HomeMy WebLinkAboutPermit L94-0058 - RHONE POULENC - STORAGE CONTAINERS VARIANCE �..�
L94 -0058
RHONE- POULENC INC.
9229 E. MARINAL WAY S.
(DENIED 9/1/94)
VARIANCE SCREENING
City of Tukwila
Department of Community Development
HEARING DATE:
FILE NUMBER:
APPLICANT:
APPLICANT
REPRESENTATIVE:
REQUEST:
LOCATION:
ZONE
DESIGNATION:
SEPA
DETERMINATION:
STAFF:
ATTACHMENTS:
A.
B.
C.
D.
E.
F.
G.
STAFF REPORT TO
THE BOARD OF ADJUSTMENT
John W. Rants, Mayor
September 1, 1994
L94 -0058
Bogle and Gates for Northwest Container
Alison Moss, Attorney .
Rick Beeler, Director
Variance to the Tukwila Municipal Code, Section 18.52.040(4)
Requiring Screening for Outdoor Storage.
9229 East Marginal Way South
M -2
Variances are exempt from SEPA.
Denni Shefrin, Associate . Planner
Letter from Alison Moss dated August 17, 1994
Vicinity Map
Site Plan
Site Features Map
Cross Sections (Exhibit 2)
Photo Locator Map (Exhibit 3)
Photographs (additional photographs provided at hearing)
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665.
Board of Adjustment
1 Sept. 1994
FINDINGS
VICINITY AND SITE INFORMATION
L94 -0058
Page 2
General: A variance to the Tukwila Municipal Code (TMC), Section 18.52.040(4)
is being requested for screening from adjacent properties. Section 18.52.040(4)
reads as follows (underlined is the applicable portion of this section):
"Outside Storage Areas. Outdoor storage shall be screened from abutting
public streets and from adjacent properties. Such screens shall be a
minimum of eight feet high and not less than sixty percent of the height of
the material stored. Said screens shall be specified on the plot plan and
approved by the Planning Director. Except in the R -2, R -3, R -4 and RMH
zones, where outdoor storage shall be fully screened from all public
roadways and adjacent parcels with a sight obscuring structure equal in
height to the stored objects and with exterior landscaping. A top screen
cover may be exempted if the item(s) has a finished top and an equivalent
design quality is maintained. The screening structure shall reflect building
architecture as determined by the BAR to be appropriate.
Project History and Description: The applicant proposes to change the existing
use of the Rhone Poulenc site to a container storage facility. Containers would be
moved onto the site in 4 phases and stacked a maximum of 5 -high not to exceed
42.5 feet (average container height is 8 feet). The containers would be placed 25-
feet back from East Marginal Wy S.. Vegetative screening, using a double row of
10 -foot tall Poplar trees spaced 10 -feet on center, is proposed between the front
property line and the containers. Screening is proposed to extend along the
property frontage, but not adjacent to neighboring properties.
Height Limit for Outdoor Storage: The TMC currently limits the height of materials
stored outdoors to 20 feet. However, at the time the variance was applied for,
outdoor storage had no height limit. The maximum height of the containers will
be 42.5 feet (5- high). The height limit was inadvertently omitted from the Zoning
Code when the multi - family standards were codified. The height limit has since
been inserted back into the TMC.
Location: 9229 East Marginal Way South.
Site Description: The 19.5 acre site is generally flat and rectangular in shape
widening on the riverside. The site was formally used as a chemical manufacturing
facility (Rhone Poulenc) and contains several miscellaneous structures and paved
and unpaved parking areas.
Board of Adjustment
1 Sept. 1994
L94 -0058
Page 3
Access and Parking: A single access driveway from East Marginal Way South is
located at the northeast corner of the site.
Landscaping: Site landscaping is minimal and includes 7 trees interspersed
throughout the property, and some shrubs located toward the rear of the site (see
site plan, Attachment B). Three large maple trees will be removed as part of the
proposal, two of which are near East Marginal Way S.. Proposed vegetative
screening along the East Marginal Way frontage will be approximately 40% of the
height of materials at the time of installation, as opposed to the required 60 %. A
detailed landscape plan will be provided which identifies species, quantity and
location as well as maintenance program to achieve the required 60% screening.
The conceptual tree height at the time of installation is acceptable to the Planning
Director.
Surrounding Land Uses and Zoning:
North: Kenworth M -2
South: Boeing Development Center M -2
East: Boeing Field/
King County Int'I Airport M -2
West: Duwamish River and
unincorporated King County beyond occupied by industrial uses.
Other Permits /Approvals Required for Container Storage:
1. Shoreline Substantial Development Permit
2. SEPA Determination
3. Land Altering Permit
VARIANCE REQUEST
As noted above, the applicant is seeking relief from a portion of the screening
requirement related to screening from adjacent properties including the Duwamish
shoreline. Screening is proposed from the abutting public street (E. Marginal Way
South).
The applicant states the variance is being sought for the following reason:
"To allow relocation of Northwest Container from its current location at S.
Myrtle /77th Avenue in Seattle to 9229 E. Marginal Way South in Tukwila.
The current and future locations are shown on the attached map of the
South End Industrial District, Exhibit 1 (Exhibit B). Northwest Container
stacks its shipping containers 5 high for a total height of 42.5'. TMC
Board of Adjustment L94 -0058
1 Sept. 1994 Page 4
18.52.040(4) requires that outdoor storage be screened from abutting
streets and adjacent properties. We seek to remove the screening
requirement for the adjacent properties to the south and north (the 113'
high Boeing facility to the south and the Kenworth Motor Truck company
to the north). Screening on E. Marginal Way South will be provided."
DECISION CRITERIA
In granting a variance, the Board of Adjustment shall find that ALL of the following
facts and conditions exist. The applicant's response and the staff's response
follow the facts and conditions identified below:
(1)
The variance shall not constitute a grant of special privilege
inconsistent with the limitation upon uses of other properties in the
vicinity and in the zone in which the property on behalf of which the
application was filed is located;
Applicant's Response:
"M -2 Zone is the Most Appropriate Location for Container Storage.
The site is zoned M -2, Tukwila's most intense zoning designation. The purpose
of this district is to provide an area appropriate for a broad range of uses, some
of which may be characterized as having significant environmental impacts in
terms of air and water pollution, noise, vibration, glare, and odor. TMC 18.42.010.
While the proposal will not create these identified impacts, it is an industrial use.
As such, this use is most appropriately location in the M -2 zone.
Further, its proximity to the Port of Seattle supports such a use, as evidenced by
the container storage uses across the Duwamish Waterway in Tukwila and north
of the site near E. Marginal Way S. in Seattle. See Exhibits 3D and 3F,
respectively" (photographs to be provided at hearing).
Staff's Response:
The M -2 zone does permit container storage provided that no hazardous or highly
explosive materials are stored. Screening will therefore, not limit the use of the site
as a container storage facility.
The request is not related to the use proposed however, but whether a special
privilege would be granted to this site if screening was not required. The
screening requirements and other applicable restrictions would be imposed for any
site where a change of use is occurs.
Board of Adjustment
1 Sept. 1994
L94 -0058
Page 5
The applicant's response does not provide evidence that the variance would not
be a special privilege under current standards. The purpose of the screening
requirement per the TMC follows:
"..is to establish minimum requirements for landscaping to promote safety,
to provide screening between incompatible land uses, to mitigate the
adverse effects of development on the environment, and to improve the
visual environment for resident and non - resident alike."
While many other properties in the vicinity are not currently in conformity with this
provision, a change of use would require such conformity. Therefore, Northwest
Container would be given a special right not afforded to other properties in the
vicinity or for any property proposing outdoor storage.
(2) The variance is necessary because of special circumstances relating
to the size, shape, topography, location or surrounding of the subject
property in order to provide it with use rights and privileges permitted
to other properties in the vicinity and in the zone in which the subject
property is located;
Applicant's Response:
"Industry Practices Are Relevant.
In considering whether a variance is necessary, industry practice should be
considered. Thus, for Foster High School's requested height variance, Tukwila
considered the height of other schools in the vicinity. See, Foster High School
Staff Report, Background, (Para. 3) and Decision Criteria, (para.. B., pages 3 and
5, respectively. None of the surrounding container storage of which we are aware
provides screening of adjacent properties."
Staff's Response:
As indicated above, the Rhone Poulenc property is relatively flat. All structures are
setback from site property lines. No evidence has been provided which
demonstrates the existence of physical constraints to screening of adjacent
properties.
With respect to surrounding properties, the photographs depict many sites along
East Marginal Way S. within Seattle and Tukwila with unscreened storage areas.
The Tukwila sites are currently nonconforming, however, at such time a change in
use is proposed for a site, current TMC standards will be imposed. As stated
above, the use as a container storage facility is permitted in the M -2 zone.
Board of Adjustment
1 Sept. 1994
L94 -0058
Page 6
The Purpose Section of TMC, Chapter 18.72, Variances, states that "It is the
purpose of this chapter to authorize upon appeal in specific cases such variances
form the provisions of the zoning ordinance or other land use regulatory
ordinances as the City may adopt which will not be contrary to the public interest,
and only where, owing to special conditions, a literal enforcement of the provisions
of such ordinance(s) would result in unnecessary hardship." Therefore, reference
to other variance decisions are not relevant to requests being currently considered.
Variance requests must be treated individually and based on its own merits.
(3) The granting of such variance will not be materially detrimental to the
public welfare or injurious to the property or improvements in the
vicinity and in the zone in which the subject property is situated;
Applicant's Response:
"(1) . Proposal Is To Relocate Existing Business.
This variance is necessary to allow the relocation of an existing business currently
located one block to the west of E. Marginal Way S. at the southwest quadrant of
S. Myrtle and 77th Avenue in Seattle. Obviously, its impacts will not change.
(2) Significant Tax Benefits to Tukwila.
Further, the relocation will provide significant benefits to Tukwila. With the
proposed relocation, Northwest Container will increase its employees from 45 to
75. It will generate approximately $3,900 /month in tax and license fee revenues
to the City of Tukwila.
This use supports the goals of greater economic diversity, consistent with sound
planning and goal 1 of the Commerce /Industry Element of the Comprehensive
Plan and the policies contained in draft Manufacturing /Industrial Center policies.
Comprehensive Land Use Policy Plan, p. 18 and draft Background Report:
Manufacturing /Industrial Center, March 8, 1994 ( "Background Report"),
respectively.
(3) Proposal Will Implement Screening on E Marginal Way S.
Currently the property provides no screening along E. Marginal . Way S. If this
variance is granted, screening along E. Marginal Way S. will be provided
supporting the City's goals for this corridor.
(4) Proposal is Consistent with Surrounding Manufacturing and Industrial Uses.
The adjacent uses are Boeing and Kenworth Truck. Both are considered
manufacturing /industrial uses, as are transportation and distribution facilities. See,
Background Report, ED -3, p. 4 -2. The dominant uses in the area are the Boeing
Company facilities and the King County International Airport (Boeing Field), both
Board of Adjustment
1 Sept. 1994
L94 -0058
Page 7
of which necessitate the outdoor storage of airplanes. As shown in Exhibit 2,
Section A and Exhibit 3, the airplanes generally are not screened.
(5) Proposal Promotes Clean Up.
The property owner currently is cleaning up a portion of the property. Allowing
this use of the remainder will allow the property to be put to a beneficial use while
clean up is occurring.
Staff Response:
(1) As stated above, the proposed use of the site is not in question. Storage
of containers is an allowed use in the M -2 zone. Screening would not preclude the
use because the use could occur if the stored containers were enclosed within a
building rather than stored outdoors. There are no special circumstances
applicable to the property including size, shape, topography, location or
surroundings which support a variance to screening . of outdoor materials in
accordance with the TMC. Those properties in the vicinity which currently store
materials and which do not meet screening requirements would be subject to such
requirements if there is a significant change of use.
The TMC requires screening to abutting public streets and adjacent properties.
Screening will be provided along the E. Marginal Way Frontage (approximately 305
linear feet) as shown on Attachment B. It would be impractical to screen airplane
"storage" area. Also, screening of the storage area is not related to site
remediation. The placement of containers will be coordinated with clean -up efforts
so that clean -up activity will not obstructed.
Lastly, final costs and financial benefits of a. project are not part of the decision
criteria used to support a variance request.
(4) The authorization of such variance will not adversely affect the
implementation of the Comprehensive Land Use Policy Plan.
Applicant's Response:
"(1) Comprehensive Land Use Policy Plan.
In Addition to goal 1 of the Commerce /Industrial Element, this proposal is
consistent with the following policies in the Commerce /Industry Element of the
Comprehensive Lane Use Policy Plan:
Board of Adjustment
1 Sept. 1994
Page 60:
Compatibility:
L94 -0058
Page 8
Policy 1: Encourage the grouping of uses which will mutually and economically
benefit each other or provide necessary services.
Page 67:
Objective 6. Promote Land Development Alternatives that will increase the
effective use of land.
Policy 3. Encourage flexibility within the categories of land use.
(2) Draft Manufacturing /Industrial Center Policies.
The property is within the proposed Manufacturing /Industrial Center (MIC). The
Background .Report explains that this area deserves special attention and that
mechanisms should be developed to ensure a healthy environment for industrial
businesses to ensure, in turn, that higher wage jobs will be available. Background
Report, p. 1 -1. As explained above, relocation will allow Northwest Container to
significantly expand its number of employees. The jobs it provides are the higher
wage jobs of which the Background Report speaks.
More specifically, Goal B provides:
Foster high -value development in MIC so that it maintains and increases its role
as one of the major sources of employment and public revenue in the central
Puget Sound Region.
Implementing this Goal, Policies ED -1, ED -3, and ED -4 provide, in pertinent part:
ED -1 Provide assistance to both existing and potential new firms in the MIC in
their efforts to expand or develop; such assistance will include ready access
to necessary information and steps to facilitate approval of development
application sin as speedy a manner as possible.
ED -3
Discourage uses other than those commonly associated with manufacturing
and industry (which includes transportation and distribution facilities)...
(emphasis added).
ED -4 Since a good working environment improves the competitive efficiency of
industry, work together with businesses to bring aesthetic improvement to
the area.
Board of Adjustment 0 L94 -0058
1 Sept. 1994 Page 9
(3) Countywide Planning Policies
The proposal also implements King County Countywide Planning Policy ED -9
which provides:
The land use element of comprehensive plans should foster a climate which
is supportive of the siting needs of industrial users and that recognizes the
important role they play in creating high -wage jobs.
Cited in Background Report, p.2 -6.
(4) Proposal Allows Efficient Use of Scarce Industrial Land.
As the Background Report explains, one of the goals of the 1982 Comprehensive
Land Use Policy Plan was to provide adequate opportunity for industrial uses and
to promote efficiency of land use. Background Report, p. 2 -11.
Granting the requested variance would allow an economic, efficient use of this land
while the clean up is completed and would not adversely affecting surrounding
uses."
Staff's Response:
The applicant has cited several applicable goals and policies contained in the
adopted Comprehensive Land Use Policy Plan.
There are additional policies contained in the Comprehensive Land Use Policy Plan
not identified by the applicant which support the screening requirements of the
Zoning Code:
Design:
Policy 3: Encourage aesthetic building and site design in working and trading
areas;
Policy 4: Encourage the use of live landscaping in all developments;
Policy 5: Promote renovation of areas which are not aesthetically pleasing.
The applicant has also identified goals and policies which are now being
considered for incorporation into a future comprehensive plan. These have not
been formally adopted and are subject to change prior to final adoption.
Application of future goals and policies for this variance, is therefore not
Board of Adjustment L94 -0058
1 Sept. 1994 Page 10
appropriate.
Countywide Planning Policies have been adopted however. Once again, the
proposed land use is an allowed use per the TMC in the M -2 zone. The screening
requirement does not preclude the use.
(5) The granting of such variance is necessary for the
preservation and enjoyment of a substantial property
right of the applicant possessed by the owners of other
properties in the same zone or vicinity.
Applicant's Response:
"See response to 6.A and C. (Applicant's response to 1. and 3. in this report)
"This is the kind of use normally found in an industrial zone near a port. See
Foster High School, Staff Report, Background, para. 3, page 3 and Boeing 14 -09
Building, Staff Report, Decision Criteria, para. (2) (c), p.5."
Staff's Response:
See staff's response to (1) and (3) above.
(1)
CONCLUSION
Criterion #1 is not met:
If the variance request is approved, a special privilege would be granted to
Northwest Container and would be inconsistent with how other properties in the
vicinity would be treated if a change of use is proposed. Strict application of the
zoning code will not deprive the property of privileges enjoyed by other properties
in the vicinity and under the identical zoning classification.
(2) Criterion #2 is not met:
A variance is being sought to the City's screening requirement only, not to the
proposed use as a container storage facility. There is no hardship inherent in the
physical characteristic of the subject property which would prevent or inhibit the
installation of screening. As noted above, the use is an acceptable use within the
M -2 zone.
Board of Adjustment
1 Sept. 1994
(3) Criterion #3 is met:
L94 -0058
Page 11
The absence of screening adjacent to neighboring properties will not be materially
detrimental to the public welfare or injurious to the subject property or
improvements directly. The use is permitted at this location, however, the TMC
requires screening of outdoor storage which implies that screening of outdoor
storage areas is valued and expected by the community and district property
owners.
(4) Criterion #4 is met:
The use is supported by the City's current Comprehensive Land Use Policy Plan
(Plan). Further, the variance request will not adversely affect the implementation
of the Plan. The Plan is currently being revised in response to the State's Growth
Management Act. the applicant has cited several goals and policies contained
in the DRAFT Comprehensive Plan. While it is important to recognize the direction
the City is currently going with respect to the comprehensive plan update, The
City must operate under the existing plan.
(5) Criterion #5 is not met:
The applicant has clearly demonstrated that the use is consistent with those in the
vicinity as evidenced in the photographs provided. Many of the sites lie outside
Tukwila's boundaries. While several of the surrounding sites within and outside the
City's jurisdiction are used for outdoor storage and are not screened, all properties
within the City are subject to the same requirements which would be triggered at
such time there is a change of use.
It is clear by the evidence provided, that the presence of screening is uncommon
on sites particularly where containers are stored. Implied in the Purpose section
in Chapter 18.52, screening is intended act as a visual separation between
incompatible uses and that screening serves to improve the visual environment.
While it is unreasonable to require a screen of 25 feet high at the time of
installation (60% of 42.5 feet), it is not unreasonable or physically impossible to
screen adjacent properties in the same manner as proposed for the property
frontage: 10 -foot high poplars spaced 10 -feet on center. Poplar trees are fast
growing and require minimal maintenance after establishment. Trees would
effectively improve the aesthetics of the site and provide screening to adjacent
properties as required.
It is recognized that the lack of screening would not be incompatible with the
surrounding area. However, it would extend to a special privilege and no physical
Board of Adjustment
1 Sept. 1994
L94-0058
Page 12
hardship or impediment has been demonstrated to effectively prevent the
screening requirement to be met.
In conclusion, only two of the five criteria is met with this variance request.
RECOMMENDATION
Based upon the above findings and conclusions, the Department of Community
Development staff recommends denial of the variance request.
BOGLE & GATES
LAW OFFICES Tacoma Financial Center Seattle
Suite 1360 Anchorage
1145 Broadway Plaza Bellevue
ALISON MOSS Tacoma, Washington 98402 -3502 Olympia
Portland
Main Office: (206) 922 -8446 Vancouver, B.C.
Facsimile: (206) 922 -2711 Washington, D.C.
Direct Dial: (206) 593 -4960
HAND DELIVERED
Denni Shefrin
Associate Planner,
Department of Community Development
City of Tukwila
6300 South Center Boulevard
Tukwila, WA 98188
24932 -00003
August 17, 1994
RECEIVED
AM 1 7 1994
COMMUNITY
DEVELOPMENT
Re: Rhone Poulenc Variance (File No. L94- 0058):
Dear Ms. Shefrin:
As you know, when Rhone Poulenc originally submitted
its variance application, we believed that a height variance was
not necessary. However, given the timing needs of Northwest •
Container, Rhone Poulenc's tenant, we submitted an application
requesting both a height variance and a variance from the side
yard screening requirement. The City has since confirmed the
height variance is not required. Therefore, you asked that we
revise our discussion of the variance criteria to focus
exclusively on the requested variance from the side yard
screening requirement.
In order to respond to your request, we have revised
the attachment which discusses the variance criteria as well as
supplementing Exhibit 3 with photographs showing•a variety of
outdoor storage uses along East Marginal Way South and have
revised Exhibit 1 to show the location from which the additional
photographs were taken.
ATTACHMENT A
Denni Shefrin
August 17, 1994
Page 2
You have also asked us to consider species other than
poplar for screening of the property frontage on East Marginal
Way South and to consider a double row of trees. Rhone Poulenc
is willing to plant 2 rows of poplars with the foot cents
staggered so that they will appear spaced 5' apart from the
street. Poplars are very fast growing and will achieve the
City's screening goals much more quickly than evergreen species.
They are also consistent with the screening provided at the
marina across the Duwamish Waterway.
Very truly yours,
BOGLE & GATES
Alison Moss
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A F F I D A V I T
10Notice of Public Hearing
O Notice of Public Meeting
O Board of Adjustment Agenda
Packet
fl Board of Appeals Agenda
Packet
O Planning Commission Agenda
Packet
JJ Short Subdivision Agenda
Packet
O F D I S T R I B U T I O N
hereby declare that:
fl Notice of Application for
Shoreline Management Permit
0 Shoreline Management Permit
0 Determination of Non-
significance
0 Mitigated Determination of
Nonsignificance
0 Determination of Significance
and Scoping Notice
0 Notice of Action
0 Official Notice
Other
O Other '
was mailed to each of the following addresses on
Name of Project lu' GJ ' LI1TitktkbV Signature
File Number LA4 OO i ?
-q(j .
--
City of Tukwila
John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
City of Tukwila
PUBLIC HEARING NOTICE
Notice is hereby given that the City of Tukwila Board of Adjustment will be a public
hearing on September 1, 1994 at 7:00 p.m. in Conference Room #3 located at 6200
Southcenter Blvd. to discuss the following:
BOARD OF ADJUSTMENT PUBLIC HEARING
CASE NUMBER: L94 -0058: Northwest Container
APPLICANT: Bogle and Gates
REQUEST: A variance is being sought to TMC, Section 18.52.040(4) requiring
screening from abutting public streets and from adjacent properties for
outdoor storage of containers.
LOCATION: 9229 East Marginal Way South, Tukwila.
Persons wishing to comment on the above case may do so by written statement or by
appearing at the public hearing. Information on the above case may be obtained at the
Tukwila Planning Division. The City encourages you to notify your neighbors and other
persons you believe would be affected by the above item.
Published:
Distribution:
Seattle Times
August 19 and 26, 1994
Mayor, City Clerk, Property Owners /Applicants, Adjacent Property
Owners, File.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington; 98188 . (206) 431 -3670 Far (206) 4313665
•
•
The Boeing Company
PO Box 3707
Seattle WA 98124
King County
500 King County Admin. Bldg.
Seattle WA 98104
Rhone - Poulenc Inc.
CN 5266
Princeton NJ 08543
9100 Company
12886 Interurban Avenue South
Seattle WA 98168
Kenworth Motor Corporation
8801 East Marginal Way South
Seattle WA 98108
Burlington Northern Railroad
777 Main Street #2680
Fort Worth TX 76102
A F F I D A V I T
KNotice of Public Hearing
fl Notice of Public Meeting
O Board of Adjustment Agenda
Packet
LI Board of Appeals Agenda
Packet
Planning Commission Agenda
Packet
O F D I S T R I B U T I O N
hereby declare that:
O Short Subdivision Agenda
Packet
f Notice of Application for
Shoreline Management Permit
D ShorelineAManagement Permit
O Determination of .Non -
significance
L Mitigated Determination of
Nonsignificance
❑ Determination of Significance
and Scoping Notice
E Notice of Action
0 Official Notice
0 Other
fl Other
was m edto each of the following addresses on
'I(VVQS
Name of ProjectC)
File .Number 1i0
err :P s
(10 55
Signatur
JI
City of Tukwila
John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
City of Tukwila
PUBLIC HEARING NOTICE
Notice is hereby given that the City of Tukwila Board of Adjustment will be holding a public
hearing on September 1, 1994 at 7:00 p.m. in Conference Room #3 located 'at 6200
Southcenter Blvd. to discuss the following:
BOARD OF ADJUSTMENT PUBLIC HEARING
CASE NUMBER: L94 -0058: Northwest Container
APPLICANT: Bogle and Gates
REQUEST: A variance is being sought to TMC, Section 18.52.040(4) requiring
screening from abutting public streets and from adjacent properties for
outdoor storage of containers.
LOCATION: 9229 East Marginal Way South, Tukwila.
Persons wishing to comment on the above case may do so by written statement or by
appearing at the public hearing. Information on the above case may be obtained at the
Tukwila Planning Division. The City encourages you to notify your neighbors and other
persons you believe would be affected by the above item.
Published: Seattle Times
August 19 and 26, 1994
Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property
Owners, File.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188. • (206) 431-3670 •: Fax (206) 4313665.
MEMORANDUM
To: File
From: Vernon Umetsu
Date: 5/24/94
RE: Rhone- Poulenc Container Storage
Proposal: Establish a new container storage facility on vacant
areas of the R -P site, including Shoreline areas. The operation
would be characterized by:
a. 2,400 shipping containers, stacked 45 to 54 ft.. high,
b. 240 truck trips on an average day,
c. no surfacing improvements: the existing compacted dirt, and
partial asphalt areas would be used "as is," and
d. screening of storage areas to adjacent properties is
objected to.
After an informal.DRC on 5/12, four Planning issues were
discussed further between Rick Beeler (Director), Jack Pace (Sr.
Planner), and Vernon Umetsu (Assoc. Planner). The results of
this discussion were discussed over the telephone with Rick
Osterhout, the designated contact person.
1. Maximum Container Storage Height Containers constitute
outside storage and are thus limited to a maximum height of
20 feet. The maximum height for buildings in the shoreline
is 35 feet, but this is not applicable since the containers
are not permanently fixed to the ground.
Options to achieve greater height include getting a variance
(not supported by staff) or a Zoning Code amendment (work
not supported by Council in light of missed deadlines for
their "priority" projects).
Any variance from Shoreline provisions can only be granted
by the State Shorelines Hearings Board in Olympia.
2. Screening from all adjacent properties and public roads is
required.
3. Surfacing requirements are still being researched.
file : cdint \r -p
. -,".
SEE
35MM
FILM
City of Tukwila
John W. Rants, Mayor
Department of Community Development Rick Beeler, Director
September 2, 1994
Alison Moss
Bogle & Gates
Tacoma Financial Center
Suite 1360
1145 Broadway Plaza
Tacoma, WA 98402-5302
Subject: Notice of Decision for Project No. L94-0058: Northwest Container: Variance Request to
the Tukwila Municipal Code (TMC), Section 18.52.040(4)
Dear Ms. Moss:
As you are aware, the Board of Adjustment held a public hearing on September 1, 1994 to consider a
request for a variance to TMC, Section 18.52.040(4). The Board concurred with the findings and
conclusions contained in the Staff Report dated September 1, 1994 and denied the request for variance.
This decision can be appealed to the Superior Court of King County within ten days from the date of the
Board's action.
If you have any questions, I can be reached at 431-3663.
Sincerely,
Denni Shefrin,
Associate Planner
cc: File L94-0058
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washin,gton 98188 (206) 431-3670 • Fax: (206) 431-3665
..... .. .� ,.... _... ,..,. .,.,�,� . -.:
SEE
35MM
FILM
Office of
The General Counsel
September 1, 1994
City of Tukwila
Department of Community Development
6300 Southcenter Boulevard
Suite No. 100
Tukwila, Washington 98188
Attention: Denni Shefrin, Associate Planner
..,.
C Boeing Company
: Box 3707, MS 13 -08
Seattle, WA 98124 -2207
Subject: Northwest Container Request for Variance
File Number L94 -0058
Dear Ms. Shefrin:
SE' 0 11994
DEVELOPMENT
I am writing on behalf of The Boeing Company ( "Boeing ") in connection
with the application of Northwest Container ( "Applicant ") requesting a
variance to Tukwila Municipal Code, Section 18.52.040(4), requiring
screening for outdoor storage. The variance would apply to property leased
by the Applicant from Rhone Poulenc at 9229 East Marginal Way South.
Boeing owns and occupies property abutting the Applicant's property to the
south.
Boeing opposes the granting of this variance and agrees with the
recommendation of the Staff as stated in the Staff Report to the Board of
Adjustment.
If you need additional information, please contact me on 655 -1968.
Very truly yours,
Corporate u
Paul D. Seely
Manag er, Cor
p blic Affairs
cc: Alison Moss, Esq.
Judy Sorrell
18007/GB/083194
,•$.
•
- :
•
,.".;
PUG-26-1994 14:37 FROM RHONE—POULEN
KENWORTH-
August Uth, 1994
IU
6,4o.A.p."4
Attn. Thome McLaughlin
Director Real **tate and Facilities
ABOMM-POVLINC XIC.
7 CM6266
: Princeton,' lid O8i43
•
247.44
,
Tv's* Cpm put*
110.116x g0222
e 'Wm Itikkalhingion
OM 7044400
AMMON CO MONO
Management
Rot rree.71anting Adjacent To COmmon Property Line •
Dear Mr. McLaughlin.,
• :
. It has boon brought to my Attention Rhone-Poulenc is pursUing;a
'variance to A city of Tukwila requirement that trees be planted
along the property line shared with the Kenworth site. Asiexplained
to me by Buzz Relater, of Rhone-Poulenc this City requitemeAt his
n
bee set forth to effect a screening 460 percent, by height, for
. future outside storage to be 1oc4ted on the Rhone-Pouler40 mite.
It is understood that this was preOipitated by the planned leAse of
•a portion of the Rhone-Poulenc site to NW Containers, a; sh*ping
container storage company. The operations of this) comprany Mould
involve the, outside storage of etacked shipping containers On the
Wione-Pouleno site which would beviiible from the Kanwokth site.
Kenworth-Seattle‘s position ix that the tree requirement 'aloes t4e
. shared property line is unneceseary from an aesthetic impact given
::the location and nature of businesa activity conducted on our bite,
'.From a more practical viewpoint Kinworth-Seattle would prefer thp
trees not be planted for the following reason.
With the planned leame of property to NW container a relodatilm of
•the parking area currently leased by Kenworth from Rhone-PoialenC
will bit required. This parking area handles the overt's* ofcars
not accommodated: on the Kenworth aite. Kenworth has exprissed
concerns to Mr. Rahier on ramifications of relocating this pa king
area to a smaller area which handles fewer cars. This issue hag '
tentatively been resolved with Mr. Rahier it the area adlaoeitt to
the property line could be used a* parking to make up forith•floet
stalls displaced by the NW container operations.
The conflidt arises in that this area adjacent to the propertylline
which Kenworth would like to use as overflow parking Wm** be
planted with tree if the City requirement is implemented .
tn summary Kenworth-Seattle fully supports your reque*t .r ai
• 4' •
variance with the City of Tukwila to eliminete the tree.planting
.requirement. If there are any questions or information X may
provide to assist the City or Rhone-Poulenc with thisi prbject
please call t 767-e406.
sincerely.
Rusty lales
Plant Manager
Kenworth-Seattle
•
•
•
TOTAL P.13
BOGLE & GATES
LAW OFFICES
ALISON MOSS
.,,.,..
tr.
RECE'1VV D
X311994
COMMvivITY
Tacoma FinanciaPXIOPMENT
Suite 1360
1145 Broadway Plaza
Tacoma, Washington 98402 -3502
Main Office: (206) 922 -8446
Facsimile: (206) 922 -2711
Direct Dial: (206) 593 -4960
VIA FACSIMILE and FIRST CLASS MAIL
Denni Shefrin
City of Tukwila
Planning Department
6200 Southcenter Blvd.
Tukwila, Washington 98188
Seattle
Anchorage
Bellevue
Olympia
Portland
Vancouver, B.C.
Washington, D.C.
24932 -00003
August 30, 1994
Re: Rhone - Poulenc Variance, File No. L94 -0058
Dear Ms. Shefrin:
Thank you for faxing me a copy of your staff report.
After reviewing it, I believe that several of your conclusions
merit either clarification or response from the applicant.
Therefore, I have prepared a brief response. Could you please
forward it to the Board of Adjustment for its consideration?
Thank you for your assistance.
Very truly yours,
BOGLE & GATES
Alison Moss
Enclosure(s)
cc: Tom McLaughlin
Cs \CLIENT \RHONE \083094.IL
Applicant's Response to 8/26/94 Staff Report 8/30/94
(L94 -0058 Northwest Container)
Page 2, Project History and Description
The average container height is 8.5'. Thus, 5
containers will be 42.5'. We have agreed to limit the stacks to
5 containers for purposes of this application. If the variance
is not granted, this limitation would not apply.
Page 3, Landscaping
This paragraph suggests that the screening must be 60%
of the height of the materials at installation. In my August 12
meeting with you and Mr. Beeler, you confirmed that the trees
must reach this height at maturity not at planting.
Page 3, Variance Request
We do not believe that the Duwamish Waterway
constitutes an "adjacent property" for purposes of TMC
18.52.040(4).
Page 5, Staff Response to Criterion (1)
As Staff explains, the purposes of the screening
requirement are: (1) to provide screening between incompatible
land uses; (2) to mitigate adverse effects of development on the
environment; and (3) to improve the visual environment. This
proposal is consistent with each of these purposes.
First, the adjacent uses are compatible uses. Thus,
screening would not serve the intended purpose. Further, the
adjacent property owner to the north, Kenworth Truck, fully
supports the requested variance. See August 26, 1994 letter to
Thomas McLaughlin from Rusty Wailes.
Second, in Conclusions 3, 4, and 5, staff concludes
that screening will not be materially detrimental to the public,
that screening is uncommon in this area; and that lack of side
yard screening would not be incompatible with the surrounding
area. Thus, the second purpose is fulfilled.
Third, the proposal will improve the visual environment
by providing screening on E. Marginal Way S. Side yard screening
would not improve the appearance to the general public and to
passersby.
(C: \CLIENT \RHONE \RESPONSE)
1
Page 6, Staff Response to Criterion (2)
Staff states that other variance decisions are not
relevant. However, the City must apply its codes in a uniform
manner. Thus, prior variance decisions create precedent and are
relevant. As explained in our application, previous variance
decisions make clear that:
•
•
•
The City should consider the industry norm. (Foster
High School and Boeing 14 -09 Building). None of the
surrounding container storage uses provide side yard
screening. Nor do many other transportation uses. See
Exhibit 3.
For recently annexed properties, the development
standards of the jurisdiction from which the property
was annexed are relevant. (Foster High School and
Boeing 14 -09 Building). This property was annexed from
King County. Neither King County nor Seattle require
side yard screening in comparable circumstances.
Other uses in the vicinity are relevant. (Foster High
School). As pointed out above, screening is uncommon
in this area.
Page 9, Staff Response to Criterion (4)
Staff cites Policies 3 - 5. We believe that the
proposal implements each of these policies. Currently the site
includes virtually no landscaping. This proposal will provide
substantial screening on E. Marginal Way S. Screening of the
side yards would not be visible to the general public and, thus,
would not make the site more aesthetically pleasing, nor is
desired by at least one of the adjacent property owners.
(Ct \CLIENT \RHONE \RESPONSE)
0 ,500
0
Approximate Scale in fat Nan
Vicinity Map
Rhone Poulenc
July 25, 1994
EXHIBIT
1
a
a
645r /05.5.10'
`r a. vrac.
LOWS=
46.05
EAST 544.99 (CAtt) 54=.62 (5560)
,,ccyy�,T�Tji'*•1 i -/O' "Rats
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9
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LEGEND
Property Linc
—'-- 5atbark.-frontPro/rrVydnt
Lease Division Line
cEn.+ 7, Non- Pard Arras
247' thx k from Rr'ror
Top of £ r ffonL
20' A4back tomTop of Eank
Mean Low7idc Lino
Eiiroiion on Erishny Ground
A¢EA5,
TOTAL SITE: 852,8917 58..x}.
Aero VOww
MEAN LOW7IZS: /9,900 58. At,
APC
MO.
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SOTINDION
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0 EEEEEEEEEE� r
KIT WA OM
A
TIO MIST..SWAT
SCJEf3•CCOSINQ2
PROPOSED
SITE PLAN
ZONE -FWLENCr /NC.
SEATTLE SITE
=WING CODE VARJANCE APPLICAT/ON
win Iovt
uTE
1410.1
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elm 644.99 (CAcc) 54e.62 Locco)
sow vm
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A$ T116Y Ae4 90,6WWED.
4• NO GcrbtoOlnatir Wile. XC1 uM1L. ALL RZOIff
rl4WT2 II6N5 AFLMET /NCtus4Nn 3110.or
224 1i MBVI5 fct2 USf OF TN6 *116& a16 NONE.
REUSE OF DOCUMENTS
TM1 000*407..No INe O(.E .r0 01140.41 0110•
p1U110 N<KNR .S .r .401*4W OF I0011ELWNI
01010E.O!N01.OIO." OI OCUI0LMOOMOT TOME
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• r
• NOT OS 00I41
TO *W. 40341
_arwlu.cmo•na
SITE FEATURES
79" W 464,
Nto•zr'SorIV-1
14.44,
3 23.40'99'6
1a.w.
LEGEND
Property Linc
---- Salback-1-o,1vPro/any line
(ease Division Line
Non- Pared Arras
IGO' *Brack from Eu
Top of Elmo -Donk
ZO' aback Awn Top of 8a k
Mean Low7ide Lim.
Elerch"an on Eris*7;!9 Ground
AREAS:
TOTRL 5ITE52 89.2 . . .
Arra E6LOW
MEAN LOWT1DE: 19.900
RHONE-PLJLENc /NC.
SEA7TLE SITE
zONING ODE VARIANCE APPLICATION
Containers®
Vii! ST0'
Rhone Poulenc
45t ' Proposed :T25' Variance
20'
A'
Boeing
Rhone Poulenc
Proposed 25' Variance
45'
Slip4y
w'hw�;ry
20'
Kenworth
35'
Approximate Scale in Feet
Vertical Exageration 5x
East
Margina
Way
Cross Sections
Rhone Poulenc
July 25, 1994
EXHIBIT
e2-
Photo Set E
Vicinity Properties Along
East Marginal Way
0 . ,500
Approximate Scale in Feet twin
Photo Locator Map
Rhone Poulenc
July 25, 1994
EXHIBIT
TO:
FROM:
DATE:
SUBJECT:
Rick Beeler
Denni Shefrin
23, August 1994
Rhone- Poulenc - Issues /Questions
Please respond to the following questions:
1. SEPA is required because there is a change of use from
chemical manufacture to container storage.
Trip generation study?
Total number of containers anticipated?
2. What is status of site clean -up?
3. Has the applicant indicated what is being stored in the
containers? Materials stored cannot be dangerous or
hazardous.
Is paving required for the entire area proposed to be used for
container storage? TMC requires paving (asphalt or concrete) of
off - street parking area and loading area. I would interpret that
storage would be considered loading area. If still unclear, there
are gravel options:
Option 1: Pave circulation area only; use gravel surface for
area used for storage (pollution impacts based upon 5/23/94
memo from Vernon, are minimal in this scenario)
Option 2: Pave all storage area
Option 3: Gravel entire storage area
St 51.54.4
•
r•
a
o^*
SW 54.14.•
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= M E T R O S( A N P R O P E R T Y
King County
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E Z O F I L E _
»OWNERSHIP INFORMATION «<
Parcel Number :542260'0060'03
Building Id # :01
Parcel Type :PLATTED
Owner /Taxpayer:KENWORTH MOTOR CORP
CoOwner
Q:SE S:33 T:24N R:04E
Site Address :8801 E MARGINAL WAY S TUKWILA 98108
Mail Address :8801 E MARGINAL WAY S SEATTLE WA 98108
Telephone :Owner 206 - 764 -5400 Tenant
Recording Date:
Auditors Fee #:
Sale Price
Deed Type
Owned
Land
Structure
Total
Levy Code
»SALES AND LOAN INFORMATION «<
Loan Amount .
Lender •
Loan Type
Interest Rate:
Vesting Type :
» >ASSESSMENT AND TAX INFORMATION «<
:$7,409,600
:$5,400,000
:$12,809,600
:2430
Census
Map Grid
Neighborhood
Zoning Code
Land Use
Legal
Sub /Plat
Building Name
Improved :42
1994 Taxes :$147,052.80
Exempt Code :
Excise Tax #:
» >PROPERTY DESCRIPTION «<
:Tract Block
:595 D4
Cd:320000
:MH
:546 IND,OTHER,100K+ SQFT
:LOT 2 & 3 MEADOWS THE MCNATTS DC
:38 UNREC TR 3 TGW POR TR 2 DAF BEG
:NE COR SD TR 2 TH W 1574.72 FT TO ..
:MEADOWS THE MC NATTS D.C. #38 UNREC
:KENWORTH (PACCAR)
Volume:902 Page:179
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The Information Provided Is Deemed Reliable, But Is Not Guaranteed.
= M E T R O S C A N
P R O P E R T Y
P R O F I L E =
King County
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
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* Parcel #:542260 0060 03
*
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*
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* Bedrooms :
* Bath Full:
* Bath 3/4 :
* Bath 1/2 :
* Other Rms:
* Dining Rm:
* Fireplace:
* Appliance:
* Deck
* Porch
* Pool
* Spa
* Sauna
* Tennis •
* Stories :1
* Units •
* Elevator :▪ NO
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* LAND INFORMATION
*
* Lot Acres:24.00
* Lot SqFt :1,045,440
* Lot Shape:IRREGULAR
* Tde /Upind:
* Topogrphy:
* TopoProbs:
* Sprinkler:
* Wtr Front:
* WtrFrntSF:
* GroundCvr:
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Bldg Id #:01
»PROPERTY CHARACTERISTICS «<
1st Floor SF :
2nd Floor SF :
3+ Floor SqFt:
Half Floor SF:
AboveGroundSF:
Finished SqFt:
Fin Bsmnt SF :
UnfinBsmnt SF:
BsmntTotal SF:
Bsmnt Park SF:
Building SqFt:165,600
Lease SqFt :165,600
Deck SqFt
Carport SqFt :
AttachedGrgSF:
DetachedGrgSF:
VIEW INFORMATION
View
View City
•
View Lake /River:
View Lk Wa /Samm:
View Mountain .
View Puget
:NONE
Unit Mix 1
Unit Mix 2
Unit Mix 3
Unit Mix 4
Unit Mix 5
Year Built:1930
Eff Year :1950
GarageType:
Bsmnt Type:
BsmntGrade:
Bldg Matl :MASONRY
Bldg Cond :
Bldg Grade:AVG
Wall Matl :
of Brick:
of Stone:
HeatSource:
Heat Type :SUS HTR
ElectrcSvc:
Wtr Source:
Sewer Type:
Nuisance .
STREET INFORMATION
St Surface :
St Access :STD
St Light .
Curb /Gutter:
Sidewalk .
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King County
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»OWNERSHIP INFORMATION «<
Parcel Number :000740 0033 06
Building Id #
Parcel Type
Owner /Taxpayer
CoOwner
Site Address
Mail Address
Telephone
Q:SW S:33 T:24N R:04E
:PLATTED
:THE BOEING COMPANY
:8811 E MARGINAL WAY S TUKWILA 98108
:PO BOX 3707 SEATTLE WA 98124
:Owner Tenant
Recording Date:
Auditors Fee #:
Sale Price
Deed Type
Owned
»SALES AND LOAN INFORMATION «<
Loan Amount .
Lender
•
Loan Type
Interest Rate:
Vesting Type :
»ASSESSMENT AND TAX INFORMATION« <
Land :$5,040,300
Structure :$5,810,100
Total :$10,850,400
Levy Code :2430
Census
Map Grid
Neighborhood Cd
Zoning Code
Land Use
Legal
Sub /Plat
Building Name
Improved :54
1994 Taxes :$124,561.40
Exempt Code :
Excise Tax #:
»PROPERTY DESCRIPTION «<
:Tract Block
:595 C4
:320000
:MH
:625 IND,MANUFACTURING,AIRCRAFT
:VAN ASSELT H -D C # 50 POR OF VAN
:ASSELT D C ,TR 4 THE MEADOWS, &
:MCNATT D C & OF ABANDONED BED OF
:DONATION CLAIM VAN ASSELT # 50
:THE BOEING CO
Volume:905 Page:36
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The Information Provided Is Deemed Reliable,, But Is Not Guaranteed.
= M E T R O S C A N P R O P E R T Y
P R O F I L E =
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* Bath Full:
* Bath 3/4 :
* Bath 1/2 :
* Other Rms:
* Dining Rm:
* Fireplace:
* Appliance:
* Deck
* Porch
* Pool
* Spa
* Sauna
* Tennis
* Stories
* Units
* Elevator :NO
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* LAND INFORMATION
*
* Lot Acres:16.53
* Lot SqFt :720,047
* Lot Shape:IRREGULAR
* Tde /Upind:
* Topogrphy:
* TopoProbs:
* Sprinkler:NO
* Wtr Front:
* WtrFrntSF:
* GroundCvr:
*
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Bldg Id #:
» >PROPERTY CHARACTERISTICS« <
1st Floor SF :
2nd Floor SF :
3+ Floor SqFt:
Half Floor SF:
AboveGroundSF:
Finished SqFt:
Fin Bsmnt SF :
UnfinBsmnt SF:
BsmntTotal SF:
Bsmnt Park SF:
Building SqFt:
Lease SqFt .
Deck SqFt
Carport SqFt :
AttachedGrgSF:
DetachedGrgSF:
VIEW INFORMATION
View :NONE
View City
View Lake /River:
View Lk Wa /Samm:
View Mountain .
View Puget
Unit Mix 1
Unit Mix 2
Unit Mix 3
Unit Mix 4
Unit Mix 5
Year Built:
Eff Year .
GarageType:
Bsmnt Type:
BsmntGrade:
Bldg Matl :
Bldg Cond :
Bldg Grade:
Wall Matl :
of Brick:
of Stone:
HeatSource:
Heat Type :
ElectrcSvc:
Wtr Source:
Sewer Type:
Nuisance .
STREET INFORMATION
St Surface :
St Access :STD
St Light .
Curb /Gutter:
Sidewalk .
* Profile -Page 2 of 2
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
The Information Provided Is Deemed Reliable, But Is Not Guaranteed.
= M E T R O S A N P R O P E R T Y P ' , - - A O F I L E =
King County
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
> >OWNERSHIP INFORMATION« <
Parcel Number :542260 0010 04 Q:SE S:33 T:24N R:04E
Building Id # :02
Parcel Type :PLATTED
Owner /Taxpayer:RHONE - POULENC INC
CoOwner
Site Address :9229 E MARGINAL WAY S TUKWILA 98108
Mail Address :CN 5266 PRINCETON NJ 08543
Telephone :Owner Tenant 206 - 764 -4450
» >SALES AND LOAN INFORMATION «<
Recording Date:10 /01/86
Auditors Fee #:858
Sale Price :$6,392,500
Deed Type :WARRANTY
Owned
Loan Amount . •
Lender •
Loan Type
Interest Rate:
Vesting Type :
»ASSESSMENT AND TAX INFORMATION «<
Land :$6,076,700
Structure :$750,000
Total :$6,826,700
Levy Code :2430
Census
Map Grid
Neighborhood Cd
Zoning Code
Land Use
Legal
Sub /Plat
Building Name
Improved :11
1994 Taxes :$78,369.76
Exempt Code :
Excise Tax #:901828
» >PROPERTY DESCRIPTION «<
:Tract Block
:595 D4
:320000
:MH
:602 IND ,MANUFACTURING,PETRO,CHEMICAL PL
:LOT 1 -2 & POR MEADOWS THE MC NATTS
:DC 38 UNREC & POR OF MC NATTS DC
: #38 & OF S 1/2 OF SEC 33 -24 -04 LY ...
:MEADOWS THE MC NATTS D.C. #38 UNREC
:RHONE - POULENC
Volume:902 Page:179
* Profile -Page 1 of 2
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
The Information Provided Is Deemed Reliable, But Is Not Guaranteed.
= M E T R O S C A N P R O P E R T Y
P R O F I L E =
King County
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
*
* Parcel #:542260 0010 04
*
*
*
*
*
* Bedrooms :
* Bath Full:
* Bath 3/4 :
* Bath 1/2 :
* Other Rms:
* Dining Rm:
* Fireplace:
* Appliance:
* Deck
* Porch
* Pool
* Spa
* Sauna
* Tennis •
* Stories :1
* Units •
* Elevator :▪ NO
*
*
*
* LAND INFORMATION
*
* Lot Acres:19.92
* Lot SqFt :868,101
* Lot Shape:IRREGULAR
* Tde /Upind:
* Topogrphy:
* TopoProbs:
* Sprinkler:NO
* Wtr Front:
* WtrFrntSF:
* GroundCvr:
*
*
*
*
*
Bldg Id #:02
»PROPERTY CHARACTERISTICS« <
1st Floor SF :
2nd Floor SF :
3+ Floor SqFt:
Half Floor SF:
AboveGroundSF:
Finished SqFt:
Fin Bsmnt SF :
UnfinBsmnt SF:
BsmntTotal SF:
Bsmnt Park SF:
Building SgFt:3,164
Lease SqFt :3,164
Deck SqFt
Carport SqFt :
AttachedGrgSF:
DetachedGrgSF:
VIEW INFORMATION
View :NONE
View City
View Lake /River:
View Lk Wa /Samm:
View Mountain .
View Puget
Unit Mix 1
Unit Mix 2
Unit Mix 3
Unit Mix 4
Unit Mix 5
Year Built:1973
Eff Year :1979
GarageType:
Bsmnt Type:
BsmntGrade:
Bldg Matl :FRAME
Bldg Cond :
Bldg Grade:AVG
Wall Matl :
. of Brick:
% of Stone:
HeatSource:
Heat Type :CENTRAL
ElectrcSvc:
Wtr Source:
Sewer Type:
Nuisance .
STREET INFORMATION
St Surface :
St Access :STD
St Light .
Curb /Gutter:
Sidewalk .
Profile -Page 2 of 2
************************************************** * * * * * * * * *. * * * * * * * * * * * * * * * * * * * **
The Information Provided Is Deemed Reliable, But Is Not Guaranteed.
= M E T R O S - A N P R O P E R T Y PLOFILE=
King County
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
*
*
*
*
* Parcel Number :542260 0015 09
* Building Id #
* Parcel Type :PLATTED
* Owner /Taxpayer:BURLINGTON NORTHERN RR
* CoOwner
* Site Address :9229 E MARGINAL WAY S TUKWILA 98108
* Mail Address :777 MAIN ST #2680 FORT WORTH TX 76102
* Telephone :Owner Tenant
*
*
* »SALES AND LOAN INFORMATION «<
*
*
* Recording Date:
* Auditors Fee #:
* Sale Price
* Deed Type
* % Owned
*
»OWNERSHIP INFORMATION« <
Q:SE S:33 T:24N R :04E
Loan Amount . •
Lender •
Loan Type
Interest Rate:
Vesting Type :
» >ASSESSMENT AND TAX INFORMATION« <
Land :$102,700
Structure :$1,000
Total :$103,700
Levy Code :2430
Pis Improved :1
1994 Taxes .
Exempt Code :
Excise Tax #:
» >PROPERTY DESCRIPTION« <
Census :Tract
Map Grid :595 D4
Neighborhood Cd :320000
Zoning Code :MH
Block
* Land Use :953 MISC,RIGHT- OF- WAY,UTILITY
* Legal :LOT 1 -2 -3 MEADOWS THE MC NATTS D C
* :38 UNREC STRIP OF LAND SIT IN TRS
* :1 -2 -3 THE MEADOWS & F MCNATTS DC ...
* Sub /Plat :MEADOWS THE MC NATTS D.C. #38 UNREC
* Building Name :BURLINGTON NORTHERN
* Volume:902 Page:179
*
* Profile -Page 1 of 2
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
The Information Provided Is Deemed Reliable, But Is Not Guaranteed.
= M E T R 0 S C A N
P R O P E R T Y
P R O F I L E =
King County
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
* *
* 0015 09 *
* *
* *
* *
* *
* *
* *
* *
* *
* *
* *
* *
* *
* *
*
* *
* *
* *
* *
* *
* *
* *
* *
* *
* *
* *
* *
* *
* *
*
* *
* *
* *
* *
* *
*. *
* *
* *
*
Parcel #:542260
Bedrooms :
Bath Full:
Bath 3/4 :
Bath 1/2 :
Other Rms:
Dining Rm:
Fireplace:
Appliance:
Deck
Porch
Pool
Spa
Sauna
Tennis
Stories
Units
Elevator :NO
LAND INFORMATION
Lot Acres:.33
Lot SqFt :14,671
Lot Shape:RESTRICTED
Tde / Upind:
Topogrphy: p
TopoProbs:
Sprinkler:NO
Wtr Front:
WtrFrntSF:
GroundCvr:
Bldg Id #:
»PROPERTY CHARACTERISTICS «<
1st Floor SF :
2nd Floor SF :
3+ Floor SqFt:
Half Floor SF:
AboveGroundSF:
Finished SqFt:
Fin Bsmnt SF :
UnfinBsmnt SF:
BsmntTotal SF:
Bsmnt Park SF:
Building SqFt:
Lease SqFt .
Deck SqFt
Carport SqFt :
AttachedGrgSF:
DetachedGrgSF:
VIEW INFORMATION
View
View City
View Lake /River:
View Lk Wa /Samm:
View Mountain .
View Puget •
:NONE
Unit Mix 1
Unit Mix 2
Unit Mix 3
Unit Mix 4
Unit Mix 5
Year Built:
Eff Year .
GarageType:
Bsmnt Type:
BsmntGrade:
Bldg Matl :
Bldg Cond :
Bldg Grade:
Wall Matl :
% of Brick:
of Stone:
HeatSource:
Heat Type :
ElectrcSvc:
Wtr Source:
Sewer Type:
Nuisance .
STREET INFORMATION
St Surface :
St Access :STD
St Light
Curb /Gutter:
Sidewalk •
* *.
* *
* Profile -Page 2 of 2
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
The Information Provided Is Deemed Reliable, But Is Not Guaranteed.
= M E T R O S - A N P R O P E R T Y FC O F I L E _
King County
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
* *
* » >OWNERSHIP INFORMATION «< *
* *
* *
* Parcel Number :562420 1032'01 Q:SE S:33 T:24N R:04E *
* Building Id # :01 *
* Parcel Type :PLATTED *
* Owner /Taxpayer:BOEING CO *
* CoOwner *
* Site Address :9303 E MARGINAL WAY S TUKWILA 98108 *
* Mail Address :PO BOX 3707 SEATTLE WA 98124
* Telephone :Owner Tenant *
* *
* *
* »SALES AND LOAN INFORMATION« < *
* *
* *
* Recording Date:02/28/86 Loan Amount *
* Auditors Fee #:399 MULTI - PARCEL Lender *
* Sale Price Loan Type *
* Deed Type :WARRANTY Interest Rate: *
* % Owned Vesting Type : *
* *
* *
* »ASSESSMENT AND TAX INFORMATION «< *
* *
* *
* Land :$7,481,100 % Improved :82 *
* Structure :$34,914,300 1994 Taxes :$486,694.53 *
* Total :$42,395,400 Exempt Code : *
* Levy Code :2430 Excise Tax #:865392 *
*
* *
* »PROPERTY DESCRIPTION« < *
*
*
* Census :Tract Block *
* Map Grid :595 D4
* Neighborhood Cd:420000
* Zoning Code :MH *
* Land Use :625 IND,MANUFACTURING,AIRCRAFT *
* Legal :LOT POR BLK POR MOORES FIVE ACRE *
* :TRS TGW POR OF FRANCIS MCNATT DC *
* :NO 38 & POR OF ABANDONED BED OF ... *
* Sub /Plat :MOORES FIVE -ACRE TRS
* Building Name :BOEING
* Volume:9 Page:28 *
*
* Profile -Page 1 of 2 *
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
*
*
*
*
*
*
*
*
The Information Provided Is Deemed Reliable, But Is Not Guaranteed.
c.
= M E T R O S C A N
P R O P E R T Y
P R O F I L E =
King County
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
Parcel #:562420
Bedrooms :
Bath Full:
Bath 3/4 :
Bath 1/2 :
Other Rms:
Dining Rm:
Fireplace:
Appliance:
Deck
Porch
Pool
Spa
Sauna
Tennis
Stories
Units
Elevator :NO
LAND INFORMATION
1032 01 Bldg Id #:01
Lot Acres:34.00
Lot SqFt :1,481,040
Lot Shape:IRREGULAR
Tde /Upind:
Topogrphy:LEVEL
TopoProbs:
Sprinkler:NO
Wtr Front:
WtrFrntSF:
GroundCvr:
»PROPERTY CHARACTERISTICS «<
1st Floor SF :
2nd Floor SF :
3+ Floor SqFt:
Half Floor SF:
AboveGroundSF:
Finished SqFt:
Fin Bsmnt SF :
UnfinBsmnt SF:
BsmntTotal SF:
Bsmnt Park SF:
Building SqFt:
Lease SqFt
Deck SqFt
Carport SqFt :
AttachedGrgSF:
DetachedGrgSF:
VIEW INFORMATION
View :NONE
View City
View Lake /River:
View Lk Wa /Samm:
View Mountain
View Puget
Unit Mix 1
Unit Mix 2
Unit Mix 3
Unit Mix 4
Unit Mix 5
Year Built:
Eff Year :1974
GarageType:
Bsmnt Type:
BsmntGrade:
Bldg Matl :
Bldg Cond :
Bldg Grade:
Wall Matl :
% of Brick:
of Stone:
HeatSource:
Heat Type :
ElectrcSvc:
Wtr Source:
Sewer Type:
Nuisance
STREET INFORMATION
St Surface :
St Access :STD
St Light
Curb/Gutter:
Sidewalk
*,
Profile -Page 2 of 2
************************************************** * * * *. * * * * * * * * * * * * * * * * * * * * * * * * **
The Information Provided Is Deemed Reliable, But Is Not Guaranteed.
ts
= M E T R O S A N P R O P E R T Y PC O F I L E =
King County
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
»OWNERSHIP INFORMATION «<
Parcel Number :000740 10'032: 07
Building Id # :01
Parcel Type :PLATTED
Owner /Taxoayer:KING COUNTY
CoOwner •
Q:SE S:33 T:24N R:04E
Site Address :8900 E MARGINAL WAY S TUKWILA 98108
Mail Address :500 KC ADMIN BLDG SEATTLE WA 98104
Telephone :Owner Tenant
Recording Date:
Auditors Fee #:
Sale Price
Deed Type
Owned
»SALES AND LOAN INFORMATION «<
Loan Amount . •
Lender •
Loan Type
Interest Rate:
Vesting Type :
»ASSESSMENT AND TAX INFORMATION «<
Land :$2,478,100
Structure :$710,000
Total :$3,188,100
Levy Code :2430
% Improved :22
1994 Taxes .
Exempt Code :
Excise Tax #:
»PROPERTY DESCRIPTION «<
Census :Tract Block
Map Grid :595 D4
Neighborhood Cd:320000
Zoning Code :MH
Land Use :262 OFF,1 -3 STORY,5K TO 15K SQFT
Legal :VAN ASSELT H -D C # 50 POR OF D C
:LY ELY OF E MARGINAL WAY & WLY OF
:LN BEG AT PT ON N LN OF MCNATTS D ...
Sub /Plat :DONATION CLAIM VAN ASSELT # 50
Building Name :OFFICE SHOP & HANGER
* Volume:905 Page :36
*
* Profile -Page 1 of 2
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
The Information Provided Is Deemed Reliable, But Is Not Guaranteed.
= M E T R O S C A N P R O P E R T Y
P R O F I L E =
King County
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
*
* Parcel #:000740 0032 07 Bldg Id #:01
* *
*
* »PROPERTY CHARACTERISTICS« <
* *
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
* *
* *
*
*
* *
*
*
* *
* *
* *
*
*
* 1
* 2
* 3 * .
* 4
* 5
*
*
* Profile -Page 2 of 2
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
*
* Bedrooms :
* Bath Full:
* Bath 3/4 :
* Bath 1/2 :
* Other Rms:
* Dining Rm:
* Fireplace:
* Appliance:
* Deck .
* Porch .
* Pool .
* Spa .
* Sauna
* Tennis . •
* Stories :1
* Units
Elevator :▪ NO
1st Floor SF :
2nd Floor SF :
3+ Floor SqFt:
Half Floor SF:
AboveGroundSF:
Finished SqFt:
Fin Bsmnt SF :
UnfinBsmnt SF:
BsmntTotal SF:
Bsmnt Park SF:
Building SgFt:15,750
Lease SqFt :15,750
Deck SqFt
Carport SqFt :
AttachedGrgSF:
DetachedGrgSF:
Year Built:1967
Eff Year .
GarageType:
Bsmnt Type:
BsmntGrade:
Bldg Matl :MASONRY
Bldg Cond :
Bldg Grade:AVG
Wall Matl :
of Brick:
of Stone:
HeatSource:
Heat Type :FORCED
ElectrcSvc:
Wtr Source:
Sewer Type:
Nuisance .
LAND INFORMATION
Lot Acres:8.12
Lot SqFt :354,108
Lot Shape:IRREGULAR
Tde / Upind:
Topogrphy:
TopoProbs:
Sprinkler:NO
Wtr Front:
WtrFrntSF:
GroundCvr:
VIEW INFORMATION
View
View
View
View
View
View
Unit
Unit
Unit
Unit
Unit
Cit y
Lake /River:
Lk Wa /Samm:
Mountain .
Puget
:NONE
Mix
Mix
Mix
Mix
Mix
STREET INFORMATION
St Surface :
St Access :STD
St Light .
Curb /Gutter:
Sidewalk .
The Information Provided Is Deemed Reliable, But Is Not Guaranteed.
Y PC, O
= M E T R O S A N P R O P E R T FILE=
King County
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
» >OWNERSHIP INFORMATION «<
Parcel Number :542260 0.16. 02
Building Id # :01
Parcel Type :PLATTED
Owner /Taxpayer:KING COUNTY
CoOwner
Q:SE S:33 T:24N R:04E
Site Address :9010 E MARGINAL WAY S TUKWILA 98108
Mail Address :500 K C ADMIN BLDG SEATTLE WA 98104
Telephone :Owner Tenant
Recording Date:
Auditors Fee #:
Sale Price
Deed Type
Owned
» >SALES AND LOAN INFORMATION« <
Loan Amount .
Lender •
Loan Type
Interest Rate:
Vesting Type :
»ASSESSMENT AND TAX INFORMATION «<
Land :$741,300
Structure :$6,758,700
Total :$7,500,000
Levy Code :2430
Census
Map Grid
Neighborhood Cd
Zoning Code
Land Use
Legal
Sub /Plat
Building Name
Improved :90
1994 Taxes .
Exempt Code :
Excise Tax #:
» >PROPERTY DESCRIPTION «<
:Tract Block
:595 D4
:320000
:MH
:264 OFF,1 -3 STORY,50K+ SQFT
:LOT 7 -8 MEADOWS THE MC NATTS D C
:38 UNREC POR BEG ON N LN 179.98 FT
:E OF NW COR OF 8 TH S 89 DEG 17
:MEADOWS THE MC NATTS D.C. #38 UNREC
:KING COUNTY AIRPORT OFFICE CENTE
Volume:902 Page:179
*
*
*
*
*
*
*
Profile -Page 1 of 2
*************************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
The Information Provided Is Deemed Reliable, But Is Not Guaranteed.
I
= M E T R O S C A N P R O P E R T Y P R O F I L E =
King County
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
*
* Parcel #:542260 0160 02
*
*
*
*
*
* Bedrooms :
* Bath Full:
* Bath 3/4 :
* Bath 1/2 :
* Other Rms:
* Dining Rm:
* Fireplace:
* Appliance:
* Deck
* Porch
* Pool
* Spa
* Sauna
* Tennis
* Stories
* Units
* Elevator :NO
*
*
*
* LAND INFORMATION
*
* Lot Acres:2.43
* Lot SqFt :105,900
* Lot Shape:IRREGULAR
* Tde /Upind:
* Topogrphy:
* TopoProbs:
* Sprinkler:NO
* Wtr Front:
* WtrFrntSF:
* GroundCvr:
*
*
*
*
Bldg Id #:01
» >PROPERTY CHARACTERISTICS« <
1st Floor SF :
2nd Floor SF :
3+ Floor SqFt:
Half Floor SF:
AboveGroundSF:
Finished SqFt:
Fin Bsmnt SF :
UnfinBsmnt SF:
BsmntTotal SF:
Bsmnt Park SF:
Building SgFt:78,912
Lease SqFt :70,000
Deck SqFt
Carport SqFt :
AttachedGrgSF:
DetachedGrgSF:
VIEW INFORMATION
View :NONE
View City
View Lake /River:
View Lk Wa /Samm:
View Mountain .
View Puget
Unit Mix 1
Unit Mix 2
Unit Mix 3
Unit Mix 4
Unit Mix 5
Year Built:1980
Eff Year .
GarageType:
Bsmnt Type:
BsmntGrade:
Bldg Matl :REIN CONC
Bldg Cond :
Bldg Grade:GOOD
Wall Matl :
of Brick:
% of Stone:
HeatSource:
Heat Type :ZONE AIR
ElectrcSvc:
Wtr Source:
Sewer Type:
Nuisance .
STREET INFORMATION
St Surface :
St Access :STD
St Light .
Curb /Gutter:
Sidewalk .
* Profile -Page 2 of 2
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
The Information Provided Is Deemed Reliable, But Is Not Guaranteed.
= M E T R O S - A N P R O P E R T Y
King County
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
»OWNERSHIP INFORMATION «<
Parcel Number :542260 N800 04
Building Id # :02
Parcel Type :PLATTED
Owner /Taxpayer:9100 COMPANY
CoOwner
Q:SE S :33 T:24N R:04E
Site Address :9100 E MARGINAL WAY S TUKWILA 98108
Mail Address :12886 INTERURBAN AVE S SEATTLE WA 98168
Telephone :Owner Tenant
Recording Date:
Auditors Fee #:
Sale Price
Deed Type
Owned
Land
Structure
Total
Levy Code
» >SALES AND LOAN INFORMATION «<
Loan Amount .
Lender •
Loan Type
Interest Rate:
Vesting Type :
» >ASSESSMENT AND TAX INFORMATION «<
:$1,122,100
:$633,400
:$1,755,500
:2430
Census
Map Grid
Neighborhood Cd:
Zoning Code
Land Use
Legal
Sub /Plat
Building Name .
Improved :36
1994 Taxes :$20,152.95
Exempt Code :
Excise Tax #:
»PROPERTY DESCRIPTION «<
Tract Block
595 D4
320000
MH
505 IND,WAREHOUSE,50K TO 100K SQFT
LOT 6 MEADOWS THE MC NATTS D C 38
UNREC POR W OF BOEING FIELD EXT
MEADOWS THE MC NATTS D.C. #38 UNREC
9100 INDUSTRIAL PARK
Volume:902 Page:179
Profile -Page 1 of 2
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
The Information Provided Is Deemed Reliable, But Is Not Guaranteed.
v
= M E T R O S C A N
P R O P E R T Y P R O F I L E =
King County
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
* *
* Parcel #:542260 0150 04 Bldg Id #:02
* *
* *
* »PROPERTY CHARACTERISTICS «<
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
* *
*
* *
*
*
* Bedrooms :
* Bath Full:
* Bath 3/4 :
* Bath 1/2 :
* Other Rms:
* Dining Rm:
* Fireplace:
* Appliance:
* Deck
* Porch
* Pool
* Spa
* Sauna
* Tennis •
* Stories :▪ 1
* Units •
* Elevator :NO
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
LAND INFORMATION
Lot Acres:3.67
Lot SqFt :160,300
Lot Shape:IRREGULAR
Tde /Upind:
Topogrphy:
TopoProbs:
Sprinkler:NO
Wtr Front:
WtrFrntSF:
GroundCvr:
1st Floor SF :
2nd Floor SF :
3+ Floor SqFt:
Half Floor SF:
AboveGroundSF:
Finished SqFt:
Fin Bsmnt SF :
UnfinBsmnt SF:
BsmntTotal SF:
Bsmnt Park SF:
Building SgFt:30,000
Lease SqFt :30,000
Deck SqFt
Carport SqFt :
AttachedGrgSF:
DetachedGrgSF:
VIEW INFORMATION
View
View City
View Lake /River:
View Lk Wa /Samm:
View Mountain .
View Puget
:NONE
Unit Mix 1
Unit Mix 2
Unit Mix 3
Unit Mix 4
Unit Mix 5
Year Built:1974
Eff Year .
GarageType:
Bsmnt Type:
BsmntGrade:
Bldg Mati :MASONRY
Bldg Cond :
Bldg Grade:AVG
Wall Matl :
of Brick:
of Stone:
HeatSource:
Heat Type :SUS HTR
ElectrcSvc:
Wtr Source:
Sewer Type:
Nuisance .
STREET INFORMATION
St Surface :
St Access :STD
St Light .
Curb /Gutter:
Sidewalk .
* *
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= M E T R O S L A N P R O P E R T Y ICOFILE=
King County
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
* *
* »OWNERSHIP INFORMATION «< *
* *
* *
* Parcel Number :542260 PI24 07 Q:SE S:33 T:24N R:04E *
* Building Id # :01 *
* Parcel Type :PLATTED *
* Owner /Taxpayer:KING COUNTY *
* CoOwner *
* Site Address :▪ 9210 E MARGINAL WAY S TUKWILA 98108 *
* Mail Address :615 ADMIN BLDG SEATTLE WA 98104 *
* Telephone :Owner Tenant *
* *
* *
* » >SALES AND LOAN INFORMATION« < *
* *
* *
* Recording Date: Loan Amount *
* Auditors Fee #: Lender *
* Sale Price Loan Type •
* Deed Type Interest Rate: *
* % Owned Vesting Type : *
* *.
* *
* » >ASSESSMENT AND TAX INFORMATION «< *
* *
* *
* Land :$2,684,000 o Improved :47 *
* Structure :$2,406,200 1994 Taxes *
* Total :$5,090,200 Exempt Code : *
* Levy Code :2430 Excise Tax #: *
* *
* *•
* »PROPERTY DESCRIPTION «< *
* *
* *
* Census :Tract Block *
* Map Grid :595 D4
* Neighborhood Cd:320000
* Zoning Code :MH
* Land Use :606 IND,HANGERS *
* Legal :LOT 5 MEADOWS THE MC NATTS D C 38 *
* :UNREC BEG ON ELY MGN OF E MARGINAL *
* :WAY S 23 -40 -59 E 1373.75 FT FR N . .. *
* Sub /Plat :MEADOWS THE MC NATTS D.C. #38 UNREC *
Building Name :KING COUNTY AIR PARK HANGERS *
* Volume:902 Page:179 *
* *
* Profile -Page 1 of 2 *
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The Information Provided Is Deemed Reliable, But Is Not Guaranteed.
= M E T R O S C A N
P R O P E R T Y
�TY
P R O F I L E =
King County
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*
* Parcel #:542260 0124 07
*
*
*
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* Bedrooms :
* Bath Full:
* Bath 3/4 :
* Bath 1/2 :
* Other Rms:
* Dining Rm:
* Fireplace:
* Appliance:
* Deck
* Porch
* Pool
* Spa
* Sauna
* Tennis
* Stories :▪ 1
* Units
* Elevator :NO
*
*
*
* LAND INFORMATION
*
* Lot Acres:5.55
* Lot SqFt :241,836
* Lot Shape:IRREGULAR
* Tde /Upind:
* Topogrphy:
* TopoProbs:
* Sprinkler:NO
* Wtr Front:
* WtrFrntSF:
* GroundCvr:
*
*
*
*
Bldg Id #:01
»PROPERTY CHARACTERISTICS« <
1st Floor SF :
2nd Floor SF :
3+ Floor SqFt:
Half Floor SF:
AboveGroundSF:
Finished SqFt:
Fin Bsmnt SF :
UnfinBsmnt SF:
BsmntTotal SF:
Bsmnt Park SF:
Building SgFt:19,800
Lease SqFt :19,800
Deck SqFt •
Carport SqFt :
AttachedGrgSF:
DetachedGrgSF:
VIEW INFORMATION
View :NONE
View City
View Lake /River:
View Lk Wa /Samm:
View Mountain .
View Puget
Unit Mix 1
Unit Mix 2
Unit Mix 3
Unit Mix 4
Unit Mix 5
Year Built:1982
Eff Year .
GarageType:
Bsmnt Type:
BsmntGrade:
Bldg Matl :STEEL
Bldg Cond :
Bldg Grade:AVG
Wall Matl :
% of Brick:
% of Stone:
HeatSource:
Heat Type :SUS HTR
ElectrcSvc:
Wtr Source:
Sewer Type:
Nuisance .
STREET INFORMATION
St Surface :
St Access :STD
St Light .
Curb /Gutter:
Sidewalk .
* Profile -Page 2 of 2
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The Information Provided Is Deemed Reliable, But Is Not Guaranteed.
= M E T R O S A N P R O P E R T Y
King County
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
* *
*
*
*
* Parcel Number :332404p90 06
* Building Id # : � ° ° ° "' Q:SE S:33 T:24N R:04E
* Parcel Type :UNPLATTED
* Owner /Taxpayer:KING COUNTY
* CoOwner
* Site Address :9250 E MARGINAL WAY S TUKWILA 98108
* Mail Address :500 4TH AVE SEATTLE WA 98104 *
* Telephone :Owner Tenant
*
*
* »SALES AND LOAN INFORMATION «<
*
*
* Recording Date:
* Auditors Fee #:
* Sale Price
* Deed Type
* % Owned
*
JC— 0 F I L E =
» >OWNERSHIP INFORMATION «<
•
Land
Structure : •
Total
Levy Code :
Census
Map Grid
Neighborhood
Zoning Code
Land Use
Legal
Sub /Plat
Building Name
*
Loan Amount . •
Lender •
Loan Type
Interest Rate:
Vesting Type :
»ASSESSMENT AND TAX INFORMATION «<
% Improved .
1994 Taxes .
Exempt Code :
Excise Tax #:
» >PROPERTY DESCRIPTION «<
:Tract Block
:595 D4
Cd:320000
:MH
:606 IND,HANGERS
:STR 332404 TAXLOT 20 BEG AT SE COR
:STR 33 -24 -04 TH ALG SLY BDRY OF
:SEC 33 N 89 -13 -57 W 1351.48 FT TO
:KING COUNTY AIRPARK HAGERS
Volume:
Page:
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= M E T R O S C A N P R O P E R T Y
P R O F I L E =
King County
************************************************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * **
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* Parcel #:332404 9020 06 Bldg Id #:
*
*
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* *
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* *
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Bedrooms :
Bath Full:
Bath 3/4 :
Bath 1/2 :
Other Rms:
Dining Rm:
Fireplace:
Appliance:
Deck
Porch
Pool
Spa
Sauna
Tennis
Stories
Units
Elevator :NO
LAND INFORMATION
Lot Acres:3.25
Lot SqFt :141,607
Lot Shape:IRREGULAR
Tde/Upind:
Topogrphy:
TopoProbs:
Sprinkler:NO
Wtr Front:
WtrFrntSF:
GroundCvr:
» >PROPERTY CHARACTERISTICS «<
1st Floor SF :
2nd Floor SF :
3+ Floor SqFt:
Half Floor SF:
AboveGroundSF:
Finished SqFt:
Fin Bsmnt SF :
UnfinBsmnt SF:
BsmntTotal SF:
Bsmnt Park SF:
Building SqFt:
Lease SqFt .
Deck SqFt
Carport SqFt :
AttachedGrgSF:
DetachedGrgSF:
VIEW INFORMATION
View
View Cit y
View Lake /River:
View Lk Wa/Samm:
View Mountain .
View Puget
:NONE
Unit Mix 1
Unit Mix 2
Unit Mix 3
Unit Mix 4
Unit Mix 5
Year Built:
Eff Year .
GarageType:
Bsmnt Type:
BsmntGrade:
Bldg Matl :
Bldg Cond :
Bldg Grade:
Wall Matl :
of Brick:
of Stone:
HeatSource:
Heat Type :
ElectrcSvc:
Wtr Source:
Sewer Type:
Nuisance .
STREET INFORMATION
St Surface :
St Access :STD
St Light .
Curb /Gutter:
Sidewalk .
* Profile -Page 2 of 2
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The Information Provided Is Deemed Reliable, But Is Not Guaranteed.
'21,111a
111PAINr.
11e111311i
King County King County
500 King County Admin. Bldg. 500 King County Admin. Bldg.
Seattle WA 98104 Seattle WA 98104
King County
500 King County Admin. Bldg.
Seattle WA 98104
The Boeing Company
PO Box 3707
Seattle WA 98124
The Boeing Company
PO Box 3707
Seattle WA 98124
King County
500 King County Admin. Bldg.
Seattle WA 98104
Rhone - Poulenc Inc.
CN 5266
Princeton NJ 08543
....— ..,......
9100 Company
12886 Interurban Avenue South
Seattle WA 98168
Kenworth Motor Corporation
8801 East Marginal Way South
Seattle WA 98108
Burlington Northern Railroad
777 Main Street #2680
Fort Worth TX 76102
King County
500 King County Admin. Bldg.
Seattle WA 98104
King County
500 King County Admin. Bldg.
Seattle WA 98104
The Boeing Company
PO Box 3707
Seattle WA 98124
The Boeing Company
PO Box 3707
Seattle WA 98124
King County
500 King County Admin. Bldg.
Seattle WA 98104
King County
500 King County Admin. Bldg.
Seattle WA 98104
Rhone - Poulenc Inc.
CN 5266
Princeton NJ 08543
9100 Company
12886 Interurban Avenue South
Seattle WA 98168
Kenworth Motor Corporation
8801 East Marginal Way South
Seattle WA 98108
Burlington Northern Railroad
777 Main Street #2680
Fort Worth TX 76102
Rr.0EIVED
ALE 171994
ZONING CODE VARIANCE APPLICATION
DEVELOPMENT
5. WHY IS THIS VARIANCE BEING REQUESTED?
PAGE 1
To allow relocation of Northwest Container from its
current location at S. Myrtle /77th Avenue in Seattle to 9229 E.
Marginal Way South in Tukwila. The current and future locations
are shown on the attached map of the South End Industrial
District, Exhibit 1. Northwest Container stacks its shipping
containers 5 high for a total height of 42.5'. TMC 18.52.040(4)
requires that outdoor storage be screened from abutting streets
and adjacent properties. We seek to remove the screening
requirement for the adjacent properties to the south and north
(the 113' high Boeing facility to the south and the Kenworth
Motor Truck Company to the north). Screening on E. Marginal Way
South will be provided.
6. DOES YOUR REQUEST MEET THE VARIANCE CRITERIA?
A. The variance shall not constitute a grant of
special privilege inconsistent with the limitation
upon uses of other properties in the vicinity and
in the zone in which the property on behalf of
which the application was filed is located.
RESPONSE:
(1) M -2 Zone is the Most Appropriate Location for Container
Storage.
The site is zoned M -2, Tukwila's most intense zoning
designation. The purpose of this district is to provide an area
appropriate for a broad range of uses, some of which may be
characterized as having significant environmental impacts in
terms of air and water pollution, noise, vibration, glare, and
odor. TMC 18.42.010. While the proposal will not create these
identified impacts, it is an industrial use. As such, this use
is most appropriately located in the M -2 zone.
Further, its proximity to the Port of Seattle supports
such a use, as evidenced by the container storage uses across the
Duwamish Waterway in Tukwila and north of the site near E.
Marginal Way S. in Seattle. See Exhibits 3D and 3F, respectively.
(2) Industry Practices Are Relevant.
In considering whether a variance is necessary,
industry practice should be considered. Thus, for Foster High
School's requested height variance, Tukwila considered the height
of other schools in the vicinity. See, Foster High School Staff
ZONING CODE VARIANCE APPLICATION PAGE 2
Report, Background, ¶ 3 and Decision Criteria, A B, pages 3 and
5, respectively. None of the surrounding container storage of
which we are aware provides screening of adjacent properties.
(3) Zoning Prior to Annexation Would Have Allowed the
Proposal.
This property was annexed to Tukwila in 1989 as part of
the Fire District #1 annexation. Tukwila has granted two
variance requests which make clear that, for recently annexed
properties such as this one, the zoning designation and
development standards of the jurisdiction from which the property
was annexed may be considered in evaluating whether a requested
variance is necessary to provide an applicant with rights
permitted to other properties in the vicinity. See, Foster High
School (File 89 -1 -V) Staff Report, Background, ¶ 5, page 3;
Boeing 14 -09 Building, (File 89 -3 -V), Staff Report, Background,
p. 2. (Note that both this property and the Boeing property were
part of the same annexation.) Further, the owners of property
within the annexation area understood that comparable (but no
more onerous) restrictions would apply if their properties were
annexed.
Prior to its annexation to Tukwila, this property was
located in unincorporated King County and zoned M -H, Heavy
Manufacturing, a zoning designation in which there is no height
limit and in which landscaping or screening of side property
lines is not required when adjacent properties are also zoned for
commercial or industrial uses. KCC 21.51.060 and 030.A,
respectively. Thus this use would have been permitted in King .
County without side yard screening.
(4) Proposal is Consistent with Zoning to North.
Container storage also occurs to the north of this site
in the City of Seattle. See, Exhibit 3F. The property shown in
Exhibit 3F is zoned IG1 with a 85' height limit. The IG1 zone is
Seattle's most intensive zoning designation. In this zone,
outdoor storage is a permitted use (SMC 23.50.012.III.I). As no
specific height limit is specified for outdoor storage, it is
subject to the general 85' limit in this zone. As in Tukwila,
outdoor storage must be screened from the street (SMC
23.50.016.C); however, screening of adjacent similarly zoned
properties is not required.
(5)
Similar Uses in the Vicinity Do Not Provide Side Yard
Screening.
The City's decision on the variance application for the
Foster High School makes clear that other uses in the vicinity
may be considered. See Staff Report, Background, 1 3, page 3.
ZONING CODE VARIANCE APPLICATION PAGE 3
To demonstrate that the proposal is consistent with the
surrounding height, screening, and uses, we have prepared plan
views and sections showing the relationship of this property to
those to the east and west (Section A) and those to the north and
south (Section B). See, Exhibit 2. Photographs are included in
Exhibit 3. These Exhibits demonstrate that other outdoor
storage uses in the vicinity do not provide side yard screening.
For example, neither the Kenworth property adjacent to the north
(Exhibits 3H and 3I), nor several trucking operations to the
south (Exhibits 3J, 3K, and 3L) provide screening.' Across the
Duwamish Waterway, containers are stacked 5 high and side yards
are not screened. See Exhibit 3D.
Further,
operations require
Exhibit 3E, across
stored outside, is
Boeing is the dominant use in this area. Its
outdoor storage of airplanes. As shown in
E. Marginal Way, the tail of a 747 airplane,
63' high. The airplane is not screened.
Thus, the request is not inconsistent with the
limitation on uses of other properties in the vicinity as
required by TMC 18.72.020(1).
(6) City Has Granted Other Variances on E. Marginal Way
South.
Finally, the City has granted at least one other
variance for an industrial use on East Marginal Way S. in the
immediate vicinity. See Boeing 14 -09 Building, 8701 E. Marginal
Way S. (File 89 -3 -V).
B. The variance is necessary because of special
circumstances relating to the size, shape,
topography, location or surrounding of the subject
property in order to provide it with use rights
and privileges permitted to other properties in
the vicinity and in the zone in which the subject
property is located.
RESPONSE:
See the response to Question 6.A. To summarize, none
of the other outdoor storage uses in the vicinity of which we are
aware provide screening of adjacent properties. In addition, the
zoning prior to annexation would have allowed this use.
' Nor do most of these uses provide screening on the street
frontage. As described in q 6.C(3) below, this use will provide .
screening on E. Marginal Way S.
ZONING CODE VARIANCE APPLICATION PAGE 4
Equally important is the fact that side yard screening
is not necessary to achieve compatibility with adjacent uses.
The adjacent property to the north also involves outdoor storage.
Little public benefit would be derived from screening one outdoor
storage use from another. The use to the south is a 113' tall
Boeing facility. Its north wall, which faces this property, is a
virtually blank facade. Again, little public benefit would be
gained from screening what is essentially a blank wall.
C. The granting of such variance will not be
materially detrimental to the public welfare or
injurious to the property or improvements in the
vicinity and in the zone in which the subject
property is situated.
RESPONSE:
(1) Proposal Is To Relocate Existing Business.
This variance is necessary to allow the relocation of
an existing business currently located one block to the west of
E. Marginal Way S. at the southwest quadrant of S. Myrtle and
77th Avenue in Seattle. Obviously, its impacts will not change.
(2) Significant Tax Benefits to Tukwila.
Further the relocation will provide significant
benefits to Tukwila. With the proposed relocation, Northwest
Container will increase its employees from 45 to 75. It will
generate approximately $3,900 /month in tax and license fee
revenues to the City of Tukwila.
This use supports the goals of greater economic
diversity, consistent with sound planning and goal 1 of the
Commerce /Industry Element of the Comprehensive Plan and the
policies contained in draft Manufacturing /Industrial Center
policies. Comprehensive Land Use Policy Plan, p.18 and draft
Background Report: Manufacturing /Industrial Center, March 8, 1994
( "Background Report "), respectively.
(3)
Proposal Will Implement Screening On E Marginal Way S.
Currently the property provides no screening along E.
Marginal Way S. If this variance is granted, screening along E.
Marginal Way S. will be provided supporting the City's goals for
this corridor.
•
ZONING CODE VARIANCE APPLICATION PAGE 5
(4) Proposal is Consistent with Surrounding Manufacturing
and Industrial Uses.
The adjacent uses are Boeing and Kenworth Truck. Both
are considered manufacturing /industrial uses, as are
transportation and distribution facilities. See, Background
Report, ED -3, p. 4 -2. The dominant uses in the area are The
Boeing Company facilities and the King County International
Airport (Boeing Field), both of which necessitate the outdoor
storage of airplanes. As shown in Exhibit 2, Section A and
Exhibit 3, the airplanes generally are not screened.
(5) Proposal Promotes Clean Up.
The property owner currently is cleaning up a portion
of the property. Allowing this use of the remainder will allow
the property to be put to a beneficial use while clean up is
occurring.
RESPONSE:
D. The authorization of such variance will not
adversely affect the implementation of the
Comprehensive Land Use Policy Plan.
See response to 6.C.
(1) Comprehensive Land Use Policy Plan.
In addition to goal 1 of the Commerce /Industrial
Element, this proposal is consistent with the following policies .
in the Commerce /Industry Element of the Comprehensive Land Use
Policy Plan:
Page 60:
Compatibility:
Policy 1: Encourage the grouping of uses which will
mutually and economically benefit each other or provide
necessary services.
ZONING CODE VARIANCE APPLICATION PAGE 6
Page 67:
Objective 6.
Promote Land Development Alternatives
that will increase the effective use of
land.
Policy 3. Encourage flexibility within the categories
of land use.
(2) Draft Manufacturing /Industrial Center Policies.
The property is within the proposed
Manufacturing /Industrial Center (MIC). The Background Report
explains that this area deserves special attention and that
mechanisms should be developed to ensure a healthy environment
for industrial businesses to ensure, in turn, that higher wage
jobs will be available. Background Report, p. 1 -1. As explained
above, relocation will allow Northwest Container to significantly
expand its number of employees. The jobs it provides are the
higher wage jobs of which the Background Report speaks.
More specifically, Goal B provides:
Foster high -value development in MIC so that it
maintains and increases its role as one of the major
sources of employment and public revenue in the central
Puget Sound Region.
Implementing this Goal, Policies ED -1, ED -3, and ED -4 provide, in
pertinent part:
(3)
ED -1 Provide assistance to both existing and potential
new firms in the MIC in their efforts to expand or
develop; such assistance will include ready access
to necessary information and steps to facilitate
approval of development applications in as speedy
a manner as possible.
ED -3 Discourage uses other than those commonly
associated with manufacturing and industry (which
includes transportation and distribution
facilities).... (emphasis added).
ED -4 Since a good working environment improves the .
competitive efficiency of industry, work together
with businesses to bring aesthetic improvement to
the area.
Countywide Planning Policies.
The proposal also implements King County Countywide
Planning Policy ED -9 which provides:
ZONING CODE VARIANCE APPLICATION
PAGE 7
The land use element of comprehensive plans should
foster a climate which is supportive of the siting
needs of industrial users and that recognizes the
important role they play in creating high -wage jobs.
Cited in Background Report, p. 2 -6.
(4) Proposal Allows Efficient Use of Scarce Industrial
Land.
As the Background Report explains, one of the 'goals of
the 1982 Comprehensive Land Use Policy Plan was to provide
adequate opportunity for industrial uses and to promote
efficiency of land use. Background Report, p. 2 -11.
Granting the requested variance would allow an
economic, efficient use of this land while the clean up is
completed and would not adversely affecting surrounding uses.
RESPONSE:
E. The granting of such variance is necessary for the
preservation and enjoyment of a substantial
property right of the applicant possessed by the
owners of other properties in the same zone or
vicinity.
See responses to 6.A and C.
This is the kind of use normally found in an industrial
zone near a port. See Foster High School, Staff Report,
Background, $.3, page 3 and Boeing 14 -09 Building, Staff Report,
Decision Criteria, paragraph (2)(c),p. 5.
(A: \VAR.AP2)
ZONING CODE VARIANCE
APPLICATION
CITY OF TUKWILA 6300 Southcenter Boulevard, Tukwila, WA 98188
DEPARTMENT OF COMMUNITY DEVELOPMENT Telephone: (206) 431 -3680
er:.enee
....................
1. BRIEFLY DESCRIBE YOUR REQUEST: Variance moo.- TMer -50- ,•020 - height
_ n- outdoor— storage-- to- al -lew- shipping - coat- ainer- storage- =of-°42-:5' - -aed from
• 18.52.040(4) to eliminate screening of adjacent properties.
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)
9229 E. Marginal Way South
Quarter: Section: 33 Township: 24 Range: 4E
(This information may be found on your tax statement)
3. APPLICANT:* Name: Alison Moss
Address' Bogle & Gates, 1145 Broadway Plaza, Suite 1360, Tacoma
Wubl l lny Lul I 98402
Phone' 1(206) 593 -4960
Signature: ��%�'�''" v Date: �) / ?9 �'
* The applicant is the person whom the staff will contac egard g the application, and
to whom all notices and reports shall be sent, unless otherwise stipulated by applicant.
4. PROPERTY
OWNER
AFFIDAVIT OF OWNERSHIP
Name: Rhone- Poulenc
Address:
Phone:
CN5266, Princeton NJ 08543 -5266
(908) 821 -3
I /WE,[signature(s)] (.. 1 f71 Thomas C. McLaughlin
swear that I /we ar the owner - /r ntract purchasers) of the property involved
in this application and that th '. regoing statements and answers contained in this
application are true and correct to the best of my /our knowledge and belief.
2 8 1994
Date:
7/2-7frl
ZONING CODE VARIANCE APPLICATION Page 2
5. WHY IS THIS VARIANCE BEING REQUESTED? See attached
6. DOES YOUR REQUEST MEET THE VARIANCE CRITERIA?
The Board of Adjustment will base its decision on the specific criteria shown in bold
below. You are solely responsible for justifying why your property should not have to
satisfy the same development standards which all other properties/ projects must meet.
The Board must decide that your variance request meets all five criteria. Be specific; a
"yes" or "true" is not a sufficient response. Additional sheets should be attached if
needed.
The Planning Staff has provided some examples to help you respond to each criteria.
Please feel free to use or ignore these as you see fit. The Board will make a decision based
on the bold criteria, not staff examples.
A. The variance shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and in the zone in which
the property on behalf of which the application was filed is located.
Example: Explain how your requested variance would not give you a special privilege in
your use of the property in relation to the requirements imposed on adjacent and
neighboring properties and on properties within the same zone classification.
RESPONSE: see attached
B. The variance is necessary because of special circumstances relating to the size,
shape, topography, location or surrounding of the subject property in order to
provide it with use rights and privileges permitted to other properties in the
vicinity and in the zone in which the subject property is located.
ZONING CODE VARIANCE APPLICATION (. • Page 3
Example: Does a special property characteristic such as size, shape or topography, com-
bined with the zoning code requirement, prevent you from using your property in
the manner of adjacent properties or other like -zoned properties?
Special circumstances should not be due to: 1) actions by past or present property owners
(i.e., developing or subdividing property which results in an extremely difficult to build
parcel) or paying more for property than was justified by its development potential; or
2) actions which have already been compensated for (i.e., the State condemns a portion of
land for 1 -5 construction and compensates the owner for the diminished value of the
remaining parcel.
RESPONSE• See attached
C. The granting of such variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and in the
zone in which the subject property is situated.
Example: Would granting your request cause any harm, injury, or interference with uses
of adjacent and neighboring properties? (Consider traffic, views, light, aesthetic
impacts, etc.)
RESPONSE• See attached
ZONING CODE VARIA '^E APPLICATION
Page 4
D. The authorization of such variance will not adversely affect the implementation
of the comprehensive land use policy plan.
Example: After a review of the City's Comprehensive Land Use Policy Plan, list any
inconsistencies between your variance and the Plan's goals, objectives or policies.
RESPONSE. See attached
E. The granting of such variance is necessary for the preservation and enjoyment of
a substantial property right of the applicant possessed by the owners of other
properties in the same zone or vicinity.
Example: Without the variance, no uses for which your property is zoned (i.e., for a
single - family residence or commercial site) would be possible. Without the vari-
ance, rights of use of your property would not be the same as for other similarly
zoned property. Describe other alternatives for use of your property. Why were
these alternatives rejected?
RESPONSE. See attached
BOGLE & GATES
LAW OFFICES Tacoma Financial Center Seattle
Suite 1360 Anchorage
1145 Broadway Plaza Bellevue
ALISON MOSS Tacoma, Washington 98402 -3502 Olympia
Portland
Main Office: (206) 922 -8446 Vancouver, B.C.
Facsimile: (206) 922 -2711 Washington, D.C.
Direct Dial: (206) 593 -4960
HAND DELIVERED
Denni Shefrin
Associate Planner
Department of Community Development
City of Tukwila
6300 South Center Boulevard
Tukwila, WA 98188
24932 -00003
August 17, 1994
RECEIVED
Me 171994
COMMUNITY
DEVELOPMENT
Re: Rhone Poulenc Variance (File No. L94 -0058)
Dear Ms. Shefrin:
As you know, when Rhone Poulenc originally submitted
its variance application, we believed that a height variance was
not necessary. However, given the timing needs of Northwest
Container, Rhone Poulenc's tenant, we submitted an application
requesting both a height variance and a variance from the side
yard screening requirement. The City has since confirmed the
height variance is not required. Therefore, you asked that we
revise our discussion of the variance criteria to focus
exclusively on the requested variance from the side yard
screening requirement.
In order to respond to your request, we have revised
the attachment which discusses the variance criteria as well as
supplementing Exhibit 3 with photographs showing a variety of
outdoor storage uses along East Marginal Way South and have
revised Exhibit 1 to show the location from which the additional
photographs were taken.
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Denni Shefrin
August 17, 1994
Page 2
You have also asked us to consider species other than
poplar for screening of the property frontage on East Marginal
Way South and to consider a double row of trees. Rhone Poulenc
is willing to plant 2 rows of poplars with the foot cents
staggered so that they will appear spaced 5' apart from the
street. Poplars are very fast growing and will achieve the
City's screening goals much more quickly than evergreen species.
They are also consistent with the screening provided at the
marina across the Duwamish Waterway.
Enclosure(s)
C:\CLIENTWONE\081794AL
Very truly yours,
BOGLE & GATES
Alison Moss
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
ZONING CODE VARIANCE
APPLI4TION ertbeb 1)
8)r-361(410w
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680 /
1. BRIEFLY DESCRIBE YOUR REQUEST: Variance €r-em- t- he --TMC 1.8: 50:020 -- height -.t
1-imit on -.- outdoor staraye -.to allow- sh- ipping- coat- a-iner--storage- af-4-2.5 `--and -from
18.52.040(4) to eliminate screening of adjacent properties.
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)
9229 E. Marginal Way South
Quarter:
Section: 33 Township: 24 Range: 4E
(This information maybe found on your tax statement)
3. APPLICANT:* Name: Alison Moss
Address: Bogle & Gates, 1145 Broadway Plaza, Suite 1360, Tacoma
WcSlririyLuri 98402
Phone. 1(206) 593 -4960
Signature: Date: a') ! q 4
* The applicant is the person whom the staff will contac egard g the application, and
to whom all notices and reports shall be sent, unless otherwise stipulated by applicant.
4. PROPERTY
OWNER
AFFIDAVIT OF OWNERSHIP
Name: Rhone- Poulenc
Address:
Phone:
CN5266, Princeton NJ 08543 -5266
(908) 821 -3
I /WE,[signature(s)] ia�� Thomas C. McLaughlin
swear that I /we ar the owner . /r cq;ntract purchasers) of the property involved
in this application and that th '• regoing statements and answers contained in this
m pare true and correct to the best of my /our knowledge and belief.
JUL 2 8 1994
COMMUNIIY
DEVELOPMENT
ZONING CODE VARIANCE APPLICATION Page 2
5. WHY IS THIS VARIANCE BEING REQUESTED? See attached
6. DOES YOUR REQUEST MEET THE VARIANCE CRITERIA?
The Board of Adjustment will base its decision on the specific criteria shown in bold
below. You are solely responsible for justifying why your property should not have to
satisfy the same development standards which all other properties/ projects must meet.
The Board must decide that your variance request meets all five criteria. Be specific; a
"yes" or "true" is not a sufficient response. Additional sheets should be attached if
needed.
The Planning Staff has provided some examples to help you respond to each criteria.
Please feel free to use or ignore these as you see fit. The Board will make a decision based
on the bold criteria, not staff examples.
A. The variance shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and in the zone in which
the property on behalf of which the application was filed is located.
Example: Explain how your requested variance would not give you a special privilege in
your use of the property in relation to the requirements imposed on adjacent and
neighboring properties and on properties within the same zone dassification.
RESPONSE: See attached
B. The variance is necessary because of special circumstances relating to the size,
shape, topography, location or surrounding of the subject property in order to
provide it with use rights and privileges permitted to other properties in the
vicinity and in the zone in which the subject property is located.
ZONING CODE VARIANCE APPLICATION 'Page 3
Example: Does a special property characteristic such as size, shape or topography, com-
bined with the zoning code requirement, prevent you from using your property in
the manner of adjacent properties or other like -zoned properties?
Special circumstances should not be due to: 1) actions by past or present property owners
(i.e., developing or subdividing property which results in an extremely difficult to build
parcel) or paying more for property than was justified by its development potential; or
2) actions which have already been compensated for (i.e., the State condemns a portion of
land for 1 -5 construction and compensates the owner for the diminished value of the
remaining parcel.
RESPONSE• See attached
C. The granting of such variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and in the
zone in which the subject property is situated.
Example: Would granting your request cause any harm, injury, or interference with uses
of adjacent and neighboring properties? (Consider traffic, views, light, aesthetic
impacts, etc.)
RESPONSE: See attached
• ZONING CODE VARIAN F APPLICATION
Page 4
D. The authorization of such variance will not adversely affect the implementation
of the comprehensive land use policy plan.
Example: After a review of the City's Comprehensive Land Use Policy Plan, list any
inconsistencies between your variance and the Plan's goals, objectives or policies.
RESPONSE. See attached
E. The granting of such variance is necessary for the preservation and enjoyment of
a substantial property right of the applicant possessed by the owners of other
properties in the same zone or vicinity.
Example: Without the variance, no uses for which your property is zoned (i.e., for a
single- family residence or commercial site) would be possible. Without the vari-
ance, rights of use of your property would not be the same as for other similarly
zoned property. Describe other alternatives for use of your property. Why were
these alternatives rejected?
RESPONSE. See attached
ZONING CODE VARIANCE APPLICATION PAGE 1
5. WHY IS THIS VARIANCE BEING REQUESTED?
To allow relocation of Northwest Container from its
current location at S. Myrtle /77th Avenue in Seattle to 9229 E.
Marginal Way South in Tukwila. The current and future locations
are shown on the attached map of the South End Industrial
District, Exhibit 1. Northwest Container needs to stack its
shipping containers 5 high or 42.5'. It also seeks to remove the
screening requirement for the adjacent properties to the south
and north (the 113' high Boeing facility to the south and the
Kenworth Motor Truck Company to the north) and to provide 10'
tall poplar trees as screening on E. Marginal Way South.
6. DOES YOUR REQUEST MEET THE VARIANCE CRITERIA?
A. The variance shall not constitute a grant of
special privilege inconsistent with the limitation
upon uses of other properties in the vicinity and
in the zone in which the property on behalf of
which the application was filed is located.
RESPONSE:
(1) M -2 Zone is the Most Appropriate Location for Container
Storage.
The site is zoned M -2, Tukwila's most intense zoning
designation. The purpose of this district is to provide an area
appropriate for a broad range of uses, some of which may be
characterized as having significant environmental impacts in
terms of air and water pollution, noise, vibration, glare, and
odor. TMC 18.42.010. While the proposal will not create these
identified impacts, it is an industrial use. As such, this use
is most appropriately located in the M -2 zone.
Further, its proximity to the Port of Seattle supports
such a use, as evidenced by the container storage uses across the
Duwamish Waterway and north of the site near E. Marginal Way S.
in Seattle.
(2) Standards Effectively Prohibit A Use Common in the
Vicinity.
Containers are 8.5' high and are typically stored five
containers high. However, the Tukwila Zoning Code may impose a
ZONING CODE VARIANCE APPLICATION PAGE 2
20' height limit on outdoor storage.' Therefore, if the code
imposes a 20' height limit, it effectively limits container
stacks to two containers.
TMC 18.52.040(4) further requires that outdoor storage
be screened from abutting streets and adjacent properties. The
screening must be a minimum of 8' high and 60% of the height of
the material stored. For the proposal, the 60% requirement would
necessitate a 25.5' high screen. In combination, these
provisions effectively prohibit container storage.
(3)
Industry Practices Are Relevant.
In considering whether a variance is necessary,
industry practice should be considered. Thus, on Foster High
School, Tukwila considered the height of other schools in the
vicinity. See, Foster High School Staff Report, Background, n 3
and Decision Criteria, I B, pages 3 and 5, respectively. Other
shipping companies stack their containers 4 or 5 high. We are
aware of none which routinely stacks its containers only two
containers high.
(4) Zoning Prior to Annexation Would Have Allowed the
Proposal.
This property was annexed to Tukwila in 1989 as part of
the Fire District #1 annexation. Tukwila has granted two
variance requests which make clear that, for recently annexed
properties such as this one, the zoning designation and
development standards of the jurisdiction from which the property
was annexed may be considered in evaluating whether a requested
variance is necessary to provide an applicant with rights
permitted to other properties in the vicinity. See, Foster High
1 The emphases on the word "may" is intentional. The 1982
Zoning Code contained such a restriction in § 18.50.020.
However, the January 18, 1994 printing of the Zoning Code
contains no such restriction. The City Clerk advises that the
height limit on outdoor storage was removed by Section 2 of and
Attachment C to Ordinance 1655. Section 2 provides:
The Tukwila Zoning Code (Title 18) is amended as
presented in Attachment C, with various existing
provisions being replaced with proposed revisions as
indicated.
As included in Attachment C, § 18.50.020 does not impose a height
limit on outdoor storage. As Attachment C replaced relevant
provisions in the 1982 code, we believe it replaces the 1982
version of § 18.50.020 in its entirety, removing the 20' height
limit.
ZONING CODE VARIANCE APPLICATION PAGE 3
School (File 89 -1 -V) Staff Report, Background, ¶ 5, page 3;
Boeing 14 -09 Building, (File 89 -3 -V), Staff Report, Background,
p. 2. (Note that both this property and the Boeing property were
part of the same annexation.) Further, the owners of,property
within the annexation area understood that comparable (but no
more onerous) restrictions would apply if their properties were
annexed.
Prior to its annexation to Tukwila, this property was
located in unincorporated King County and zoned M -H, Heavy
Manufacturing, a zoning designation which there is no height
limit. KCC 21.36.060.
(5)
Proposal is Consistent with Zoning to West Across
Duwamish Waterway.
The property across the Duwamish Waterway in the City
of Seattle is zoned IG2 with a 65' height limit. The IG2 zone is
Seattle's most intensive zoning designation. In this zone,
outdoor storage is a permitted use (SMC 23.50.012.III.I). As no
specific height limit is specified for outdoor storage, it is
subject to the general 65' limit in this zone. As in Tukwila,
outdoor storage must be screened from the street (SMC
23.50.016.C); however, screening of adjacent similarly zoned
properties is not required.
(6) Similar Uses in the Vicinity Exceed Height Limit and Do
Not Provide Side Yard Screening.
The City's decision on the variance application for the
Foster High School makes clear that other uses and heights in the
vicinity may be considered. See Staff Report, Background, Q 3,
page 3. In this case, other uses and structures both on the site
and in the vicinity exceed 20'. For example, the existing tank
on site is 60'. The Boeing facility to the south is
approximately 113' high. Across E. Marginal Way, the tail of a
747 airplane, stored outside, is 63' high. Across the Duwamish
Waterway, containers are stacked 5 high.
To demonstrate that the proposal is consistent with the
surrounding height, screening, and uses, we have prepared plan
views and sections showing the relationship of this property to
those to the east and west (Section A) and those to the north and
south (Section B). See, Exhibit 2. Photographs are included in
Exhibit 3. Thus, the request is not inconsistent with the
limitation on uses of other properties in the vicinity as
required by TMC 18.72.020(1).
ZONING CODE VARIANCE APPLICATION PAGE 4
(7)
City Has Granted Other Variances on E. Marginal Way
South.
Finally, the City has granted at least one other
variance for an industrial use on East Marginal Way S. in the
immediate vicinity. See Boeing 14 -09 Building, 8701 E. Marginal
Way S. (File 89 -3 -V).
B. The variance is necessary because of special
circumstances relating to the size, shape,
topography, location or surrounding of the subject
property in order to provide it with use rights
and privileges permitted to other properties in
the vicinity and in the zone in which the subject
property is located.
RESPONSE:
See the response to Question 6.A. To summarize, other
uses in the vicinity exceed this height limit and do not provide
screening of adjacent properties; the zoning prior to annexation
would have allowed this use; and similar uses with similar
heights exist to the north and west.
Perhaps most importantly, industry practice requires a
42.5' height limit for container storage. Thus, the height limit
(if indeed it exists) does not allow this use to operate in a
normal manner. See, Foster High School, Staff Report, Decision
Criteria, f 3; and Boeing 14 -09 Building, Staff Report, Decision
Criteria, ¶ (2). The standards in TMC 18.50.020 and TMC
18.52.040(4) should be varied to accommodate the industry needs.
RESPONSE:
(1)
C. The granting of such variance will not be
materially detrimental to the public welfare or
injurious to the property or improvements in the
vicinity and in the zone in which the subject
property is situated.
Proposal Is To Relocate Existing Business.
This variance is necessary to allow the relocation of
an existing business currently located one block to the west of
E. Marginal Way S. at the southwest quadrant of S. Myrtle and
77th Avenue in Seattle. Obviously, its impacts will not change.
ZONING CODE VARIANCE APPLICATION PAGE 5
(2) Significant Tax Benefits to Tukwila.
Further the relocation will provide significant
benefits to Tukwila. With the proposed relocation, Northwest
Container will increase its employees from 45 to 75. It will
generate approximately $3,900 /month in tax and license fee
revenues to the City of Tukwila.
While these numbers are modest in comparison to The
Boeing Company's influence, this use does support the goals of
greater economic diversity, consistent with sound planning and
goal 1 of the Commerce /Industry Element of the Comprehensive Plan
and the policies contained in draft Manufacturing /Industrial
Center policies. Comprehensive Land Use Policy Plan, p.18 and
draft Background Report: Manufacturing /Industrial Center, March
8, 1994 ( "Background Report "), respectively.
(3)
Proposal Will Implement Screening On E Marginal Way S.
Currently the property provides no screening along E.
Marginal Way S. If this variance is granted, screening along E.
Marginal Way S. will be provided supporting the City's goals for
this corridor.
(4) Proposal is Consistent with Surrounding Manufacturing
and Industrial Uses.
The adjacent uses are Boeing and Kenworth Truck. Both
are considered manufacturing /industrial uses, as are
transportation and distribution facilities. See, Background
Report, ED -3, p. 4 -2. The dominant uses in the area are The
Boeing Company facilities and the King County International
Airport (Boeing Field), both of which necessitate the outdoor
storage of airplanes. As shown in Exhibit 2, Section A and
Exhibit 3, airplanes generally exceed the 20' height limit.
(5)
Proposal Promotes Clean Up.
The property owner currently is cleaning up a portion
of the property. Allowing this use of the remainder will allow
the property to be put to a beneficial use while clean up is
occurring.
RESPONSE:
D. The authorization of such variance will not
adversely affect the implementation of the
Comprehensive Land Use Policy Plan.
See response to 6.C.
ZONING CODE VARIANCE APPLICATION PAGE 6
(1)
Comprehensive Land Use Policy Plan.
In addition to goal 1 of the Commerce /Industrial
Element, this proposal is consistent with the following policies
in the Commerce /Industry Element of the Comprehensive Land Use
Policy Plan:
Page 60:
Page 67:
Compatibility:
Policy 1: Encourage the grouping of uses which will
mutually and economically benefit each other or provide
necessary services.
Objective 6.
Promote Land Development Alternatives
that will increase the effective use of
land.
Policy 3. Encourage flexibility within the categories
of land use.
(2) Draft Manufacturing /Industrial Center Policies.
The property is within the proposed
Manufacturing /Industrial Center (MIC). The Background Report
explains that this area deserves special attention and that
mechanisms should be developed to ensure a healthy environment
for industrial businesses to ensure, in turn, that higher wage
jobs will be available. Background Report, p. 1 -1. As explained
above, relocation will allow Northwest Container to significantly
expand its number of employees. The jobs it provides are the
higher wage jobs of which the Background Report speaks.
More specifically, Goal B provides:
Foster high -value development in MIC so that it
maintains and increases its role as one of the major
sources of employment and public revenue in the central
Puget Sound Region.
Implementing this Goal, Policies ED -1, ED -3, and ED -4 provide, in
pertinent part:
ED -1 Provide assistance to both existing and potential
new firms in the MIC in their efforts to expand or
develop; such assistance will include ready access
to necessary information and steps to facilitate
approval of development applications in as speedy .
a manner as possible.
ZONING CODE VARIANCE APPLICATION
PAGE 7
ED -3 Discourage uses other than those commonly
associated with manufacturing and industry (which
includes transportation and distribution
facilities).... (emphasis added).
ED -4 Since a good working environment improves the
competitive efficiency of industry, work together
with businesses to bring aesthetic improvement to
the area.
(3) Countywide Planning Policies.
The proposal also implements King County Countywide
Planning Policy ED -9 which provides:
The land use element of comprehensive plans should
foster a climate which is supportive of the siting
needs of industrial users and that recognizes the
important role they play in creating high -wage jobs.
Cited in Background Report, p. 2 -6.
(4) Prouosal Allows Efficient Use of Scarce Industrial
Land.
As the Background Report explains, one of the goals of
the 1982 Comprehensive Land Use Policy Plan was to provide
adequate opportunity for industrial uses and to promote
efficiency of land use. Background Report, p. 2 -11.
Industrial zoning located near the Port is a scarce
commodity. Limiting stacks to 2 containers rather than 5 would
require 21/2 times as much land. Granting the requested variance
would allow efficient use of land while not adversely affecting
surrounding uses.
ZONING CODE VARIANCE APPLICATION PAGE 8
E. The granting of such variance is necessary for the
preservation and enjoyment of a substantial
property right of the applicant possessed by the
owners of other properties in the same zone or
vicinity.
RESPONSE:
See responses to 6.A and C.
This is the kind of use normally found in an industrial
zone near a port. See Foster High School, Staff Report,
Background, ¶ 3, page 3 and Boeing 14 -09 Building, Staff Report,
Decision Criteria, paragraph (2)(c),p.
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ZONING CODE VARIANCE
APPLICATIOICHECKLIST
CITY OF TUKWILA
DEPARTMENT OF COMMUNITY DEVELOPMENT
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3680
The following materials must be submitted with your application. This checklist is to assist
you in submitting a complete application. Please do not turn in your application until all items
which apply to your proposal are attached to your application. If you have any questions,
contact the City of Tukwila Planning Division at 433 -1849.
IGENERAL
Application Form
nVariance Response Form
Fl Variance Application Fee - $600.00 0 KUA. )"eiPA
6c)--1 d-7)
1-t 1t 1 PLANS
Four copies of a dimensioned site plan and building elevations
The size of the plans is at the discretion of the applicant;
however, the scale must be accurate and content legible.
7 The following information should be contained within the set of plans
A. Vicinity map showing location of site and surrounding prominent landmarks.
Property linesmensions and names of adjacent roads.
Lot size
Dimensions of setbacks and landscaped yards.
(Landscaping is not required for single-family residences.)
CgExisting and finished grades at 2' contours with the precise slope of any area
in excess of 15 %.
F. Location and dimensions of existing and proposed structure(s), accessory
rs—trultue'i,filii1Ong areas, driveways and roadways. •
.t: 8 1994
COMiv'lU►v1•CY
nE\/f LOPMENT
ZONING CODE VARIANC -'1PPLICATION CHECKLIST Page 2
Existing trees (6" in diameter) y specie and an indication of which
will be saved. Proposed landsc g: size, species, location and
distance apart.
n H. Location, dimensions and nature of any proposed easements or dedications
for utilities and access.
❑ For commercial and industrial uses, gross floor area by use and
parking calculations.
For multiple residential, location and dimensions of common open
space recreation requirements.
16-J
One (1) Photomaterial Transfer (PMT) of each plan reduced to•8.5" by 11" (most
• printing companies can make PMT's).
PUBLIC NOTICE
615 [1]
A mailing list of property owners and residents within 300 feet of your property.
(Seg attached "Address Label Requirements ")
U,- X1:6.
A King County Assessor's Map which identifies the location of each property
ownership and residence listed. The maps may be ordered from the King County
Public Works Map Counter at 296 -6548.
OPTIONAL
::: in
Perspective drawings, photographs, color renderings or other graphics which may
be needed to adequately evaluate your application.
Other required information:
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L94 -0058
RHONE- POULENC INC.
9229 E. MARINAL WAY S.
(DENIED 9/1/94)
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THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCOR-
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SERVICE, IS THE PROPERTY OF CH2M HILL AND IS NOT TO BE
USED, IN WHOLE OR IN PART, FOR ANY OTHER PROJECT
WITHOUT THE WRITTEN AUTHORIZATION OF CH2M HILL.
oCH2M HILL
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VERIFY SCALES
BAR IS ONE INCH ON
ORIGINAL DRAWING.
0 l■ 1"
IF NOT ONE INCH ON
THIS SHEET, ADJUST
SCALES ACCORDINGLY.
LEGEND
Propepl-.5 Line-
Sei-bacle... -Prom Prolgerly "le
Division Line
Non- Paved Area
2,00' 544:back rofn giver
Top af elver Sank.
20' Aellback irvm Top oP Sank.
Mean Low7kle Line-
&ever/ion on EXislinj round
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N 499• 27, sou w
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A-064 136LOw •
MEAN LOW-171;5 : 1900
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28 1994
DEVELOP;•,'.;..,•;
PROPOSED
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SEATTLE SITE
zoNhvo COPE VARIANCE APPLICAT/oN
SHEET I0P 2- gi
DWG
NO.
DATE E1
Ct
PROJ
NO.
0 C3 1 2 4 5 6 7 8 9 1 0 11 9Mr fl3 v 1
lb c1llD FLEXIBLE RULER -302
0 E s z Ete La SE EZ ta oz st et LI. st St 91. El Zl s z o
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---
IF THIS MICROFILMED DOCUMENT IS LESS;
1CLEAR THAN THIS NOTICE, IT IS DUE TO
THE QUALITY OF THE ORIGINAL DOCUMENT'
_ ----
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NO.
DATE
REVISION
BY
APVD
REUSE OF DOCUMENTS
THIS DOCUMENT, AND THE IDEAS AND DESIGNS INCOR-
PORATED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL
SERVICE, IS THE PROPERTY OF CH2M HILL AND IS NOT TO BE
USED, IN WHOLE OR IN PART, FOR ANY OTHER PROJECT
WITHOUT THE WRITTEN AUTHORIZATION OF CH2M HILL.
'CH2M HILL
•.. .:,a ..: •i, :.�., >v ,.:nw:nv>.1..m mx' „c �'l+<d. : ^w:..•:: ;•• .-. r ^:..- ;;•:':7r, rs. • .. r. ::�6- i':,f�•,us ,Y.•nn ..
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BAR IS ONE INCH ON
ORIGINAL DRAWING.
0 IlaiitAMOSIOSESI 1”
IF NOT ONE INCH ON
THIS SHEET, ADJUST
SCALES ACCORDINGLY.
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— • 1•
!IF THIS MICROFILMED DOCUMENT IS LESS
ICLEAR THAN THIS NOTICE, IT IS DUE TO
!THE QUALITY OF THE ORIGINAL DOCUMENT
•
RECEIVED
SEP 0 11994
OuMMUNITY
DEVELOPMENT
D
i
SHEET
DWG
NO.
DATE
PROJ
NO.
V114
CUVi,e■O WriC6— 63\
alltlitUfta
A "c`iR4'6'6�
PRIELOMOKANY
!Nuke,
!.c: Pk 6eoc
1ERNINAL all
XDONTIOsty
EXHIBIT 1
Seattle's
SOUTH END INDUSTRIAL DISTRICT
COMMERCIAL
SEATTLE
1700 Pacific First Centre
1420. 51h Avenue
Seattle, \VA 98101 -2314
Phone: (206) 292-1600
FAX: (206) 292.6033
BELLEVUE TACOMA
110 - 110111 Avenue N.IL, 00100 3718 Pacific Highway lust
Bellevue, WA 98004 -5858 Tacoma, WA 98424
Phone: (206) 455.8500 I'Imne: (206) 292.6035
FAX: (206) 462.6966 (206) 922.3900
FAX: (206) 292 -6036
SCALE IN FEET
Copyrighted Map
Prepared by Kroll Map Company, Inc.
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4 5 6 7 8 9 10 11 ,Ne,.,R..•■ 17
FLEXIBLE RULER.302 AW.T.
•
IF THIS MICROFILMED DOCUMENT IS LESS
CLEAR THAN THIS NOTICE, IT IS DUE TO
THE QUALITY OF THE ORIGINAL DOCUMENT