct pieces or ... No it's the one piece here that's left. We owned this here. We went across. Years ago we even went across here. Then when, in 1940 or 41 when they built this road here they took part of it. Then when they come by with the freeway, well they divided it again and left it, eventually just left us with this here. But uh... Meryhew: One piece. Pace: Well technically there are multiple lots owned by the same owners. Meryhew: Pace: Oh, okay. Multiple lots. (unintelligible) If you look at the assessors you'll see multiple lots. - 27 - Meryhew: One owner. Pace: Right. Meryhew: One family owner. Livermore: One family. Rosatto: You can't put a house there and have the kids going out. There are three streets. There's a freeway here. I got after the people from the State, the fence that they have along there has been torn down. You put a house there and kids could get out on the freeway, get on this road, get up on, it don't make sense. That's why I don't see the, (unintelligible) say that it's a residential area. Meryhew: Malina: Rosatto: Meryhew: Rosatto: Meryhew: Fox: ( ?) Fox: Rosatto: Fox: Okay. Do you recall how big a piece that is? Half acre, quarter, three - quarters, one? Just off the top of your head? I forget what the tax, how many, how many square feet. I thought we heard earlier it was about one acre. What's that? Maybe we can get staff to answer. Rebecca? A little less, supposedly less than 3 quarters of an acre. .67. Supposedly it's a little less than three quarters of an acre. Probably less than three quarters. Yeah. Less than three quarters of an acre. Slightly more than a half. (Unintelligible) -28- �.�.. f. r: c': n: 1:, GMSZi�t::'cr:d�l':•i1�N:rac;o's z W. 2 UO (/) o W= -J F. LL. w0 u. = a: w Z F. F- O Z t-, U� :0 D' ,C1 W w. H-r- u. O w Z — W. O~ z , Rosatto: In fact last year the City of Tukwila planted some trees down along in there and I, I called and I told them that they were planting trees on our property and uh, and so they, they looked at it and I guess they found out that it wasn't on highway property, it was on our property and so they uh, they uh, (unintelligible) is a fellow that's a, the guy, I think it was Iriarte, I don't know, but anyway he has something to do with the City's Public Works. And he uh, and when they checked it out, he said, "oh yeah, they did put them on your property. We'll wait 'til fall and then pull them up." (Unintelligible). Well they took, a couple of them up (unintelligible) and I thought to myself well that makes a lot of sense, how you can plant something (unintelligible) at the base. Meryhew: Rosatto: Meryhew: Bernhardt: Meryhew: Bernhardt: Meryhew: Bernhardt: Meryhew: Okay. Thank you Mr. Rosatto. Thank you for listening to an old guy. Anybody else who would like to speak on this subject? Sir? Bob Bernhardt 3418 South 126th. And I think Tukwila should buy this little piece of property from this gentleman and landscape it and make it look good. What do you think of that fellows and lady? It's beyond our, our scope here. Beyond your scope? Yeah. It's not part of our position. Thank you anyhow. Thank you. Anybody else? Okay. We'll close the public hearing on items 92 and 93. Open up the hearing on items L2000- 036 and L2000 -037. Uh, amendments on International Boulevard and East Marginal Way South, Highway 99 and the Duwamish River. Fox: This um, this proposal was suggested by the City -29- 2 Council. They requested that this be looked at. The proposal is to allow office use in the manufacturing and industrial center light district. Currently office use has been the MICL, both light and heavy, need to be associated with another permitted use. For example you can have an administrative office for a manufacturing company. The proposal would expand office use to allow stand alone offices throughout the MICL zone regardless of whether they're associated with or serve another permitted use. Offices would be subject to the same development regulations as other usage. Now the key issues here of course are the traffic impact of any possible office uses on arterials, but especially on the residential street. That's the concern. A traffic study was done which you have there. Um, and it's staff, the staff recommendation is to allow the use, but allow this as a conditional use so that every individual, any individual proposal would be studied very carefully and any traffic impacts would be determined and mitigated. Thank you. Any questions? Meryhew: Thank you. Is there anybody in the audience who would like to speak on this item? Come forward please. Vale: (unintelligible) Meryhew: Give us your name. Vale: Gina Vale, 12607 East Marginal Way. I am basically kitty- corner to where this would happen. I know that you guys have copies of the traffic study. I would like to see them if it's possible, if it's public information. Currently with construction going on, with the light industrial that happens down the street, the traffic is incredible down our street. With all these buildings you're going to have a higher density of people. Light industrial you're going to have manufacturing working not in their cubicles, close to each other. The office spaces are going to increase the number of people going through the neighborhood probably ten -fold. The hours would be different and hours would be commuting hours so this means there would be even higher traffic problems. Between that and this being truck route through the residential area as well, it really needs to be studied. It's not just -30- oops we looked at it once and seemed like it would be fine. Changing the zoning on that area will change the area incredibly. That's all I have. Any questions? Meryhew: Okay. Thank you. Man: (Unintelligible) Meryhew: Did you... Fox: I just wanted to clarify that the proposal isn't to change the zoning of the area. It's to allow office, office use within that zone. If there are any questions about the traffic study we would certainly be happy to get you copies. We also have Brian Shelton here of the Public Works Department who could explain, if you like, if any of the public would like, the traffic impact and what, what the study showed. Meryhew: I think we'd like, I think we'd like to hear Brian. We haven't heard much from him throughout the night so it's time for him to get up here. Shelton: (unintelligible) BACKGROUND CONVERSATION UNINTELLIGIBLE Shelton: Meryhew: Bivens: Bivens: • I guess just for the record, Brian Shelton, city Engineer, Public Works Department. Uh, well as Rebecca said the proposal is to consider the office stand alone use within the MICL, as opposed to... Is he coming through on the mike? Yeah. Pretty much. BACKGROUND WHISPERING Meryhew: Speak up a little bit Brian. We're going to record this. Shelton: Let me back up and start again. Like Rebecca said, the proposal being considered is office use stand alone in MICL as opposed to office use adjunct or with some -31- _° I- In z� �o z U • 0 -. O I- W W: U' O z W U N H z 1- other industrial type. The, actually it's fairly proximal consideration here. Along Highway 99, along the east side, if I can find it here. BACKGROUND WHISPERING UNINTELLIGIBLE Shelton: There's East Marginal Way, Highway 99 and Highway 599. The proposal, the actual proposal involves three buildings, one of which is in the MICL. The other two are in MICH. So the one office building in MICL, let me back up, the three office buildings take access, proposed off of Highway 99, directly. They are not currently proposed to access into, through this area to East Marginal Way. So the traffic circulation and access is actually to and from Highway 99, which would be obviously north and south. The trip distribution is mostly attracted towards Highway 599 and Highway 99 north, in this interchange right here. Um, and the remainder of the traffic would go southbound. Now there maybe someone on South 130th, but it would be a minor amount. So the impact to the neighborhood over here, that uses East Marginal Way, be it residential or the existing uses here, the Metro bus base and so on, wouldn't be effected, wouldn't be impacted by this considerable or considered use out here. So the impact to the residential neighborhood should be nominal or non - existent. Woman: (unintelligible) Shelton: Do you understand where the office building or the office consideration is? Woman: It's the current (unintelligible) Shelton: Actually, actually it's approximately where Non - Stop Grill exists. Woman: Well I live on the corner of 128th and East Marginal Way. Meryhew: Ma'am you'll get a chance, you'll get a chance a little bit later, please. Pace: I think to clarify, what we're saying is the impact of office in this, with MICL is, depends upon the location - 32 - z H ~w 00 co 0 w= J H ' w0 co d =w z �. zO 0 -.. 0 1- wW z uh 0 z .- where it gets access. For that reason the staff felt it made sense to make a conditional use. Then why conditional use? By making conditional use it doesn't give an individual a right to do office. So we, you, or whoever can decide to deny that use based upon the Z impact. • .mow 6 -J U Pace Design review, when we said, you can't restrict the use ccoo. of property. You only can say how the site should w =" developed. So the point (unintelligible) when you look LL at the MICL, all the property that's MICL, certain area w O would have no impact because of direct access to 99. Other areas have immediate significant impacts to the u_< neigh Borsto the south. So the fact remains on the c traffic analysis where you locate the office and the size of the office determines how those neighbors are ?t-- going to be impacted. `Cause we can't, the MICL is a Z O fairly large area. We could say this property and this 2 D property, so therefore we thought, making a conditional v o use was a more effective way to balance opportunity for o 52" public comment as well as flexibility for the City to w — determine whether they should permit the use or not. v f-. O Man: I like the, I like (unintelligible) LL.z U= And that is your actual staff proposal, conditional 01- Meryhew: And that's... Arthur: use. Pace: That's what we're recommending. Arthur: Stand alone conditional use. Pace: Right. Arthur: Just so I understand. Pace: And thereby the applicant still has one public hearing, the design review and conditional use is one public hearing. The neighbors can argue or object to the use itself as well as to the design. And the impact on the neighbor depends upon where it's located. Brian was giving an example, if the office uses were located where the One -Stop is located, along 99, which is MIC, .x:;:::if!;• •3�t.•i ;i' ti's +�rf - 33 - n:; �! fiatta•:. sr•;:; aier .r�::c4:k't�Lvd:�xt.����,u:a: �. •: ;4.:,} .: r. auw.'a"i&;5 = :'4ir.1s.6ti3Y3� 'Rafi /:izi7ke +jrv�loS ' ,1%.eit '.'�Yi'r:;:n . F.a along that area versus if it's right above these people, above 124th, 128th, then traffic will then go through the neighborhood. Another area to look at is if it where the rock quarry is. How many of you are familiar with where the rock quarry is? Meryhew: Yeah. Pace: This is an area next to Allentown (unintelligible). Meryhew: South of the rifle range. Pace: It's right here. If this is, you're going around the corner, this is where the new fire station is. Meryhew: Uh, huh. Pace: It's right here. This is MICL. The rock quarry is another, and that, this is turn here. If this went office, how would it impact the traffic on this (unintelligible). There are valid concerns about the traffic in the neighborhood, but it's very locational impact. So that's what we found out when you read the traffic study. Meryhew: But the office use at the rock quarry is not part of this proposal at this time? Pace: It's MICL. Livermore: Any MICL. Any... Meryhew: Any MICL. Malina: Which would be conditional use only. Pace: Right. So we looked at traffic impact. What if the office were to go there? What if the office were to go right next to these people? What if the office were to be on 99? They have different impacts and depending on the size office and how to access it has either great impact on people or no impact. So it didn't make sense for staff to say you get it and you don't on each property, because of the ownership changes of property. That's how we came up with the concept of making it -34- z W. CC .J U U O: w= w 5 u-Q a 1- w z� O w~ Lu U� O ; • 1- wW HH U. O wz U Cf) H . O / z conditional use, so you, if this were a conditional use would have a right to deny the use, not only the design, but deny the use. And the public, there wouldn't be a pre- exemption, meaning the public would know and be able to debate whether you should be (unintelligible) to begin with, because it's a conditional hearing they would have an opportunity to say, "We don't want an office here." Right now they don't, with the high tech, which is a variation of office, they don't have that right. Meryhew: Okay. Malina: How do we deal with that? I mean how do we deal with high tech later on down the line. I mean we're, do we have, do we need to put something into place and maybe consider that a conditional use? Pace: That's an option. I think the definition in the (unintelligible) of what high tech is changing so quickly... Malina: Well generally I think everybody understands at this point in time., you know... Pace: I can show you in my planning journals probably a half dozen different definitions which are equally vague. (Unintelligible) Livermore: I think I pushed a button. BACKGROUND WHISPERING OVERRIDING WHAT THE WOMAN IS SAYING Pace: I guess I'm trying to deal with the immediate issue right now where individuals come to the council requesting to allow office (unintelligible) in MICL. We've got this traffic analysis that says varying degrees of impact of making this decision. That's what the traffic report says. The question is then something, what are the options. (Unintelligible) And we're suggesting an option that is somewhere in the middle. Does the public understand what a conditional use is? Let me repeat. Woman: (unintelligible) -35- 6- ,,.6i.,*,m`ri∎A6, VS:yt !OT+Mwrv+¢,.Nr,W 6..1' • z =H HW: 6 J0 O 0 co 0 CO LI) J= I- �w. w0 u¢ =• d �0 z 1— 1.1.1 uj 2 U � 'O D- o I-. wW F-- u- O. wz U= 0H z Meryhew: Okay. Pace: Have we helped? Meryhew: Yeah. I think you helped quite a bit. Livermore: Yeah. Then you would consider, like software re w development would be office? -J 0 0 0 . 00 Pace: Well let's say you're doing, if you look at the zoning CD 111 W I _1 code, there's a percentage of the current zoning in i_ co u_ MICL restricts the amount, if you look at that 1110 category, in certain categories, restricts the amount . of office space. g 5 u_ < (Dm Livermore: By a percentage? lo. 1- MI 2 Z 1- Pace: Yeah, 35%. If you look at the district map. 1-0 z t-, W LLI 2D, Livermore: Okay. So... D 0 IL, - .0 1- Woman: (unintelligible) wui I-- P Livermore: So in essence we could uh, we could force anything -LI-10 above say 35% office, as a conditional use, where it would have to come before us? 0 u) P -±. 01- Pace: Livermore: Right. Or some percentage above space? Pace: That's what we're suggesting. Most likely when that need occurs, they have to go through design review anyway, so they're not likely to go through two public hearings, just one. Livermore: Okay. Explain something to me, the building down there on uh, Tukwila Boulevard, on the north side of the river, the big Boeing Building, which, where Gil's Drive-In used to be... Pace: Oh, yes. Livermore: Customer service, yeah. Now to me from all -36- z Jack: Livermore: Pace: appearances from outside, that is an office? Exactly. But you look at Boeing. Boeing has 9,000,000 square feet in MIC. A small percentage of that is office. They just consolidate, of that 9,000,000 square feet that they have in the City of Tukwila in that area, they consolidated so it looks they got... I understand what you're saying, but the impact on people around it is the same. In other words what you're saying is Boeing has a chunk of property up here in the MICL. No. That's (unintelligible). None, none of Boeing's property is close to these areas. They're further north. Livermore: Okay. Say they bought a piece of property in there. Pace: Okay. Livermore: Pace:. And they put up a huge pure office building, that's a small percentage of the Boeing company itself and yet they're getting by with it, which is thwarting the attempt we're making to keep, you know, to have control on uh, on the percentage of office in this area. Maybe we ought to consider rather than by corporation, any building with more than 35% office is conditional use and comes before the, the board. And we can, as of right now though we need to give an opportunity for the public to comment and deliberation. You can suggest... Livermore: I'm trying to plant some seeds to see if people out there like it or not. Pace: But I think the point though is, the technical point is the traffic study shows where an office is located and the size has a dramatically different impact upon the neighborhood, depending upon where it's located. That's what we found out - 37 - from this traffic study. The concern that the City has in how to deal with that issue, at the same time balance some opportunity for redevelopment. Meryhew: Shall we move on? z HW Meryhew: Anybody else in the audience like to speak on this subject. Come forward. 0 Bernhardt: Bob Bernhardt, 3418 South 126`'h. This is going to COW directly impact me. And I was on the zoning co w' committee with Jack when we zoned this area and w O this area was zoned for small businesses, not Sabey office buildings up on Highway 99, like what u. is going to go in there. Correct? cn d w Pace: (unintelligible) z Bernhardt: That's what's being proposed. z O 2 j` 0 0. O 2: 0 I-- ww LL-O wz U= O� Pace: By this amendment will allow that to occur. Bernhardt: True. I oppose this amendment. We are having enough problems down there in this area, with office buildings, every kind of building you can think of, including the 50 generator building that lives, is right next door to us. We don't need any more problems in our community. Like Betty Gully said, we're trying to keep a residential community together here. You know, pretty soon you're going to be all commercial. Sure you're going to have all the money you want to pay your salaries, but where's the residential going to be. 50 miles away? We like living where we're living. It's easy to commute. I don't know about you guys. I know you live right on top of snob hill up here and you like it. We like it where we're at. And I recommend that the committee rejects it and when they (unintelligible) office buildings that Sabey wants up on the hill, then let us come in and talk you guys again and see what the community likes and what they don't like. I have to call probably once a day to this gentleman right here or once every three days because somebody in the community calls me because - 38 - z there's somebody parked in their driveway or the dust is not being taken care of. I don't like this. These office buildings aren't going to make me any happier. Thank you. Meryhew: Anybody else on this item? Okay. We'll close items 036 and 037 and go onto to items L99-086 and 087, which allows office use on the third story of the NCC areas on Tukwila International Boulevard only. DELIBERATIONS WILL BE HELD ON OCTOBER 12Th FOR AMENDMENTS L99- 094, L99-095, L99-092, L99-093, L2000-036 AND L2000-037. • •••••:••• " •••• ••,••• • .• ee`ca Fox - Table 1.doc City of Tukwila Redevelopment Project Table 1 Land Use and Trip Generation Pa6e L:\33591\Table 1.doc 09/21/00 Group Health Intl. Gateway East Redevelopment Area ICCE Pacific View Office Park Rockpile Site Zoning Land Use Bldg. Area 1000 (sq ft) Previous Land Use MIC/L Office 77.6 Office MIC/L Office 163.2 Vacant MIC/L Office 566.5 Light Industrial MIC/H Data Center 564.6 Light Industrial MIC/L Office 150.0 Vacant MIC/H Data Center 300.0 Vacant C/LI Office 240.8 Light Industrial MIC/L Office 180.0 Vacant Net New Trips (vehicles per hour) AM Total In Out PM Total In Out 220 - 195 25 195 10 • 185 545 490 55 530 80 450 400 355 . 45 380 60 320 0 0 0 0. 0 0 620 545 75 585 100 485 340 300 _ 40 325 55 270 300 265 35 280 50 230 L:\33591\Table 1.doc 09/21/00 City of Tukwila Redevelopment Project Table 2 Intersection Level -of- Service Summary Weekday PM Peak Hour Intersection Location and Type Year 2000 with Committed Projects Year 2010 with City of Tukwila Redevelopment Signalized v/c Delay (sec) LOS v/c Delay (sec) LOS Pacific Highway S / E Marginal Way S / 0.73 32.5 C 1.03 65.7 E Boeing Access Road Pacific Highway S / S 112'h Street . 0.74 12.7 B 1.06 52.8 D Pacific Highway S / S 116th Way / 0.74 21.0 , C 0.79 22.9 C SB SR 599 On Ramp Mitigation for Double SBL Year 2010 0.60 16.0 B Pacific Highway S / S 130th Street 0.41 6.0 A 0.84 19.2 B E Marginal Way S / Interurban Avenue 0.46 8.2 A 0.90 23.8 C Unsignalized v/c Delay (sec) LOS v/c Delay (sec) LOS E Marginal Way S / S 120th Street 0.06 10.1 ' B 3.29 1135.1 F Mitigation for signalization of intersection - Year 2010 0.89 22.9 C E Marginal Way S / S 130th Street 0.27 9.7 A 1.14 184.3 F Mitigation for signalization of intersection - Year 2010 0.92 27.9 C C: \" , WIDOWS \TEMP \Table 2.doc 09/"/00 "00 MEETING DATE: NOTIFICATION: FILE NUMBER: APPLICANT: REQUEST: LOCATION: Attachment 4 STAFF REPORT TO THE PLANNING COMMISSION Prepared September 19, 2000 September 28, 2000 Notice published in Seattle Times 9/18/00 L99 -0086 Comprehensive Plan Amendment L99 -0087 Zoning Code Amendment Tukwila Department of Community Development Amend Comprehensive Plan and Zoning Code to allow office uses on the third story in the NCC— Neighborhood Commercial Center zones NCC districts throughout Tukwila COMPREHENSIVE PLAN DESIGNATION: NCC— Neighborhood Commercial Center ZONE DESIGNATION: NCC — Neighborhood Commercial Center SEPA DETERMINATION:Determination of non - significance issued 9/20/00 STAFF: ATTACHMENTS: Rebecca Fox A. Application L99 -0086 (L99 -0087) B. NCC zoning (TMC- 18.22) C. Area map with NCC zone D. Comment letter —Fred McConkey E. SEPA determination z i- Z. JU. 00 0: W= J H • u. w 0 g a. Wa w z �. I- 0 z.I–. ui U 0 0 -; O I•-' LL al U- 0 ▪ 1- Z' U • (f) 0 FINDINGS VICINITY /SITE INFORMATION Project Description The proposal is to amend the Zoning Code to allow office on the third story of in the Neighborhood Commercial Center (NCC) district along Tukwila International Boulevard. Surrounding Land Uses East — Library, high school, fire station, middle school, swimming pool, apartments and single - family homes West, North, South — Apartments, single family homes, commercial services, retail Background The Tukwila City Council held a public meeting on this proposal on April 3, 2000 and at its July 24, 2000 meeting referred it on to the Planning Commission for further study and a recommendation. In the NCC zone, the existing Comprehensive Plan and Zoning Code allows commercial building heights of 35 feet and three stories but limits offices to the first two stories (or basement and first story). Residential use is currently allowed in third and fourth stories in the NCC zone. Commercial uses other than office are allowed up to the 35 -foot height limit. (Attachment C) The proposal leaves intact both the NCC zone's overall height limits and proposed building envelope. The zoning which surrounds the NCC zones on Tukwila International Boulevard, is a combination of RC, HDR, MDR, LDR and C /LI. The Zoning Code allows four stories and 45 feet in HDR districts; 30 feet in MDR and LDR districts. The Code allows heights of 3 stories or 35 feet in RC and NCC districts (4 stories or 45 feet in the NCC of the Tukwila International Boulevard Corridor, if a mixed use with a residential and commercial component). The proposed exception to allow a third story of office in the NCC district along Tukwila International Boulevard is within the building envelope envisioned for the area. REVIEW CRITERIA Planning Commission review is required for Comprehensive Plan and Zoning Code amendments. The Planning Commission may recommend approval, recommend approval with conditions or recommend denial of the amendment based on a clear compliance with the criteria which follow. The Planning Commission's recommendation will be forwarded to the City Council, which will make the final decision. z • ~w Ce 6U O 0 • o J = w• 0 LL ¢: a w z1._ HO zI- w O 92.. O --. W W � 0 —O w z. r• � H �. 0 z 1. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for it? The Comprehensive Plan describes the desired uses in the Neighborhood Commercial Centers as follows and would remain unchanged: 8.5.1 Allow a diverse mix of uses, including above - street residential, retail, service, office and recreational and community facilities. The following Comprehensive Plan policy is directly affected by the proposed change and would need modification. 8.5.7 Encourage two to four story buildings within the Neighborhood Commercial Centers to emphasize their importance and desired activity level, limiting commercial uses to two lower stories. Modification of these policies is proposed to take advantage of development opportunities for office use along Tukwila International Boulevard. 2. Impacts The proposal to allow a third floor of office in the NCC districts is within the overall building height and envelope envisioned for the zone. Limiting office use to the two lower stories unduly limits flexibility for future development projects. Allowing office uses above the second story will potentially increase office square footage. If three -story office buildings were allowed, there would be a potential for larger buildings in the area instead of the existing smaller scale, single - story commercial buildings. Taller office structures in the NCC districts could affect existing single - family structures by potentially blocking sunlight. Larger offices would generate more traffic, as well as additional economic activity for the area, principally through more customers for area businesses. The floor to floor height for office is larger than for commercial than for residential, ( i.e. 10 - 12 feet for commercial versus 8 -10 feet for residential;) therefore the third story office will potentially be slightly shorter and more comparable in height to a four story residential building. 3. Is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? Allowing office uses on the third story in the NCC districts would provide flexibility to take advantage of additional development opportunities along Tukwila International Boulevard. Since the NCC currently allows commercial use other than office to the 35- foot height limit, the proposed change would bring parity with other commercial uses in the area. z • z ww QQ JU 000 w= J H N WO 2 ga co =0 w z. z� I- 0 zr F- LU U0 0 D. .01- -• =U F- -. u- O, wz op. z , ^i Development would bring desired economic activity and redevelopment to the area, as well as the potential for new development in other NCC zones of the city. The Comprehensive Plan could be amended by deleting the following wording as in ctrikc through format: 8.5.7 Encourage two to four story buildings within the Neighborhood Commercial Centers to emphasize their importance and desired activity level. limiting coinmcrcial uscs to two lowcr storics. Similarly, the Zoning Code would be revised with comparable wording to allow commercial uses on the third floor in the NCC districts. Another possible options would be to: • raise the overall height limits in NCC district along Tukwila International Boulevard zones to allow the underlying zoning to dictate the uses permitted in structures, rather than placing restrictions on uses at specific levels of buildings. • allow third floor office uses only in all NCC districts in Tukwila, rather than restricting this to Tukwila International Boulevard. 4. Will the proposed change result in a net benefit to the community? If not, what type of benefit can be expected and why? The proposed change would benefit the community by allowing greater flexibility for redevelopment. From a market standpoint, allowing another floor of office use would result in the potential gain of workers and economic activity. Additional workers would boost the market for commercial goods and services, assist the viability of existing businesses and potentially bring new businesses that could serve both the office employees and the surrounding neighbors. From an urban design standpoint, development of three story buildings could create potentially more significant architecture. The additional height would lend scale, create a greater sense of place and sense of enclosure for the pedestrian and motorist.._._ Allowing additional square footage of office space would potentially generate more vehicular trips and traffic in the area, both along Tukwila International Boulevard and onto local residential streets. Increased traffic could require mitigation measures such as signalization and traffic diversion. However, businesses with more employees would be more likely to support commute trip reduction programs. CONCLUSIONS The Planning Commission, pursuant to Tukwila Municipal Code (TMC) Chapter. 2.36.030 hereby makes the following conclusions. Allowing commercial uses above the second floor in the NCC- Neighborhood Commercial Center zone along Tukwila International Boulevard allows greater flexibility 4 .,:,. ti,: ,:t;iii;�%1;?0::�4+"'!cv'YP.Yai for potential desired development and would encourage additional economic activity. Policy options include: • raising the overall height limits in NCC district along Tukwila International Boulevard district to let underlying zoning dictate the permitted use. • allow third floor office uses only in NCC districts throughout Tukwila. • Allow office on the third floor of buildings in the NCC district on Tukwila International Boulevard RECOMMENDATION Staff recommends approving the amendment to allow commercial/office uses above the second floor in the NCC — Neighborhood Commercial Center zone along Tukwila International Boulevard. z Z U U0 Efi . .(A W; W = W o. �Q co a = d' 1- W Z 0: Z W, D o; 0 N;. ;o ww :1 • � 0 Z. W 0 z. Attachment E CITY OF TUKWILA DETERMINATION OF NONSIGNIFICANCE (DNS) DESCRIPTION OF PROPOSAL: 1999 COMPREHENSIVE PLAN & ZONING CODE AMENDMENTS PROPONENT: CiTY OF TUKWILA LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS, IF ANY: ADDRESS: PARCEL NO: SEC/TWN /RNG: THROUGHOUT CITY LEAD AGENCY: CITY OF TUKWILA FILE ENO: E2000-019 The City has determined that the proposal does not have a probable significant adverse i mpact.. on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. •. l: l•: l•: l•*•k•k•k:k*•k•.l-•.k•k•.l••k•k k k:l:k•k:F•k *:k***:k* k: i'•. k• k• k: k• kkk: k• k• k*: k• k: k: l•• k: k• k*• k• k: k: L• k• k•k•k.k:k:k•k•k•.l••k•k:k.•k•k. •.4 :* This determination is final and signed this. day of 200_0. Stev 'Lancaster, Responsible`' fficial City of Tukwila, (206) 431 -3670 6300 Southcenter Boulevard Tukwila, WA 98188 Copies of the, procedures for SEPA appeals are available with the Department of Community Development. City of Tukwila City Council of Whole Meeting Minutes Page 3 of 10 July 24, 2000 Administrator McFarland reported the City is finalizing the developer agreement. The City signed the development agreement in 1995, which exempted the property owner from undergrounding. The cooperation of the property owner would be required to underground the utilities at this point. Currently, the City cannot legally require undergrounding. Councilmember Linder said she would appreciate receiving information on the development proposal to answer citizen's questions. Mr. Johnson reminded the City the waiver was issued in exchange for 25 feet of right -of -way for the street. He noted that since the City does not want the property until more development occurs, the waiver should be terminated. Administrator McFarland responded to a question from Councilmember Haggerton concerning current procedures for issuing a waiver to underground utilities and reported the ordinance allows exemptions on a case -by -case basis, dependent upon circumstances. The City encourages undergrounding for all projects but in some cases, costs are too prohibitive. SPECIA L4SSUE5c ti= °f a. Discuision 'o ` Comprehensive Plan Amendments Associate Planner Rebecca Fox explained the purpose of the review and noted Council may forward a proposed amendment to the Planning Commission for consideration, change the amendment, defer the proposed amendment for a year or more, or reject a proposed amendment. Planner Fox reviewed the criteria Council should consider for each amendment. Planner Fox briefly described each amendment followed by Council review and decision on the following proposed amendments: 1. L99 -0092 — To designate a undesignated area with a Low Density residential Comprehensive Plan and Zoning code Amendment designation for undesignated, unzoned area. Council Action: Referred to Planning Commission. 2. L99 -095 — Establish Commercial Light Industrial Comprehensive Plan and Zoning Code Amendment designation for two adjacent parcels currently designated as Low Density Residential. Planner Fox shared a copy of a map outlining the affected properties. The property owner wants to redevelop the property. Councilmembers discussed several concerns with the amendment with respect to adjacent residential impacts, noise, steep slopes, and proposed use of the property. Council Action: General agreement by the majority of the Council to send the proposed amendment to the Planning Commission with some reservations and with some stipulations regarding no development on steep slopes. 3. L99 -00085 — Proposal to modify part of the (North) Potential Annexation Q • F w. o: 2 UO cn w tu W Ll. to =w z�- zo U O N. 0 1- w uJ t-- ----, 4--z Cu U -,, O t"' z City of Tukwila City Council of Whole Meeting Minutes Page 4 of 10 July 24, 2000 Area boundary which currently overlaps with the City of Seattle. An interlocal agreement with Seattle would be required. This would also result in an amendment to the City's Comprehensive Plan map. Council Action: Referred to the Planning Commission. 4. L99 -00088 — A North Boundary Adjustment. The amendment would revise and simplify boundaries with Seattle and King County in the vicinity of King County Airport (Boeing Field) and to change the Comprehensive Plan map accordingly. Councilmembers expressed reservations with releasing property to Seattle and generally agreed to forward the amendment to the Planning Commission to undergo a review and public hearing. Director Lancaster said the amendment would also require an interlocal agreement, which would require Council approval. Council Action: Referred to the Planning Commission for further study andpublic earingprocess:; y V L99 -00086 — Amendment proposes to amend the Com rehensive,Plan and 5 • '��� P p P Zoning Code to allow office uses on the third story in the Neighborhood Commercial Center zones. Councilmember Carter preferred rezoning only''T•„ the property on Tukwila International Boulevard to NCC and referring the smaller properties to the Planning Commission for an appropriate zoning designation, such as an RCC zone. Council Action: Councilmembers concurred with Councilmember Carter's recommendation and referred the amendment to the Planning Commission with conditions , as '. stipulated by Councilmember Carter. •K 1 � urr.7n 6. L99 -00036 — Amendment would expand office and allow standalone offices throughout the NRC/L zone regardless if they are associated or serve another permitted use. Councilmember Carter said the amendment has some merit but cautioned about the supply of industrial properties versus the demand for industrial property. Councilmember Haggerton commented that he supports the zoning changes as it provides more flexibility to the City to accommodate changing economics. Councilmember Linder said she supports forwarding the proposal to the Planning Commission but requested the Commission pay special attention to residents on Proverty Hill. Councilmember Simpson asked if rezoning the property would have an effect on property values if Sound Transit decides to put commuter rail through the area. Director Lancaster replied a broader array of land uses designated for a property, the more competitive the property becomes in the marketplace. Council Action: Referred to the Planning Commission. 7. L99 -0003 8 — An amendment to update the existing Transportation Background Report as required by the Washington Growth Management Act. Council Action: Referred to the Planning Commission. rtat • Cizy of Tukwila Steven M. Mullet, Mayor 1 A. Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE CITY COUNCIL MEETING DATE: April 3, 2000 NOTIFICATION: Notice mailed to surrounding properties March 23, 2000 Notice published in Seattle Times March 23,2000 FILE NUMBER: L99 -0086 Comprehensive Plan Amendment L99 -0087 Zoning Code Amendment APPLICANT: Tukwila Department of Community Development REQUEST: Amend Comprehensive Plan and Zoning Code to allow office uses on the third story in the NCC— Neighborhood Commercial Center zones LOCATION: NCC districts throughout Tukwila COMPREHENSIVE PLAN DESIGNATION: NCC — Neighborhood Commercial Center ZONE DESIGNATION:. NCC — Neighborhood Commercial Center ATTACHMENTS: A. Application L99 -0086 (L99 -0087) . B. NCC zoning (TMC- 18.22) C. Area map with NCC zones 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 OMIT '0 FINDINGS DISCUSSION Background The existing Comprehensive Plan and Zoning Code limit office use to the first two stories of structures in the NCC Zone. Residential use is currently allowed in third and fourth stories in the NCC zone as well as in the HDR zone. Commercial uses other than office are allowed up to the 35 -foot height limit. (Attachment C) The proposal leaves intact the overall height limits in the NCC zones and also leaves unchanged the proposed building envelope envisioned for the zone. The zoning, which surrounds NCC zones, is a combination of RC, HDR, MDR, LDR and C/LI. (Attachment D) The Zoning Code allows four stories and 45 feet in HDR districts; 30 feet in MDR and LDR districts. The Code allows heights of 3 stories or 35 feet in RC and NCC districts (4 stories or 45 feet in the NCC of the Tukwila International Boulevard Corridor, if a mixed use with a residential and commercial component). THRESHOLD REVIEW CRITERIA Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for it? The Comprehensive Plan describes the desired use in the Neighborhood Commercial Centers as follows and would remain unchanged: 8.5.1 Allow a diverse mix of uses, including above - street residential, retail, service, office and recreational and community facilities. The following Comprehensive Plan policy is directly affected by the proposed change and would need modification. 8.5.7 Encourage two to four story buildings within the Neighborhood Commercial Centers to emphasize their importance and desired activity level, limiting commercial uses to two lower stories. Impacts The proposal to allow a third floor of office in the NCC districts is within the overall building height and envelope envisioned for the zone. Limiting office use to the two lower stories unduly limits flexibility for future development projects. Allowing office uses above the second story will potentially increase office square footage. If three -story office buildings were allowed, there would be a potential for larger buildings in the area instead of the existing smaller scale, single - story commercial buildings. Taller office structures in the NCC districts could affect existing single- family structures by potentially blocking sunlight. Larger offices would z • ~w• . 6 J U. O 0 N 0 w= J H. U) i w0 u. a =a Fw z� I- 0` Z- � • o. O I-- ww H U g=5 z ui U =. 01- z } generate more traffic, as well as additional economic activity for the area, principally through more customers for area businesses. The floor to floor height for office is larger than for commercial than for residential, ( i.e. 10 - 12 feet for commercial versus 8 -10 feet for residential;) therefore the third story office will potentially be slightly shorter and more comparable in height to a four story residential building. Is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? Allowing office uses on the third story in the NCC districts would provide flexibility to take advantage of additional development opportunities, especially along Tukwila International Boulevard. Since the NCC currently allows commercial use other than office to the 35 -foot height limit, the proposed change would bring parity with other commercial uses in the area. Development would bring desired economic activity and redevelopment to the area, as well as the potential for new development in other NCC zones of the city. The Comprehensive Plan could be amended by deleting the following wording as in ctrike through format: 8.5.7 Encourage two to four story buildings within the Neighborhood Commercial Centers to emphasize their importance and desired activity level. limiting commercial uses to two lower stories. Similarly, the Zoning Code would be revised with comparable wording to allow commercial uses on the third floor in the NCC districts. Other possible options would be to: • raise the overall height limits in NCC zones to allow the underlying zoning to dictate the uses permitted in structures, rather than placing restrictions on uses at specific levels of buildings. • allow third floor office uses only in the NCC zone along Tukwila International Boulevard. Will the proposed change result in a net benefit to the community? If not, what type of benefit can be expected and why? The proposed change would benefit the community by allowing greater flexibility for redevelopment. From a market standpoint, allowing another floor of office use would result in the potential gain of workers and economic activity. Additional workers would boost the market for commercial goods and services, assist the viability of existing businesses and potentially bring new businesses that could serve both the office employees and the surrounding neighbors. {'. From an urban design standpoint, development of three story buildings could create potentially more significant architecture. The additional height will lend scale, create a greater sense of place and sense of enclosure for the pedestrian and motorist. On the negative side, allowing additional square footage of office space would potentially generate more vehicular trips and traffic in the area. However, businesses with more zz employees would be more likely to support commute trip reduction programs. , W. CONCLUSIONS Allowing commercial uses above the second floor in NCC— Neighborhood Commercial c) o Center zones allows greater flexibility for potential desired development and would result w w' in additional economic activity for the city. CO w: w g • -, L d z � o z F- U • � o D: o f--: w W; — O. O z Alternatives for Action The City Council's threshold alternatives include the following: • Refer the proposal as is to the Planning Commission for further review; • Modify the proposal and refer to the Planning Commission for further review • Defer consideration until a later time; • Reject the proposal. If the proposal is referred to the Planning Commission, the Planning Commission could: • Recommend approval; • Modify the proposal; • Recommend denial. [Rebecca Fox - compamen-d00-- publicnotice.doc ____._Page 1 z PUBLIC NOTICE , �W Notice of Public meeting on Comprehensive Plan Amendments 6 ='. U: oo The City of Tukwila is considering changes to its Comprehensive Plan and Zoning Code, N including: w =, 1. Eliminate overlap with the City of Seattle's Potential Annexation Area cn LL. 2. Revise boundary with Seattle in the vicinity of Boeing Field w o 3. Establish LDR (Low Density Residential)designation for undesignated area at Interurban Avenue S. and E. Marginal Way u_ 4. Designate two adjacent LDR (Low Density Residential) lots as C/LI (Commercial/Light = c1 Industrial) at 4625 S. 134th Place _. 5. Allow 3rd floor office use in NCC(Neighborhood Commercial Center) zones Z 0 Z i-- The Tukwila City Council will hold a public meeting to give residents and businesses an ui' opportunity to express their opinions and give testimony about the proposals: v 0 E12; 01— . Public Meeting w w Tukwila City Hall Council Chambers �. 6200 Southcenter Boulevard LL O! Monday, April 3, 2000 cwi 7:00 p.m. The City of Tukwila welcomes both written and verbal comments about the proposed Comprehensive Plan/Zoning Code amendments from Tukwila's residential and business community. Please contact Rebecca Fox, Associate Planner, of the Tukwila Department of Community Development at (206)431 -3683 or rfox @ci.tukwila.wa.us if you have questions. Written comments may be submitted via e-mail or addressed to the Tukwila Department of Community Development, 6300 Southcenter Boulevard, Tukwila, WA 98188. 040300 reg doc Page 6 CTt of Tukwila City Council Regular Meeting Minutes 2000 Page 6 of 10 April 3, the filing of development and/or land use permits for community treatment centers, correctional facilities, transitional homes for prisoners, pre - release centers, limited security detention facilities and similar land uses. Joanne McManus, 5610 So. 133rd, Tukwila, spoke in favor of the moratorium. She is in favor of protecting everyone in the community and not putting them in any additional danger. Margaret Bratcher, 13003 — 56th Ave. So., Tukwila, from the Foster Point Neighborhood, also spoke in favor of the moratorium and protecting the citizens of the City. 7:56 p.m. Mayor Mullet closed the public hearing. Council Discussion/Deliberation: There was Council consensus to continue' the moratorium and to remand the item to staff for further work. Staff will also consider ways to implement changes to the Comprehensive Plan and/or Zoning Code to accommodate these types of land uses. OLD BUSINESS: a. Co npreriens ve'P1anArnendments Associate Planner Rebecca Fox reviewed' each proposed amendment individually and sought questions from Council and/or citizens upon considering each item. Ms. Fox reminded Council they do not have to make decisions on these proposed amendments and that City staff wants to hear what the public has to say about these proposals. Referring to Exhibit 2 in the staff report, Ms. Fox reviewed Council options after hearing from the public. Council may reject a proposal, modify and/or defer a proposal or refer a proposal to the Planning Commission for further review. As Council reviews the items under consideration, Ms. Fox noted some criteria considerations may be whether an issue has already been addressed within the Comprehensive Plan; if it has not been addressed, is there a public need to address the proposed change; is the proposed change the best means to identify the public need and will the proposed change result in a net benefit to the community. The first proposed amendment considered — L99 -0092 — To designate and undesignated area with a Low. Density Residential Comprehensive Plan and Zoning Code Amendment designation for undesignated, unzoned area. Ms. Fox reviewed that portion of the staff report which applies to this proposed amendment. Mr. Ray Rosatto, 10818 Des Moines Wav So., Seattle, 98168., spoke regarding the article of land which would be affected by this proposed change. He noted the land is far too small to build upon. He also spoke against the low density residential zoning proposal. He asked the Council to leave it as is. Mr. Rosatto is one of the owners of this land and enjoys the low, yearly property tax rate. z ~ • w re w JU O 0. ND UJ J = U)w w0 2 w? =▪ w z� z▪ � w • w Ua O - o� w w - V. u"O iii z U= O~ z - 040300.reg.doc City of Tukwila City Council Regular Meeting Minutes 2000 /1 Page 7 of JO April3, Next, Ms. Fox discussed proposed amendment L99 -0095. The proposed amendment is to establish Commercial Light Industrial Comprehensive Plan and Zoning Code Amendment designation for two adjacent parcels currently designated as Low Density Residential. Matt Peters, 13552 McAdam Road So., Tukwila, spoke against the proposed amendment as it would eliminate his view. He spoke against increased noise levels, decreased sleep levels as well as an increase to traffic and congestion. Ted Nixon, 10024 SE 240th St., Kent, spoke in favor of the proposed amendment and urged the City Council to forward this item to the Planning Commission for further consideration. Jill Peters, 13552 McAdam Road So., Tukwila, wife to prior speaker, also spoke against the proposed amendment as it would greatly and negatively impact the quality of life near their residence. Ion Manea, 13407 — 48th Ave. So., Tukwila, spoke in favor of the proposed amendment. He stated the nature of the proposed development should be relatively quiet and that the building will act as a sound barrier between existing residential properties and industrial enterprises to the east and north. He has a very similar situation with his property that he would like the City to consider as well. City staff will continue working with Mr. Manea on this issue. The next item considered was L99- 00085. This request is to modify part of the (North) Potential Annexation Area boundary which currently overlaps with the City of Seattle. This would also result in an amendment to the City's Comprehensive Plan map. The location is generally west of the King County Airport. A draft interlocal agreement with Seattle was also referenced as an attachment to the staff report. Charlie Harris, Mayor and resident of Normandy Park., noted he has property in South Park which is adjacent to the South end of the 14th/16th Avenue Bridge. This is the first time he's seen the draft interlocal agreement between Seattle and Tukwila. He noted the draft agreement was roughed out with "holes" and stated Council may want to more completely review the document before approving it. Specifically, he noted sections 1.3.1 and 2.1.2 may be of concern. Ms. Fox then discussed L99 -0088, North Boundary Adjustment. The requested amendment is to revise and simplify boundaries with Seattle and King County in the vicinity of King County Airport. ((Boeing Field) and to change the Comprehensive Plan map accordingly. Y_ ... Next, L99 -0086 was discussed. This proposed amendment'wduld amend the Comprehensive Plan and Zoning Code to allow office uses on the third story in the Neighborhood Commercial Center zones. Ms. Fox noted this would allow greater flexibility for development. Page 7 j Byron Saunders, 4118 So. 130th St., Tukwila, spoke against this proposed amendment. He stated it would negatively impact the neighborhood. He is concerned with the net results of an "upgrade" in zoning in that area. i.'r`sa }mss Gi y of Tukwila City Council Regular Meeting Minutes 2000 _— --- — Page 8 Page 8 of 10 April 3, 1Vlichael Jones, 13025 — 41st Ave. So., Tukwila, also spoke against this proposed amendment. He stated to change the zone in that area would be a great disservice to the community. Dwight McLean, 13015 — 38th Ave. So., Tukwila, spoke against the proposed amendment and stated other zoning classifications may better meet the City's needs to keep the friendly residential atmosphere in that area. Byron Saunders, (address above), agreed with Mr. McLean's statements. He said people in that area are very proud of their neighborhood and a change in zoning may make residents move away. Community Development Director Steve Lancaster noted that at the recent Community Affairs and Parks Committee meeting, there was a discussion for a potential change not to the Comprehensive Plan map, but to the types of uses that are permitted in the manufacturing and industrial center /light designation. There has been considerable interest in the community in terms of the office market which is heating up. Additionally, there is an interest in looking at the MIC Light as a possible area to accommodate that market. The MIC Light area is fairly small and centered primarily in the area of SR599 and East Marginal Way. One of the issues in that area is a concern that appropriate buffers are provided between the industrialized area and the residentially designated areas. Currently allowed in MIC Heavy is steel mills and fabrication; airplane manufacturing; etc. The MIC Light eliminates the heavier, noisier, vibration - inducing kinds of uses, such as heavy metal fabrication plants, etc. Both allow office uses, yet they must be in conjunction with another permitted use. Discussions continued regarding MIC Heavy and MIC Light zoning designations. This information tends to "ducktail" [sic] with the issues at hand and should be considered soon. Ms. Hernandez noted the Council, at one time, expressed concern about more pawn shops being allowed in the NCC. She wondered if this would be a good time to again consider the issue. Mr. Lancaster said it could be reviewed at this time if Council so desired. There was consensus among Council to have Mr. Lancaster add that item to his "list." 9:08 p.m. Mayor Mullet closed the public meeting. a. A resolution endorsing the South King County Human Services Forum Item stricken. See page one for related motion. a. An ordinance approving the formation of the Valley Communications Center Development Authority ER-ele-cca Fox --Re: PUBLIC INQUiRY_A0 From: Rebecca Fox To: Art Pederson Date: 3/27/00 11:08AM Subject: Re: PUBLIC INQUIRY ABOUT NCC MAILING Thanks. I'II deal with this one. »> Art Pederson 03/27/00 10:40AM »> A man called with questions about a mailing he received that pertained to "allowing office uses on the third floor of NCC projects ". He wants to know why this change is proposed which would essentially make the NCC classification a RC classification (his words). Jack said you sent this stuff. Is it better for you to talk to him? If not, please let me know what this is about so I can try and answer his questions. Dwight McCain 244 -0810 •z w • u6D '0 0: O, w I. • • J Hi w o. .g- Ili o: z F-. Lui 'U .w HU i •:z • Rebecca Fox - Re: 3 Story Office Bull ir-^� in NCC Zone From: To: Date: Subject: Dear Rebecca, "Fred McConkey" <fred.mcconkey @mcconkeydev.com> "Rebecca Fox (E- mail)" <rfox @ci.tukwila.wa.us> 3/24/00 3:52PM Re: 3 Story Office Buildings in NCC Zone I strongly support the three story zoning change for Office Buildings in the NCC zone. This zoning revision is necessary in order to revitalize Tukwila International Boulevard into an upgraded Office and Business District, as part of the Highway 99 Revitalization Vision. As a Developer, I would be much more likely to build Office Buildings on the Highway if 3 story zoning was allowed. I am sorry I cannot attend the Public Meeting on April 3rd, but I have my own Town Council Meeting that night. Travis Hale will represent McConkey Development Company at this public hearing. Thank you. Sincerely, Fred McConkey McConkey Development Co., Inc. 3006 Northup Way, Suite 101 Bellevue, WA 98004 425- 889 -1180 (Business) Fred.McConkey @McConkeyDev.com www.McConkeyDev.com CC: "travis" <Travis.Hale @McConkeyDev.com> z .u6 = J U: U O: •W =: •w O. g a` _-- w. •Z /. I- o Z • w U0 O co` • 0 H: • ww. z. w U= O~ Z Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION i ,`! DECLARE THAT: QJct ` ErLC9 I r( ' HEREBY Notice of Public Hearing Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance E Q L Board of Adjustment Agenda Pkt Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice . Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __ __ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA'98111 Other Was mailed to each of the addresses listed on this rzia day of 4241n the year 20a) P:GINAWYNETTA /FORMS /AFFIDAVIT- MAIL01 /24/0011:44 AM Project Name J CC Project Number: Mailer's Signature: tc( i E Q L P:GINAWYNETTA /FORMS /AFFIDAVIT- MAIL01 /24/0011:44 AM Cizy of Tukwila. Steven M. Mullet, Mayor Department of Community Development NOTICE OF PUBLIC MEETING March 20, 2000 Steve Lancaster, Director RE: Comprehensive Plan/Zoning Code amendment to allow a height and use exception in the Neighborhood Commercial Center (NCC) zones The City of Tukwila proposes to revise its Comprehensive Plan and Zoning Code to allow office uses on the third floor of buildings in the Neighborhood Commercial Center (NCC) zones throughout Tukwila. (Please see map on reverse.) The Tukwila City Council will hold a public meeting to give residents and businesses an opportunity to express their opinions and give testimony about the proposal: Public Meeting Tukwila City Hall Council Chambers 6200 Southcenter Boulevard Monday, April 3, 2000 7:00 p.m. The City of Tukwila welcomes both written and verbal comments about the proposed Comprehensive Plan/Zoning Code amendment from Tukwila's residential and business community. Please contact Rebecca Fox, Associate Planner, of the Tukwila Department of Community Development at (206)431 -3683 or rfox @ci.tukwila.wa.us if you have questions. You may send your written comments via e-mail or addressed to the Tukwila Department of Community Development, 6300 Southcenter Boulevard, Tukwila, WA 98188. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 j-w J U- :0 0' co fn W w =� J H w0 ga =a w ~_ z 1-- a z r: 2 Uo. ;0 U; OE ,w W: w z• UN - 0�. z S 1281H ST 54,1; m]ur naimatiiietto MiDirt NCC Zones 11111111 wilurttly, Tun emamo '111111111111:19.. 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WA 98168 SOUTH CENTRAL SCH DIST 406 0f\„ BEN CAROL LAND DEV INC PO BOX 98924 SEATTLE WA 98198 AVERY A ' ' ress L . bets CULVER WAYNE G 14125 37TH AVE S TUKWILA WA T 98168 • THE SAMARA HUBNER INC 29229 18TH AVE S FEDERAL WAY WA 98003 QUINCEY LEONA M 14147 37TH S SEATTLE WA 98168 CREASON GERALDINE 4441 S 172ND SEATTLE WA 98188 • MALEFAIT LEON T 14242 PACIFIC HWY S SEATTLE: WA 98168 ASHTON VINCENT F 13705 56TH AVE S A -404 SEATTLE WA 98168 GRAF MERLEN W +KATHLEEN M 14153 37TH S 98168 SEATTLE WA 98168 ARA HUBNER INC 2922918 FEDERAL WAY WA 98003 LIVENGOOD LYNN H 5024 LAKE WASHINGTON BLVD NE RENTON WA . 98055 Laser Pik Anse AttrettsrThim SALLE FAMILY L L C 5611 S RYAN ST SEATTLE WA 98178 NORTHWEST WASH SYNOD EVANGE 5519 PHINNEY AVE N SEATTLE WA 98103 STOTSENBERG GREGORY A 15031 MILITARY RD S #134 SEATTLE WA 98188 WEST LENA• M 1327 E DALTON SPOKANE WA RA INC 29229 AVE S FEDERAL WA 99207 98003 SULLIVAN DANIEL J 4300 S 140TH ST SEATTLE WA 98168 GRAVES DEBRA D 14239 42ND AVE S TUKWILA.WA EY FAMILY PARTNERSHIP MCKINN ' RRY 1935 PARKSID E SEATTLE WA ' :112 MALY ORRIN F PO BOX 69293 SEATTLE WA Use tem late for 516001: Use temp(ate tor 5160®:` SHERRILL SCOTT E..& BEVERLY 14060 35TH AVE S SEATTLE WA 98168 SERRANO PACIFICO V JR + REMED 14103 37TH AVE S 98168 TUKWILA WA 98168 SPERRY ELAINE 14325 37TH AVE S TU KWI LA WA 98168 H = ' INNEY LARRY 1935 . SIDE DR E SEATTLE WA 98112 S APARTMENTS INC BOULTON ENTERPRISES'L.L.0 29229 18T 10028 ASHWORTH AVE N . FEDERAL WAY WA 98003 SEATTLE WA 98133 SAMARA-INC 2922918T S FEDERAL WAY WA 98003 RUFFINO JOSEPH ANTON II 4306 S 140TH SEATTLE WA 98168 • HENDRICKS MARK R 3514 S 142ND ST SEATTLE WA MCCOY JAMES A PO BOX 3881 KENT WA 98168 98032 DEVINE MICHAEL .J +MELISA L • PRINDIVILLE ELLEN JO 4318 SOUTH 140TH STREET 14203 35TH AVE S 98168 TUKWILA WA 98168 TUKWILA WA 98168 EVANS LEON 14123 37TH AVE S TUKWILA WA 98168 EASTGATE DANIEL JAY 13748 42ND AVE S SEATTLE WA 98168 OSWALD DOLORES C 10644 DES MOINES MEMORIAL DR SEATTLE WA 98168 Address Labels TOLONEN ALVIN D 14075 35TH AVE S SEATTLE WA 98168 TEMPLE ROBERT +GINNY 14212 PACIFIC HWY S TUKWILA WA 98168 HUMISTON NELSON +TERRIE D 4049 S 146TH TUKWILA WA 98168 HANSON RUDY I 4204 S 139TH ST TUKWILA WA 98168 NORRIS HAROLD F & ELSIE 20721 2ND AV SW NORMANDY PK WA 98166 SUZAN 13916 42ND A SEATTLE WA URSERY PALMER Laser 51600 SSr o4 FFee f is eegga SARA INC 29229 18TH F - • WAY WA 98003 WILHOIT NICOLETTE 14135 37TH AVE S SEATTLE WA CREASON GERALDINE.CREASON HARRY DON 4441 S 172ND SEATTLE WA 98188 RY'S MARKET 1600 TENSEN RD BLDG 2 98168 STE 3 SEATTLE WA DUNCKLEY GEORGE H +GRACE G 12837 SHORECREST DR SW SEATTLE WA 98146 MALFAIT LEON 14826 42ND AVE S SEATTLE WA 98168 l MOYER JOSEPH +GEORGIA 14223 41ST AVE S TUKWILA WA 98168 SINGH HARCHAND + KAUR ANGREJ 6340 151ST PLACE S TUKWILA WA 98188 HENNUM KENNETH C 14228 41ST AVE S SEATTLE WA 98168 STICKLEY K & C 13229 184TH AVE SE RENTON WA 98059 CHERRRINGTON FRANK 3736 S 141ST SEATTLE WA 98168 BAKER DANNY D 3748S141ST TUKWILA WA 98168 AVERY® Address Labels GEORGE H + GRACE G 12837 SHOR T DR SW SEATTLE WA *:146 IT LEON T & JANET K 14826 42 SEATTLE WA BRUNER KAREN E 3341 NW SHADOW GLEN SILVERDALE WA 98383 VETERANS AFFAIRS SECRETARY 915 2ND AVE SEATTLE WA 98174 HALSTEAD WILLIAM A 6610 39TH AVE SW SEATTLE WA 98136 DUNCAN M A 3719 SOUTH 140TH SEATTLE WA 98168 BRINES WAYNE M 3728 S 141ST ST SEATTLE WA 98168 GRAVERSEN CHARLES 14013 PACIFIC HWY S SEATTLE WA 98168 Use template for.- 5160 ®... ;. Use template.for5I600' '• LARSEN RODNEY W +RUSSELL C 14137 37TH AVE S SEATTLE WA 98168 FAMILY L L C 5611 S ST SEATTLE WA 98178 FAIT LEON T +JANET K 14826 4 E S SEATTLE WA 168 MCCONKEY ENTERPRISES 3006 NORTHUP WAY #101 BELLEVUE WA 98004 • *MARTIN MARVIN E 14238 41ST AVE S TUKWILA WA 98168 0 NEIL MICHAEL J &VICTORIA L PO BOX 24951 SEATTLE WA 98124 • FETTERS TERRY J 5020 26TH AVE SW SEATTLE WA 98106 GRANT EARL & DARLENE E 13783 34TH S SEATTLE WA 98168 BAKER GEORGE H 3742 S 141ST ST TUKWILA WA 98168 ERSEN CHARLES HWYS 98168 14013 P • SEATTLE WA Laser 5160® Z......_. /_m.. _n_w .. __..w_� wM �ri. �, Laser,h 5.140, : tr 5'TrMf Ftwa STfaVzi ANDERSON CARL AUGUST 10212 NE 43RD KIRKLAND WA 98033 SIMONS ERIC +KIM 14118 37TH AVE S TUKWILA WA ANDER 10212 NE KIRKLA L AUGUST • 98033 Use template for 516 ® se temj to a for 5160 ". BANKER EDWARD J 1618 5TH PL KIRKLAND WA 98033. LOW INCOME HOUSING INSTITUT KAYE H 2407 1ST AVE #200 3715 S 1 98168 SEATTLE WA 98121 SEATTLE WA KAYE H ROBERTJR 3715 S 141ST APT #1 SEATTLE WA 98168 PEZZELLA PAUL SR 1935 J ST NE AUBURN WA 98002 KEARNEY JAMES M 3740 S 142ND ST SEATTLE WA 98168 URETA JOAQUIN 14126 37TH AVE S TUKWILA WA 98168 MOUNTAIN VIEW APARTMENTS L 527 208TH AVE NE REDMOND WA. 98053 LESTER PHILIP S 3743 SOUTH 142ND ST SEATTLE WA 98168 RUDOLPH RONALD J PO BOX 68220 SEATTLE. WA 98168 LEMMON HAROLD +JANE P 0 BOX 746 CLE ELUM WA 98922 SHUE SHUY LAN 3731 S 141ST ST TUKWILA WA AVERY® Address Labels RT JR APT #1 98168 PEZZELLA PAUL SR CIO BULL PEN INC 98168 14101 PACIFIC HWY S SEATTLE WA 98168 STOTSENBERG GREGORY ALAN 15031 MILITARY RD S #134 SEATTLE WA 98188 NICKELS J' MARK PO BOX 8628 SEATTLE WA 98138 MAPLE APARTMENTS C/0 SCHERRER JEFF PO BOX 27665 SEATTLE WA • 98125 MOUNTA 527 208TH REDMOND VIEW APARTMENTS L 98053 JET MOTOR INN PARTNERSHIP 3747 S 142ND ST TUKWILA WA 98168 L & L MOTELS INC BEN CAROL MOTEL 14110 PACIFIC HWY S SEATTLE WA 98168 STOTSE ERG GREGORY ALAN 15031 MILT Y RD S #134 -B SEATTLE WA 98188 • BENSON FLORINE R 3720 S 142ND SEATTLE WA 98168 TEPPO THEODORE C 6244 CORSON AVE S SEATTLE WA 98108 RUDOLPH RONALD J ET AL PO BOX 68220 SEATTLE WA 98168 HIRSCHBURG PETER L CIO THE. SOUTHLAND CORP PO BOX 711 DALLAS TX 75221 L & L MOTELS INC BEN CAROL MOTELS 14110PA9fC HWY S SEATTLE WA 98168 NICHIREN SHOSHU SOKA GAKKAI • BORLAND RACHEL V AMERICA 546 25TH AVE. 525 WILSHIRE BLVD LONGVIEW WA SANTA MONICA CA 90406 98632 Laser 5160® Smooth Feed SheetsTM Smooth Feed SheetsTM BORLAND RACHEL V 546 25TH AVE LONGVIEW WA Th NICHIREN SHOSHU ACADEMY P 0 BOX 1427 00379 -001 98632 SANTA MONICA CA 90406 CARLSON ROBERT V GREENE MICHAEL C 14002 42NDAVE S 26002 27TH PL S #K303 TUKWILA WA 98188 KENT WA 98032 ANGLE THEODORE R IV 14020 42ND AVE S TUKWILA WA 98168 Use template for 516• Use template for 5160® SOKA GAKKAI INTERNAT /USA 3438 S 148TH ST TUKWILA WA 98168 DUBNOW BARRY L +MARLEE F 14014 42ND AVE SOUTH SEATTLE WA 98168 LOVELY EUGENE C +CLYDETTE M LOVELY UGENE C +CLYDETTE M 1043718TH SW 10437 18T SEATTLE WA 98146 SEATTLE A 98146 EARLY JAMES W STEMPA PIOTR +ANN C 14110 42ND AVE S 14116 42ND AVE S SEATTLE WA 98168 TUKWILA WA 98168 MONTOYA DAVID C 4218 S 142ND ST TUKWILA WA LEIGHTON WALTER A+ KAREN E 14115 43RD AVE S 98168 SEATTLE WA 98168 SCHMIDT WILLIAM J +JEAN A 14103 43RD AVE S SEATTLE WA 98188 CHARLES JOYCE 11744 ROOSEVELT WAY NE SEATTLE WA 98125 FOSTER JOHN W 14005 43RD AVE S SEATTLE WA LACY SHIRLEY A 14014 43RD AVE S SEATTLE WA VERY'® PATACSIL BERHABE_ 15135 62ND AVE S TUKWILA WA 98188 'SWARTOUT RICHARD A +NANCY C 7216 NE 142ND #M104 BOTHELL WA 98011 SAONG HACH +TOEURN • 'CURTIS AARON Y +ALISON M 14031 43RD S 14025 43RD AVE S TUKWILA WA 98168 SEATTLE WA 98168 EGBERT MICHAEL J + PAULA 26705 132ND AVE SE KENT WA 98042 RABAGO VICENTE C+ LUCIA H 14011 43RD AVE S SEATTLE WA 98168 STOUGARD HELEN M MAES RANDALL H +EILISA A 14002 43RD AVE S 14008 43RD AVE S 98188 TUKWILA WA 98168 TUKWILA WA 98168 98168 Address Labels BLACK DENNIS R 14020 43RD AVE S TUKWILA WA PRAKASH MICHAEL V +SAVITRI 14026 43RD AVE S 98168 SEATTLE WA 98168 Laser 5160® sI'14V111 tV84§8I5�'t TM ARCHIBEQUE FRIEDA M 14032 43RD AV S TUKWILA WA 98168 FERRER R ITO N 14116 43 AVE S SEATTLE A 98188 PEROVICH ROBERT C 12033 8TH AVE SW SEATTLE.WA 98146 LE:THAO VAN +BUI THO THI 13745.41ST AVE S SEATTLE WA 98168 KIDDOO CORWIN L+ DEBORAH D 4102 S* 139TH ST TUKWILA WA 98168 WILLIAMS KEVIN +JAMIE D 13745 42ND AVE S TUKWILA WA 98168 SHARMA NANDESHWAR KUMAR -+- USHA DEVI 4017S 139TH ST TUKWILA WA 98168 CROWELL EARL J 4105 139TH ST TUKWILA WA 98168 PATERA DAVID P +HOLLY E 13909 42ND AVENUE SOUTH SEATTLE. WA 98168 LEE JAMES KHUAN +MIMI DU 8200 S 123RD PL - .SEATTLE WA 98178 GAMBRIELL. CONST• 235 SW 153RD ST SEATTLE WA Usenrn h ItVgi FERRER NARDITO N 14116 43RD AVE S 98166 SEATTLE WA BRINTON JAMES F BRINTO 13007 167TH AVE NE 13007 1 REDMOND WA 98052 REDMON LIN WEN -FAN. 13910 PACIFIC HWY S SEATTLE WA 98168 • BRINTON BUSINESS VENTURES I 13800 PACIFIC HWY S TUKWILA WA 98168 'SIMON ELREY W 1900 HIGHLAND RD SHELTON WA 98584' LIN WEN FAN +VIRGINIA 13910 PACIFIC HWY S SEATTLE.WA 98168 JAMES F T AVE NE A 98052 98168* TOMASO MICHAEL L 13751 41ST AVE S SEATTLE WA 98168. KIDDOO CORWIN ET AL. 13742 41ST AVE S SEATTLE WA 98168 • •MADSEN D M 4120 S 139TH SEATTLE WA 98168 VELAZQUEZ JORGE +SANCHEZ TER 4011 S 139TH ST SEATTLE WA 98168. FIORE NICK T HUBER LEONARD E 4021 S 139TH ST 11652 4TH AVE S SEATTLE WA 98168 SEATTLE WA CARTER CLARENCE C JR 4115 5 139TH SEATTLE WA 98168 MYERS THEODORE G +DIANE B 13919 42ND AVE SO SEATTLE WA 98168 L 'MES KHUAN +MIMI DU 8200 S . PL SEATTLE WA AVERY® Address Labels 98178 ONG SERGIO B 9918 S 246TH PL KENT WA 98168 98031 SIMPSON SALLY C 21008 127TH ST E BONNEY LAKE WA 98390 LEE KEITH K +WON KYUNG • 1775015TH AVE NE SHORELINE WA 98155 z '~ w J0: • 00 w z. w: w0 LLa = a. �.w z� I- o Z}- w .o =U 0.. w Z -I z SrtooznIeeeetsTM LUNDIN JESSICA A 13790 34TH AVE S TUKWILA WA FERNANDEZ STEVEN E +DEBORAH 98168 3412 S 140TH ST • SEATTLE WA 98168 STRIPE ALICE SHARON 13873 37TH AVE S SEATTLE WA 98168 TURNER ROBERTEN 13855 37TH AVE S TUKWILA • WA FLUCKINGER SAMUEL W 2309 SW 120TH SEATTLE WA 98146 RABOIN MARCIA 13849 37TH AVE S 98168 .SEATAC WA MALLOW LILY B + LEO 13837 37TH AVE.S SEATTLE WA 98168 GERMAN VICTOR +MARIA MEJIA 13844 37TH AVE S TUKWILA WA 98168 MALICK STEVEN K+ LAURA JO 13862 37TH AVE S SEATTLE WA 98168 SIMPSON RICHARD S 13832 37TH AVE S SEATTLE WA DAVIS EWING. 13850 37TH AVE S SEATTLE WA • Use template a for5160 ®. { •Use.tem a fo 5160 ®`" =" DUMONCEAUX D A 3418 S 140TH ST SEATTLE.WA 98168 HAGEN DANIEL A C/0 SEASONS MORTGAGE GROUP 9325 MIDLOTHIAN TURNPIKE #A RICHMOND VA 23235 YOUNG SUSAN M 13843 37TH AVENUE SOUTH 98168 TUKWILA WA 98168 PILGRIM SYLVIA J +PHIPPS JES 1727 SUMMIT AVE #310 98168 SEATTLE WA 98122 LAPINE GARY +DIANA 14443 58TH AVE S 98168 TUKWILA WA 98168 LEINGANG EVA M 13868 37TH AVE S SEATTLE WA 98168 BERRY TROY ALLEN • CHIN MOIFAIR 28632 REDONDO BEACH DR PO BOX 69166 REDONDO WA 98003' SEATTLE WA TELNES JOYCE EILEEN 13867 38TH AVE S SEATTLE WA 98168 HENRY BILLY D+ DANA R 13849 38TH AVE S TUKWILA WA 98168 FAIRBANKS GENE +NITA 13831 38TH AVE S SEATTLE WA 98168 JOHNSON STANLEY B 1938 SW 318TH PL. FEDERAL WAY WA 98023 VAZQUEZ•DANIELC +LEONOR M • A 98168 13873 38TH AVE S TUKWILA WA 98168 RAMSON HENRIQUES A +YVETTE M 13861 38TH AVE S TUKWILA WA 98168 ROWLEY SHARON L 13843 38TH AVE SOUTH SEATTLE WA 98168 T B M CORP PO BOX 66148 SEATTLE WA AVERY® Address Labels NORWOOD MELISSA L+ CAAMPUED 13855 38TH AVE S SEATTLE WA 98168 POUND VINCE VICTOR 13837 38TH AVE S SEATTLE WA 98168 CLAY RALPH L & PATRICIA F 13826 38TH AVE S 98166 SEATTLE WA 98168 Laser or • • • • • Al AP2fIvm....eomk, 5aR°i VeEdefsTM GAUSE.SHARON 13832 38TH S SEATTLE WA BALLANTYNE SHERRI 13850 38TH AVE S SEATTLE WA FICKLE DIXIE L 13868 38TH 'AVE S SEATTLE WA BUSSEY PHRED D +SANDRA L 13838 38TH AVE SOUTH 98168 SEATTLE: WA 98168 Ue ter�rlate f r 5160® Use emp a or.�lbb0. DORLAC THOMAS +LYNN GARY • 13844 38TH AVE S SEATTLE WA 98168 BULLOCK CHAD E +OPPENGAARD • SHAULL KENT +TINA KARCH- L 13862 38TH AVE S 98168 13856 38TH AVE S SEATTLE WA 98168 SEATTLE WA 98168 FEULING MICHAEL LAWRENCE 704 N 74TH 98168 .SEATTLE WA 98103 VU THINH TIEN +THU THI 24060 26TH PL S DES MOINES WA 98198 ONCHI YOSHIKO 14837 38TH AVE S SEATTLE WA SAYSANASONGKHAM NANG +SABONG 4020 S 148TH ST TUKWILA WA FLOYD LEONARD W 14429 42ND AVE S TUKWILA WA GENINCO INSURANCE TRUST 1001 WESTLAKE AVE N SEATTLE WA 98109 LAPLANT.GERALDINE A 13704 41ST AVE S. 98168 TUKWILA WA 98168 TRAN KHANH CONG +BICH THI ET 4026 S' 148TH ST TUKWILA WA 98168 XAIYACHACK SOMCHIT + BOUN PAN 4052 S 148TH ST 98168 TUKWILA WA 98168 ANDERSON SUSAN E 16019 7TH AVE SW 98168 BURIEN WA TANGO EDGUARDO C+ RUBY C 4226 S 139TH ST TUKWILA WA 98168 ra,. 7� .::,J A» 98166 AARON INVESTMENTS LLC 13216 SE 183RD ST RENTON WA 98058 s Labels BACALLAO DAMASO E +JOSEFINA 13880 38TH AVE S TUKWILA WA • *ELLIOTT MARY E 14839 38TH AVE S SEATTLE WA " 'CODD JR ROBERT J 4240 S 158TH TUKWILA WA 98168 98168 98188 PHIN BOBBY R +RAN 4028 S 148TH ST SEATTLE WA 98168 • ' MILLER LANCE M +MITSUKO T PO BOX 1656 MERCER ISLAND WA 98040 EPPS CARL P 4218 S 139TH ST SEATTLE WA 98168 Laser 516 � ® • • sifietithtl4ftqaltitotaTm 1.t OCCUPANT 3418 S 146TH ST TUKWILA, WA 98168 OCCUPANT 3422 S 146TH ST TUKWILA, WA 98168 OCCUPANT 3417 Sl�i 'WH ST TUKWI , A 98168 OCCUPANT 14438 34TH AV S TUKWILA, WA 98168 OCCUPANT - 3445 S 144TH ST TUKWILA, WA 98168 OCCUPANT 3455 S 144TH ST TUKWILA, WA 98168 OCCUPANT 14416 PACIFIC HW S TUKWILA, WA 98168 OCCUPANT 14404 PACIFIC HW S TUKWILA, WA 98168 OCCUP NT 14404P CHWS TUKWILA, 98168 q9 CCU ANT 3416 S !.:TH ST TU KWI A 98168 OCCUPA T 14444 TH AV S TUKWI , WA 98168 OCCUPANT 3421 S 144TH ST TUKWILA, WA 98168 OCCUPANT 14442 34TH AV S TUKWILA, WA 98168 OCCUPANT 3429 S 144TH ST TUKWILA, WA 98168 OCCUPANT 3725 S 144TH ST TUKWILA, WA 98168 OCCUPANT 14440 PACIFIC HW S TUKWILA, WA 98168 OCCUPA T 4021 44TH ST TUKWI , WA 98168 OCCUPANT 0 144T TUKWIL \WA 98168 — I. GYM-' - a . . OCCUPANT" 3424 S 146TH ST TUKWILA, WA 98168 OCCUPANT 14426 34TH AV S TUKWILA, WA 98168 OCCUPANT 1443. 3 H AV S TUKW b`, WA 98168 OCCUPANT 14440 34TH AV S • TUKWILA, WA 98168 OCCUPANT 3465 S 144TH ST TUKWILA, WA 98168 OCCUPANT 14413' PACIFIC HW S TUKWILA, WA 98168 OCCUPANT 14420 PACIFIC HW S TUKWILA, WA 98168 OCCUPANT 4021 S 144TH ST TUKWILA, WA 98168 OCC 'ANT 0 144T TU ' , WA 98168 OCCUPANT 14410 S 144TH ST TUKWILA, WA 98168 z Z w - ; 0O co w= J 1.. NLL w 0' d =w z�' 1- 0 • Z 1- U • � o F- w w' 1-- V LL.F - O; ui z U N 0 z IARWAte PANT 00 TUKWILA, ' ' 98168 PANT 00 . TUKWILA, '° •8168 OCCU AN 4056 S 6TH ST TUKWILA, WA 98168 CCUPANT 0 : -TH ST TUKW WA 98168 OCCUPANT 14452 PACIFIC HW S. TUKWILA, WA.98168 OCCUPANT. 3530 S 146TH ST TUKWILA, WA 98168 OCCUPANT 3440 S -146TH ST TUKWILA, WA 98168 OCCUPAN 1441 TU KWI OCCUP 4223 S 1 TH ST TUKWILA, WA 98168 DAVS WA 98168 OCCUP N 4201 S 1 TH ST TUKWILA, A 98168 UPANT 00 TUKWILA, • ':168 OCCUPANT 1443 C.A\ D AV S TUKWI , WA 98168 OCCUPANT 4044 S 146TH ST TUKWILA, WA 98168 OCCUPANT 4028 S 146TH ST TUKWILA, WA.98168 OCCUPANT 3920 S 146TH ST TUKWILA, WA 98168 OCCUPANT 3516 S 146TH ST TUKWILA, WA 98168 OCCUPANT 3430 S 146TH ST TUKWILA, WA 98168 OCCUPANT 14426 42ND AV S TUKWILA, WA 98168 OCCUPAN 4204 SH ST TUKWI A 98168 OCCUPANT 14650 ITARY RD S TUKWI , WA 98168 OCCUPANT � 14445 4 `D AV S TUKWI , WA 98168 W OCCUPANT 40301/'2 W 146TH ST TUKWI A 98168 OCCUPANT 14442 PACIFIC HW S TUKWILA, WA 98168 CU PANT 0 14 ST TUKWILA, 8168 OCCUPANT 3446 S 146TH ST TUKWILA, WA 98168 OCCUPANT 14406 42 V S TUKWI A 98168 OCCUPANT 4215 S H ST TUKWI 98168 UPANT 00 TUKWILA, r ' 98168 OCCUPANT / 14654 I ITARY RD S TUKWIL "WA 98168 z i - moQw JV: U O' w n. w x w . w w, wO L ¢. w Da 1— w zI- z0 ' O •C-T2. ww 1— U w Z C.) 0I z sguRTetzeghselautem OCCUP•NT 3416S1 HST TUKWI • , A 98168 OCCUPANT 3426 S 146TH ST TUKWILA, WA 98168 OCCUPANT 3454 S 148TH ST TUKWILA, WA 98168 OCCUPANT 3468 S 148TH ST TUKWILA, WA 98168 OCCUPANT 3730 S 148TH ST TUKWILA, WA 98168 OCCUPANT 3747 S 1 TUKWILA, ST 98168 OCCUPANT 4037 S 146TH ST TUKWILA, WA 98168 OCCUPANT 4061 S 146TH ST TUKWILA, WA 98168 OCCUPANT 1462 42ND AV S TUKWILA, WA 98168 OCCUPANT 14633 L,BIVIN AV S TUKWI A 98168 OCCUPANT 14628 MILITARY RD S TUKWILA, WA 98168 OCCUPANT 14626 MILITARY RD S TUKWILA, WA 98168 OCCUPANT 3515 S 146TH ST TUKWILA, WA 98168 OCCUPANT 14607 PACIFIC HW S TUKWILA, WA 98168 OCCUPANT 14638 PACIFIC HW S TUKWILA, WA 98168 OCC PA T 4011 � 46TH ST TUKW , WA 98168 OCCUPANT 4049 S 146TH ST TUKWILA, WA 98168 OCCUPANT 14611 TUKWI AV S A 98168 OCCUPANT 14629 �� AV S TUKWI, A 98168 OCCUPA T 4044 S 14 ST TUKWILA, WA 98168 Address Labels • Use template for 51609: Use template for 5160 ®`` OCCUPANT, 14636 4��iTARY RD S TUKWI , WA 98168 OCCUPANT 3460 S 148TH ST TUKWILA, WA 98168 OCCUPANT 3531 S 146TH ST TUKWILA, WA 98168 OCCUPANT 3703 S 146TH ST • TUKWILA, WA 98168 OCCUPANT 1460, • • CIFIC HW S TUKW I• WA 98168 OCCUPA T' 4031 46TH ST TUKW , WA 98168 OCCUPANT 4043 S 146TH ST TUKWILA, WA 98168 PANT 00 TUKWILA, 98168 OCCUPAN 14615 D AV S TU KW , A 98168 OCCUPANT 4042 S 4TH ST TUKWI , WA 98168 z 1- ce w 2 JU 00 w o. 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TUKWILA, WA 98168 OCCUPA T 4046 48TH ST TUKWI , A 98168 OCCUPANT 4018 S 148TH ST TUKWILA, WA 98168 OCCUPANT 14661 PACIFIC HW S TUKWILA, WA 98168 OCCUPANT 14820 MILITARY RD S TUKWILA, WA 98168 OCCUPANT 3455 148TH ST S TUKWILA, WA 98168 OCCUPANT 14816 PACIFIC HW S TUKWILA, WA 98168 O UPANT 00 TU KWILA, 8168 OCCUPA T 4001 48TH ST TU KW WA 98168 OCCUPANT 4031 S 148TH ST TUKWILA, WA 98168 OCCUPANT 3710 S 150TH ST TUKWILA, WA 98168 Address Labels Use template for 510® Use template or5160 •OCCUP N 4032 S 8TH ST TUKW1l, WA 98168 OCCUPANT 4020 8TH ST TU KVyHHA,, WA 98168 OCCUPANT • 3400148TH ST TUKWILA, WA 98168 • OCCUPANT 14816 MILITARY RD S TUKWILA, WA 98168 OCCUPANT 14840 PACIFIC HW S TUKWILA, WA 98168 OCCU PANT 14818 PACIFIC HW S TUKWILA, WA 98168 OCCUPANT 4001 S 148TH ST TUKWILA, WA 98168 OCCUPANT 4015 S TUKWI TH ST A 98168 OCCUPANT/ 3814 S 0TH ST TUKWI , WA 98168 OCCU PANT 14862. PACIFIC HW S TUKWILA, WA 98168 Laser 5160® z z �.►-w o: g 00 w= wo La _ a. �_ z 1... o' z n o' o O 1— ww z 1-F., Z w 0 _. o ~' SmThT Fe g e TM Smoo ee hee �� OCCU PANT 14835.PACIFIC HW S TUKWILA, WA 98168 OCCUPANT 14005 42ND AV S TUKWILA, WA 98168 UPANT 0 TUKWILA, A 98168 00 TUKWILA, VA 98168 UPANT OCCUPANT 14019 37TH AV S TUKWILA, WA 98168 OCCUPANT s 14845 PACIFIC HW S TUKWILA, WA 98168 CUPANT 03 AVS TUKWI • , A 98168 OCCUPANT 4220 S�H ST TU KW A 98168 OCCUPAN 13906 ND AV S TU KW , WA 98168 OCCUPA T- 4251 S 9TH ST TU KW , WA 98168 OCCUPANT 14143•37TH AV S 68 TUKWILA, WA 98168 OCCUPANT' 14251 PACIFIC HW S TUKWILA, WA 98168 OCCUPANT 14211 37TH AV S TUKWILA, WA 98168 OCCUPANT 4242 144TH ST TUKWILA, WA 98168 OCCUPANT 14120 PACIFIC HW S TUKWILA, WA 98168 OCCUPANT 14044 35TH AV S TUKWILA, WA 98168 OCCUPANT 14224 PACIFIC HW S TUKWILA, WA 98168 OCCUPANT, 14125 7TH S TUKWI A 98168 CCUPANT 00 TUKWI A 98168 Addreµ a ' s Use template for 5160® - ,.':7Use template for 5160® • OCCUPANT* • 14857 PACIFIC HW S TUKWILA, WA 98168 OCCUPANT 14227 PACIFIC HW S TUKWILA, WA 98168 CUPANT 00 TUKWI ►- WA 98168 0 ' . PANT 034T _ S • TUKWILA, W OCCUPANT 141473 AV S TUKWI 98168 OCCUPANT 3507 S 142ND ST TUKWILA, WA 98168 OCCU PANT 14242 P C C HW S TUKWILA )WA 98168 OCCUPANT 3501 S 142ND ST TUKWILA, WA 98168 OCCUPANT 14153 OCCUPANT, TUKWI , WA 98168 OCCUPANT 3716 144TH ST TUKWILA, WA 98168 Laser 5141 ® 511tVVe1"4184gese 'TM OCCUPANT 14003 37TH AV S TUKWILA, WA 98168 OCCUPANT 3415140TH ST TUKWILA, WA 98168 OCCUPANT 14319 37TH AV S TUKWILA, WA 98168 OCCUPANT 14341 37TH AV S TUKWILA, WA 98168 OCCUPANT 14201 42ND AV S TUKWILA, WA 98168 OCCUPA T 4300. S 0TH ST TUKWILA, WA 98168 OCCUP 14239' TUKW NT. 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DEMPERE JACKIE LE B+ BABCOCK D R WOOLBERT JIM t z p. 4033 S 128TH ST 4027 S 128TH ST 12800 E MARGINAL WY c v. TUKWILA WA 98168 SEATTLE WA 98168 SEATTLE WA 98168 0 1_ z CRIPE RUSTY C +DENISE R QUEALEY RICHARD 4106 S 130TH ST 4020 S 130TH ST SEATTLE WA 98168 SEATTLE WA 98168 WILLMORE SEAN P+ LANGTON JES 4026 S 130TH ST SEATTLE WA 98168 WHITEZEL VIRGINIA M EGASHIRA GREGORY I +EDA J HOULE RICHARD L 4021 S 128TH ST 4016 S 130TH ST 12910 E MARGINAL WY TUKWILA WA 98168 SEATTLE WA 98168 SEATTLE WA 98168 HILL BRYAN A +TWANDA M KENNEDY BRIAN P COOPER CRISTINA 12822 37TH AV 12802 37TH AV 12830 37TH AV SEATTLE WA 98168 SEATTLE WA 98168 SEATTLE WA 98168 DUNNE DENNIS M +YVONNE L 12812 37TH AV TUKWILA WA 98168 .............. 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GULLY CRAIG-M 3810S130THST 98056 TUKWILA WA 98168 Laser 5160® Smooth Feed Sheets" CHAS MORGAN PROPERTIES 5190 S TH TUKWILA A 98188 C/O JAMES BRETT SEC 2324 S 117TH ST SEATTLE WA 98168 SCHMIDT WILLIAM P 12924 E MARGINAL WAY SO RIVERTON WA 98168 THE BOEING COMPANY PO BOX 3703 M/S #1F-09 SEATTLE WA 98124 BECKER EDWIN J 12677 E MARGINAL WAY S SEATTLE WA 98168 BECKER EDWIN J 12677 E MARGINAL WAY S SEATTLE WA 98168 DROZ JOHN E 18920 127TH PL SE RENTON WA JOHNSON GLENNA C 12835 37TH AVE S SEATTLE WA MORGAN DAVID A+ NADINE L 5190 SO 166TH TUKWILA WA 98188 CINDIE LEA RIDDERBUSCH 5002 ALKI DR EVERETT WA 98208 CAROSINO LORRAINE 10652 DES MOINES WAY S SEATTLE WA 98168 MARLEAU JOSEPH 2514 LAKE PARK DR S SEATTLE WA 98144 SARANTOS PETER & E NATALIE 2722 SW 151ST SEATTLE WA 98166 CLINGMAN TIM PO BOX 88087 SEATTLE WA Use template for 5160® C/0 WATKINS MARY 22109 SE 277TH ST KENT WA 98042 CHARON JOSEPH E +SANDRA G 13039 27TH ST SW SEATTLE WA 98168 CAROSINO LORRAINE 10652 DES MOINES WAY S SEATTLE WA 98168 FEDERAL NATIONAL MORTGAGE A P O BOX 1108 MONTGOMERY AL 36101 HILMES LINDA L 370 S REYNOLDS RD #8 OTHELLO WA 99344 TANG CONG VAN 3802 S 130TH ST 98138 TUKWILA WA 98198 PRODZINSKI H J DUCKERING RUTHANN L 1318 E BOSTON ST 12825 37TH AVE S 98055 SEATTLE WA 98102 SEATTLE WA 98118 98168 LOISELLE LEROY C PO BOX 412 FALL CITY OR 97344 WHITE GEORGE H + LORRIE A 12933 33RD PL S TUKWILA WA 98168 AVERY® Address Labels NESS EDDIE J 34807 176TH AVE SE AUBURN WA 98002 LOPEZ NAOMI P 17223 SYLVESTER RD SW SEATTLE WA 98166 LEWIN NORMA L COOTER MONTANA M 12927 33RD PL S 12915 PACIFIC HWY S SEATTLE WA 98168 SEATTLE WA 98168 DINH THANH V+ HOANG THO T 2626 NOB HILL AVE N SEATTLE WA 98109 THISTLE FLOYD E 3226 S 130TH SEATTLE WA 98168 Laser 5160® Smooth Feed SheetsTM Use template for 5160® RAND MICHAEL A PARRIS STEPHEN A BECKER EDWIN J 22626 111TH AVE SW 3949 S ANGELINE ST 12677 E MARGINAL WAY S VASHON WA 98070 SEATTLE WA 98118 SEATTLE WA 98168 PRODZINSKI HAROLD J +JANICE BOSSON PATRICIA K HIGHLINE SCHOOL DIST 401 1318 E BOSTON 14305 15TH SW 15675 AMBAUM BLVD SW SEATTLE WA 98102 SEATTLE WA 98166 SEATTLE WA 98166 z �W CARRELL SUZAN + DAN MCKINLEY JAMES W LT COL SAYSON JOANNA M o PO BOX 58338 PO BOX 68071 14004 SE 201ST o o. TUKWILA WA 98138 SEATTLE WA 98188 KENT WA 98042 J 0 2 LL wo SMITH FLOYD + ETHEL ' SEA INVESTMENTS LIMITED SEA INVESTMENTS LIMITED 15031 -B MILITARY RD S #272 7800 NW 25TH ST 7800 NW 25TH ST LL SEATTLE WA 98188 MIAMI FL 33122 MIAMI FL 33122 N a = t- W _ Z 1..- I- o NIENABER DUANE E YOUNG ROGER L KHAN MOHAMMAD A z f- 719 WOODMONT BEACH RD S 3715 S 130TH ST 3235 26TH AVE W 2 m DES MOINES WA 98198 SEATTLE WA 98168 SEATTLE WA 98199 C.) oQ 0 H. w w' ECK DENNIS L HEMENWAY PHILIP HEMENWAY JOHN D o 14106 6TH AVE SW 4036 S 128TH ST 4816 REDMON ST NW z SEATTLE WA 98166 SEATTLE WA 98168 WASHINGTON DC 20016 o _, P 1 DEMPERE JACKIE LE B + 4033 SP 128TH ST TUKWILA WA 98168 SCHMIDT WILLIAM P MAYER R L 12924 E MARGINAL WY S 2133 SW 173RD PL RIVERTON WA 98168 BURIEN WA GOLDEN MR & MRS KEYSTAR INC SHUB GALE 904 214TH SW 6752 LK WASH BLVD #B15 PO BOX 68249 LYNNWOOD WA 98036 KIRKLAND WA 98033 SEATTLE WA SHUB GALE • PO BOX 68249 SEATTLE WA 98168 HULS GEORGE RICHARD +PAULA L 13937 15TH PL SW SEATTLE WA 98166 GRIMARD JOSEPH 3424 S 146TH ST #3 TUKWILA WA 98166 98168 98168 EKBERG PATRICIA L SECURE CAPITAL INC CHASE MORGAN PROPERTIES 4920 S 161ST PO BOX 25127 5190 S 166TH SEATTLE WA 98188 SEATTLE WA 98125 TUKWILA WA 98188 AVERY® Address Labels Laser 5160® z City of Tukwila Washington Ordinance No. /9" AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUICWILA, WASHINGTON, AMENDING THE CITY'S 1995 COMPREHENSIVE LAND USE PLAN AS ADOPTED BY ORDINANCE NO. 1757, TO REVISE TRANSPORTATION- RELATED POLICIES; ESTABLISH MIC /L ZONING WITH CERTAIN CONDITIONS; ALLOW OFFICE ABOVE THE THIRD FLOOR IN THE NCC ZONE ALONG TUKWILA INTERNATIONAL BOULEVARD; ALLOW OFFICE AS 'A CONDITIONAL USE IN MIC /L; PROVIDING FOR SEVERABILITY; AND,ESTABLISHING AN EFFECTIVE DATE. ' WHEREAS, Tukwila's Comprehensive Plan and development regulations are to be reviewed and updated as appropriate; and WHEREAS, the City of Tukwila Planning Commission, after having received and studied staff analysis and comments from members of the public, has recommended the adoption of the certain amendments; and WHEREAS, the City Council held a public hearing on the proposed amendments on November 20, 2000, and held other public hearings after proper notice as indicated below: I. After due public notice the City Council held.public meetings on April 3, 2000 and July 10, 2000 to receive public comments, and a public hearing on November 20, 2000 to receive public testimony related to amendments to the'Comprehensive Plan and Zoning Code; 2. Notice of the public meetings were published and mailed in the Hazelnut; notices of the public meeting were mailed to surrounding residents, businesses and owners; sites were posted; and notices of the public hearing were mailed and published in The Seattle Times; and WHEREAS, the City Council, after due consideration, believes that certain amendments to the City's Comprehensive Plan and development regulations are necessary; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Amend the Tukwila 1995 Comprehensive Plan Land Use Map Legend, as adopted by Ordinance No. 1757, to read as follows: Manufacturing /Industrial Center —Light Industrial: A major employment area containing distributive, light manufacturing and limited office uses, with supportive commercial and office uses. (See Manufacturing /Industrial Center element In Plan text.) Section 2. Amend the Tukwila 1995 Comprehensive Plan Transportation Corridor Chapter, as adopted by Ordinance No. 1757, to read as follows: Policy 8.5.7: Encourage two- to four -story buildings within the Neighborhood Commercial Centers to emphasize their importance and desired activity level, limiting commercial uses to two lower levels, except in Urban Renewal areas. Section 3. Amend the Tukwila 1995 Comprehensive Plan Transportation Chapter, as adopted by Ordinance No. 1757, to read as follows: Policy 13.3.1: Use the following LOS standards to guide City improvement and development approval decisions: • The Tukwila Urban Center area LOS average is not to exceed E. • The East Marginal industrial and manufacturing corridor LOS average is not to exceed E. • The Interurban Avenue corridor LOS average is not to exceed E. • The Pacific HIghway corridor LOS average Is not to exceed D mitigated. -Com P(pn 1 -01 ,e!!l A iMn. ... 1 • • • The West Valley Highway corridor LOS average is not to exceed D mitigated. • Southcenter Boulevard between Grady Way and Interstate 5 is not to exceed average LOS E. • The Southcenter Parkway Corridor south of South 180th Street is not to exceed average LOS E without agreement with developers, including contractually scheduled capacity improve- ments. • The LOS of minor and collector arterials in predominantly residential areas Is not to exceed average LOS D for each specific arterial. • Residential access streets reaching a 1,000 - vehicle - per -day volume will be studied to determine appropriate measures to reduce traffic volumes. Section 4. Amend the Tukwila 1995 Comprehensive Plan Transportation Chapter, as adopted by Ordinance No. 1757, to add a new policy under "13.7 Funding Sources and Mitigation Payment System" to read as follows: Policy 13.7.4: Highways of Statewide Significance (HSS), including Interstate 5 (1-5), Interstate 405 (I.405), and State Route 518 (SR 518), are exempt from concurrency requirements. Section 5. Amend the Tukwila 1995 Comprehensive Plan Land Use Map as follows: Designate as MIC /L (Manufacturing Industrial Center /Light) an area generally located at the intersection of Interurban Avenue South and SR 599 /East Marginal Way per Exhibit 1. (attached), with the condition that 1. Any proposed development on the site will require conditional use review to determine its appropriateness for the location; 2. In addition, the owner shall comply with the following: a. The owner shall record the requirement for conditional use review with the property. b. If the owner fails to record the conditional use review requirement with the property within 120 days of the effective date of this ordinance, the MIC /L designation shall be null and void. Section 6. Severability. If any section, subsection, paragraph, sentence,. clause or phrase of this ordinance or Its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such Invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 7. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force and effect five (5) days after passage and publication as provided by law. - PASSED BY CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this 5r. day of C. -tGc° , 2001. grbuto rV\ I V\ u +-E-- ATTEST /AUTHENTICAT - cc� e E. Cantu, CMC, City Clerk APPROVED AS TO FORM: By Office of e City torney FILED WITH THE CITY CLERK:2- / —U/ PASSED BY THE CITY COUNCIL:,7. 5 -- a / PUBLISHED:1 f- o / EFFECTIVE DATE :Q7 - y- c / ORDINANCE NO.: 19_63 0j '•c' i:.,7n:_:u: S5k.iny:;in,en an r.,e.— ... Steven M. Mullet, Mayor • City of Tukwila Washington Ordinance No. / ?59' AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE CITY'S 1995 ZONING CODE (TMC CHAPTER 18), AS ADOPTED BY ORDINANCE NO. 1758, TO ESTABLISH MIC /L ZONING WITH CERTAIN CONDITIONS; PERMIT OFFICES IN THE MIC /L; ALLOW OFFICE ABOVE THE THIRD FLOOR IN THE NCC ZONE ALONG TUKWILA INTERNATIONAL BOULEVARD; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Tukwila's Comprehensive Plan and development regulations may be reviewed and updated as appropriate; and WHEREAS, the City of Tukwila Planning Commission, after having received and studied staff analysis and comments from members of the public, has recommended the adoption of certain amendments; and WHEREAS, the CIty Council held a public hearing on the proposed amendments on November 20, 2000, and held other public hearings after proper notice as indicated below: • 1. After due public notice the City Council held public meetings on April 3, 2000 and July 10, 2000 to receive public comments, and a public hearing on November 20, 2000 to receive public testimony related to amendments to the Comprehensive Plan and Zoning Code; 2. Notice of the public meetings were published and mailed in the Hazelnut; notices of the public meeting were mailed to surrounding residents, businesses and owners; sites were posted, and notices of the public hearing were mailed and published in The Seattle Times; and WHEREAS, the City Council, after due consideration, believes that certain amendments to the City's Comprehensive Plan and development regulations are necessary; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Ordinance No. 1758, as codified at TMC 18.22, is hereby amended to read as follows: 18.22.020 Permitted uses. 22. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above, or three stories in the Urban Redevelopment Area along Tukwila International Boulevard, Including: a. medical; b, dental; c. government; excluding fire and police stations; d. professional; e. administrative; f. business; such as travel, real estate; g. commercial. Section 2. Ordinance Nos. 1758 and 1774, as codified at TMC 18.36.020, are hereby amended to read as follows: 18.36.020 Permitted uses. The following uses are permitted outright within the Manufacturing Industrial Center /Light Industrial district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Adult entertainment establishments are permitted, subject to the following location restrictions: a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially zoned property; (2) In or within 1/2 mile of: (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools, and (b) Care centers, preschools, nursery schools or other child care facilities; (3) In or withiri 1,000 feet of: (a) public'park, trail, or public recreational facility; or (b) church, temple, synagogue or chapel, or (c) public library. b. The distances specified in TMC 18.36.020.1.a. shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use Is to be separated. NO J w Z� i- O Z F-. w O N o l- c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of = W an existing adult entertainment establishment. The distance specified in this section shall be measured by 1— following a straight line between the nearest points of public entry into each establishment. u- 176. lL Z U -. 1= _ O 1- Z 2. Automotive services: a. gas, outside pumps allowed; b. washing; c. body and engine repair shops (enclosed within a building). 3. Beauty or barber shops. 4. Bicycle repair shops. 5. Brew pubs. 6. Bus stations. 7. Commercial laundries. 8. Contractors storage yards. 9. Day care centers. 10. Heavy equipment repair and salvage. 11. Hotels. 12. Industries Involved with etching, film processing, lithography, printing, and publishing. 13. Laundries: a. self-serve; b. dry cleaning; c. tailor, dyeing. 14. libraries, museums or art galleries (public). 15. Manufacturing, processing and /or assembling of electrical or mechanical equipment, vehicles and machines including, but not limited to, heavy and light machinery, tools, airplanes, boats or other transportation vehicles and equipment. 16. Manufacturing, processing and /or assembling previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand-forging. 17. Manufacturing, processing and /or packaging of food, including but not limited to, baked goods, beverages (including fermenting and distilling), candy, canned or preserved foods, dairy products and by-products, frozen foods, instant foods and meats (provided that no slaughtering is permitted). 18. Manufacturing, processing and /or packaging pharmaceuticals and related products, such as cosmetics and drugs. .*-4 0:0- i.5.3�.4' •F' gyp:.. iw`d3#zciit1Ctlr;liA, • • C . • 19. Manufacturing, processing, and /or packaging previously prepared materials Including, but not llmited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood. 20. Manufacturing, processing, assembling, packaging and /or repairing electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment. 21. Motels. 22. Offices including, but not limited to, software development and similar uses, financial services, schools and studios for education or self - Improvement less than 20,000 square feet. 23. Outpatient, inpatient, and emergency medical and dental. 24. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf courses, or commercial recreation. 25. Public parking lots or garages for private passenger cars. 26. Railroad tracks, (including lead, spur, loading or storage). 27. Recreation facilities (commercial indoor) - athletic or health clubs. 28. Restaurants, including: a. drive - through; b. sit down; c. cocktail lounges in conjunction with a restaurant. 29. Sales and rental of heavy machinery and equipment subject to landscaping requirements of the Landscape, Recreation, Recycling/Solid Waste Space Requirements chapter of this title. 30. Salvage and wrecking operations which are entirely enclosed within a building. 31. Storage (outdoor) of materials is permitted up to a height of 20 feet with a front yard setback of 25 feet, and to a height of 50 feet with a front yard setback of 100 feet; security required. 32. Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter; and screened pursuant to the Landscape, Recreation, Recycling/Solid Waste Space Requirements chapter of this title. 33. Taverns, nightclubs. 34. Telephone exchanges. 35. Tow truck operations, subject to all additional State and local regulations. 36. Truck terminals. 37. Warehouse.storage and /or wholesale distribution facilities. . 38. Other uses not specifically listed In this Title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. Section 3. Ordinance Nos. 1758 and 1865, as codified at TMC 18.36.040, are hereby amended to read as follows: 18.36.040 Conditional uses. The following uses may be allowed within the Manufacturing Industrial Center /Light Industrial district, subject to the requirements, procedures, and conditions established by the Conditional Use Permits chapter of this title. 1. Colleges and universities. 2. Electrical substations - distribution. 3. Fire and police stations. 4. Heavy metal processes such as smelting, blast furnaces, drop forging, or drop hammering. 5. Manufacturing, processing and /or assembling chemicals, light metals, plastics, solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering or slaughtering). 6. Manufacturing, processing and /or assembling of previously manufactured metals, such as iron and steel fabrication; steel production by electric arc melting, argon oxygen refining, and consumable electrode melting; and similar heavy industrial uses. 7. Offices including, but not limited to, software development and similar uses, financial services, schools, schools and studios for education or self - Improvement, 20,000 square feet or over. 8. Park and ride lots. 9. Studios, television, microwave, cellular or observation stations and towers. 10. Recreation facilities (public) Including, but not limited to, sports fields, community centers, and golf courses. •,.. • .t • The West Valley Highway corridor LOS average Is not to exceed D mitigated. • Southcenter Boulevard between Grady Way and Interstate 5 Is not to exceed average LOS E. • The Southcenter Parkway Corridor south of South 180th Street is not to exceed average LOS E without agreement with developers, including contractually scheduled capacity improvements. • The LOS of minor and collector arterials in predominantly residential areas is not to exceed average LOS D for each specific arterial. • Residential access streets reaching a 1,000 - vehicle- per•day volume will be studied to determine appropriate measures to reduce traffic volumes. Section 4. Amend the Tukwila 1995 Comprehensive Plan Transportation Chapter, as adopted by Ordinance No. 1757, to add a new policy under "13.7 Funding Sources and Mitigation Payment System" to read as follows: Policy 13.7.4: Highways of Statewide Significance (HSS), including Interstate 5 (I -5), Interstate 405 (I.405), and State Route 518 (SR 518), are exempt from concurrency requirements. Section 5. Amend the Tukwila 1995 Comprehensive Plan Land Use Map as follows: Designate as MIC /L (Manufacturing industrial Center /Light) an area generally located at the intersection of Interurban Avenue South and SR 599 /East Marginal Way per Exhibit 1. (attached), with the condition that: 1. Any proposed development on the site will require conditional use review to determine its appropriateness for the location; 2. In addition, the owner shall comply with the following: a. The owner shall record the requirement for conditional use review with the property. b. If the owner fails to record the conditional use review requirement with the property within 120 days of the effective date of this ordinance, the MIC /L designation shall be null and void. Section 6. Severability. If any section, subsection, paragraph, sentence,, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 7. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force and effect five (5) days after passage and publication as provided by law. - PASSED BY H CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this 5' day of gilt. -cG z , 2001. y ivy vv\ u fac,E -•- ATTEST/AUTHENTICAT e E. Cantu, CMC, City Clerk APPROVED AS TO FORM: By Office of LCD e City orney FILED WITH THE CITY CLERK1. - PASSED BY THE CITY COUNCIL: G.2- S"• a / PUBLISHED:07 -f- o / EFFECTIVE DATE:,i - / y - a/ ORDINANCE NO.: /9_53 Steven M. Mullet, Mayor Rebecca _Fox.- _Re ;_3.Story Office Buiid ; in_NCC Zone From: To: Date: Subject: Dear Rebecca, Pagel "Fred McConkey" <fred.mcconkey @mcconkeydev.com> "Rebecca Fox (E- mail)" <rfox @ci.tukwila.wa.us> 3/24/00 3:52PM Re: 3 Story Office Buildings in NCC Zone I strongly support the three story zoning change for Office Buildings in the NCC zone. This zoning revision is necessary in order to revitalize Tukwila International Boulevard into an upgraded Office and Business District, as part of the Highway 99 Revitalization Vision. As a Developer, I would be much more likely to build Office Buildings on the Highway if 3 story zoning wa§ allowed. I am sorry I cannot attend the Public Meeting on April 3rd, but I have my own Town Council Meeting that night. Travis Hale will represent McConkey Development Company at this public hearing. Thank you. Sincerely, Fred McConkey McConkey Development Co., Inc. 3006 Northup Way, Suite 101 Bellevue, WA 98004 425- 889 -1180 (Business) Fred.McConkey @McConkeyDev.com www.McConkeyDev.com CC: "travis" <Travis.Hale @McConkeyDev.com> ATTACHMENT D fey f X Ake, oJ CITY OF TUKWILA Department of Community Development - 6300 SouthcenterBoulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 Comprehensive Plan /Zoning Code Amendment Application Checklist The materials listed below must be submitted with your application unless specifically waived in writing by the Department.: Please contact the Department if you feel certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. . The initial application materials allow starting project review and vesting the applicant's rights. However, they in no way limit the City's ability to require additional information as needed to establish consistency with development standards. Department staff are available to answer questions about application materials at 206 - 431 -3670. APPLICATION FORMS: El/ Application Checklist (1 copy), indicating items submitted with application ❑ Comprehensive Plan/Zoning Code Amendment Application (8 copies) ❑ • Comprehensive Plan Amendment Fee ($700) ❑ Zoning Code Amendment Fee ($700) PLANS [Eight (8) copies of the following]: ❑ Vicinity map showing location of the site. For proposed changes to land use designations or rezones, also include the following: ❑ Site plan at a scale of 1"=20' or 1".30', with north arrow, graphic scale, and date; and the license stamp of the architect and landscape architect. The following information must be contained on the plan: O Property lines and dimensions, lot size(s) and names of adjacent streets O Location and gross floor area of existing and proposed structures with setbacks O Location of driveways, parking, loading, and service areas, with parking calculations and location and type of dumpster /recycling area screening O Location and classification of any watercourses or wetlands, limit of 200' Shoreline Overlay District O Existing and proposed grades at min. 5' contours, extending at least 5' beyond the site's boundaries, with a notation of the slope of areas in excess of 20 %. Air topography data from the Public Works Department may be used if reasonably accurate 3/96 O Other relevant r —"!ctures or features, such as rockerie `ences O Location of closest existing fire hydrant; location/type or utility lines; description of water and sewer availability O Location and dimensions of existing and proposed easements and dedications (e.g. open space, streets, sidewalks or utilities) O Development area coverage (max. allowable = 50 %) for multi - family proposals. rAPPLICANTS RESPONSE TO AMENDMENT/REZONE CRITERIA, IMPACTS & ALTERNATIVES (See Comprehensive Plan/Zoning Code Amendment Application) ❑ OTHER MATERIALS Other documentation in support of the proposal may be included as appropriate, such as studies or recommendations .that. support the proposed change, color renderings, economic analyses, photos or materials sample board. If other materials are to be considered with the application, eight (8) copies of each must be submitted (except materials sample board). Color drawings or photos may be submitted as 8.5 x 11 -inch color photocopies. PUBLIC NOTICE: ❑ : King County Assessor's map(s) which shows the location of each property within 500 feet of the subject property (see attached "Address Label Requirements "). one.aser- Dl'tar sed-PIndi . Two (2) sets of mailing labels or all properly owners and tenants (businesses and residents) within 500 feet of the subject property. (Note: Each unit in multiple - family buildings - -e.g. apartments, condos, trailer parks- -must be included.) See Attachment A. A 4' x'4' public notice board will be required on site within 14 days of filing a complete application. See Attachment B. • 3/96 CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 (P -CPA) (P -R) Comprehensive Plan /Zoning Code Amendment Application .,$�� £,i £Fi€"ycea�4 #. jf,)�;s.:�{ $5%n,'���� `i...��. ��.xt��a„vmq�$R°�,i{�,} �4� �+ .� x4'��,�k�tu�,� x � e � ? � , Mgr f X �, x �:?`'s x I IP - f;R s E P FO S:TAF<..F,USEF.ONLY, - i x .� 3r " � £. f �.F A Q '' .<, "� ' �� ' �5:� .��y 5;#.ixtl''ixrtF'R% 7"^v ti&S�Sa3 '" t" C' ` ''yt s 3�.. �� iFS ~'a�x}` .c�< b`g x "tv. Y'ivVl y` s .n ti£ p , ' E sys .w. "s `, Q,i2 �. y�� ttPlanner.E* - h fi �f i x P„ YY = z {, ,t �� y q y K x s t r? 2 r aY 'E £ R �+ 3wS :m i? r 4' File umber.;.�� ?' # Y 7 £ $ i x ks .{ x,r [x y&, R;y�" .Yr .. 1$ ...lF'1. 4 ;..s. ' H H R �e ,, , . . ,:�, ,,,,: EI 3 }¢. v; 3 3` ag` Ti ■4,.,, fi "T s'f: rQ£xr a�+ix �. tt ;# 4-?f ,sy7'',y�U;ix y ?2 =,,?. ixw.. fix' of .'z ' [ .`,tif� rt'£ � 6fi. r'i..xrEFt;�F'si . z A sE'y ` - ,.,'l". s,' xl b AeceiptxNumberf z 9: ,..4 S . , x YYpoy F & �i . J' i F`L£ J` Y {+0. S.^i .. ::� rzr �..w <. £ �' X;, Project File # ,4,.., S t JJ� Y4 „R b .�i . i' �!� i x"^£' vtr�., n.a < .* "t is 3 7. 4 s �£i Y 2x `xf.1 t 3 'k ; `� t ?f QD DC .i.'3"`" EK,av .F d y ..Si' �^i , ' Y . may. p`#�y�.j, £, Es {i .'y A R `,44.1 s'w £?w' iK `s' f„ r�"`, Z F. F sbs 1ss..j av 43:? Z Yrz ti u ?T 4 4 l'•"'-'0 � �3 �w Ts , ,, o t A lication;com lets; Date x, >, .,�� , & .� pp�{, p r- P } x< :,�S � 3 b 3 3EPA FIIe #. f . < x.� S 3� ..i?i 'L#'dx '''Nt.,' K'fiSt.?) w ,,'..0 \ S',, F` , k� .. 3tt �a. r t a 3: t a y FS'S as{ F£.hbiS'a<L�J3 i y. j x h ' S A'..., t X53 D `\31CS 3 3`dF w f M1F Application.tnconiplete (Dafe 5 , „: W:',6 L I. PROJECT /PROPOSAL BACKGROUND A. NAME OFPROJECT /PROPOSAL: Height exception area for office in the Neighborhood Commercial Center (NCC) district on Tukwila International Boulevard. B. LOCATION OF PROJECT /DEVELOPMENT: STREET ADDRESS: The NCC District on Tukwila International Blvd (TIB), Generally bounded by S. 140th St on the north, S. 148th St on the south, and one two or three par east and west of LEGAL DESCRIPTION: - Quarter: Section: Township: Range: (This information may be found on your tax statement) C. CONTACT: (Primary contact regarding the application, and to whom all notices and reports shall be sent) NAME: Moira Carr Bradshaw, Associate Planner, Tukwila DCD ADDRESS: 6300 Southcenter Boulevard, Suite 100 PHONE: 206- 431 -3651 SIGNATURE: DATE: els. D. PROPERTY OWNER DECLARATION The undersigned makes the fdlowing statements based upon personal knowledge: 1. { am the current owner of the property which is the subject of this ap lication. 2. All statements contained in the application are true and correct t• he best of my knowledge. 3. The application is being submitted with my knowledge and onsent. 4. I understand that conditions of approval, which the City nd applicant have jointly agreed may not be completed prior to final approval of the c• struction (e.g., final building permit approval) will be incorporated into an agreement t• se executed and recorded against the property prior to issuance of any construction p: its. I declare under penalty of perjury under the laws f the State of Washington and the United States of America that the foregoing stnr gn s true and correct.. EXECUTED at ,199 city), (state), on Print Name) (Address) (Phone Number) (Signature) Use additional sheets as needed for all property owner signatures. E. COMPREHENSIVE PLAN DESIGNATION: EXISTING: NCC PROPOSED: NCC F. ZONING DESIGNATION: EXISTING: NCC PROPOSED: NCC G. LANDUSE(S): EXISTING: Commercial, services, retail, detached homes. attached nomes, automotive services. PROPOSED: No change [for proposed changes in land use designations or rezones) H. DETAILED DESCRIPTION OF PROPOSAL: (attach additional sheets if necessary) • To change Comprehensive Plan policies and the Zoning Code to allow office in a third story in the NCC District along Tukwila International Boulevard. 1 GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions from the property or area for which a change is proposed. To the east - Library, High School, Firestation, Middle School, County_pool, Apartments and Single Family Homes. To the West, North, South - Apartments, Single Family Homes, Commercial Services and Retail. -11.— IMPACT -S- OFPROPOSED- CHANGE A. IMPACTS) OF PROPOSED CHANGE ON SURROUNDING PROPERTIES: Describe potential adverse impacts of the proposed change on surrounding geographic area, such as affects on land use designations and zoning of surrounding properties, adjacent natural features or systems, or public utilities or streets. (A summary of impacts addressed in SEPA checklist is acceptable.) Attach separate sheet(s) with response. B. NON - CONFORMING USES CREATED: Describe any existing uses that are likely to become non - conforming under the proposed land use/zoning designation. C. IMPACT(S) OF PROPOSED CHANGE ON COMPREHENSIVE PLAN POLICIES, ZONING REGULATIONS AND CITY'S 3 II. IMPACTS OF PROPOSED CHANGE A. ADVERSE IMPACTS OF PROPOSED CHANGE ON SURROUNDING PROPERTIES: The Zoning Code, in the NCC zone, allows commercial building heights of 35 feet and three stories; but specifically limits office to two story buildings, without any mention of height. The proposal to allow office in a third story, will have more of an overall impact in a potential increase in office square footage. Other commercial and residential uses are allowed at 3 and 4 story heights, respectively. If three story office buildings are allowed, then there could be a potential for more building bulk in the area instead of smaller scale single story commercial buildings. All single family districts, where single family homes are planned for and encouraged, are located across the street from the subject NCC district. There is one exception to this, which is the Foster Library site. There are one story single family homes located in the MDR, NCC and RC districts. Taller structures could be offensive to these residents and could block sunlight. The potential allowance for additional square footage of office space would generate an increased number of vehicular trips in the area. However, from a vehicular trip standpoint, there may be some advantage to allowing larger office square footage in a building. Employers with larger employment figures are more likely to support and encourage commute trip reduction services and options. The advantage of the proposal is that by allowing three story office building(s,) additional jobs could locate within the corridor, which would support existing commercial services and retailers. See also III. A. 2. below. B. NON CONFORMING USES CREATED: None would be created as the proposal is to increase the maximum allowed. C. IMPACTS OF PROPOSED CHANGE ON COMPREHNSIVE PLAN POLICIES, ZONING REGULATIONS AND CITY'S FUNCTIONAL PLANS: The proposed change requires an amendment in the City's Comprehensive Plan and zoning regulations. No change in any functional plan is required. See III(A)(1) below for the list of Comprehensive Plan policies and Zoning Code changes needed. D. IMPACTS OF PROPOSED CHANGE ON CAPITAL IMPRVOEMENTS PLAN: Additional office square footage in the corridor will not have a significant impact on the City's CIP. The additional office will create an increase in vehicular congestion on the arterial but the proposed street improvement will accommodate additional vehicular trips. See also III (A) (6) & (7.) E. DEFICIENCIES IN EXISTING PLAN /CODE RESOLVED BY THE PROPOSAL: The existing Comp Plan and Zoning Code limit office use to the first two stories of , structures in the NCC Zone. Residential use is currently allowed in third and fourth stories cc in the NCC zone as well as in the HDR zone. JU UO To allow office in a third story provides greater potential for development of new buildings o, within the TIB corridor. Building heights of four stories already exist adjacent and within w J the corridor. The floor to floor height for office is larger than for residentia1,10 - 12 feet 2 u_ (versus 8 -10 feet for residential;) therefore the third story office will potentially be slightly w o shorter and more comparable in height to a four story residential building. g u_¢ co =a w, z� 1-- O z 1—: U O -. � F- w• w LI O .z' w 1-_ O� z F. COMPLIANCE WITH THE GROWTH MANAGEMENT ACT: See III. A. 4 below. G. OTHER ISSUES PRESENTED BY THE PROPOSED CHANGE: No other issues are presented by the proposed change. H. ALTERNATIVES TO PROPOSED CHANGE: The current proposal is to create a height exception area for the NCC district on Tukwila International Bl. Alternatives to this proposal would be to limit three story office use to a smaller or larger area than that shown. III. COMPREHENSIVE PLAN /ZONING CODE AMENDMENT CRITERIA A. COMPREHENSIVE PLAN AMENDMENT CRITERIA: 1. A detailed statement of what is proposed and why; The City proposes to allow office in the third story of potential future three story buildings in a specific Neighborhood Commercial Center (NCC) zoning district on Tukwila International Boulevard. The following Comprehensive Plan policies are affected by the proposed change and would need modification. 8.2.14 Allow heights along the corridor as follows: - six -story heights south of S. 154 St. Height exception in NCC on TIB Page 2 of 5 C : \mcb \nccoffce \1I,11I responses.doc ••r.:uF, - 'r.':u+a1ti' 12/23/99 h':...' Si�Yi:+. iw, lif.' �4Y..> vLL:.`✓ wl. i> N.: b1 'J.Y�t�aefY9'AF✓:::•�- ••`.••.•. • • •:.:- :•..:�:. - ten -story heights south of S.R. 518 (excluding the area noted below and on the west side of the corridor north of S. 128 St.;) and - three stories north and south of S. 158 St. in as shown in Figure 18. 8.5.7 Encourage two to four story buildings within the Neighborhood Commercial Centers to emphasize their importance and desired activity level, limiting commercial uses to two lower stories. Modification of these policies is being proposed because there is the opportunity to potentially develop three stories of office along Tukwila International Boulevard and this could have a positive overall impact on the area. From a market standpoint, the allowance for an additional floor would result in the addition of a greater number of employees in the corridor. This would boost the market for commercial goods and services, which would assist the viability of existing businesses and potentially result in additional businesses that could serve both the office employees and the surrounding neighbors. From an urban design standpoint, the development of three story buildings creates potentially more significant architecture. A distance of from 100 — 120 feet or more exists or will exist from one side of the street to the other on Tukwila International Boulevard. The additional height will lend scale, create a greater sense of place and sense of enclosure for the pedestrian and motorist. 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change; The subject area being consider for the amendment is the NCC district on TIB, whose boundaries are generally S. 140 St. on the north, S. 148 St. on the south and one, two or three parcels, east and west of TIB. The surrounding zoning is a combination of RC, HDR, MDR and LDR. The Zoning Code allows 4 stories and 45 feet in HDR districts; 30 feet in MDR and LDR disticts. The Code allows heights of 3 stories or 35 feet in RC and NCC districts. The proposed exception to allow a third floor of office in the NCC district on Tukwila International Boulevard is within the building envelope envisioned for the area. 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; Any commercial use other than office is currently allowed up to the 35 height limit and in fact the commercial store, Larry's, at the southwest corner of S. 144 St. and TIB is 32 feet. With the proposed change office use would be on parity with commercial uses in this area. Height exception in NCC on TIB C: \mcb\nccoffice \II,III responses.doc Page 3 of 5 12/23/99 • 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; Growth Management Goal (1) is to encourage development within urban areas (as z opposed to rural) and Goal (12) is to ensure that public facilities and services . _ necessary to support development shall be adequate to serve development at the CL time the development is available for occupancy. D J U 00 The Tukwila International Boulevard Corridor has sufficient roadway capacity for , cn 0 single occupancy vehicle trips associated with additional office trips and is located - i on a corridor with transit service. Other public facilities such as sewer, water and cn O storm are available to serve the site. w 2 5. A statement of how the proposed amendment complies with u. j applicable Countywide Planning Policies; = 0 1- w z'— The proposed change supports the Countywide Planning Policies. Overall H. ►- O environmental protection would be better because jobs would be allowed w F-'. • to concentrate along a transit route; 2 o • in a location close to existing residential development; :8 cn • where existing infrastructure is in place to support the additional office square o '- footage; = v • to encourage redevelopment of existing underdeveloped sites. �_ P z 6. A statement of what changes, if any, would be required in v functional plans (i.e., the City's water, sewer, storm water or 0 H' shoreline plans) if the proposed amendment is adopted; z No changes in functional plans are anticipated because of this change. 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City; and No changes in the City facilities plan would be necessary for the potential incremental addition of office employees. 8. A statement of what other changes, if any, is required in other City codes, plans or regulations to implement the proposed change. No changes, other than the Zoning Code, are proposed or anticipated for other City codes. Height exception in NCC on TIB Page 4 of 5 C: \mcb \nccoffice \ll,lll responses.doc 12/23/99 B. ZONING AMENDMENT CRITERIA: 1. The use or change in zoning requested shall be in conformity with the adopted Comprehensive Land Use Policy Plan, the provisions of this title, and the public interest; The following changes to the Zoning Code are requested in conjunction with the above request for changes to the Comprehensive Plan. The Zoning Code currently addresses heights in the NCC district in the following locations. NCC Permitted Uses (Chapter 18.22.020, TMC) 22. Offices when such offices occupy no more than the first two stories of the building or basement and floor above, including: Medical; dental; governments, excluding fire and police stations; professional administrative; business, such as travel, real estate; commercial. NCC Basic Development Standards, (Chapter 18.22.080, TMC) Height Maximum - 3 stories or 35 feet (4 stories or 45 feet in the NCC of the Tukwila International Boulevard Corridor, if a mixed used with a residential and commercial component) Special height exception areas (Chapter 18.50.030, TMC) There are hereby established special height exception areas as depicted by figure 18 -3, within which building heights of up to four, six or ten stories, as illustrated by the Figure are allowed, notwithstanding the height standards for zoning districts within which the subject property may lie. The proposal is to modify the Height Exception Map (Figure 18 -3) of the Zoning Code to allow 3 stories of office in the NCC district on Tukwila International Bl. See the attached maps. 2. The use or change in zoning requested in the zoning map or this title for the establishment of commercial, industrial, or residential use shall be supported by an architectural site plan showing the proposed development and its relationship to surrounding areas as set forth in the application form. No change in the establishment of uses is proposed. Height exception in NCC on TIB Page 5 of 5 C: \meb \nccoffice \11,111 responses.doc 12/23/99