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HomeMy WebLinkAboutPermit L98-0013 - GENCOR - SPECIAL PERMISSIONL98 -0013 GENCOR SPECIAL PERMISSION 950 Southcenter Blvd. (SP) City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director September 3, 1998 Glenn Amster Lane Powell Spears Lubersky 1420 - 5th Ave., Suite 4100 Seattle, WA 98101 -2338 Re: 5950 Southcenter Blvd. Dear Glenn: We have determined that the boundary separating the portions of the referenced property zoned Regional Commercial Mixed Use (RCMU) and High Density Residential (HDR) was erroneously altered through the adoption of the 1995 Comprehensive Plan. The alteration appears to have occurred during the initial development of the proposal initiated by Gencor in 1994 to change the zoning from C -1 to Regional Commercial Mixed Use. A copy of Ordinance 1610 establishing the zoning in 1991 is attached as well as the map used during the Comprehensive Plan process. As indicated in these attachments, prior to adoption of the 1995 zoning code the zoning boundary included the slope in the commercial zone. As you can see, this condition was changed when the 1995 code was adopted to include only the toe of the slope in the commercial zone. A comparison between the historic and 1995 zoning boundaries is indicated on the enlarged portion of the attached Assessor's Map. Accordingly, we will accept applications for Land Use Permits for this site that includes development in and including the slope on this parcel. To correct this error, staff will seek a Comprehensive Plan amendment or other avenue to that reflects our findings. I understand that your client would like to arrange a pre - application conference to evaluate a proposal to develop this parcel. Please feel free to contact me or Kelcie Peterson, the Permit Coordinator, to arrange this meeting. Sincerely, J k Pace Acting Director, Department of Community Development cc: City Clerk City Attorney Sharon Dibble 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665 z • • w 6 J0 • o o`. Y .co cnw: w =: w o. • • =a w • F— _• • z� I— 0: . •z • Wi . n; O N; ww z O ~. z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Steve Lancaster, City Attorney, File FROM: Michael Jenkins DATE: August 14, 1998 RE: Changes in zoning at 5950 Southcenter Blvd. The owner of the referenced property recently requested a Comp Plan Amendment / Rezone. The request was due to the parcel being split in two zones - RCMU and HDR - (Attachment 1) which limited their ability to develop a Self- Storage facility. The applicant withdrew their applications on advice from staff, believing that administrative options could address their current proposal and zoning issues. On review of the zoning for the property, it appears that an erroneous change occurred during the adoption of the 1995 Comprehensive Plan and Zoning Code. As reflected in the Attachment 2, the parcel's zoning extended through approximately one -half of the property. During the process of revising the Comp Plan /Zoning Code, the applicant requested the zoning be changed to Regional Commercial. As reflected in Attachment 3, the portion of the parcel zoned commercial had been altered in comparison to that reflected in Ordinance 1610. This change was also carried through to the 1995 plan / code. Attachment 4 is an assessors map showing the historic versus current zoning boundaries. In meeting with Bob Noe on this issue, it was his determination that TMC 18.08.040 provided for a reasonable solution, reading: "Where district boundaries are indicated on such map as approximately following the lot or tract lines, the actual lot or tract lines shall be construed to be the boundary of such use district" This would allow the extent of the use to be determined administratively, i.e. as a code interpretation. He also recommended that the zoning map be amended to reflect the historic and not current zoning boundary at a future date. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z w rt J Vi 0 to cnw. w I: CO O. w (d �w z1': z� D o U .OF w w: 1-- V o: w z: wo - I- 0 z. A F F I D A V I T /VcHdw BulI Notice of Public Hearing Li Notice of Public Meeting Board of Adjustment Agenda Packet L Board of Appeals Agenda Packet 0 Planning Commission Agenda Packet Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: Notice of Application for Shoreline Management Permit 0 Shoreline Management Permit flDetermination of Non - significance 0Mitigated Determination of Nonsignificance O Determination of Significance and Scoping Notice Notice of Action fl Official Notice f Other I�IQT L t-� , 0-1 ` C.(.Sl(7'1 Other was mailed to each of the following addresses on Name of Project 8e41C0Y Spc File Number 1--- '0ols Signature z w 6 UO ? N0. CO w w -.I H w0 Q: co =d �.. w ? I- o; z I- Ul U� O N 0 H w w' uiz U= 0 ~' z.. To: City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF DECISION March 23, 1998 • Jerome Dipenbrock, AIA, (applicant) • Gencor Development (owner) • King County Assessor, Accounting Division • Parties of record (See Attached) This letter serves as a Notice of Decision and is issued pursuant to Tukwila Municipal Code (TMC) 18.108. The Director of Community Development hereby approves the applicant's request, per TMC 18.56.100, to establish a minimum parking requirement of 1 space per 4,500 usable square feet for Self - Storage Warehouse Facilities. The applicant has proposed a self - storage facility at 5950 Southcenter Blvd. The Tukwila Zoning Code does not include a parking requirement for these self - storage facilities, nor is the use specifically defined. PROJECT BACKGROUND a. Project file number: L98 -0013 b. The name of the applicant who is also the current property owner(s): Gencor Development, LLC. c. Project Description: Textual description as well as 8.5" x 11" site plans, building elevations and other appropriate characteristics. Establish a minimum parking requirement of 1 space per 4,500 usable square feet for Self- storage facilities. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 1 March 23, 1998 Notice of Decision L98 -0013 - Gencor Development d. Project location: 5950 Southcenter Blvd., Tukwila, WA 98188 e. The permits submitted concurrently with this application: None f. Environmental threshold determination (if any): None g. Property owners affected by this decision may request a change in valuation for property tax purposes notwithstanding any program of revaluation. The period for administrative appeals is 14 days, starting from the issuance of this Notice of Decision. All appeal materials shall be submitted to the Department of Community Development. Appeal materials shall contain: 1. The name of the appealing party, 2. The address and phone number of the appealing party, and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to received notices on the appealing party's behalf, and 3. A statement identifying the decision being appealed and the alleged errors in that decision. The Notice of Appeal shall state specific errors of fact or errors in application of the law in the decision being appealed, the harm suffered or anticipated by the appellant, and the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. Project materials including the application, any staff reports, and other studies related to the permit(s) are available for inspection at the Tukwila Dept. of Community Development; 6300 Southcenter Blvd.; Suite 100; Tukwila, WA; from Monday through Friday, between 8:30 AM to 5:00 PM. The project planner is Michael Jenkins, who may be contacted at 206 - 433 -7142 for further information. DATE Steve Lancaster, Director of Community Development z _ . 1-- i-z w 6 U O` v) w• w =; N LL wo co a, I- w. Z. z� 1-0 D o: O N' :o ~; w w'. o'. ..z w =; o+' z March 23, 1998 Notice of Decision L98 -0013 - Gencor Development Parties of Record Jerome Dipenbrock, AIA 1115 25th Ave E. Seattle, WA 98112 Leon Grundstein Gencor Development 85 S. Washington St., Suite 308 Seattle, WA 98104 -J o • 1) 0.; Up 'CO Id J 1-- LL; w o` J u- < H=, Lu 'D Di :U .+ U ;O. iLLI : 0 Z!' U N` 0 F-' City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Steve Lancaster ; FROM: Michael Jenkins(M i DATE: March 23, 1998 RE: Request to determine required minimum parking, Southcenter Self - Storage Building /Gencor Development, 5950 Southcenter Blvd. (L98 -0013) Request The applicant is requesting a determination on minimum parking requirements for a use not listed in the Zoning Code. The request is made under TMC 18.56.100, allowing for determination to be made by the Director where a land use is not defined. The facility is a self - storage warehouse containing individual storage units ranging from 25 square feet to 300 square feet. A copy of the site plan with elevations submitted at the August 7, 1997 pre - application conference is included as Attachment A. Attachment B is the recent proposal included with this application. $ackground The current request arises from a pre- application conference concerning a proposed 67,000 square foot self - storage facility. The facility is located at 5950 Southcenter Blvd., immediately to the east of the Arco /AM -PM market. The parcel is zoned Regional Commercial Mixed Use (RCM) along Southcenter Blvd. but as the slope rises to the north, the zoning changes to High Density Residential. A copy of the area zoning is included as Attachment C. pecision Criteria TMC 18.56.100 does not include criteria or guidelines to be applied to requests to determine minimum parking. However, the code does indicate that the determination shall be made "based upon the requirements for the most comparable use specified in this chapter ". 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z �w. u6; m, J U 0 0: tn0 .co. J w 0: g� u. J � w Z F- 0:. Z� U • 0 o - w w` H V. .z. 0 • ,. Memorandum L98 -0013 March 23, 1998 Page Two Applicants contend that the closest use defined in the Zoning Code, Warehousing, is not comparable as it assumes a facility with a large number of employees and distribution as an integral part of the use. The applicant also includes a parking study recommending a minimum requirement of 1 space per 4,500 square feet (Attachment D). The recommendation is based upon data taken at comparable facilities in Seattle that are approximately 40 percent larger than the proposed facility. The data included with the report, as summarized, shows that the proposed facility will require 9 -11 parking spaces. This figure is approximately 40% of the peak hourly use of 17 visits at the larger Seattle facility. Additional information based upon standards adopted by adjacent jurisdictions has also been provided by the architect for the project (Attachment E). The usable, or net, square footage of the proposed building is 50,386 square feet. Under the warehousing definition in the Zoning Code, 25 parking spaces and 3 loading spaces would be required. The applicant's proposal of 1 space per 4,500 square feet would result in a minimum 12 space requirements. 3 loading spaces will also be required, as indicated on the plans. No specific parking requirements for employees has been included, as only one employee is typically required and serves as a caretaker for the facility. In addition to the information provided concerning parking requirements of adjacent jurisdictions, the following are parking requirements for jurisdictions not included in the application materials: Bothell: 1 space per 3,500 square feet of storage Auburn: 1 space per 3,500 square feet of storage, with a minimum of 10 Renton: 1 space per 1,500 square feet of storage CONCLUSIONS 1. As defined under TMC 18.56, self - storage units are not the same use as Warehousing, as a minimum number of employees are required and no distribution activities take place on a regular basis 2. No consistent standard has been adopted by adjacent jurisdictions 3. The proposed standard appears satisfactory, given use of comparable facilities RECOMMENDATION A minimum parking requirement of 1 space per 4,500 usable square feet be established for self storage facilities. :t1!: iI ?:: i }; �1 'f ;u. :i i7rv;:itt liititiY :Sij;E�n:;tC1S441iY, KING COUNTY ASSESSOR'S OFFICE ACCOUNTING DIVISION 500 4th Avenue - Room 709 Seattle, WA 98104 * *SEND NOTICE OF DECi"S•IONS -FOR< PEANNINC PERMITS ** ; xtxr'k'r.trrZij'eZ%u-^S:`ZGittz 'Mfi:1tbra'?aTaEV:kR '+WIIt?ttftreMtiXRYA' ''VIP'tVremrg,ewa" TRANSPORTATION PLANNING & ENGINEERING, INC. Professional Transportation Engineering Consulting Services MAR 0 3 1993 LOP►'Jl` t 2101 - 112th AVENUE N.E.; SUITE 110 BELLEVUE, WASHINGTON 98004 TELEPHONE (425) 455 -5320 FACSIMILE (425) 453 -7180 ATTACHMENT. W 6 JU O 0 moo. co W 0 �Q • _ w mo z �. Z 0 WW 0 O F-; W w' ro ..Z° W - ~ 0 Z n DIEPENBROCK & ASSOCIATES ARCHITECTURE / DEVELOPMENT CONSULTING March 3, 1998. Michael Jenkins Assistant Planner City of Tukwila Department of Community Development 6300 Southcenter Boulevard Suit 100 Tukwila. Washington 98199 Re: Request to determine off - street parking requirements for self storage facility located at 5950 Southcenter Boulevard, Tukwila, Washington.. Dear Mr. Jenkins, I am the Architect for the above referenced proposed project. This letter is to request that you make a determination for the off - street parking requirements for a proposed self= storage facility per Section 18.56.100 Uses not specified of Tukwila's Zoning Code. Because there aren't any comparable uses specified in this chapter we are furnishing you with a study which determines parking demand for the proposed facility. (While warehousing appears to be similar it refers to a distribution facility which calculated parking demand based on anticipated number of employees.) The study analyzes a similar facility in Seattle and considers other communities zoning codes to make a recommendation for parking requirements. We are requesting that you require 1 stall per 4,500 square feet of actual storage area (building footprint less vertical shafts and corridors) plus I stall per employee. As you requested my client, Leon Grundstein, also contacted the owners of the AM /PM market; which is adjacent to our parcel, about the possibility of leasing parking. Mr. Grundstein's letter is enclosed. Thank you for your assistance. Sincerely, rome clo Di res J■P' en . o- k AIA 1115 25TH AVE. E SEATTLE, WA 98112 206 - 324 -6561 FAX 206- 324 -6731 E -MAIL DIEPASSOC @AOL.COM GENCOR 85 SOUTH WASHINGTON, SUITE 3O8 SEATTLE, WASHINGTON 98104 PHONE (206) 467 -9556 FAX (206) 467 -0103 February 11, 1998 Michael Jenkins Assistant Planner City of Tukwila Department of Community Development 6300 Southcenter Boulevard Suite 100 Tukwila, Washington 98188 Dear Mr. Jenkins: I am the Lessor of the vacant lot to the east of the AM/PM Mini Mart. I am proposing the development of a self storage on this site. I have spoken with the manager of the AM/PM Mini Mart and inquired if they could allocate any of their parking stalls to our proposed mini- storage project. The manager spoke with the owner and reported to me that they need all of their parking stalls and would' not be able to lease us any of their space. Sincerely, bra 20./Adi Leon Grundstein President 1 71 �pE VICTOR H. BISHOP P.E. President DAVID H. ENDER. P.E. Vice President TRANSPORTATION PLANNING & ENGINEERING, INC. Jerome J. Diepenbrock, AIA Diepenbrock & Associates 1115 25th Ave. E. Seattle, WA 98112 Re: Southcenter Self Storage Parking Generation Analysis Dear Mr. Diepenbrock: 2101 - 112th AVENUE N.E., SUITE 110 - BELLEVUE, WASHINGTON 98004 TELEPHONE (425) 455 -5320 FACSIMILE (425) 453-7180 February 27, 1998 We are pleased to submit this parking generation analysis for the proposed Southcenter Self Storage project. The site is located at 5050 Southcenter Blvd., on the north side of the street, just west of Tukwila City Hall, in the City of Tukwila. It is our understanding that the City of Tukwila's off - street parking regulations do not specifically address urban -style self- storage facilities. Description of Proposed Facility As shown on the attached preliminary site plan dated December 12, 1997, the proposed facility will be a three story building with a basement, which will have a total of about 67,183 gross square feet of floor area. The building will include space for up to about 650 urban -style self- storage units within about 50,386 sq. ft. of storage net floor area. The average storage unit is expected to have about 76 sq. ft. of floor area. The smallest storage unit will be about 4'x4'x4', for a volume of about 64 cubic feet. A parking lot with 16 parking spaces is proposed on the south side of the building. Access to Southcenter Blvd is proposed via one existing driveway and one new driveway. Existing Urban Self Storage Facilities For comparison, data was provided by Urban Self Storage, Inc. for their two existing facilities in Seattle. Attached is a copy of a letter dated February 2, 1998 from Mr. Patrick J. Reilly of Urban Self Storage, Inc. which describes the data. The existing 12th & Madison Self Storage facility is located at 1111 East Madison St., in the First Hill area adjacent to Seattle University. The facility includes a five -story building with a basement and two loading bays, and a one -story building with one loading T083698.Ltr a • „,..2 :6D • (.3 o. .U) (/) w : • W ._ n . u.. w0 g. 1 = a: �.w z p W • • 10 —: ww h- U; LL0: wz P�_: z Jerome J. Diepenbrock, AIA Diepenbrock & Associates February 27, 1998 Page - 2 - bay. The facility has a total of about 104,000 gross square feet of floor area and 1,229 urban -style self- storage units within about 67,000 sq. ft. of storage net floor area. The facility has been operating at 97% occupancy for the last 11 years with 10 off street parking spaces adjacent to the loading bays. These stalls are all reserved for customer use. This is equivalent to one stall per 6,700 sq. ft. of storage area or one stall per 123 storage units. There is some on- street parking available but the supply is limited due to the other commercial, residential and university land uses. The existing Roosevelt Self Storage facility is located at 6810 Roosevelt Way N.E., in the Roosevelt district of Seattle. The facility consists of one four -story building with a basement and two loading bays. The facility has a total of about 44,000 gross square feet of floor area and 706 urban -style self- storage units. The facility has no off - street parking lot, but there is space for three vehicles to park adjacent to the loading bays. There is some on- street parking allowed in the area, but parking demand is moderately high due to the other commercial and residential land uses. This facility has only been in operation for the past 18 months and is only 67% occupied. Therefore, we used operational data from only the 12th & Madison facility in this study. Due to their different design and operational characteristics, urban style self storage facilities have significantly lower numbers of visits per storage area or per storage unit than the more common suburban drive -up garage style facilities. As is apparent from the descriptions above, urban facilities have smaller size units in multi- story buildings, which limits the stored items to smaller, lighter items that remain in storage for longer periods. These items are typically personal and business archival records which do not require frequent access or retrieval. Entry /Exit Log Data Both of the existing Urban Self Storage, Inc. facilities in Seattle keep electronic activity logs of entries and exits at each of the building doors. Each customer has a password that must be entered into the electronic security system in order to open a door to enter or exit the building. When somebody attempts to enter a password, the system records information such as the date, time (hour, minute, second), door location, enter or exit, whether the password entry was successful, password, and name and storage unit number associated with that password. This activity log data can be electronically retrieved from the system, although a significant amount of effort is required to convert the data into a spreadsheet software in order to sort and summarize the data. T083698.Ltr TpE Jerome J. Diepenbrock, AIA Diepenbrock & Associates February 27, 1998 Page - 3 - TPE This activity log is a conservatively high measure of peak demand. The duration time of about 10% of the tenants must be assumed, because people may exit the building without being recorded, by exiting while somebody else has opened the door to enter or exit. Based on past operational observations, we have assumed that these tenants leave the facility after a conservatively high duration of two hours. Most customers actually are in the building for only a few minutes while they move storage items in or out. Some people stay longer to find, organize or review their stored items, such an archived business records. Some people make multiple trips in and out of the building to transport items between their vehicle and their storage unit. Almost everyone leaves the site within two hours after they arrive. Attached is a spreadsheet printout showing the cumulative running total number of customers in the 12th & Madison Self Storage facility on July 14, 1997. The spreadsheet data is converted from the electronic security system entry /exit activity log data, as discussed above. July and September are the busiest months at Urban Self Storage, Inc. facilities. The spreadsheet shows a peak accumulation of 17 customers, which occurred several times between about 3:45 and 5:00 PM. This is a conservatively high estimate, due to the assumed two hour default visit duration discussed above. A previous study of the 12th & Madison Self Storage facility determined that there were a maximum of eight to ten people in the building at any one time. The proposed Southcenter Self Storage facility will have about 65% of the floor area and about 53% of the number of self- storage units as compared to the 12th & Madison Self Storage facility. It is expected that the number of visits will be roughly proportional to the size of the facility. Based on the conservatively high peak accumulation of 17 customers calculated at the 12th and Madison facility, these percentages would yield a peak of about 9 to 11 customers at the proposed Southcenter facility. This would be equivalent to one parking stall per 4,580 sq. ft. of storage area or one parking stall per 59 storage units. Parking Requirements for Self Storage Uses from Other Jurisdictions Attached is a copy of your February 25, 1998 letter showing the parking requirements for self- storage facilities from other jurisdictions. None of the other jurisdictions have parking requirements that distinguish between urban and suburban - style self storage facilities. The requirements of other jurisdictions are based on several different independent site variables, and there is no consensus standard parking requirement for these facilities. However, as shown in your letter these requirements iiltt+s�,s Edurt�t i:•z•ZmiP3J • rasciAfkViV 41 3S,. 1*^ :+'3 ?$MiKSir��'e^3}`::YKra,.i` 4 >!�r`w ' iS"9,liA$fi'`ti-OP •\ T083698.Ltr z CZ 1▪ 1 JU 0 O W I w w° gQ CO w. z�: o' w ~. j o' O • S2 oI— = w' FU. • � o u; z` U N;. 0 z • a Li J Jerome J. Diepenbrock, AIA Diepenbrock & Associates February 27, 1998 Page - 4 - from other jurisdictions would produce parking requirements for the proposed Southcenter Self Storage facility ranging from a low of two stalls (City of Kent) to a high of up to 22 stalls (City of Seattle). It is interesting to note that the 12th & Madison storage facility would be required to have 41 off street parking stalls per Seattle's zoning code, yet the conservatively high peak accumulation count only would require 17 spaces or one stall per 4,000 sq. ft. of storage area, roughly 40% of Seattle's requirement. We feel that King County's code, which would require 19 stalls for the 12th & Madison facility, although still 20% higher than real demand, more realistically estimates the parking demand based on actual storage area. Based on the information we have seen related to parking for this project, including the above, we would recommend a minimum of 11 spaces for customer parking or one stall per 4,500 sq. ft. of actual storage area, plus one additional stall for each employee at this facility. The 16 parking spaces proposed will accommodate the expected parking demand for the proposed Southcenter Self Storage facility. Please contact me if you have any questions. Very truly yours, DHE:mc TRANSPORTATION PLANNING & ENGINEERING, INC. 9.0-4-4 27f, David H. Enger, P.E. Vice President cc: Mr. Patrick J. Reilly, Urban Self Storage, Inc. T083698.Ltr TpE z _- W` 6 U! U. O • • OD 5mm Drawing# 4101.0.110.0 URBAN ,S.Peej Stmc49e 9prc 2 February, 1998 CONSULTING DEVELOPMENT MANAGEMENT 1 1 1 1 EAST MADISON, SEATTLE, WASHINGTON 981 22 TELEPHONE 206.322.4868 FAX 206.328.371 1 Mr. Dave Enger, P.E. Transportation Planning & Engineering, Inc. 2101 112''' Avenue Northeast, Suite 110 Bellevue, Washington 98004 Mr. Enger, • We have operated self storage facilities in the Puget Sound region since 1987. Our specialized entry access system requires tenanis.to input a unique code to gain access into the facility and de- activate the security for the tenant's unit. The tenant must also input their unique code to exit the facility and re- activate the security for their unit. These tenant entries /exits are stored as `events' in a computer log file. The computer log file contains the date, time, password, and tenant unit along with other data not relevant to your effort. I have provided you with two 1 -week periods of computer log files in the form of an Microsoft Excel 97 spreadsheet for 12"' & Madison Self Storage and Roosevelt Self Storage. The 1 -week periods are broken down by day, hour(in 24 hour format), minutes, and seconds. The 1 -week periods are of 14 July — 20 July 1997 and 1 — 7 September 1997. The months of July and September represent the `peak' times of the year for the self storage industry in this region and in fact, the nation. This seasonal fluctuation can be explained by some of the following: ❑ New Construction Activity. ❑ Follows the Trends in Residential & Catn,nercial Moves. ❑ Student Population Migration. ❑ Business Inventories High. I have provided you with two log file reports for each facility. One log is `UNSORTED' and is Marked as such in the footer. This `UNSORTED' log contains entries /exits by employees of the self storage facilities for maintenance and day -to -day operations. It also contains system events like date changes and invalid passwords. The events in the `UNSORTED' log are listed chronologically. The sorted log file does NOT have the `UNSORTED' label in the footer. It has been sorted so -' that employee events are not contained and invalid password events are not contained. It has .:.'• ">r '.._ >`�.� rEl ::r;;:e.3i�.`:,zt�.' +}.we.':Yi .'w= k?.�Lki;`.:%�r SS�';'iK:. U?;�5TilaVeit ,1i"4"rAtir d`-n ZP- • been further sorted so that tenant unit numbers are grouped and within those groups events are sorted chronologically. Usually, the log file contains multiple events for a single tenant visit. Therefore the number of events in the log file does NOT equal the number of tenants that visited the facility that day. The following are some of the reasons that there are multiple events for a single tenant: ❑ All tenants generate at least 2 log file events, 1 when entering AND 1 when to exit. ❑ The tenant has multiple units so must input multiple codes to de- activate the security alarm for each area. ❑ The tenant leaves the facility for some reason and then uses his code to re- enter. Since the sorted log file is grouped by unit number it will be easy to discount the events for multiple entries and exits so that the number `visits' per day may be calculated. Mr. Enger, if you have any questions about these log file reports or if you require more •s information, please feel free to call us at 206.322.4868. Vpry-Tr-uu Yours, l` Patrick J. Reilly, Vice President Urban Self Storage, Inc. ti 1▪ z re J 0 • O s .tA 0 cow; w =. i J1' wO Jr co z�;. o z moo. O-. o I--; = W. 0 0 Sheetl 12th & Madison Self Storage L I 26- Feb -98 1111 East Madison St., Seattle Summary of Entry/Exit Log Data for July 14, 1997 MINUTES — —' SECONDS_ STORAGE UNIT - E_NTE_R(1) EXIT( -1) CUM. _ _ _ TOTAL HOURS 7 20 2 13071 -N 1 ,.... -. _....._ -1. 7 54 30 5034 -S 1 2 7 55 27 52 M114 M11.4 ....__..._ 1 _.._..._ ._._._1....___.._.._.•_2 _ - 3 . —.__.O 8 3 29 A1177 1 3 8 8 19 M128 1 4 8 9 32 7091 -S 1 5 8 27 6 A1177 -1 4 8 28 32 7091 -S -1 3 8 34 51 7034 -S 1 4 8 36 5 M169 1 5 8 40 0 M169 -1 4 8 45 13 A1209 1 5 8 48 37 3062 -S 1 6 9 -- 9 _._5 THREE1 1 ..............7 9 11 2M128 -1 6 9 11 38 12 &MAD 1 7 9 16 54 THREE -1 6 9 17 012 &MAD -1 5 9 18 41 3062 -S -1 4 I11 (D CID ! CD CD CD 28 5 7000 1 5 30 4 5034 -S -1 4 31 21 7030 -S ..........5 34 13 4108 -N 1 6 35 41 A1124 1 7 36 6 A1124 -1 6 9 41 37 7036 -S 1 7 9 44 5 TWO 1 8 9 49 28 A1153 1 9 9 50 36 7083 -S 1 10 9 53 20 A1153 -1 9 9 57 30 5193 -S 1 __ _ 10 10 3 41 5193 -S -1 9 10 7 15 A1209 -1 8 10 24 B071 -N -1 7 10 36 7034 -S -1 6 10 36 55 3118 -N 1 7 10 41 20 M127 1 8 10 43 34 7055 -S 1 9 Page 1 -yr:.. �;l`: •l,k �, .. k:...i filAN & .. f y,r.. _ .:'). iv�F# 5l. r-1••n'�:` ...,..,, -. mlj {„ . "if w.'+. <..?+.1•, +.. bl... r„ 1k�u7. GY25ti: drL: �, ihf d: S, �?3 �+- ` i�Sf�:.YI«41k�'4'.T�+{'w::��',. �iGt�,ii . d' a, 7'1 i�1'3? �,* f?if ' }'.'+r�1=- 'ikc5�yF7::rvFcluT' = '1'�g?lk �'�'�- 'eFc�f`k8a"�`ta�5Yb2'r " ��$,. • 's6N' ��hs'� nt�"#�.�'v.�fi��'u z HZ' • —j U. ,U 0. • Li.' =: mu.! w 0` g Q. — O xw z�.• 1- O. z 1—; p_ U �. . 0 AM id H V 0; iii O z 1 • I ! • Sheetl 10 47 7 M127 -1 8 10 49 32 1001-0 1 9 10 53 0 7091-S 1 ' 10 11 0 38 7083-S -1 9 11 5 20 7091-S -1 8 9 8 9 11 11 7 16 23 2 M176 7055-S 1 -1 1 11 23 15 B100-S 11 24 50 A1091 1 10 11 28 , ' 7000 -1 9 11 30 7030-S -1 8 11 30 8 FOUR 1 -1 -1 -1 _9 8 7 6 11 35 36 42 51 0 A1091 .... 4108-N 7036-S 11 11 11 42 55 3115-N 1 7 8 11 45 51 5013-S 1 11 59 9 2097-N 1 9 12 6 5 5013-S -1 8 .9 8 9 12 6 19 6 FIVE 3118-N 1 -1 12 27 12 45 35 M101 1 12 47 53 2084-N 1 10 12 50 31 2097-N -1 9 12 59 16 2084-N -1 8 13 1 20 12&MAD 1 13 16 12 2051-S 1 _9 10 13 24 B100-S -1 9 13 24 TWO -1 8 13 33 10 4129-N 1 9 13 39 15 2051-S -1 8 13 43 3115-N -1 7 13 48 M176 -1 6 13 13 55 55 32 M172 3002-S 5126-N 7076-S 1 1 1 1 7 8 9 10 46 14 14 8 49 43 33 14 34 12 4110-N 1 11 14 36 17 7076-S -1 _10 11 12 11 10 11 12 14 14 37 39 57 58 59 14 33 58M107 44 17 A1213 7083-S 7083-S 7012-S 1 1 -1 -1 1 14 14 14 15 0 12 2078-N 1 15 8 40 2078-N -1 11 15 20 36 B071-N 1 12 15 22 19 A1066 1 13 14 15 15 36 23 3076-N 5011-S 1 1 15 39 27 Page 2 *.• rAMAngqrS Sheetl 15 43 26 3076 -N -1 14 15 46 35 4041 -S 1 15 15 47 31 7084 -S 1 16 15 47 32 M169 1 17 15 54 M172 -1 -1 -1 16 15 14 15 56 3002 -S 15 57 37 M169 16 1 20 7084 -S -1 13 16 4 41 FIVE 1 14 16 4 50 5022 -S 1 15 16 6 5126 -N -1 - 14 16 9 6 A1213 -1 13 16 11 53 M127 1 14 16 18 THREE 1 15 16 18 TWO 1 16 16 21 5 3115 -N 1 17 16 25 58 M127 -1 16 16 29 27 7089 -S 1 17 16 34 15 7089 -S -1 16 16 37 45 A1066 -1 15 16 17 16 16 50 55 4 A1177 4087 -N 1 1 19 17 0 16 A1177 -1 16 17 29 37 3115 -N -1.. 15 17 36 5011 -S -1 14 17 18 52 0 6 20 4041 -S 7012 -S 5022 -S -1 -- -_'1_ -1 13 _______ 12 11 18 18 17 7 8100 -S 1 12 18 18 10 5034 -S 1 13 18 19 43 TWO -1 12 18 19 53 THREE -1 11 18 20 9 FOUR -1 10 18 20 34 12&MAD -1 9 18 20 39 FIVE -1 8 18 27 41 5034 -S -1 7 18 39 21 7091 -S 1 -. 8 18 43 21 1001 -0 1 9 18 43 34 A1096 1 10 18 46 42 7091 -S -1 9 18 18 54 55 58 6 7005 -S 3012 -S 1 1 -1 10 11 10 19 29 19 4162 -N 19 31 53 4110 -N -1 9 19 38 37 B100 -S -1 8 19 42 29 3062 -S 1 9 19 43 14 M107 1 10 19 43 43 A1096 -1 1 9 10 9 19 44 9 2068 -N 19 47 32 3062 -S -1 • r_` }i;in,3ii <�; .' -b?.: .tip i/Zi:11;45, :: �e3ani?aibt,'Ja. cl r; • • i4sa�,iwfs z • 6 UO CO p. (n w, -J w0 u_ Q. d H =. Z �.. AU Lai; :O N ,0 F— w w O' wZ' O~ z 19 48 32 A1209 1 10 19 52 48 M107 -1 9 19 53 0 A1209 -1 8 19 55 40 7055 -S 1 9 _._ 19 58 _____ __ _ 1 4_044 -S ___._..__._.__-1_ 1 10 _.____-_..___9 19__-_.-.___._ 58 24 _. 7055-S 7 _.5- - _..... _......_. 9 19 59 57 3012 -S -1 8 __ ___ _� 9 20 28 50 12&MAD 1 20 34 3 MEZZ 1 10 20 34 40 MEZZ -1 9 Page 4 . , �C.,.';=. riL.' Ysit: L4ili1 .1`,ian.V."1SY.tWW.A��srw+..rn vwr[v:rnm`,r'y)wt DIEPENBROCK & ASSOCIATES ARCHITECTURE / DEVELOPMENT CONSULTING February 25, 1998 Mr. Dave Enger Transportation Planning & Engineering, Inc. 2101 112 Avenue Northeast, Suite 110 Bellevue, Washington 98004 This letter is to summarize the parking requirements for self storage uses in communities which are adjacent to the City of Tukwila. Excepts from zoning Codes 'are attached for several of these jurisdictions. .City of. Sea Tac City of Kent City of Renton 1 per 3,500 sf of storage area plus 2 per any resident director's unit 1 per employee (designated), plus 3 for customers 1 per 250 sf of office, no requirements for storage area, requires parking aisle dimension for loading area. 1 per 1,500 sf for warehouse, general storage, will make a determination for mini - storage. City of Seattle 1 per 30 storage units. These jurisdictions would require the following parking stalls for the proposed 67,182 gross sf mini- storage building which would have approximately 400 sf, of office and 50,400 sf of storage space or.600 to 650 storage units: We are proposing.16 stalls. King County. City of. Sea Tac City of Kent City of Seattle 1ncerely, 14 parking stalls 4 parking stalls 2 parking stalls 20 -22 parking stalls ck AIA .1115 25TH AVE. E SEATTLE, WA 98112 206 - 324 -6561 FAX 206- 324 -6731 E -MAIL DIEPASSOC @AOL.COM ',', ._,.� r :'d'::�o`a`:.s ±: °tiz;:� yF; �S, i1Sti ,1aG:`��i,.•�:;,ti;ta,rhi:Lz': nice,. L` y;1L;;:^•?'s)SE:i'ilrY:'r:Y:'rs LAND USE MINIMUM PARKING SPACES REQUIRED GENERAL SERVICES (K.C.C. 21A.08.050A): General services uses: Exceptions: Funeral home /Crematory Daycare I Daycare II Churches, synagogue, temple Outpatient and Veterinary clinic offices Nursing and personal care facilities Hospital Elementary schools Secondary schools Middle /junior high schools High schools High schools with stadiums Vocational schools . Specialized instruction schools 1 per 300 square feet 1 per 50 square feet of chapel area 2 per facility 2 per facility, plus 1 space for each 20 children 1 per 5 fixed seats, plus 1 per 50 square feet of gross floor area without fixed seats used for assembly purposes 1 per 300 square feet of office, labs and examination rooms 1 per 4 beds 1 per bed 1 per classroom, plus 1 per 50 students 1 per classroom, plus 1 per 50 students 1 per classroom, plus 1 per 10 students greater of 1 per classroom plus 1 per 10 students, or 1 per 3 fixed seats in stadium 1 per classroom, plus 1 per five students 1 per classroom,plus 1 per two students GOVERNMENT /BUSINESS SERVICES (K.C.C. 21 A.08.060A): Government/business services Exceptions: Public agency yard Public agency archives Courts Police facility Fire facility Construction and trade Warehousing and storage Self- service storage uses: 1 per 300 square feet 1 per 300 square feet of offices, plus .9 per 1,000 square feet of indoor storage or repair areas .9 per 1000 square feet of storage area, plus 1 per 50 square feet of waiting /reviewing areas 3 per courtroom, plus 1 per 50 square feet of fixed seat or assembly areas (director) (director) 1 per 300 square feet of office, plus 1 per 3,000 square feet of storage area 1 per 300 square feet of office, plus .9 per 1,000 square feet of storage area 1 per 3,500 square feet of storage area, alus 2 Outdoor advertising services Heavy equipment repair Office for any resident director's unit 1 per 300 square feet of office, plus .9 per 1,000 square feet of storage area 1 per 300 square feet of office, plus .9 per 1,000 square feet of indoor repair areas 1 per 300 square feet (King County 12 -94) 1 City of SeaToo Z .ThNG CODE ■••••••■••••■■••■••••••■• 15.15.030 Parking Space Requirements for Manufacturing Uses (Amended: Ord. No. 95-1016, Effective 8/10/95) ,..:„: .1SE . ; - ..:•;:-.,j;',',V,":4?;f::x.,.:,.;:;.1^;:w.n... .,%::.,•:,;:,%r:::':p . , . . ' 0::: " •,..s.e.:**;,;;;!;f:::if;:a6,:gi.*. ':;::„ ,.....:,...:T.t.,.:.p. ' :::::::::i4:.';:%M*,4%,^4i=y.. ,:f;,.t...,.x.:y.,,i.:1:,:.,:..7, ......... . - ' . „ , ..,, ..... .... . . ... .. Itiii#(1Kiiiiia4fitif):106:04**;:i'a..;:;rzl'so,:xr,:.,5,figi e.if?.::4);.Q.:'::::.z.v.i,fi.:47:.:::;.;:::..::,*.::::::.::..:n.:•::x::.:419.;4:::::::!::::::'ft4::MXQ:.)ii::';'.::;.: .. . . . . . . _ MANUFACTURING USES 130 Food Processing — 1 per employee, plus 1 per 500 sf of building 131 Winery/Brewery 1 per employee, plus 1 por 40 sf of testing area 132 Textile Mill 1 per employee, plus 1 par 500 sf of building. 133 Apparet/Textile Products 1 per employee. plus 1 per 500 sf of building 134 Wood Products 1 per employee, plus 1 per 500 sf of building 135 Furniture/Fixtures . 1 per employee, plus 1 per 500 sf of building 136 Paper Products 1 per employee, plus 1 por 800 sf of building 137 Printing/Publishing 1 per employee, plus 1 per 500 sf of building 138 Chemical/Petroleum Products 1 per employee, plus 1 per 500 sf of building 138.5 Biomedical Product Facility 1 per 500 sf of arose floor area, plus one (1) space per _employee 1 per employee, plus 1 per SOO sf of building 139 Rubber/Plastic/Leather/Mineral Products 140 Primary Metal Industry 1 per employee, plus 1 par 500 sf of building 141 Fabricated Motel Products 1 per employee, plus 1 por S00 sf of building 142 Commercial/Industrial Machinery 1 per employee, plus 1 per 500 sf of building 143 144 Computer/Office Equipment 1 per employee, plus 1 per 500 sf of building Electronic Assembly 1 per employee, plus 1 par SOO sf of building 145 Aerospace Equipment 1 per employee, plus 1 per 500 sf of building 146 Misc. Light Manufacturing 1 per employee, plus 1 per 500 sf of building 147 Tire Retreading 1 per employee: plus 1 per 500 sf of building 148 Recycling Products 1 per 1000 sf or 1 per employee, whichever i5 greeter 149 Towing Operation 1 per employee (designated) 150 Auto Wrecking 1 per employee (designated), plus 3 for customers 151 Self-Seryice Storage 1 per employee (designated), plus 3 for customers ) 152 Off-Site Hazardous Waste Treatment and Storage Facility. — 1 per employee, plus 1 per 500 sf of building — — — 98 •11■•••• Revised 8/10/95 •■••■••••■•■•■■•••■••■•■•••■■/.■11.■11...■./.■■■■■•••■■41,1 44.Y10041',041s.'i Use Manufacturing, heavy Manufacturing, light Marine service station Medical services Miniature golf Mini- warehouse Mobile home park Mortuary services Motels Motion picture theater Multifamily structures6 except those listed below Chart A for Section 23.54.015 (Continued) Parking Requirement 1 for each 1,500 square feet. 1 for each 1,500 square feet. 1 for each 2,000 square feet. 1 for each 350 square feet. 1 for each 2 holes. 1 for each 30 storage units. 1 for each mobile home. 1 for each 350 square feet. 1 for each sleeping room or suite. 1 for each 8 fixed seats or 1 for each 100 square feet of spectator assembly area not containing fixed seats. Lots containing 2 -10 dwelling units: 1.1 for each dwelling unit. Lots containing 11 -30 dwelling units: 1.15 for each dwelling unit. Lots containing 31-60 dwelling units: 1.2 for each dwelling unit. Lots containing more than 60 dwelling units: 1.25 for each dwelling unit. In addition, for all multifamily structures whose aver- age gross floor area per dwelling unit, excluding decks and all portions of a structure shared by multi- ple dwelling units, exceeds 500 square feet, an addi- tional .0002 spaces per square foot in excess of 500 shall be required up to a maximum additional .15 spaces per dwelling unit; and When at least 50 percent of the dwelling units in a multifamily structure have 3 bedrooms, an addi- tional .25 spaces per bedroom for each unit with 3 bedrooms shall be required; and (Seattle 6 -97) 23 -506 vla`titiX.t�w�%�nv.,.1i: atO t a;qi, n I%v.N4 ir' 'r.ai.{�11Yh -44 .'..,w.4 z •W� • U0: CO al • J H t. w 0' • • u_ -J z� .111 ut H O: z t—: 0 O N' ,2 U r. w z •F H' :O z DIEPENBROCK & ASSOCIATES ARCHITECTURE / DEVELOPMENT CONSULTING February 25, 1998 Mr. Dave Enger Transportation Planning & Engineering, Inc. 2101 112 Avenue Northeast, Suite 110 Bellevue, Washington 98004 Dear Mr. Enger, This letter is to summarize the parking requirements for self storage uses in communities which are adjacent, to the City of Tukwila. Excepts from zoning Codes are attached for several of these jurisdictions. King County .City of Sea .Tac City of Kent: City of Renton City of Seattle 1 per 3,500 sf of storage area , plus 2 per, any , • resident director's unit • . 1 per employee (designated:), plus 3 for customers . • 1 per 250 sf of office, no requirements for storage area, requires parking 'aisle dimension for loading area. • 1. per 1,500 sf for warehouse, general storage, will • • make a determination for mini-Storage. * . . 1 per 30 storage units. These jurisdictions would require the folloWing parking stalls for the. proposed 67,182' gross sf mini- storage building which would have approximately 400 sf of office and • 50,400 sf of storage space or 600 to 650 storage units. We are proposing 16 stalls. King County City of Sea Tac • City of Kent. City of Seattle incerely, 14 parking stalls , 4 parking stalls. , 2 parking stalls- . 20-22 parking stalls, J rome Dip 111 ck AIA ATTACHMENT E 1115 25TH AVE. E SEATTLE, WA 98112 206-324-6561 FAX 206-324-6731 E-MAIL DiEPAS SOa@AOL,COM Yae4.4'Nei' •taiii34.6 - z wow-, .4N < • re 11 -J 0 0 0 CO CI CO 11J W -J CD U. al 0 g co m— a w z 1._ o z LLJ uj 0 w 0 I- 111 uj I r- w 0 . LAND USE MINIMUM PARKING SPACES REQUIRED GENERAL SERVICES (K.C.C. 21A.08.050A): 1 General services uses: Exceptions: Funeral home /Crematory Daycare I Daycare II Churches, synagogue, temple Outpatient and Veterinary clinic offices Nursing and personal care facilities Hospital Elementary schools Secondary schools Middle /junior high schools High schools High schools with stadiums Vocational schools . Specialized instruction schools 1 per 300 square feet 1 per 50 square feet of chapel area 2 per facility 2 per facility, plus 1 space for each 20 children 1 per 5 fixed seats, plus 1 per 50 square feet of gross floor area without fixed seats used for assembly purposes 1 per 300 square feet of office, Tabs and examination rooms 1 per 4 beds 1 per bed 1 per classroom, plus 1 per 50 students 1 per classroom, plus 1 per 50 students 1 per classroom, plus 1 per 10 students greater of 1 per classroom plus 1 per 10 students, or 1 per 3 fixed seats in stadium 1 per classroom, plus 1 per five students 1 per classroom,plus 1 per two students GOVERNMENT /BUSINESS SERVICES (K.C.C. 21A.08.060A): Government/business services uses: Exceptions: Public agency yard Public agency archives Courts Police facility Fire facility Construction and trade Warehousing and storage Self- service storage Outdoor advertising services Heavy equipment repair Office �;'tk,'�lt�t,..C::i.';) iai:; <ASNIi6iitfA`?< �2:tk• }`u''.;c�r"•'Wn;,C.4i�.4s'CH 1 per 300 square feet 1 per 300 square feet of offices, plus .9 per 1,000 square feet of indoor storage or repair areas .9 per 1000 square feet of storage area, plus 1 per 50 square feet of waiting /reviewing areas 3 per courtroom, plus 1 per 50 square feet of fixed seat or assembly areas (director) (director) 1 per 300 square feet of office, plus 1 per 3,000 square feet of storage area 1 per 300 square feet of office, plus .9 per 1,000 square feet of storage area 1 per 3,500 square feet of storage area, plus 2 for any resident director's unit 1 per 300 square feet of office, plus .9 per 1,000 square feet of storage area 1 per 300 square feet of office, plus .9 per 1,000 square feet of indoor repair areas 1 per 300 square feet • is (King County 12 -94) • 1,a' ti`, :$ice' "AY l7 mawItav i Z �z re w a 00 N C cnw• J X: w 0. g 5: Q: I- w. Z� Z 00. w W 2 O CO, 0 l- ww W •Z: =. 0~ Z LI 98 City of SeaToo Z( JG CODE 111•1•••■•••••••••••• 1 ••■ 15.15.030 Parking Space Requirements for Manufacturing -Uses (Amended: Ord. No 95-1016, Effective 8/10/95) 441•••••••••••••.....1.0, Revised 8/10/95 ...••••■••11/.•••••••• • .10,•■••••••■••••■•••■■•■■•••" .-..••••••••••.••■•...0 ---- ;;,,,.,,„..,,:i.Wa;:4U'Ag5i 1:"gfli"11?...";.174Wi'nttPV':9;:i:iiAg.if.P;::;1?.111: MANUFACTURING USES lao Food Procossing 1 per employee, plus 1 per 500 sf of building 131 Winery/Bra wo ry 1 per employee, plus 1 per 40 sf of tasting area . 132 Textile Mill 1 por employee, plus 1 por 500 sf of building. 133 Apperelfroxtile Products 1 per omployee, plus 1 por 500 sf of building ---, 134 Wood Products 1 per employee, plus 1 per 500 sf of building MIEENFutniture/Fixtures 13 1 per employoe, plus 1 por 500 sf of building Popor Products 1 por employee, plus 1 per SOO of of building 137 Printing/Publishing 1 par omployea, plus 1 par 500 at of building 138 Chemical/Potroleum Products 1 par employee, plus 1 per 500 sf of building Biomedical Product Facility 1 por SOO of of gross floor arm plus ono (1) space por em•Io ea 139 Rubber/Plastic/Loather/Minoral Products 1 per employs°, plus 1 per 500 sf of building 140 Primary Metal Industry 1 por omployoo, plus 1 per 500 sf of building 141 Fabricated Metal Products 142 Commorcial/Industrial Machinery 143 oputer/Office Equipment 44 Electronic Assembly 145 • Aerospace Equipment ••••••••■•■■••■•••••• 146 Misc. Light Manufacturing 1 por employoo, pus 1 per 500 af of building 147 Tiro Rotraeding 148 Recycling Products 149 Towing Operation - 150 ,..- • 151 ) 152 Off-Sito Hazardous Wasto Treatment and Storage Facility 441•••••••••••••.....1.0, Revised 8/10/95 ...••••■••11/.•••••••• • .10,•■••••••■••••■•••■■•■■•••" .-..••••••••••.••■•...0 Ffil LAND USE CODE Chart A for Section 23.54.015 (Continued) Use Parking Requirement Manufacturing, heavy 1 for each 1,500 square feet. Manufacturing, light 1 for each 1,500 square feet. Marine service station 1 for each 2,000 square feet. Medical services 1 for each 350 square feet. Miniature golf 1 for each 2 holes. Mini- warehouse 1 for each 30 storage units. Mobile home park 1 for each mobile home. Mortuary services 1 for each 350 square feet. Motels 1 for each sleeping room or suite. Motion picture theater Multifamily structures6 except those listed below 1 for each 8 fixed seats or 1 for each 100 square feet of spectator assembly area not containing fixed seats. Lots containing 2 -10 dwelling units: 1.1 for each dwelling unit. Lots containing 11 -30 dwelling units: 1.15 for each dwelling unit. Lots containing 31-60 dwelling units: 1.2 for each dwelling unit. Lots containing more than 60 dwelling units: 1.25 for each dwelling unit. In addition, for all multifamily structures whose aver- age gross floor area per dwelling unit, excluding decks and all portions of a structure shared by multi- ple dwelling units, exceeds 500 square feet, an addi- tional .0002 spaces per square foot in excess of 500 shall be required up to a maximum additional .15 spaces per dwelling unit; and When at least 50 percent of the dwelling units in a multifamily structure have 3 bedrooms, an addi- tional .25 spaces per bedroom for each unit with 3 bedrooms shall be required; and (Scaulc 6 -97) 23 -506 CITY OF TUKWILA DEPARTI4 NtOF COMML,N /TYVi:VELOP1.f_NT SPEL.. -a. PERMISSION APPLICATION Special Signs; Cooperative Parking; etc.) 8,500 Scuthci,M lr Bc u/cv.rd, Tukwila, WA 9810, 7'6.1ephone; (205)451-36e: 1. BRIEFLY DESCRIBE YOUR PROPOSAL: /3(--/5/"/ /1G H /Nl M QM ...f lL Iitx? /43 v //2.v1 C.` ur Cam- <_5E7C-e- TDA, C7 /,3606 2. PROJECT, LOCATION: (Give street address or, if vacant, indicate lot(s), block, and sub - division; Or tax lot number, access street, and nearest intersection) •J, Quarter:_ _ A) G Section: 3 Township; 2.5 Range: (Mis information may Of:. found on your tax statement) game :;_..._• 6.72° `' a— \:7 at-/PG-A)L 4OC- /c -+14 Address: //I5 15' ! 71ft (1 vL r S ( i- rce: 9 4// Z-- Pho Date: -...�. .�' Sinatiu••. ap licant s thEi per: o. whom the staff will contact regarding the application, a.nnd o who :all no : cgs( anc .epw:ts shall be sent, unless, otherwise stipulated by applicant. AFFIDAVIT OF OWNERSHIP 4. • PRc);i?1 I TY N.TaI'Ilc: /,66.--0.A; &A- V A->0 qd:L� PPLac__ . GeNoo (u OWNER ,'� , c, 65- S- ket /ticTon S IB s'o'red og 6e-'-1T- Phone: 24,4, 4. _ • S k� RECEIVED swear that I /we are the owner(s) or contract �urchaser(s) of the property involved CITY OF TUKWILA Z F 9 1998 1n this application and that the foregoing statements and answers contained in this MAR application are true and correct to the PERMIT CENTER best of, my /our knowledge and belief. Dates.: __At) Addre:ss: EAsignaturc(s)). r/ it•414Z Z iSittML =MB, JUN -29 -98 10:06 AM DIEPENBROCK & ASSOCIATES N11L11 iv °. City of Tukwila 3246731 P. 02 John W. Rants, Mayor Department of Community Development Steve Lancaster, Director August 6, 1997 Robert Davey Davey Associates Architect 385 Front Street N. Issaquah, WA 98027 RE: Southcenter Self Storage Pre - application Meeting Lear Mr. Davey, At the pre - application meeting held for the Southccnter Self Storage project on .Tuly 31, 19971 raised the issue that the RCM commercial zoning did not appear to extend 1iu enough northward on the lot to cover the proposed building. 1 have researched the placement of the zoning boundary and find that it would cut through the proposed building. .The Tukwila City Council did not use the toe oldie slope as the demarcation between the commercial zoning along Southecnter Boulevard and the residential zoning on the hill, as J had thought. Instead, they noted that the commercial development was only one lot deep along Southcentcr Boulevard and drew the line for commercial zoning to connect the northern edges of the shallower lots on either side of the lot to be developed (see attached diagram). There is a provision in the code to allow a property owner with a lot split between two zoning districts to apply for a special exception extension of the regulations ('or up to 50 reef on either side of the district boundary. This would be a Type 3 decision heard by Tukwila's Hearing Examiner. If you chose to consolidate the application with the Type 4 design review application both decisions would be tirade by the Planning Commission/Board of Architectural Review. Judging by the site plan provided for the pre- application this extension, if granted, would cover almost all of the proposed building. 1 have also included information about Tukwila's sign code regulations and our parking standards. Sincerely, Nora Clicrloft Assistant Planner ps 6300 Southcenter Boulevard, Suite #1100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431.3665 MAP AREA 7 _.FORMATION SHL �T Southcenter Boulevard (east of Arco AM/PM Mart) Existing Comp Plan Map Designation: Proposed Comp Plan Map Designation: Existing Land Use: Surrounding Area Designation: Surrounding Area Character: COMMERCIAL REGIONAL COMMERCIAL Vacant COMMERCIAL to west, OFFICE to east, HIGH DENSITY RESIDENTIAL to north. Located along corridor of existing commercial services near I -5 interchange; mostly offices, with pocket of retail near I -5. Site bordered by steep slopes to north, with high density residential directly above it. Sifmi} # :? 4.i. 1 ANALYSIS SHEET MAP AREA 7 Southcenter Boulevard (east of Arco AM/PM Mart) Summary Public Comments: Wants property to have a Regional Commercial designation, consistent with Denny's and Arco -AM/PM mart to the west.* (Exhibit 122) ( *denotes property owner /tenant comments) Alternatives: OFFICE REGIONAL COMMERCIAL NEIGHBORHOOD COMMERCIAL Staff Discussion: The Comprehensive Plan Map shows the first 160 feet back from Southcenter Boulevard of a portion of Tract 11 of the Interurban Addition to Seattle as Regional Commercial, which will require changing the interim and future zoning map to C -2 as indicated. The comments above may have been the result of confusion over the property lines, as property owner's site is adjacent to another designation. Staff Recommendation: REGIONAL COMMERCIAL Planning Commission Recommendation: wne,ewwNir. vt^tivtM/wA+F'+.'h�'tT"' SFF.l2'�Si'.�7" 'i�aP`ak'ss3smiKraVti!M7;'.aS N.'+'.∎444 4,,W.Q.•:,:aiSa X41 — Zziy; z tW 6_ JU: Uo: .NW. W= J H: W 0, u.a = d' z: z� z I- w w` CO o 1-, w w. 1- 1- C.); lii Z U C; Oh CITY OF TUKWILA WASHINGTON ORDINANCE NO. �G /D AN ORDINANCE OF THE CITY COUNCIL OF TIIE CITY OF TUKWILA, WASHINGTON, RELATING TO ZONING CLASSIFICATION FOR "NORTH HILLS OFFICE" AMENDING TUKWILA MUNICIPAL CODE CHAPTER 18.08.030 (AMENDING CERTAIN PROVISIONS OF ORDINANCE NO. 1247) WHEREAS, the proposed zoning complies with the Tukwila Comprehensive Plan designation of commercial; and WHEREAS, the City Council adopted the Findings and Conclusions contained in the Staff Report, dated September 26, 1991, for approval of a rezone classification from P.O. (Professional Office) to C -1 (Neighborhood Retail); and WHEREAS, the City Council reviewed and approved a zoning classification of C -1 (Neighborhood Retail) on October 21, 1991; and WHEREAS, the amendments set forth below are necessary to correct the Tukwila Zoning Map as originally adopted in Ordinance No. 1247, 1982); NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO HEREBY ORDAIN AS FOLLOWS: Section 1. Zoning Map Amendment. The Tukwila Zoning Map originally adopted in Ordinance No. 1247 is hereby amended to include the area known as North Hills Office, bounded at 5900 Southcenter Boulevard, except that property currently containing the North Hills Apartments (as shown on Attachmcnt C). A rezone classification of C -1 (Neighborhood Retail) is hereby adopted for the aforementioned North Hills Office area. Section 2. Severability, If any section, sentence, clause or phrase of this ordinance should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause or phrase of this ordinance. Section 3. Effective Date, This ordinance shall take effect and be in full force five (5) days after publication of the attached summary which is hereby approved. PASSED BY THE CITY collbicm CjTY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this oy "'day o 040991. AT'T'EST /AUTHENTICATED: �•c.P . CAL ne E. Cantu, City Clerk APPROVED AS TO FORM: OFFICE OF THE CITY ATTORNEY: By )4t4.4):1„1") , f'',1 _ i/ /:/41 FILED WITH THE C,+' CLERK: //- q— 9� PASSED BY THE CITY COUNCIL; // • PUBLISHED: //- 7- T/ EFFECTIVE DATE: //- /2- 1/ ORDINANCE NO.: /(, /O an Dusen, Mayor l /.572o 0352- _<1900 D 35'/ (.35-9700 0zo2.6'00 1 9 / -o /- C474(-) ',:fi %1 :�%:3 .J %:N•'- :fan Ji f {r 1;� d' ��w1 .i�.wll� »'�i + +`.+ix�� riui:<9. air .then;L`v G'tiAfJ'+i' �1:9kSti4d1 au5 '. GC4. �: :iYhiY:JhW:'tipi'.1"i&a,ii;',4 u4,- ,.:1n u+ CITY OF TUKW11 LCM /clh 11/21/84 • WASHINGTON ORDINANCE NO...L.3. j _. 85.%01.'11 40391 RECD 1: 7.017. CAIIHSt_ Or 55 AN ORDINANCE OF THE CITY OF TUKWILA, WASHING - TON, AMENDING THE OFFICIAL ZONING MAP ADOPTED PURSUANT TO SECTION 18.08.030 OF THE TUKWILA MUNICIPAL CODE BY RECLASSIFYING CERTAIN PROP - ERTY WITHIN THE CITY KNOWN AS THE NORTH HILL REZONE PROPERTY FROM HIGH DENSITY MULTIPLE RESIDENCE (RMH) TO PROFESSIONAL OFFICE (P -O). r4 WHEREAS, the Tukwila Planning Commission conducted a c,) Cl public hearing for the purpose of considering a proposal to revise r4the zoning classification of certain property from high density multiple residence (RMH) to professional office (P -O) known as the OD North Hill Rezone, City File No. 84 -11 -R, and at the conclusion of said hearing and after deliberations upon the proposed rezone the Planning Commission forwarded its recommendation to the City Council, and WHEREAS, the City Council. also conducted a public hearing on the proposed zoning map amendment which was held on November 26, 1984, and at the :onclusion of said hearing having determined that the proposed zoning map amendment should be made, and WHEREAS, the City's Responsible Official has determined that the proposed zoning map amendment will not result in signi- ficant impacts upon the environment and a final declaration of nonsignificance has been issued, now, therefore, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. The City's official zoning map adopted pur- suant to Section 18.08.030 of the Tukwila Municipal Code is hereby amended by revising the zoning classification of certain property within the City described on Exhibit A, attached hereto and incor- porated herein by this reference as if set forth in full, commonly known as the North 11i11 Property, City File No. 84 -11 -R, from high density multiple residence (RMH) to professional office (P -O). 8501110391 Section 2. The findings and 'conclusions of the City Council with respect to the zoning map amendment implemented by this ordinance are attached as Exhibit B and are incorporated herein as if set forth in full. Section 3. The City Planning Director is hereby instructed to revise the City's official zoning map in accordance with Section 1 of this ordinance. Section 4. This ordinance shall be in full force and effect five (5) days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF.THE CITY OF TUKWILA, WASHINGTON, at a regular meeting thereof this 17th day of December , 1984. ATTEST /AUTHENTICATED: '74/a /. e. e .CI CLERK, MAXINE ANDERSON APPROVED AS TO FORM: OFFICE THE CITY ATTORNEY: BY APPROVED: M O', " RY L. VAN DUSEN FILED ITH THE CITY CLERK: 5/9/84 PASSED BY THE CITY COUNCIL: 12/17/84 PUBLISHED: 12/26/84 EFFECTIVE DATE: 12/31/84 ORDINANCE NO. 1339 - 2 - :tuSii.ls`_ 0:`:- ,0:,,!0 fi i 4.4j; 404:7ri:'fi: i:. i .. ,. ! ti� 'iAe3sEn�'.i m�furt+ ii: itrl. 4 .'- YH�i:'StaLw:si�:3klis�f3mti� .rl °ti4�c .001, HI EXHIBIT A TO ORDINANCE 1339 z • Z w+ J U;' I) (X: ca w, ='" w o! THAT PORTION OF LOT 11 OF INTERURBAN ADDITION TO 'SEATTLE, AS PER VOLUME 10 ti Q;' OF •.PLATS; PAGE 55, RECORDS OF KING COUNTY, LYING NORTH OF THE NORTHERLY — a` LINE OF PRIMARY STA1E HIGHWAY ROUTE 1, AS CONVEYED TO THE STATE OF "� w WASHINGTON, BY DEED RECORDED UNDER RECORDING NO. 5473599; • *4• EXCEPT THE EAST 450.86 FEET AND THE NORTH 255.03 FEET THEREOF; z O�_. wa VI SUBJECT TO AND TOGETHER WITH EA,JEMENTS AS RECORDED IN KING • CO. A.F. ' D o. r4 #6007217 AND #7502130412, RESTRICTIONS AND RESERVATIONS OF RECORD, IF ANY. Tay-, • w w; u. P." ' a ids SITUATED IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF WA. fTJ Z EXHII3IT B TO ORDINANCE NO. 1339 Findings & Conclusions of Tukwila City Council Concerning the North Hill Associates Rezone I. FINDINGS A. Western Pacific Properties is proposing to develop a three story office building consisting of approximately 14,500 square feet on the vacant property immediately east of the existing Arco AM -PM Mini Mart at approximately 5900 South - center Blvd. Currently, the property is being utilized for an informal parking lot. In order to accomplish the proposal the applicant is requesting rezoning of the property from the existing zoning of High Density Multiple Residence (RMH) to the Professional Office (P -O) zoning classification. The ',4 property which is the subject of the rezone request consists 0 of approximately .87 acre of a 1.94 acre parcel owned by M Z the applicant. 4t O z 1- rrl B. Board of Architectural Review of the specific design of the w r4 building and site plan will occur subsequent to the final In action on the rezone. .J10 017 00; C. The Comprehensive Land Use Plan Map designate the subject • (OW: property "Commercial" without specific development considera- tions. Mu_ w 0'. D. A Final Declaration of Nonsignificance was issued for the n; proposal. ,3 w? E. The property adjacent_ to the subject property on the west is N a, zoned Local Retail (C -1) and is designated "Commercial" with- i_ W. out special development considerations by the Comprehensive Z = F- Land Use Plan Map. The property immediately to the north of i3O . the subject property is zoned Multiple Residence High Density ZI- (RMH) and is designated by the Comprehensive Land Use Plan 2E D map as high density residential without special development D O considerations. This property is also owned by the appli- '0 — cant. The property to the east of the subject property is .0I also designated high density residential without special = w development considerations. The present zoning of this prop- I- V erty is Low Density Apartments (R -4). The subject property u-�_ is bordered on the south by Southcenter Boulevard which is .Z adjacent to the I -405 freeway. 0 1:0. _. F. An Arco Mini Mart has been constructed on the property adja- 01-- cent to the subject property on the west. Other adjacent properties are undeveloped. An office building development is located to the east of the easterly abutting property. G. A hillside and retaining wall are located at the northern end of the subject property. The remainder of the subject property was excavated some time ago and is presently rela- tively flat. II. CONCLUSIONS A. The proposed zoning reclassification is in conformity with the City's Comprehensive Land Use Policy Plan, the provisions of Title 18 of the Tukwila Municipal Code and in general will serve the public interest. Specifically, the proposed reclassification is consistent with the following goals and policies of the Comprehensive Land Use Policy Plan: 8501110391 1. General Goals: Goals 1, 5 and 6 (pages 12 and 13). 2. Natural Environment: Goals 1, 2 and 3 (page 15); Objec- tive 1, Policies 1 and 3 (page 24); Objective 3 (page 25); Policies 1, 2, 3 and 4 (page 26); Objective 6 (page 28); Policy 1 (page 29); Objective 8 (page 30). 3. Open Space: Goal 1 (page 16); Policy 1 (page 34). 4. Commerce /Industry: Goals 1, 2 and 3 (page 18); Objec- tive 1, Policies 1 and 2 (page 60); Objective 3, Policies 1 and 2 (page 64); Objective 4 (page 65); Policies 1, 2 and 3 (page 65); Objective 6, Policies 1 and 3 (page 67). B. The proposed zoning reclassification has been supported by submittal of architectural site plans showing proposed devel- opment and its relationship to surrounding areas. The pro- posed development is consistent and compatible with surround- ing zoning and development, including the multi- family devel -• opment to the north, as a result of natural separation pro- vided by the hillside to the north of the property, scale of the proposed development, access points and proposed land- scaping. C. The proposed reclassification is compatible with the City's Comprehensive Land Use Policy Plan. The applicant is there- fore not required to demonstrate need for the request pur- suant to Section 18.84.030(3) of the Tukwila Municipal Code. D. The proposed office development will result in less traffic impact than multi - family development under the existing zoning. 4ia�.. .ui..�v}i3iLS:}nV: " ^:tiiSi iri•. ,;�r ��`y�y... MEMORANDUM DATE: October 21, 1991 TO: City Council FROM: Darren Wilson, DCD RE: Rezone Approval North Hills Office (91 -1 -R) from PO (Professional Office) to C -1 (Neighborhood Retail), located at 5900 Southcenter Boulevard. BACKGROUND Since 1984, there have been three different design proposals for this site. The last project was approved by the Board of Architectural Review on July 5, 1990 for an office building. Attachment C reflects the approved site plan. On June 18, 1990, the City Council approved the applicant's request for a waiver from the sensitive areas moratorium so that the rezone request could be processed. In December 1990, the-City Council denied the applicant's request for a rezone from P -O (Professional Office) to C -1 (Neighborhood Retail) due to traffic impacts. On.: January 30, 1991, the applicant provided additional information pertaining to the traffic analysis, prepared by Entranco Engineers, Inc., A memo from the City's Engineer, Ron .Cameron dated September 20, 1991, noted that the rezone will not have measurable effect on traffic. (See Attachment C) ATTACHMENT A z J V{ U On: • :CO w: w= c);, w¢ 10 a = d� -w.. .z • ZO;. • V0. N :1 H E=1.... ` • : W 01-, MEMORANDUM To The City Council REZONE CRITERIA 91 -1 -R: N. Hills Office Page 2 The burden of proof in demonstrating that the change is appropriate lies solely upon the proponent. Generally, the more dramatic the change, the greater will be the burden of showing that the proposed change is in conformance with the Comprehensive Plan as implemented by the Zoning Ordinance. The proponent must clearly show why the rezone application should be granted. The 3 rezone criteria contained in the Zoning Code section 18.84.030 and 3 criteria based upon case law study. TMC 18.84.030 (1) The use change in zoning requested shall be in conformity with the adopted Comprehensive Land Use Policy Plan, the provisions of this title, and public interest; TIC 18.84.030 (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 shoving tho proposed development and its relationship to surrounding area as set forth in the a application foal : TIC 18.84.030 (3) When the request is not in a Z ( ) requ agreement with los the Comprehensive Land Use Policy Plan, the applicant shall provide evidence to the City Council's satisfaction that there V o is an additional need for the request land classification; m w W= w o; u. 1 cn a Z�. C)' ON CI I- W W': 1--U _ Z. 0 -. Ham;. 0 z (4) Significant changes have occurred in the character, conditions or surrounding neighborhood that justify or otherwise substantiate the proposed rezone. (5) The proposed rezone is in the best interest of the public health, safety, and welfare as compared to hardship, such as diminution of property value, imposed on the individual property owner. (6) The unimproved subject property is unsuitable for the purpose for which it has been zoned, considered in the context of the length of time the property has remained unimproved and land development in the surrounding area. 1 0 MEMORANDUM To The City Council REZONE PROCEDURES err p/ iP'(A� 'a' PLANNING COMMISSION �I� 14°:,(10,/' p)-Based on the Findings and Conclusions contained in the Staff ' i1 • Report,. the Planning Commission recommended approval by the City Pup A Council. 5N a° 61°4-0011r- 0114P 91 -1 -R: N. Hills Office Page 3 Section 18.84.050 Rezone Procedures: City Council Action. Following the hearing the city council may accept, reject or modify the recommendation of the planning commission or the city council may refer the matter to the planning commission for their reconsideration. If the application is returned to the planning commission for reconsideration, and the application is returned to the city council shall grant, deny, or amend the planning commission recommendation within thirty days after receipt of the recommendation. vito 04' 114' e ioe _ Ng; . .w W W =.. • W_0 •1_. O: O N` O 1- W . H V. Zi UU)' • Z Planning Commission Minutes September 26, 1991 91 -1 -R: North Hills Office Darren Wilson presented the staff report. Staff stated that the applicant for this project, Gencor, is requesting a rezone from P.O. (Professional Office), to C -1 (Neighborhood Retail). The site is located at 5900 Southcenter Blvd. (North Hills Office /Gencor Development). The Comprehensive Plan designation for this area is commercial and the existing zoning is P.O. There was a Mitigated Determination of Non - Significance issued in October 1990. Approximately a year ago the Planning Commission recommended approval of the rezone, however, the City Council denied the rezone due to the traffic analysis. The applicant has come back and submitted additional information pertaining to the traffic analysis and the concerns of the City Council. Staff stated that the rezone complies with the Comprehensive Land Use Policy Plan, in addition, the rezone is not considered to be detrimental to the public welfare. This site received Board of Architectural Review site plan approval in July of 1990 and the plan will comply with the C-1 zoning designation. Through the Environmental Review process, there were no significant impacts that were identified, however, it is a steep site. The Council approved the waiver from the Sensitive Areas Ordinance to process the SEPA determination. The applicant has provided additional landscaping, as well as a geo-technical soils report that exceed the SAO requirements as they are today. Ron Cameron, City of Tukwila Engineer, has provided a letter which indicates that the rezone will not have any measurable effects on traffic. This rezone would not create spot zoning. This site is unique in that to the north is a steep slope, but is buffered by the multi- family development, to the east is landscaping which serves as a buffer between the existing office building, and to the west are commercial uses. With regard to the requirement differences between P.O. and C -1, the height requirements in P.O. are the same as that required in C- 1; the landscaping requirements in P.O. exceed that required in C -1, the applicant has provided additional landscaping which exceeds the C -1 requirements; the parking requirements in P.O. and C.1 are exactly the same, with the exception that if the commercial proposal adds a restaurant, then the parking requirements would increase based upon the square footage of the restaurant area and at this time, the commercial request does not include any restaurant development. As a recommendation, the staff recommends that the Planning Commission adopt the findings and conclusions of the staff report and recommend approval of the request from P.O. to C -1. Mr. Flesher asked what site was to the west of this proposaL Staff indicated that the "Denny's" restaurant and "A.M./P.M." store. Mr. Haggerton asked why the Council did not approve the rezone. ATTACHMENT B a �z re w U. 00: cn w; w z. N L1 w 0.. :=1. u)3 =d Fw z1._ zI- ur o- ° I- w uj �U Z w IP ft v'a 0 Planning Commission Minutes Page 2 September 26, 1991 Staff stated that the rezone was denied by the Council because they wanted additional information regarding the traffic analysis. The applicant, in turn, has provided the information which was required by the City Engineer and they do not feel that the rezone would have any measurable impacts on traffic. Leon Grundstein, Gencor Development, 750 6th St. S., Kirkland, WA: He stated that the retail proposal they have planned for the site would compliment the uses on the hillside due to the vast number of residential units. He stated it was not their intent to put in a restaurant. The building is designed to accommodate either professional use or retail use such as a dry cleaner or insurance office. The only issue which arose when the proposal went to the City Council, was does the retail use promote additional traffic, and Mr. Grundstein stated that in fact it reduces the net amount of traffic which goes in and out of the site due to pass -by traffic. Sherman Gong, Entraco Engineers, Consultant for Gencor: A traffic analysis was conducted in March, 1990 based on a office use and found that there were insignificant impacts to the street system. Then earlier this year, Mr. Grundstein requested another study based on a commercial use. Again, they found that the traffic that would be generated by a retail use would be approximately the same as that of a office use. Mr. Malina asked what the duration of the second analysis was. Mr. Gong stated that the analysis typically analyzes the peak hour conditions on any given day. Mr. Malina asked how the traffic figures were generated. Mr. Gong stated that the traffic numbers are based on rates that are published in the Institute of Transportation Engineers Manual, Steve Friedman, Gencor Development, 750 6th St. S., Kirkland, WA: He stated that they had the traffic analysis when they approached the Planning Commission the first time, however, the Planning Commission never asked for the information, therefore it never entered the record. The traffic information then couldn't be discussed at the City Council meeting because it wasn't in the record for the Planning Commission and new information was not allowed to be submitted. Don Moody, 1401 57th Ave. S.: Mr. Moody stated that he was a real estate agent and he wanted to confirm that the demand for commercial use sites is high in comparison to that of office use. /3 •rN.. /41Q: v: ., ai, 7l. :.w.1;ii uv. .C., 4',... ti... i. i. J.:. ::is:...�1..L«ia..i.:1ri:Cf.ald ft l:..{', "1.., .3. ............«:. t.. i............... . ...0 .... Planning Commission Minutes September 26, 1991 Page 3 Rich Cato Mr. Cato stated that his father has been in Tukwila for over 50 years and has been planning for his retirement. Their income was based on the earnings from this piece of property. Mr. Cato stated that commercial usage of the site would be better than the office usage. Mr. Flesher closed the public hearing at 9:19 p.m. MR MALINA MOVED TO APPROVE 91 -1 -R NORTH HILLS OFFICE, TO ACCEPT STAFFS RECOMMENDATIONS AND ADOPT ITS FINDINGS AND CONCLUSIONS AND RECOMMEND APPROVAL OF THE REQUEST FROM P.O. TO C-1. MR. GOMEZ SECONDED THE MOTION; MOTION PASSED UNANIMOUSLY. Mr. Flesher called for a ten minute recess at 9:20 p.m. .., i 14i.. 1:..4 �:'i.4'. 1.r.vti iY. ..... t, .r. � , .�-. t♦ +......a � Z '. IX 5' U O v)w: W=•, .J Hr (n ; wo. LL u) _�, Z�; 1- O'. Z 1- LLI :O -, ALI i Wi, U(n; O' CITY OF TUKWILA d_i>O SOL'THC'F..V'TER BOULEVARD. TC KII1L.4. W.ASH /.\'GTO. \' 98188 PHONE a r'rib, 433 180(s • STAFF REPORT TO THE PLANNING COMMISSION Prepared September 20, 1991 HEARING DATE: September 26, 1991 FILE NUMBER: 91 -1 -R North Hills Office Building APPLICANT: Leon Grundstein, Gencor Development Inc. REQUEST: Rezone from P -O (Professional Office) to C -1 (Neighborhood Retail) LOCATION: 5900 Southcenter Blvd. ACREAGE: 1.75 Acres COMPREHENSIVE PLAN DESIGNATION: Commercial ZONING DISTRICT: P -O Professional Office SEPA DETERMINATION: MDNS Issued on October 1, 1990 ATTACHMENTS: A. Vicinity Comprehensive Land Use Map B. Vicinity Zoning Map C. Site Plan ATTACHMENT C z 1 w 0:: UO: N0: vow w=: J 1i u„.; w O, (.12 c4 Z �. 1- 0, Z w w: Do; 0 F—, _0 O= Z. U • 0 ~: z Staff Report to the Planning Commission FINDINGS VICINITY/SITE INFORMATION 91 -1 -R: North Hills Office Page 2 Existing Development: There are no existing structures on the property. Surrounding Land Use: To the west is the Arco service station/Mini -Mart, to the east is vacant land, to the north above the site is the North Hills Apartments and to the south is Southcenter Boulevard, I -405 and the Southcenter Mall. Terrain: Due to previous grading activities, the site contains two "separate level benches" stepping up the hill with the northern portion of the site containing the steep slopes and remaining vegetation. Vegetation: Previous grading activities on the site have stripped the vegetation except for the northern portions of the site which contains steep slopes with an average grade of 13.5 percent. Access:, This site has direct access from Southcenter Boulevard. The access is shared with the North Hills Apartment residence and the AM/PM Mini -Mart. BACKGROUND On April 26, 1984, a request for a Rezone (file no. 84.11 -R) for this property was requested by Don Moody, President of Western Pacific Properties. He requested a rezone from RMH (High Density Residence) to P -O (Professional Office). The Planning Commission recommended approval and the City Council approved the request. Since 1984, there has been three different design proposals for this site. The last project was approved by the Board of Architectural Review on July 5, 1990 for an office building. Attachment C, reflects the approved site plan. On June 18, 1990, the City Council approved the applicant's request for a waiver from the sensitive areas moratorium so that the rezone request could be processed. In December 1990, the City Council denied the applicant's request for a rezone from P -O (Professional Office) to C -1 (Neighborhood Retail) due to the traffic analysis. z a • t.-z: re J U; 0 O 'to o: CO w' • w =' w g Q. �_. IO w W` H 0 =1 0 • w z, =; off, z Staff Report to the Planning Commission 91 -1 -R: North Hills Office Page 4 when this expansion is compatible with surrounding land use and not detrimental to the public welfare. "Just as the City strives to provide land for the location of new business, so should it provide the opportunity for existing businesses to expand. Due to Tukwila's location, transportation systems, level land and local services, the City is an attractive area for the location of commerce and industry. The City has vacant lands that can accommodate additional location of new business or the relocation or expansion of local businesses." Economic Development Issues- Growth Policy 8., Page 62 Encourage a diversity of business uses to promote maximum occupancy. "As the economy fluctuates, various segments of the business community are helped or hindered more than others. This policy encourages diversity of business uses to promote maximum occupancy in order to avoid vacant non - productive building. Vacant buildings slow down the flow of property tax collections and adversely affect the City and property owner's ability to do financial planning." The polices encourage the grouping of uses which will mutually and economically benefit each other or provide necessary services. This area functions as a self contained commercial node, the rezone request would enlarge a relatively small regional and neighborhood retail site. TMC 18.84.030 (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 derebp ient and its relationship to surrounding area as set forth in the application form; Applicant's Response "Please see attached site plan." Staffs Response The, proposed 9,640 square foot, 1 -story building received Board of Architectural Review approval with conditions on July 5, 1990. The approved site plan complies with or exceeds C -1 development standards in the zoning code. • /7 �' 1q1 /i.��i••�n•....ad,+gbl+4Jh ico.,C�q+4il�fYT�1YS6�1H r�MiFi Mat'•.+.. �u. fAMN�I +IdI��'Rii11W�CFrw•.�u.''..a nC. k tI , ;. +. +yi rr 4,n,F�t :stwaiir.AitirK� ni j'ki �':ai�1 ; N'�sVr�dx l >a :ls� 41Yt1lfnaupe��� {. \i'�4 �i 1010AVPIMYSS. z a Z mo; J0. oo 1 coo: wi c_n u-.. wo c. Nom` _ °. al Zi-. Z 1— w w 0 E-+ ww U z N. o~ Staff Report to the Planning Commission 91 -1 -R: North Hills Office Page 5 TMC 18.84.030 (3) When the request is not in agreement with the Comprehensive Land Use Policy Plan, the applicant shall provide evidence to the City Council's satisfaction that there is an additional need for the requested land classifuaotion. Applicant's Response "Following per City of Tukwila Comprehensive Land Use Policy Plan; Goal 1; It would seem in the best interest of public welfare to offer public services in the form of general retail/commercial easily accessible (within walling distance) to a multi - family core. Goal 5; In response to extreme topography, we have recessed our building into the sites hillside. Goal 6; With the viable Dennys and Arco developments to the west, our proposal follows a local land use pattern that is balanced in supplying a demand. Goal 8; Please see Goal 6 response above in commercial development, effective location with efficient user access will determine whether a business will succeed or fail. Dennys and Arco remain very viable businesses." Staffs Response The request is in conformance with the Comprehensive Land Use Policy Plan Map designation of Commercial. (4) Signiftcant changes haw occurred in the character, conditions or surrounding neighborhood that justify or otherwise substantiate the proposed rezone. Applicant's Response "Rapid multi-family growth in the immediate region has created a need for adjacent public services, in the interest of viable business practice which in turn will serve the public welfare. We are proposing an attractive, well scaled 9,640 square foot commercial structure." Staff's Response In 1986, then adjacent site did receive a Comprehensive Plan Map change from High Density Residential to Office and a rezone from R -4 (Low Apartments) to PO (Professional Office). The site of the rezone (File numbers 86-65 -CPA and 86 -66 -R: Kato) fronts on 62nd Avenue South, is located above the subject site and remains developed with a single family home. The road classification for Southcenter Boulevard from the "S" line bridge to Interurban Avenue S. has changed form collector arterial to principal arterial. rot z Z' w .6_iU 00 to CY JI H w° ga I-w _. z� o Z ••D 0 0 F- w W: w s. 0 z Staff Report to the Planning Commission 91 -1 -R: North Hills Office Page 6 (5) The proposed rezone is in the best interest of the public health, safety, and welfare as compared to the hardship, such as diminution of property value, imposed on the individual property owner. Applicant's Response "Please see #1 above. Our proposal serves the public welfare in answering a need. Office demand has leveled off, therefore, the only hardship in this case would be returning to a larger office structure." Staff's Response The request for C -1 from P -O is consistent with the Comprehensive Land Use Policy Plan Map designation. The C -1 (Neighborhood Retail) would be an extension of the existing adjacent zoning. The subject site is also compatible topographically and visually with the adjacent commercial development. As stated by Ron Carmen, City Engineer, "North Hills Office rezone will not have a measurable affect on traffic. The Southcenter Boulevard existing noon and pm peak volumes are 2250 and 2650. The office or retail development will have about 18 or 20 noon and 27 or 30 pm trips respectively. The difference of less than 5 per hour on over 2000 is imperceptible. The driveway volumes would have a difference of about 10, still imperceptible and making no difference in LOS. Additional evaluation is being prepared to determine the plus and minus of combining driveways and will be presented next week." (6) The unimproved subject property is unsuitabk for the purpose for which it has been zoned, considered in the context of the length of time the property has remained unimproved and land development in the surrounding area. Applicant's Response "Please see #1 above Re: Land Development, and item #2 above Re: Office Use. Additionally, this particular site is small and steep, much better suited to commercial use requiring glazing on the street side only, versus office which typically requires glazing on all sides." Staff's Response The topography of this parcel separates it from the adjacent office and residential areas. The commercial business node along Southcenter Boulevard is adjacent to the subject site which shares the same driveway or access to Arco -Mini Mart. r9 Staff Report to the Planning Commission 91 -1 -R: North Hills Office Page 7 This parcel has been zoned P -O (Professional Office) since 1984. All sites within the P.O districts along Southcenter Boulevard are fully developed with the exception of the subject site and the 1986 Kato rezone site. CONCLUSIONS Staff conclusions are summarized below under the six criteria. Criteria 1 The rezone request conforms with the adopted Comprehensive Land Use Policy Plan Map which designates the site as Commercial. The request is in conformance with Policy #1 (page. 60) of the Comprehensive Land Use Policy Plan since the rezone will be an expansion of the neighboring commercial zoning district. The new commercial site will provide economic opportunities that could mutually benefit the existing business and the new business will benefit from the neighboring ones. This request also complies with Policy #2 (page 60) of the Comprehensive Land Use . Policy Plan because the expansion of the existing commercial area is compatible with the surrounding land uses and will not be considered detrimental to the public welfare. The request is in conformance with the Comprehensive Land Use Policy #8 (page 62) the C -1 zone will allow a greater diversity of businesses on the site either commercial or office because of Tukwila's cascade zoning. This will promote maximum occupancy of the new building , the ability for expansion of new businesses, and the expansion of relatively small commercial area. Criteria 2 The applicant has provided a site plan, approved by the Board of Architectural Review on July 5, 1990. The approved site plan will comply with C -1 zoning standards. Criteria 3 The request is in conformance with the Comprehensive Land Use Policy Plan Map designation of Commercial. £iH..iF7'J:v3: `474d.'15, .lSirr.Y+:.R'u S' +Si ',6A8Vei .14; `1: ∎k ��:�5"';.t'r'. r,l+siu'Y;{:S:i sYdi'SkS,7s6F3illd i.1'.i7i* SiYLK�21 ar) z H • CC w 6 -J : co w wI J �. �u_ w O: u- a' tna =d _ z �.. zo- LIJ D0 O co — 0 I- T Ulu .z. CU co z Staff Report to the Planning Commission Criteria 4 91 -1 -R: North Hills Office Page 8 This parcel had a Comprehensive Plan Map change from High Density Residential to Office and a Rezone from R -4 to P.O. in 1986. Also Southcenter Boulevard has changed from a collector arterial to a principal arterial. Criteria 5 Through the Environmental review process there were no significant impacts identified. The City Engineer noted that the rezone will not have a measurable affect on traffic. Given the Comprehensive Plan designation of this parcel, the rezone would not create a spot zone. It will be an extension of the existing commercial area. Criteria 6 The parcel is physically separated by the steep slopes from the residential development to the north and office development to the east. The rezone would provide a logical expansion of the existing commercial development along Southcenter Blvd. RECOMMENDATIONS The Planning Staff recommends that the Planning Commission adopt the findings & Conclusions of the staff report and recommend approval of the request from PO to C4. a� •••: •;;I 1 • . . . .; ; ••; :: . .. . • % MOS OR al a : ;•;• ;; ::$•••1 1:$091:, •••• iir••• �•• �� •• l•,•i•••: : • • r • • • o• i•■• :••■■.; ; r•• ▪ • •.. •� • ; :: ;■ • • •• • • r • i• % 1 1••• :: : : • i• • ••• aap •:• • $ • • • •• : •• • • • • • a S F' 6 00 NO t!) W LIL. W0 Nd =W ZF-- Z O. N 0 t- =w � -4: Z UN O~ z 77,.1 AV f. 4) bes 4�f v. 4 5 W • h • 2 • \t. • •y P. • .• --1':V.7.-11 • • .• • { • 1 It • 4. . 73n •f, ••0 • • • 3.30 - z ••• •• /r •. i Q.i . � . } I } • �j • • ■ ' ' ' _ _ w ,r-+ •-• • ■ • • - .. . O. 'ti Q ' /Y w. •••.•••••. ••• 9) a :I- • .. • . • • • • • . • • 6 2 J '•. kit t S. • .,.zrr"- �wi�y,A:;; .:.*i ili .to,trl• .':✓.,r`lEr:d FZ '_t$giS,Pk.5my. r " v 24.' • •Iw A ,Z3 i i ' � / i i , �* '^v*zommwe. ENTRANCO ENGINEERS, INC. LAKE WASHINGTON PARK aUILOING (206) 622.1300 Baca LAKE WASHINGTON BOULEVARD NE.. KIRKLANO. WA 96033 January 30, 1991 Mr. Ron Cameron City Engineer City of Tukwila 6300 Southcenter Boulevard, Suite 101 Tukwila, Washington 98188 Re: Trip Generation Comparison for Retail Land Use Versus Office Land Use Entranco Project No. 90809 -06 Dear Ron: This letter outlines the trip generation comparison conducted for the previously proposed 9,000 square foot North Hills Office Building in Tukwila, Washington. The site is located on the north side of Southcenter Boulevard west of the 61st Avenue South Bridge and adjacent to the existing Arco AM /PM Mini Mart site. A traffic impact analysis was previously conducted for the proposed North Hills Office Building in March 1990 by Entranco Engineers, Inc. The results of the analysis showed that the proposed site under a "general office" land use scenario would generate 225 vehicle trips per day with 27 occurring during the p.m. peak hour. In comparison, a trip generation analysis conducted for the same proposed site under a "general retail" land use scenario would generate a gross total of 430 (estimated via 10 times the peak rate, due to lack of a daily vehicle trip rate) vehicle trips per day with 43 occurring during the p.m. peak hour. However, under a retail land use scenario, the trip generation to the site includes "new" trips as well as "passby" trips. Assuming a passby reduction factor of 30 percent, then the actual number of new "net" trips generated to the site is 301 vehicle trips per day with 30 occurring during the p.m. peak hour. A conservative 30 percent passby factor was assumed to produce a worst case value since the range of passby factors, according to studies conducted and published by the Institute of Transportation Engineers (ITE), have been found to be 30 to 60 percent, depending on the size of the facility. These studies have shown that the smaller the facility (e.g., retail strip mall compared to a regional shopping center,) the higher the passby factor. (Reference: "A Methodology for Consideration of Pass -By Trips in Traffic Impact Analyses for Shopping Centers ", Steven A. Smith, ITE Journal, August 1986.) Since the net number of retail trips generated during the p.m. peak hour (30) is only three trips greater than that generated by the originally proposed office use (27), then no significant additional impacts are expected with the conversion of the site from office to retail use. EVERETT OFFICE 516 SEATTLE•FIRST NATIONAL DANK BUILDING :2CG( :56.6252 1652 HEWITT AVENUE. EVERETT. WA 96251 z a1- �w re 00 CO w w= F-, w0 LL CO a. z� 1- 0 zi-. ON 0 H w w. 0 z U N, 01- z ' Mr. Ron Cameron January 30, 1991 Page Two We trust that this additional analyses will assist you and Gencor Development in gaining approval for the land use conversion proposal. Please call if you have any questions or concerns regarding the information presented in this document. Sincerely, ENTRANCO ENGINEERS, INC. Sherman D. Go Project Manage SDG:ckm z rt U' •UO N .J �s 1- W Z F- . HO:. Z 12 D U' � H wuj O: Z! iu :0 ~' z City of Tukwila PUBLIC WORKS DEPARTMENT 6300 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -0179 Ross A. Earnst, P.E. Director MEMORANDUM TO: Jack Pace FROM: Ron Cameron DATE: September 20, 1991 SUBJECT: North Hilis Office Rezone North Hills Office rezone will not have a measurable affect on traffic. The Southcenter Boulevard existing noon and p.m. peak volumes are 2250 and 2650.. The office or retail development will be about 18 or 20 noon and 27 or 30 p.m. trips respectively. The difference of less than 5 per hour on over 2000 is imperceptible. The driveway volumes would have a difference of about 10, still imperceptible and making no difference in LOS. Additional evaluation is being prepared to determine the plus and minus of combining driveways and will be presented next week. RC /kjp File: North Hilis Office k ii'titiii v'.::nii,.iak't.YiLitiF:.•, .r„c.+.5i58.ans to si4'ei;�:, -.ti, z =Z U0 cow, al J H_ W U- w0 u_ to a. = W z 1: z >F- �o :11•1.,.. V'. li b z, Z t • "NORTH HILLS OFFICE• 10/16/91 AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON RELATING TO ZONING CLASSIFICATION FOR "NORTH HILLS OFFICE• AMENDING TU1WILA MUNICIPAL CODE CHAPTER 18.08.030 (AMENDING CERTAIN PROVISIONS OF ORDINANCE NO. 1247), and WHEREAS, the proposed zoning complies with the Tukwila Comprehensive Plan designation of commercial; and WHEREAS, the City Council adopted the Findings and Conclusions contained in the Staff Report, dated September 26, 1991, for approval of a rezone classification from P.O. (Professional Office) to C -1 (Neighborhood Retail); and WHEREAS, the City Council reviewed and approved a zoning classification of C -1 (Neighborhood Retail) on October 21, 1991; and WHEREAS, the amendments set forth below are necessary to correct the Tukwila Zoning Map as originally adopted in Ordinance No. 1247, 1982); NOW, THEREFORE, z THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON DO ORDAIN AS < FOLLOWS= w Section 1. Zoning Map Amendment. The Tukwila Zoning Map D originally adopted in Ordinance No. 1247 is hereby amended to 0 o' incude te area known as North Hills Office, bounded at 5900 ; N 0: Southcenter Boulevard, except that property currently _ containing the North Hills Apartments (as shown on Attachment ' N LL C). A rezone classification of C -1 (Neighborhood Retail) is w o hereby adopted for the aforementioned North Hills Office : �. area. LL. j. Section 2. Severabilitv. If any section, sentence, clause = a or phrase of this ordinance should be held to be invalid or 1.-w unconstitutional by a court of competent jurisdiction, such z F. invalidity or unconstitutionality shall not affect the z O .validity or constitutionality of any other section, sentence, w w: clause or phrase of this ordinance. no .Section 3. Effective Date. This ordinance shall take effect i, o i_ . and be in full force five (5) days after publication of the w W. attached summary which is hereby approved. 1- P., PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at tiiz• a regular meeting thereof this day of , 1991. APPROVED: z Mayor Gary L. VanDusen ATTEST /AUTHENTICATED: APPROVED AS TO FORM: Jane Cantu, City Clerk Office of the City Attorney Filed with the City Clerk: Passed by the City Council: Ordinance No. CITY OF TUKWILA NOTICE OF PUBLIC HEARING BY THE TUKWILA CITY COUNCIL NOTICE IS HEREBY GIVEN that the Tukwila City Council will conduct a Public Hearing on the 21st day of October, 1991 at 7:00 p.m. in the Council Chambers of Tukwila City Hall, 6200 Southcenter Blvd., Tukwila, to consider the following: A. APPEAL OF DNS -M FOR THE MCLEOD EXHIBITION FACILITY REZONE AND COMPREHENSIVE PLAN MAP AMENDMENT. PROPERTY IS BOUNDED BY I -405, BURLINGTON NORTHERN R.O.W., 750 FEET SOUTH OF AN EXTENSION OF STRANDER BLVD., AND UNION PACIFIC R.O.W. APPLICATION BY GENCOR DEVELOPMENT TO REZONE PROPERTY LOCATED AT 5900 SOUTHCENTER BLVD. FROM P.O. (PROFESSIONAL OFFICE) TO C -1 (NEIGHBORHOOD RETAIL). Any and all interested persons are invited to be present to voice opinion on same. CITY OF TUKWILA Jane E. Cantu City Clerk Published Valley Daily News - October 11, 1991 6=0 • w: cn J 0, a 1-11. 2 D o; o 0, h=- -- O, Z: w _ Z • JUN -29 -98 10:08 AM ••••••■1 • • I • DIEPENBROCK & ASSOCIATES 3246731 ' cm' or TUE I1' l,4 62(0 SOL'T!I CE.'NTER Up UL I..• 1'A RC'. Tf.: K117L.1, Wee 5JI1.\'CTON DR l$$ PHQ \•E: ; (2O6) 433. iStln STAFF REPORT TO THE PLANNING COMMISSION Prepared September 20, 1991 I- EAR INC DATE: St pteuiber 26, 1991 FILE 'N 91 -1 -R North Hills Office Building .r' P.06 fun• L. l ��I/ln,rn, ,t/wur APPI.IGAN'I': Leon Grundstein, Gencor Development Inc. Rts'C�LJLS'1': Rezone from P -O (Professional Office) to C -1 (Neighborhood Retail) LOCATION: 590() Southcenter Blvd. ACREAGE;: 1.75 Acres • COMPREHENSIVE. PLAN l_)I:S 1GNA'I'1ON: Commercial • ZONING DISTRICT: P -O Professional Office •SF.PA DETERMINATION: MDNS Issued on October 1, 1990 ATFACI1MEN''1'S: A. Vicinity Comprehensive Land Use Map B. Vicinity Zoning Map C. Site Plan • 1 ENTRANCO September 26, 1991 North Hills Office Building Site Tukwila, Washington Entranco Project No. 90809 -06 ENGINEERS • SCIENTISTS • PLANNERS • SURVEYORS 10900 NE 8TH STREET, SUITE 300 BELLEVUE, WA 98004 (206) 454-5600 FAX: (206) 454 -0220 TRIP GENERATION SUMMARY 9,000 SF Building Site Table 1 North Hills Driveway Volumes Office Use Total In Out Retail Use Total In Out AM Peak Noon Peak PM Peak Daily 25 22 3 *40 (28) 20 (14) 20 (14) 18 9 9 *29 (20) 15 (1Q) 14 (10) 27 4 23 43 (30) 22 (15) 22 (15) 225 430 (301) - - - - - - ' Estimated Note: Volumes in parentheses under "Retail Use" represent "pass -by" volumes based on a 30 percent reduction factor. Table 2 Level of Service Summary (1990 with Development) Office Use Retail Use AM Peak Noon Peak PM Peak LOS E (83) LOS E (99) LOS E (90) LOS B (5.31) LOS E (96) LOS B (7.14)** With Signalization WASHINGTON • ARIZONA • CALIFORNIA Z « ^ -r5.ix �3:4;4 *r.N:vn9 .,,.'T� ,$ vttc� t1w41 ri' ut.: msa 3:, a�. as! �eia ulsmitit�;;: c:: 2e?Ttl�ri .�.l..+�.f;a,7d:.ar:ci�t :.Fg�v; 'tei4013tic'u,i1xAc,k1ki im44,..3449.$4c. 'Siadi "` 'W:: ti; 3' L' At Wsi�' llil !sffe::'c+l;ts4r..a`k�:. <. + r‘w 2. 6 J U, 00: W =.. w g J `. IL <. F- w: z�. sa z I` w w; ;U w w Z. W UN O~ z City of Tukwila PUBLIC WORKS DEPARTMENT 6300 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -0179 Ross A. Earnst, P.E. Director MEMORANDUM TO: Jack Pace FROM: Ron Cameron DATE: September 20, 1991 SUBJECT: North Hills Office Rezone S4 p 3 1991 North Hills Office rezone will not have a measurable affect on traffic. The Southcenter Boulevard existing noon and p.m. peak volumes are 2250 and 2650. The office or retail development will be about 18 or 20 noon and 27 or 30 p.m. trips respectively. The difference of less than 5 per hour on over 2000 is imperceptible. The driveway volumes would have a difference of about 10, still imperceptible and making no difference in LOS. Additional evaluation is.being prepared to determine the plus and minus of combining driveways and will be presented next week. RC /kjp File: North Hills Office ti• '•. vi: wti, ic,,- riFjRn�� :fd ?:::ii:1t1S:'��.a.- "ef.`: tee: • JUN -29 -98 10:08 AM DIEPENBROCK & ASSOCIATES 3246731 'i �' :.-"iii =- = . = _. -= - -_ -_1 (t. 1.. P. O5 5t C� 1 N n o ry &3L' (7. I'\\ (-PUG- 5/9-Me A-5 OFF-IC 8c06. Zan/ /N6 G /NC 07 d'J N /o. gok 1 >� ... -" :tit. •'� "tit, •• -ti- ••'l_1 .y •••."- 7' GULL /26"N% fia a i?,r',-r Ngarsil. i v-v n r?rr, , .rad Esc.. 2.41M .If?;25 ,4 t t,:;: 3P.M.`.st. fhYt T Y# d �ctr C ro-bu i l a s Yet 3 ��t�rrr i� ay.>. JUN -29 -99 10:11 AM r fly DIEPENBROCK & ASSOCIATES 3246731 IS • P. 09 ' P ♦ i� ' •I. C3 4 • • • C / • 1 9 • �•�. i L / •tea. ` __ / Ku �•� � fc4 f-•�.� 1c�_� _ -+C `•6f'J • F �. lq rj /�.. :„ oi:.I. I..1 F...1...-..• I.. fl ..tv1• ,CD1•4 PA :'-4 .. Z. z,..70 . 1.-7 . 27t.. O";.• — .71..iT1. AC..., a; V:1 iui r4r+i�' �tit�air7:w/1}Y;s"iiu ri `iFi 3i". 5 �i i.;;A'.t. n�.a.';<"1 �•r'7rlcs'" uu..r —. O. csreeir�.r_7 C_ t�:S.... Caw .0 rs -aaa4 ..a 0 '.c x...9 } Cn 4x5Cd d : i h /i ti tidrYa ...''VA File: DD 1 mm Drawing# �:. . ,..�.. ..... . itic, n�' t?+ i.+ f, i. ric: �::.., �+?;.;.., ��if ,.Y.3:•stl����S.tia:.3,..:,it�': y. 4. �cl . +t..r�.sAc....�i��.�:.I�l,...v �,�.t:tw.h.,.'tw.aGfk �. >i..�; ?bGiut�N..iir. wr .n;��tv�i� ». ,,crS?(�,�:�?k':w7e:.0�:ir"�i.r w.l•N,S`3�`�'riA?' .�'c�'l�In < }.iFTC.'R.Yti. r • File: -%0° ..• 4)t, 36; --- 77c, ■ I bL , io- SITE PLAN / r 1 SCALE 1"=30'70" . . , . I ! , 1.'!"16° 7 ; SELF STORAGE SCHEME "A" PROJECT DESCRIPTION. Gross Square Feet . Net Square Feet • Footprint proposed 1 Height Allowed Height proposed Stories Allowed 1. . Stories proposed Parking proposed 1 0 x 30 Loading space's proposed 67,183 sf 50,386 sf 13,548 sf 35' 32.25 3 3 w/ 2 bsmnt. 13 3. DIEPENBROCK & ASSOCIATES SOUTHCENTER SELF STORAGE PRELIMINARY SITE PLAN co IJJ oct 0. !um KISTING VEGITATED HILLSIDE NAME SOUTHC. -ATE ; STORAGE i FP.OJEGT NEW GONSTRk_ NON OF `' STORY BLDG W/ BSMr FOR DESCRIPTION MINI STORAG - -E. AN WILL OGGUPY A PART 1 OF THE GROL'I PLR. C.' /FRED LOADING 1 WILL DE FROV(I.,ED AT ;I': ENTRANCES TWO ELEVATOI" 1 WILL Pt- •OVIDED NEAR THE LOADING AREAS AND 1'r2VIDE h•' ,5L'S5 TO EACH FLOOR • ACCESS 15 TO ENTRY AND EI ERGEI,..Y ACGr'^ ONLY. STREET ADDRESS 126AL - . - DOSCRIP'TION PARCEL Numeat 'AGENT . PROPERTY ZONED TYP WPPER PLR SCALE 1' *20' 5100 +/-901J1. v3ENTER ' _VD THAT FOR OFD LOT 11 Or I,r'ERIIRBAN AEON TO SEATTLE PER PLAT REr.r:''DED III VOL 10 OF PLATS, Pb 55, i ' • RECORDS OF 1:1119 GOUIP;•r 35,700; ozv ?- TYPE OP CONSTRUCTION OCCUPANCY ALLONABLE AREA No OP UNITS , STORY MINI STORAGE / 1 FIRST FLR 14500 } SECOND FLR 16000 THIRD FLR I7360 SF BSMT 13000 14150 5F 60660 5F TRAI'PIG EXISTING • PATH AND ISLR FF tas 0 • exTRUOmNS • • ALLorwLGe INTR L +4?INS ALLOWANCE,., . ROBERT 5 Dt•VET DAVEY ASSOCIATES• /-. •';ITEGT 305 FRONT,CT N I55AGUAH Wh r10027 ! 342 -6522 RGP REGIONAL GOMME:' -:•''AL TYPE II -1 HR 5,1- RINKLEP1-!7 TOTALLY NOIt .;OMBUSTII'!_E I;'• ` (9PRINKLERING IS SU©_i1I WED FOR I-HR TO PERMIT 0 570rIC-9) . HO l HR EXIT cORRIDOF.S ARE RG1D ON UPPER FLRS . BECAUSE OGCI!;'ANT Lc -1.2 BETWEEN A 2-HR FIRE NAZI. I5 LE55 THAI I ;So (BAS: ' ON 500 9F 1 OCCUPANT) STORAGE 1 ` -1 OFFICE I 72 NO OGGUPAN6 r SEPAP/. -..'oN 15 REGO TYPE 11 I-HR (' 'RINKLF:' NG TRADED FOR 14) 51 OGGJPANC''' = IBOO(fI rBASE ALLOINABLE I SEP 2 SIDES (' -I/2% x 25%) 4500 5F 22500 Sr X ' MULTI S ") = 45000 SF ALJ_ONED 461 +1- TRIP GENERA'TIGN PER .•. AVERAGE DC '1 Y TRIP AM PEAK PM PEAK ' THE STORA •rORTIO`' HEATED W G:' :' SPA,;! I THE OFfIGE 1''•'_L ee AZIN6 S C'.iIALL P"' aLAZIN6 U %•!,;.'J DOORUVAL! ".' . +i CEILIN6/R001 ? '1LL. ABV Er <'•DE NOT TO E7VSE0 75 W Not i OteEil3 0.21'II rITUTE OF TRAFFIC ENSINEER5. o,26 X 461 = 131 TRIPS I .:. -. • .02 X 461.4 ... . :,. .03 X 461 * 14 , OF TM BLDG WILL BE .1 •:TNDITIOFED (EAT PUMPJ,. R 90 r '1 ' 61645 Re614JE1110 1 WALL SIGN 1 PILON 9IGN . • $BMT " FF 174' 0 • AREA ELC6 AREA 11X30= PILON LOADING SIGN SECTION SCALE I•=20' • IMPERVIOUS AREA MAXIMM HE10HT -LDS a RIM (5149*46O5 P 1 r9 (60060 SF) x:121 T1:WATTS. ALL PER 'ORDINANCE' UNRER 5ge PERMIT ' 64500 5F 0.1 ' AG) j . . I • FIRST FLR .110'500 Sr SECOND FLR t' -^Go FL THIRD R I r: ;0 • BSMT ' • t •00 14150 5F ?055 10009':: 4 /- i 21700 5F (3ff '3:';) 35' OR 9 9TOrI'S ROD 42000 SF NCT / 2000 w 21 GARS 20% D:••OUNr -4 11 SPADES SHOWN . le SPACES. SITE PLAN • SCALE 1•.2o' •S 1./ 7.4j. C r� I1111!Uuu llhIIllI011 i iliiiill 211 v. -;-=:-.7-7-111111111111111 11 IT FACED GONG ELK NTOIV`' .I• I ctTY of TuK411u JUl 211997. I V1611NiI741° hrA'TT PRE- APPUCA'ION Cn 'i WING maa v II A8 C A U Ee AY"S1C — fl EO Y 385 FRONT . ST N ISSAOUAH, WA. 98027 TEL (425)392 6322 14411• .1- 17-41 St4W 1"520' ?A* R$D II... 8OUTHCENTER SELF STORAGE ' IIrITI'i'T`1'T TvviiiIlilrll �aitEil �r lnil iip1'1'IZ'1i1T1 I'IIiTr111iiiiiliirr) IO t 7'.!"'. ". j'-' _:,,�.,,,n " •`V ,Y,i "6 6. • . v1 c1 Lt 1•'ul +�< 6 , LS_ .t 9.iwl•4P ,P e 6 i'S6' IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIUIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIUIIIIIIIIIIIIIIIIIIILIIII mini IIIIIIIJ!h olimli111I111111111I