HomeMy WebLinkAboutPermit L97-0011 - CITY OF TUKWILA - HEIGHT EXCEPTION CODE AMENDMENTL97 -0011
CITY OF TUKWILA
HEIGHT REGULATIONS
HEAVY INDUSTRIAL
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City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
STAFF REPORT TO THE PLANNING COMMISSION z
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Prepared April 24, 1997 re .
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HEARING DATE: May 1, 1997 N IL
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NOTIFICATION: Notice published in the Seattle Times on March 14, 1997 2
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FILE NUMBER: L97 -0011 z 0
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E97 -0005 (SEPA) j D.
APPLICANT: City of Tukwila, Department of Community Development o 1--;
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REQUEST: Revisions to Tukwila Municipal Code 18.70, Non- I- H-
conforming uses -LE: 0
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LOCATION: City wide 0
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DETERMINATION: Pending
RECOMMENDATION: Forward a recommendation of Approval of the City
Council
STAFF: Michael Jenkins, Assistant Planner
ATTACHMENT:
A. Proposed code revisions
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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Staff Report to the L97 -0011
Planning Commission Non- Conforming Uses
FINDINGS
BACKGROUND
This report is a follow up to the memoranda on proposed revisions to Tukwila Municipal
Code (TMC) 18.70, Non - conforming uses, presented at the February 28, 1997 Planning
Commission meeting. In January, 1997 staff proposed revisions to TMC 18.70 to the '. w
Community Affairs and Parks (CAP) Committee that would establish decision criteria for
evaluating non - conforming uses. CAP was concerned that more revisions were needed, _10
including a review of the length of time that a non - conforming use may be "grandfathered" to o
and whether the city should continue nonconformity's by allowing one non - conforming use 'w =
to be converted to another non - conforming use. To study this issue, staff obtained relevant
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code sections concerning non - conforming uses from the cities of Auburn, Bothell, w o
Lynnwood, Kirkland, Renton and SeaTac.
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Staff revisions to TMC 18.70 are intended to improve both the utility of the code and the = 0:
process for evaluating non - conforming uses. Staff is particularly concerned with 4 issues: _
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• Limiting the ability of non - conforming uses to expand z
• Providing more ways for non - conforming uses to contract ? o`
• Encouraging maintenance and repair u)
• Restricting time clock on non - conforming uses ;0 H:
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Conversion of one non - conforming use to another non - conforming use (TMC 18.70.040) v '
Of the jurisdictions researched, most allow for one non - conforming use of a property to be
replaced by another non - conforming use. Such changes are currently allowed if the impacts
of the new use are not greater than the previous use, nor is the intensity of the non-
conformity allowed to increase. However, this approach is vague and does not provide a
method to effectively evaluate the scale and scope of the non - conformity. Lynnwood's code
does provide criteria to evaluate this type of action. Lynnwood's code also prohibits a new
non - conforming use if it is substantially different than the existing non - conforming use. The
term `substantial' is determined based on application of goals, zoning standards and the
following:
SCOPE OF REVISIONS
• An increase in parking
• On -site equipment is substantially altered
• Products or services rendered on site change substantially
• New use first appears as a permitted use in a less restrictive zone
• New use increases the number of dwelling units on the site
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Staff Report to the L97 -0011
Planning Commission Non- Conforming Uses
Abandonment of non- conforming uses (TMC 18.70.040/050)
TMC 18.070.040/.050 provides a 24 month threshold if a non - conforming use is abandoned
or ceases activity. In reviewing other jurisdictions, a 6 month time frame provides a
consistent threshold. Some jurisdictions allow for either 6 consecutive months or 1 year
total in a three year time period. Kirkland has the most stringent standard by only allowing a
3 month time period. Renton also a 24 month time period. Revisions to this section would
also require non - conforming uses in the LDR, MDR or HDR zones to be discontinued 15
years from the date that the original use became non - conforming.
Decision process for non - conforming uses (TMC 18.70.040)
The decision process used by jurisdictions reviewed varies, as well as the chain of authority
for appeals. Kirkland, Edmonds, SeaTac and Auburn use a hearing examiner to make a
determination on non - conforming uses, with a decision process similar to Tukwila's Type 4
process with closed record appeals to the City Council. Bothell's process requires the
Planning Director to issue findings, with appeals to a Board of Adjustment and then to
Superior Court. In Lynnwood the Planning Commission is the deciding body, with appeal to
the City Council.
Pre - existing Legal Lots of Record (TMC 18.70.030)
The current language concerning pre- existing legal lots does not provide distinction as to
when a pre- existing legal lot is established. While the current language requires that basic
development standards be met, it should clarify when lots are considered a pre- existing legal
lot.
Minor modifications to non - conforming structures (TMC 18.70.050/060)
TMC 18.70.060 allows for ordinary maintenance of structures where non - conforming uses
are located, as long as repairs do not exceed 25% of its current replacement value. TMC
18.70.050(1) presently does not allow for non - conforming structures to be enlarged or
altered in a way that increases its nonconformity. The revision would allow for ordinary
maintenance to be performed, pursuant to TMC 18.70.060 and further defines the type of
maintenance allowed.
Modifications to existing structures devoted to a non permitted use (TMC 18.70.040)
Currently, this code section does not allow for an existing structure housing a non - permitted
use to be structurally altered, unless it is done so to change the use of the structure to a use
that is permitted in its zone. The proposed revisions to this section would allow the same
type of ordinary maintenance afforded in TMC 18.70.050/060, stated above, to such
situations.
Page 3
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Staff Report to the
Planning Commission Non - Conforming Uses
L97 -0011
Conditional and Unclassified uses (TMC 18.70.100)
Minor modifications to this code section are intended to incorporate revisions concerning
modification or expansion of unclassified uses as agreed on between the City of Tukwila
and Baker Commodities, Inc.
CONCLUSIONS
The goal of the proposed revisions to TMC 18.70 are intended to provide greater distinction in
evaluating non - conforming uses through the establishment of criteria and a decision process. The
revisions also bring the issue of abandonment of non - conforming uses closer in line to other
jurisdictions and provide additional support to enable maintenance of non - conforming uses and
structures. The following is a summary of the proposed revisions:
Current Standard
No criteria to evaluate impacts between non-
conforming uses.
Proposed Standard
Evaluate impacts based on changes in parking,
vehicle trips, employees per shift, noise registered
off -site, alteration of equipment, changes in product
or services, if non - conforming use is a permitted in
a less restrictive zone or increase in number of
dwelling units on site.
A non - conforming use must conform to
regulations if use ceases for 24 months.
A non - conforming use must conform to regulations
if use ceases for 6 consecutive months or a total of
365 days within a three year time period, whichever
is less.
No time limit on abatement of non - conforming
non - residential uses in a residential zone.
Non - conforming non - residential uses in residential
zones must be abated within 15 years after original
use became nonconforming.
An authorized use or structure may be erected on a
pre- existing legal lot of record containing less area
that required for its zone, provided setback and
dimensional standards are met
A lot not meeting minimum square foot or
dimension requirements may be used for permitted
uses provided lot was legally established at city's
incorporation, when annexed or prior to effective
date of any ordinance making lot non - conforming.
The code is currently silent on expansion of a non-
conforming use into a non - conforming structure.
A non - conforming use may not be allowed any type
of expansion within a non - conforming structure
Ordinary maintenance of non - conforming
structures and on structures housing nonpermitted
uses are not expressly allowed
Ordinary maintenance of non - conforming structures
or on structures housing nonpermitted uses is
defined
Legal non - conforming uses may not be allowed or
may not expand without obtaining a conditional or
unclassified use permit, where required.
Legal non - conforming uses may not expand, be
altered or modified without obtaining a conditional
or unclassified use permit, where required.
Hearings on non - conforming uses follow Type 3
process before Board of Adjustment.
Hearings on non - conforming uses follow Type 3
process before Board of Adjustment.
RECOMMENDATIONS
Staff recommends that the revisions outlined above, as incorporated in Attachment A, be approved
Page 4
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City of Tukwila
NOTICE OF
PUBLIC HEARING
NOTICE IS HEREBY GIVEN THAT THE TUKWILA CITY COUNCIL WILL HOLD A
PUBLIC HEARING ON MONDAY, APRIL 7, 1997 AT 7:00 PM IN THE COUNCIL
CHAMBERS AT TUKWILA CITY HALL, 6200 SOUTHCENTER BLVD., TUKWILA,
WASHINGTON, TO CONSIDER THE FOLLOWING:
AN ORDINANCE AMENDING HEIGHT LIMITS IN THE HEAVY
INDUSTRIAL ZONE AND REQUIRING DESIGN REVIEW
FOR NEW DEVELOPMENTS OVER 45 FEET IN HEIGHT.
ANY AND ALL INTERESTED PERSONS ARE INVITED TO BE PRESENT TO VOICE
APPROVAL, DISAPPROVAL, OR OPINIONS ON THIS ISSUE.
THE CITY OF TUKWILA STRIVES TO ACCOMMODATE PEOPLE WITH
DISABILITIES. PLEASE CONTACT THE CITY CLERK'S OFFICE AT (206) 433 -1800
BY NOON ON MONDAY IF WE CAN BE OF ASSISTANCE.
DATED THIS
J co DAY OF Cle.e9-/E-e.--4.-1 , 1997.
CITY OF TUKWILA
E E. CANTU
TY CLERK
NEDD
MAR 2 5 1997
DATE OF PUBLICATION: SEATTLE TIMES, FEBRUARY 28,1997commuNITY
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Co :INCIL AGENDA &NOPSIS
Initials ------------------
Meeting Date
3/24/97
1 May 411 r's review
Council review
ITEM NO.
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CAS Number: q 7.0 3 0
Original Agenda Date 3/24/97
Agenda Item Title: Height regulations in the Heavy Industrial (HI) zone.
Original Sponsor:
Council Athnin. X
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Timeline:
Draft ordinance
Sponsor's Summary:
Adoption of an ordinance amending a portion of Chapter 18.34 reinstating the 115 foot height
limit in the HI zone, as well as the requirement for design review on developments over 45
feet.
Recommendations:
Sponsor:
Committee:
Administration:
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CAP recommended allowing height exception in the Tukwila South HI zone. • ,
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Cost Impact (if known):
Fund Source (if known)
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Meeting Date
Action
3/24/97
Draft ordinance
3/24/97
CAP minutes dated 1/28/97
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Meeting Date
Attachments
3/24/97
Draft ordinance
3/24/97
CAP minutes dated 1/28/97
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City of Tukwila
John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDA
TO: City Council �" ^
FROM: Steve Lancaster
DATE: March 20, 1997
RE: Height regulations in the Heavy Industrial (HI) zone
Attached is the draft ordinance recommended by the Planning Commission at their February 28,
1997 hearing. The revisions include the reinstatement of 115 foot height limit in the HI zone, as
well as the requirement for Design Review on developments over 45 feet. Based on Council
review and discussion on March 24, 1997, a final version of the draft ordinance will be prepared
for final action at a regular Council meeting.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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AN ORDINANCE OF THE CITY COUNCIL OF THE •CITY OF TUKWILA,
WASHINGTON RELATING TO ZONING, AMENDING A PORTION OF
ORDINANCE NO. 1758 AS CODIFIED AT CHAPTER 18.34 OF THE
TUKWILA MUNICIPAL CODE, REGARDING HEIGHT LIMITS IN THE
HEAVY INDUSTRIAL ZONE; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the City Council recognizes the need to correct an inadvertent discrepancy
concerning allowed height in the Heavy Industry (HI) zone during the adoption of the Zoning
Code in December 1995; and
WHEREAS, the City Council recognizes the need to reestablish regulations concerning
allowed height in the Heavy Industrial (HI) zone;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON HEREBY ORDAINS AS FOLLOWS:
Section 1. Ordinance No. 1758 §1 (part) as codified at TMC 18.34.070, is hereby amended to
read as follows:
•
18.34.070 Design review.
Design review is required for new developments within 300 feet of residential developments
or within 200 feet of the Green /Duwamish River. Design review is also required for new de-
velopments over 45 feet in height.
Section 2. Ordinance No. 1758 §1 (part) as codified at TMC 18.34.080, is hereby amended to
read as follows:
18.34.080 Basic development standards.
Development within the Heavy Industrial district shall conform to the following listed and
referenced standards:
HI BASIC DEVELOPMENT STANDARDS
Setbacks to yards, minimum
• Front
25 feet
• Second front
12.5 feet
• Sides
5 feet
• Sides, if adjacent to LDR, MDR, HDR
—1st floor
10 feet
— 2nd floor
20 feet
— 3rd floor
30 feet
• Rear
5 feet
• Rear, if adjacent to LDR, MDR, HDR
— 1st floor '
10 feet
— 2nd floor
20 feet
— 3rd floor
30 feet
Height, maximum
s`ories -r 5 ` et 115 feet
Landscape requirements (minimum):
See Landscape, Recreation, Recycling/
Solid Waste Space requirements chapter
for further requirements
• Fronts
12.5 feet
• Sides
None
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•
:
• Sides - if adjacent LDR, MDR, or HDR
10 feet
• Rear
None
• Rear - if adjacent LDR, MDR, or HDR
10 feet
Off Street Parking
• Residential
2 per dwelling unit
• Office
2.5 per 1,000 sq. ft. gross floor area min.
• Retail
2.5 per 1,000 sq. ft. gross floor area min.
• Warehouse/Industrial
1 per 1,000 sq. ft. gross floor area min.
• Other Uses
See Off - street Parking & Loading
Regulations chapter
Section 3. Severability. If any section, sentence, clause or phrase of this ordinance should be
held to be invalid or unconstitutional by a court or competent jurisdiction, such invalidity on
unconstitutionality shall not affect the validity or constitutionality of any other section, sen-
tence clause or phrase of this ordinance.
Section 4. Effective Date. This ordinance or a summary thereof shall be published in the of-
ficial newspaper of the City, and shall take effect and be in full force 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 day of ,1997.
ATTEST /AUTHENTICATED:
Jane E. Cantu, City Clerk
APPROVED AS TO FORM:
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Office of the City Attorney
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.:
John W. Rants, Mayor
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Community and Parks
January 28, 1997
Page 2
An ordinance making technical amendments to the zoning code by translating old
city land use designations into new code designations, led to much discussion, several
changes, and some disagreements. The committee went section by section through the
ordinance, deciding to eliminate section one; add RCC to residential in section 2 (and
wonder about but not change just now the TVS designation as an industrial district); drop
the last . part of section 3; and refer section 4 about commercial trucks in neighborhoods to
another meeting. Section 5 was o.k., and Section 6 about sidewalk widths brought much
discussion about TVS and RCC and their mixed uses confusing the issue of how big their
sidewalks should be. Looking at the map the committee noted that RCCs were smaller
and more isolated than NCCs, which were along the highway.
Steve L was nervous about talking about any changes that could be substantive, since he
thought Public Works should be involved. In the'end the committee agreed to leave it as
it was. Section 7 was repetitive in requiring undergrounding, though Steve L wanted to
check with Ross before removing a part of it. In asking whether Section 8 included
adding additional capacity in the list of what triggered undergrounding, Public Works'
opinion is needed. Section 9 also goes to Public Works for determining when business
gets out of undergrounding because the surrounding areas are not undergrounded. Section
10 concerning underground tanks was okayed. Section 11 brought up a discussion of how
high swimming pool fences should be; Steve will check case law. Section 12 will be
checked against the ongoing subdivision code update.
The whole ordinance will be brought back to the next meeting with some changes and
more information where needed. Reschedule.
2. Height Regulations in Heavy Industrial In going over the zoning code the Council
had added height allowances for the CBD, so took out the height exception code which
had included the CBD and some part of the area south of S. 180th. They talked about
whether it should be included. Steve L. thought it made sense to raise the limit in HI, since
MICs had height allowances. Allan brought up the comp plan that said heavy industrial
was supposed to be available for manufacturing. The committee wanted the area to be on
a level playing field with other manufacturing areas which have height exceptions. Bill
Arthur expressed his appreciation for the committee's recommendation. Allow height
exception in Tukwila South HI area.
3. Sign Code Exemption Deletion Council had requested the staff come up with a way
to close the loophole that allows business to reface a sign that is already up even if it
wouldn't be approved under the new code. The only issue was whether painting a sign
would be considered changing it enough to require compliance; they thought repainting
without changing the sign was o.k., but not if the advertising were changed by painting.
City of Tukwila
John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
HEARING DATE:
NOTIFICATION:
STAFF REPORT TO PLANNING COMMISSION
Prepared February 20, 1997
February 27,1997
Notice of Meeting published in the Seattle Times
February 14,1997 and mailed to property owners
FILE NUMBER: L97 -0011
E97 -0004 (SEPA)
APPLICANT: City of Tukwila
REQUEST: Change to Tukwila Municipal Code Chapter 18.34,
allowing a maximum height limit for new development
at 115 feet and Design Review for new development
between heights of 45 feet and 115 feet.
SEPA DETERMINATION: DNS
RECOMMENDATION: Approval
STAFF: Michael Jenkins, Assistant Planner
ATTACHMENTS:
A. Former Zoning Code for Height Restrictions
B. Former Zoning Map for CBD
C. Proposed Code Language
D. Map indicating boundary of HI zone
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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BACKGROUND
FINDINGS
In December 1995 the City Council adopted its new Zoning Code. The new code
modified the height exception area section of TMC Chapter 18.50 (Supplemental
Development Standards) for the CBD. The prior code (TMC 18.50.030) permitted
buildings in the CBD up to 115 feet in height, subject to Design Review.
When the new Zoning Code was adopted, the TUC and TVS zones in the CBD
incorporated the 115 foot height limit into their development standards. When the
Heavy Industrial (HI) zone was created from the former M2 zone, the 115 foot height
exception was not equally applied to this zone. Rather, the HI zone was given a 45 foot
height limit without the original 115 height exception from the old code. Based upon
the public testimony and Council deliberations on this issue, the 45 height limit for the
HI zone does not seem to reflect the Council's intentions for this area.
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Since this discrepancy was discovered, staff presented the issue to the Community _,
Affairs and Parks Committee at their January 28, 1997 meeting. The committee voiced z I--
support for a recommendation that the HI zone height limit be changed from 45 to 115 z �'
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notice of the February 27 meeting to property owners in the HI zone. w w
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Staff proposes that the height limitations for the HI zone be made equivalent to the v =
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regulations in place prior to the adoption of the new Zoning Code in December, 1995.
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Specifically, a 115 foot height limit should be established for the HI zone, thereby Z
amending the current 45 foot height and the previous threshold for Design Review
should be reapplied for buildings between 45 and 115 feet in height. Attachment A to
this document is the former code section concerning height restrictions. Attachment B is
a map indicating the geographic boundaries of the CBD prior to the adoption of the new
code. Attachment C contains the proposed revisions to TMC 18.34 concerning the
height limits and Design Review requirement. Attachment D is a map indicating the
boundaries of the HI zone.
As this is a legislative act, a notice of the action was published. In addition, staff mailed
PROPOSAL
CONCLUSION
Revising the 45 foot height limit in the HI zone to 115 feet is in support of the revisions that the
City Council previously made in the CBD concerning height limits. The change in height limit
corrects what appears to be an unintended discrepancy made during the adoption of the
Zoning Code in December 1995
_ .... ......... RE.C.OM.MENDATION
Staff recommends approval of the amendment for a 115 height limit for the HI zone.
Page 2
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A F F I D A V I T
I, Sylvia McMullen
Notice of Public Hearing
Notice of Public Meeting
O Board of
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Board of
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Adjustment Agenda
Appeals Agenda
[]Planning Commission Agenda
Packet
O Short Subdivision Agenda
Packet
Q Notice of Application for
Shoreline Management Permit
0 Shoreline Management Permit
O F D I S T R I B U T I O N
hereby declare that:
0 Determination of Non -
significance
E Mitigated Determination of
Nonsignificance
0 Determination of Significance
and Scoping Notice
0 Notice of Action
0 Official Notice
0 Other
0 Other
was mailed to each of the following addresses on 2 -20 -97
GACO WESTERN, INC.
18660 Southcenter Py
Tukwila, WA 98188
Name of Project City of Tukwila - Heavy Signatur
Industrial Zone
File Number L97 -0011
0
,p1.1 LA, .r.
1908
City of Tukwila
John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
PUBLIC NOTICE
City of Tukwila
Notice is hereby given that the City of Tukwila Planning Commission and Board of
Architectural Review will be holding a public hearing at 7:00 p.m., on February 27, 1997;
in the City Hall Council Chambers located at 6200 Southcenter Blvd. to discuss the
following:
CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
PLANNING COMMISSION PUBLIC HEARING
L97 -0011
City of Tukwila
Change maximum height from 45 feet to 115 feet in the Heavy
Industrial (HI) zone.
City of Tukwila.
BOARD OF ARCHITECTURAL REVIEW
PUBLIC HEARING
L96 -0063: Chevron
Barghausen Engineers, Inc.
BAR approval for a Chevron gas station and food mart.
Pacific Highway S at S. 146th St., Tukwila
Persons wishing to comment on the above cases may do so by written statement, or by
appearing at the public hearing. Information on the above cases may be obtained at the
Tukwila Planning Division at 431 -3670. The City encourages you to notify your
neighbors and other persons you believe would be affected by the above items.
Published: Seattle Times
February 14, 1997
Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent
Property Owners, File.
6300 Southcenter Boulevaro; Suite #100 O Tukwila, Washington 98188 U (206) 431.3670 e Fax (206) 431 -3665
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A F F I D A V I T
Notice of Public Hearing
J Notice of Public Meeting
O Board of Adjustment Agenda
Packet
Board of Appeals Agenda
Packet
fl Planning Commission Agenda
Packet
fl Short Subdivision Agenda
Packet
0 Notice of Application for
Shoreline Management Permit
fl Shoreline Management Permit
O F D I S T R I B U T I O N
hereby declare that:
fl Determination of Non -
significance
0 Mitigated Determination of
Nonsignificance
fl Determination of Significance
and Scoping Notice
O Notice of Action
j Official Notice
0 Other
0 Other
was mailed to each of the following addresses on 2- 1? --"cl .
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Name of Project
File Number LA') 6D`
Signature
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City of Tukwila John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
PUBLIC NOTICE
City of Tukwila
Notice is hereby given that the City of Tukwila Planning Commission and Board of
Architectural Review will be holding a public hearing at 7:00 p.m., on February 27, 1997;
in the City Hall Council Chambers located at 6200 Southcenter Blvd. to discuss the
following:
CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
PLANNING COMMISSION PUBLIC HEARING
L97 -0011
City of Tukwila
Change maximum height from 45 feet to 115 feet in the Heavy
Industrial (HI) zone.
City of Tukwila.
BOARD OF ARCHITECTURAL REVIEW
PUBLIC HEARING
L96 -0063: Chevron
Barghausen Engineers, Inc.
BAR approval for a Chevron gas station and food mart.
Pacific Highway S at S. 146th St., Tukwila
Persons wishing to comment on the above cases may do so by written statement, or by
appearing at the public hearing. Information on the above cases may be obtained at the
Tukwila Planning Division at 431 -3670. The City encourages you to notify your
neighbors and other persons you believe would be affected by the above items.
Published: Seattle Times
February 14, 1997
Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent
Property Owners, File.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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City of Tukwila
John W Rants, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
TO: Community Affairs and Parks Committee
FROM: Steve Lancaster
DATE: January 24, 1997
RE: Height regulations in the HI Heavy Industrial District
During Council review of the new Zoning Code in late 1995, the approach to height regulation in
the CBD was modified. Previously, the entire valley floor area was included in a height
exception area that allowed heights of up to 110 feet. In the new code, height regulations for the
TUC and TVS Districts were changed to 115 feet, and the "height exception area" for the valley
floor was eliminated. Since no change was made to the 45 foot underlying height restriction for
the HI District, this had the effect of reducing the allowable height in the HI District. Based on
public testimony and Council discussion during deliberations, it does not seem that this result
reflects Council intentions regarding the HI District.
Staff would like to discuss this issue with the Committee and seek guidance on what, if any
action should be taken.
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6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665
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File:
m Drawing#
BUILDING AND SITE STATISTICS:
• BUILDING CODE :UBC '94
• ZONING :FORMERLY M2 HEAVY INDUSTRIAL - NOW SR-1
• SITE AREA :3 ACRES APPROX. (130,880 SF)
• BUILDING AREAS :EX. SHOP: 24,500 SF
EX. OFFICE: 2,200 SF PER FLOOR (2 STORY)
EX. WEST SHOP: 4,800 SF
EX, COATING SHOP: 3,400 SF
EX. SANDBLAST sHol.: 2.100 SF
37,000 SF (28.33/4)
• CONSTRUCTION TYPE: EX. SHOP - II-N
• OCCUPANCY GROUP: F1
• PROPOSED AREA OF WORK: 1,500 SF
• PARKING REQUIRED: OFFICE 6!) 2.5/1000 = 4,400 + 2.5/1000 = 11 CARS
MFG. 1/1000 =37,000 + 1/1000 = 37 CARS
48 CARS
PARKING SHOWN: 59 CARS
4-EGAL DESCRIPTION: LOTS 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 33, 34, & 35 BLOCK 6, C.D.
HILLMANS MEADOW GARDENS ADDITION, DIVISION 1 ACCORDING TO PLAT THEREOF
RECORDED IN VOLUME 12 OF PLATS, PAGE 64, IN KING COUNTY, WASHINGTON:
TAX PARCEL # 334740-1330-07
OWNER: UNION TANK WORKS, INC.
12065 44TH PLACE SO.
TUKWILA, WASHINGTON 98188
CONTACT: MR. BILL O'CONNELL, 3RD - 450-5566
ENGINEER: JOHN LOSCHEIDOR, PE, SE.
P.O. BOX 2440
RENTON, WASHINGTON 98056 - 255-0126
ESTIMATED CONSTRUCTION COST: 822,800
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