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HomeMy WebLinkAboutPermit L06-050 - WIG PROPERTIES - SPECIAL PERMISSION PARKING AND VARIANCESOUTHCENTER SQUARE Parking Variance 17200 SOUThCENTER PY L06 -050 Associated Files: Applicant: Owner: Notification: Comprehensive Plan & Zoning Designation: SEPA Compliance: Chy of f Tuktilll • Department of Community Development Steve Lancaster, Director NOTICE OF DECISION DATED JANUARYII', 2007 To: Mon and Leshya Wig, Wig Properties, LLC =SS King County Assessor, Accounting Division Washington State Department of Ecology Agencies with Jurisdiction All Parties of Record This letter is a notice of decision and is issued pursuant to the Notice of Decision, Permit Application Types and Procedures Chapter, Tukwila Municipal Code (TMC,)" (18.104.170 TMC) for the following project request. Tukwila Urban Center I. Project Information File Number: L06 -050 — Complementary Parking Approval and Administrative Parking Variance Type of Permit Request: Type 2 approval for: 1. A 10% complementary use allowance; and 2. A 10% parking reduction from the minimum number of required parking stalls. Location: The 18.8 site is northeast of the intersection of Minkler Boulevard and Southcenter Parkway and is addressed as 17200 Southcenter Parkway. L06 -049— Landscape Perimeter Averaging L04 -069 — Design Review E04 -019 - SEPA Wig Properties, LLC -SS Wig Properties, LLC -SS Notice of Application for this Type 2 permit was mailed to surrounding properties and posted on the site on August 7, 2006. A Determination of Nonsignificance was issued on July 26, 2006. Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 Notice of Decision • L06 -050 Southcenter Square Complementary Parking and Administrative Parking Variance II. Decision Based upon the plans and information submitted in connection with this application; the finding and conclusions contained in the staff report dated January 22, 2007; the parking stall requirements for Southcenter Square are hereby modified. Complementary Parking. A complementary use allowance of 10% of useable floor area is hereby approved. Administrative Parking Variance. Denied. 1. The name of the appealing party. III. Your Appeal Rights The decision on this Permit Application is a Type 2 decision issued pursuant to the Tukwila Municipal Code (18.104.010 TMC.) This decision may be appealed to the Tukwila City Council. A party, who is not satisfied with a City Council decision on an appeal, may file an appeal of the Council's decision in King County Superior Court. IV. Procedures and time for appealing In order to appeal the Community Development Director's decision, a written notice of appeal must be filed with the Department of Community Development within 21 days of the issuance of this Decision. The deadline for appeal of this Notice of Decision is 5 p.m. on Feburary � 2007. The requirements for such appeals are set forth in the Appeal Processes Chapter of the Tukwila Municipal Code (18.116.) All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. Page 2 of 3 Notice of Decision • L06 -050 Southcenter Square Complementary Parking and Administrative Parking Variance V. Appeal Hearings Process The Decision on this Permit Application is a Type 2 decision. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the City Council of the Decision on this Permit itself is permitted. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the City Council decision. Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the City Council based on the testimony and documentary evidence presented at the open record hearing. The City Council decision on the appeal is the City's final decision. Any party wishing to challenge the City Council decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. If no appeal of the City Council decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue a DNS is final for this permit and any other pending permit applications for the development of the subject property. Department of Community Development City of Tukwila VI. Inspection of Information on the Application Project materials including the application, the staff report, and other studies related to the approval are available for inspection at the: Tukwila Department of Community Development, 6300 Southcenter Blvd., and Suite 100, Tukwila, Washington 98188 Monday through Friday - 8 :30 a.m. and 5:00 p.m. The project planner is Moira Carr Bradshaw, who may be contacted at mbradshaw@ci.tukwila.wa.us or 206- 431 -3670 for additional information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. \\ Tuk2\ vol3 \HOME\MOIRA \penneys\Parking noticeofdecision.doc Page 3 of 3 Dept. Of Community Development . City of Tukwila AFFIDAVIT OF DISTRIBUTION , kg l 134)4LHEREBY DECLARE MAT: Notice of Public Hearing Determination of Non - Significance Project Name: Notice of Public Meeting Project Number: Lt) (Q - Mitigated Determination of Non- Significance Mailer's Signature: ' /1 Board of Adjustment Agenda Pkt . Person requesting mailing: Determination of Significance & Scoping Notice 01 Board of Appeals Agenda Pkt Notice of Action Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit __ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 Other Myfice L • Project Name: - 400--/ Project Number: Lt) (Q - Mailer's Signature: ' /1 1 i Person requesting mailing: fiW 01 • Was mailed to each of the addresses listed on th i .0 day ofi/ -/t i n the year 20 n7 PAADMINISTRATIVEFORMS \FORMS\AFFIDAVITOFDISTRIBUTION Hi Moira - J ' torigawmarnmesrlt Federal Permit Coordinator - 401/CZM t' Department of Ecology, NW Regional Office 3190 - 160th Avenue SE Bellevue, Washington 98008 ieI�- 425.649.7129 Fax - 425.649.7098 From: "c.armour" <chad@chadarmour.com> To: "Moira Bradshaw" <mbradshaw©ci.tukwila.wa.us> Date: 7/19/06 5:35PM Subject: Rebekah Padgett - Ecology 401 Certification staffer Chad Armour 6500 126th Avenue SE Bellevue, Washington 98006 (425) 641-9743 (425) 643-3499 fax www.chadarmour.com r:- dt 811 I.3 °Q6- • 5021 6. 7&A 5 . •:1•••• .- Hi Moira, Thanks, s4 Leshya Wig Wig Properties LLC Office: (425) 957 -4774 Fax: (425) 865 -8648 • From: "Leshya Wig" <leshyawig @wigproperties.com> To: "'Moira Bradshaw" <mbradshaw @ci.tukwila.wa.us> Date: 7/25/06 5:29PM Subject: SEPA Addresses Please see the mailing addresses you requested below. • DOE RichaRobititOge 3190 160th Avenue SE Bellevue, WA 98008 v US Army Corps of Engineers Sucanntekedowska 4735 E. Marginal Way S. Seattle, WA 98134 44 fturisepsZirMIng I would like to check the Department of Fish & Wildlife address with Chad. He is on vacation but I will try and contact him, since I do not know the individual contact at this organization. CC: "'Mon Wig" <monwig @comcast.net> From: "Leshya Wig" <leshyawig @wigproperties.com> To: "'Moira Bradshaw ' <mbradshaw @ci.tukwila.wa.us> Date: 7/26/06 9:39AM Subject: Additional SEPA Address Hi Moira, I have not been able to touch base with Chad, but I got the following contact information & address for HPA off of our application: If Washington Department of Fish & Wildlife North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012 Control Number for HPA Permit: 105529 -1 Thanks, Leshya Wig Wig Properties LLC Office: (425) 957 -4774 Fax: (425) 865 -8648 • c).2 • 0 I J 0 1 ° FILE NUMBER: REQUEST: LOCATION: STAFF REPORT TO THE DIRECTOR OF COMMUNITY DEVELOPMENT January 22, 2007 L06 -050 — Complementary Parking Approval and Administrative Parking Variance for Southcenter Square 1. A 10% complementary use allowance; and 2. A 10% parking reduction from the minimum number of required parking stalls. The site is in the northeast corner of the intersection of Minkler Boulevard and Southcenter Parkway. The building addresses will be 17100, 17150, 17200, 17250 Southcenter Parkway. The site is bounded by Minkler Boulevard, Southcenter Parkway, the Macy Warehouse and Distribution Center and Southcenter Corporate Square. ASSOCIATED APPROVAL: L04 -069 — Design Review; and L06 -049 — Special Permission Perimeter Landscaping APPLICANT: Wig Properties, LLC -SS OWNERS: Wig Properties, LLC -SS. NOTIFICATION: Notice of Application for this Type 2 permit was mailed to surrounding properties and posted on the site on August 7, 2006. COMPREHENSIVE PLAN DESIGNATION: Tukwila Urban Center ZONE DESIGNATION: Tukwila Urban Center SEPA DECISION: A Determination of Nonsignificance was issued on July 26, 2006. DECISION: Approval subject to conditions. STAFF: Moira Carr Bradshaw ATTACHMENTS: Site Plan Staff Report L06 -050 Page 1 I. RELEVANT INFORMATION FINDINGS The following information was considered as part of the review of this application: 1. Design Review Application No. L04 -049 2. Tukwila Zoning Code, Chapter 18.56, "Off- Street Parking and Loading Regulations" 3. Tukwila Comprehensive Land Use Policy Plan 4. Chapter 21.04 Tukwila Municipal Code, "State Environmental Policy Act" 5. Southcenter Square Site Access Traffic analysis (JTE, May 3, 2006) 6. Parking Requirements for Shopping Centers (Urban Land Institute, 1999) 7. Letter regarding Administrative Variance from City of Tukwila Parking Requirements (TSI, October 24, 2006) 8. Tukwila Parking Study (Transportation Planning & Engineering, Inc. July 1996) NOTE: Plans, codes, technical reports and attachments referenced above may be reviewed and/or obtained by contacting Moira Carr Bradshaw, Senior Planner, 6300 Southcenter Boulevard, Tukwila, Washington, 98188; Phone: 206 - 431 -3670. II. SUMMARY OF PROPOSED ACTION Overall Project Description Base Parking Requirement The Southcenter Square project includes 230,580 useable square feet of new building square footage allocated into four one story buildings, with 925 parking stalls, landscaping and service areas. The base parking requirement is fluid and dependant upon the ultimate tenants of the project. According to the City's code, shopping center parking must be provided in relation to the types and total size of the stores. The project however is not fully leased and the owner's expectation is that some percentage of the project will be leased to restaurants, which requires a higher parking standard than retail; and some of the square footage is devoted to storage and warehousing, which requires a lower parking standard than retail. Staff Report L06 -050 Page 2 Tenant Retail Restaurant Fast Food Warehouse/ Storage Kohl's 88,225 7,966 Petco 14,571 Nordstrom Rack 33,741 N Building 41,557 S Building 44,520 Total useable square feet 222,614 7,966 Req'd parking 890 4 This Request The current use allocation results in a parking requirement of 894; however, the conversion of retail to restaurant use will increase the parking requirement. The site has 230,580 useable square feet and 925 parking stalls and based upon the current mix of retail and storage space there is a surplus of 31 stalls based upon the Zoning Code's parking standard. Wig Properties requests approval of a 10 percent "complementary parking" allowance and an "administrative parking variance" to reduce by 10% the overall number of on -site parking stalls required. If the requests were approved, the number of parking stalls available would be below that of the City's basic requirement for any combination of uses that includes general retail and any food establishment. III. COMPLIMENTARY PARKING RECOMMENDATION Decision Authority TMC 18.56.070(D) provides, in part: "Up to 10% of the usable floor area of a building or facility may be occupied by a complementary use without providing parking spaces in addition to the number of spaces for the principal use. Examples of complementary uses include pharmacies in hospitals or medical centers, food courts or restaurants in a shopping center or retail establishments." Staff Report L06 -050 Page 3 A request for approval of complementary parking is subject to approval by the Director of Community Development, as a Type 2 decision subject to the procedures established by TMC 18.108.020 (TMC 18.56.070(E)). Discussion • • Study has shown that up to 10% of shopping center square footage devoted to restaurant use does not increase the parking rate. Staff reviewed the ULI study, Parking Requirements for Shopping Centers (Urban Land Institute, 1999,) in which a parking ratio of 4.0 spaces per 1,000 square feet of gross leasable area is recommended for this size center that has up to 10% of restaurant space. For centers with complementary use square footages that exceed 10 percent of the total square footage, the study authors recommend a corresponding increase of .03 spaces per 1,000 square feet of restaurant, or entertainment use. Staff's expectations are that some percentage of the employees of Southcenter Square and shoppers will frequent food services at the site and therefore some fraction of these restaurant uses will not be generating additional vehicular trips or increasing the demand for parking spaces. In addition, the City's Zoning Code distinguishes between fast food restaurants and regular restaurants and staff thinks that shoppers and on -site employees are more likely to frequent a fast food establishment as opposed to a restaurant tenant that is a destination or a "sit- down" restaurant. Recommendation Staff recommends that a "complementary use" allowance of 10% of restaurant space be approved. The resulting formula for parking supply will be as follows: Up to 23,058 square feet of fast food and or restaurant use may be permitted without a corresponding supply of parking stalls. Staff Report L06 -050 Page 4 Net Retail Restaurant or Fast Food Warehouse Storage Total useable square footage 199,556 23,058 7,966 Parking Required with a 10% complementary approval 798 0 4 802 A request for approval of complementary parking is subject to approval by the Director of Community Development, as a Type 2 decision subject to the procedures established by TMC 18.108.020 (TMC 18.56.070(E)). Discussion • • Study has shown that up to 10% of shopping center square footage devoted to restaurant use does not increase the parking rate. Staff reviewed the ULI study, Parking Requirements for Shopping Centers (Urban Land Institute, 1999,) in which a parking ratio of 4.0 spaces per 1,000 square feet of gross leasable area is recommended for this size center that has up to 10% of restaurant space. For centers with complementary use square footages that exceed 10 percent of the total square footage, the study authors recommend a corresponding increase of .03 spaces per 1,000 square feet of restaurant, or entertainment use. Staff's expectations are that some percentage of the employees of Southcenter Square and shoppers will frequent food services at the site and therefore some fraction of these restaurant uses will not be generating additional vehicular trips or increasing the demand for parking spaces. In addition, the City's Zoning Code distinguishes between fast food restaurants and regular restaurants and staff thinks that shoppers and on -site employees are more likely to frequent a fast food establishment as opposed to a restaurant tenant that is a destination or a "sit- down" restaurant. Recommendation Staff recommends that a "complementary use" allowance of 10% of restaurant space be approved. The resulting formula for parking supply will be as follows: Up to 23,058 square feet of fast food and or restaurant use may be permitted without a corresponding supply of parking stalls. Staff Report L06 -050 Page 4 • • IV. ADMINISTRATIVE VARIANCE (PARKING) RECOMMENDATION Decision Authority and Applicant's Response Criteria for granting administrative variance TMC 18.56.140(B) establishes five requirements that must be met prior to approving an administrative parking variance. Following is the analysis of the proposed request for parking reduction relative to these requirements. 1. All shared parking strategies are explored. The applicant states that there are no exclusive parking areas designated at the property. All of the on site parking will be shared by the proposed tenants. They further state that "shared parking opportunities with neighboring properties are limited as the site is bordered by streets on all sides and there is no additional parking immediately adjacent to Southcenter Square." 2. On -site park and ride opportunities are fully explored. The applicant responds that Wig Properties "has explored the potential for park and ride opportunities for tenant employees to and from remote parking during the holiday season as this is the only period where the parking supply is anticipated to not meet the demand. Implementation of such a program should be considered if conditions at the site warrant it." 3. The site is in compliance with the City's commute trip reduction ordinance or, if not an affected employer as defined by the City's ordinance, agrees to become affected. The applicant responds that neither Wig Properties nor any of its tenants are subject to the requirements of the Commute Trip Reduction (CTR) Program. The lack of affected employers and the employment pattern means that they are in compliance with the ordinance. The CTR program does not affect the employers on site because their employees do not arrive en mass between the hours of 6 am and 9 am as stipulated by the CTR program. The applicant does not propose participating in the City's CTR program. 4. The site is at least 300 feet away from a single family residential zone. The site is isolated from the City's single family residential neighborhoods by topography — the site is located on the valley floor and the neighborhoods are up on the valley walls and surrounding plateaus - and by Interstates 5 and 405. Staff Report L06 -050 Page 5 5. A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects. The applicant has submitted a letter providing background and response to the criteria. The report states that a parking rate of less than the City's standard requirement is expected during all times of the year except during the month of December. No mitigation has been offered for this expected peak period impacts. Additional Considerations In addition to the requirements evaluated above, TMC 18.56.140(B) provides that: 6. Any spillover parking that cannot be mitigated to the satisfaction of the Director will serve as the basis for denial; and 7. The Director may require specific measures to ensure that all impacts with reduced parking are mitigated. Discussion • 1 Based upon the applicant's analysis, the 2004 ITE study of parking rates for this type of shopping center, during the non December time frames, ranges from 2.04 to 3.02. A parking supply below the 4 per 1,000 would typically meet projected parking demand during most of the year. During the month of December however, a reduction below the City's minimum required parking supply would result in adverse impacts. According to the information in the TSI Letter, average peak parking demand rates for December, which are higher than non - December rates, would be between 94% and 112% o f the City's parking requirement of 4.0 per 1,000 square feet of shopping center square footage. The TSI letter also states that shopping centers are defined as a mix of commercial retail and a small portion of restaurant and office land uses (emphasis added.) The Complimentary Parking Decision gives the opportunity to have approximately 7,600 square feet of additional fast food restaurant space, to have 20,300 of sit -down restaurant space, and or some reduced combination of the two, over and above the 23,058 square feet approved in the Complementary Parking Decision. With the approval of the 10% Complementary Parking request, up to 19% of the project may be food related, which staff considers to be more than a small portion of the site. The ULI recommended parking supply is more relevant as it quantifies the impact of restaurant use on parking supply and demand. Southcenter Square is located within the Tukwila Urban Center as designated by the Tukwila Comprehensive Land Use Policy Plan. The Plan establishes a vision for the Tukwila Urban Center that includes the following features: • Anchor areas linked by frequent transit service. • High quality transit and pedestrian facilities. Staff Report L06 -050 Page 6 • • The Tukwila Comprehensive Land Use Policy Plan includes the following policies: • 10.2.6 Parking - Ensure an adequate supply of parking for visitors, employees, residents and customers. Provide a variety of flexible regulations, strategies and programs to meet parking demands. On going needs shall also be assessed to ensure adequate parking requirements and to encourage efficient and effective use of land in parking design. • 13.3.5 Include as a priority increased transit use and rideshare measures such as carpooling as capacity mitigation measures and then consider signal improvements, other street capacity improvements, and street widening as a last resort. • 13.3.8 Continue to encourage the use of rideshare, transit, bicycle, and evolving technological transportation improvements. The Off - Street Parking and Loading Regulations chapter of the Tukwila Zoning Code states: "It is the purpose of this chapter to provide for adequate, convenient, and safe off - street parking and loading areas for the different land uses described in this title." TMC 18.56.010. There are no state or federal requirements or mitigation measures applicable to parking at the Southcenter Square Project. Each of the parking variance criteria listed above are not met and therefore the variance must be denied. Recommendation Deny the variance request. Q: HOME\ MOIRA \penneys\PARKINGSTAFFREPORT.doc Staff Report L06 -050 Page 7 STAFF REPORT TO THE DIRECTOR OF COMMUNITY DEVELOPMENT November 15, 2006 FILE NUMBER: L06 -050 — Complementary Parking Approval and Administrative Parking Variance REQUEST: Approval for 1. A 10% complementary use allowance; and 2. A 10% parking reduction from the minimum number of required parking stalls. LOCATION: ASSOCIATED APPROVAL: The site is in the northeast corner of the intersection of Minkler Boulevard and Southcenter Parkway. The building addresses will be 17100, 17150, 17200, 17250 Southcenter Parkway. The site is bounded by Minkler Boulevard, Southcenter Parkway, the Macy Warehouse and Distribution Center and Southcenter Corporate Square. L04 -069 — Design Review; and L06 -049 — Special Permission Perimeter Landscaping APPLICANT: Wig Properties, LLC -SS OWNERS: Wig Properties, LLC -SS. NOTIFICATION: Notice of Application for this Type 2 permit was mailed to surrounding properties and posted on the site on August 7, 2006. COMPREHENSIVE PLAN DESIGNATION: Tukwila Urban Center ZONE DESIGNATION: Tukwila Urban Center SEPA DECISION: A Determination of Nonsignificance was issued on July 26, 2006. DECISION: Approval subject to conditions. STAFF: Moira Carr Bradshaw Staff Report L06 -050 Page 1 ATTACHMENTS: Site Plan I. RELEVANT INFORMATION FINDINGS The following information was considered as part of the review of this application: 1. Design Review Application No. L04 -049 2. Tukwila Zoning Code, Chapter 18.56, "Off- Street Parking and Loading Regulations" 3. Tukwila Comprehensive Land Use Policy Plan 4. Chapter 21.04 Tukwila municipal Code, "State Environmental Policy Act" 5. Southcenter Square Site Access Traffic analysis (JTE, May 3, 2006) 6. Parking Requirements for Shopping Centers (Urban Land Institute, 1999) 7. Letter regarding Administrative Variance from City of Tukwila Parking Requirements (TSI, October 24, 2006) 8. Tukwila Parking Study (Transportation Planning & Engineering, Inc. July 1996) NOTE: Plans, codes, technical reports and attachments referenced above may be reviewed and/or obtained by contacting Moira Carr Bradshaw, Senior Planner, 6300 Southcenter Boulevard, Tukwila, Washington, 98188; Phone: 206 - 431 -3670. II. SUMMARY OF PROPOSED ACTION Overall Proiect Description The Southcenter Square project includes 230,240 square feet of new building square footage allocated into four one story buildings, with 926 parking stalls, landscaping and service areas. Staff Report L06 -050 Page 2 Tenant Retail Restaurant Fast Food Warehouse /Storage Kohl's 81,171 7,966 Petco 15,202 Nordstrom Rack 35,316 N Building 46,611 S Building 43,974 Total 222,274 7,966 Req'd parking 889 8 Base Parking Requirement The base parking requirement is fluid and dependant upon the ultimate tenants of the project. According to the City's code, shopping center parking must be provided in relation to the types and total size of the stores. The project however is not fully leased and the owner's expectation is that some percentage of the project will be leased to restaurants, which requires a higher parking standard than retail; and some of the square footage is devoted to storage and warehousing, which requires a lower parking standard than retail. The current use allocation results in a parking requirement of 897; however, the conversion of retail to restaurant use will increase the parking requirement. This Request Wig Properties requests approval of a 10 percent "complementary parking" allowance and an "administrative parking variance" to reduce by 10% the overall number of on -site parking stalls required. The total number of parking stalls would be below that of the City's basic requirement for any combination of uses that includes general retail and any food establishment. III. COMPLIMENTARY PARKING RECOMMENDATION Decision Authority TMC 18.56.070(D) provides, in part: "Up to 10% of the usable floor area of a building or facility may be occupied by a complementary use without providing parking spaces in addition to the number of spaces for the principal use. Examples of complementary uses include pharmacies in Staff Report L06 -050 Page 3 hospitals or medical centers, food courts or restaurants in a shopping center or retail establishments." A request for approval of complementary parking is subject to approval by the Director of Community Development, as a Type 2 decision subject to the procedures established by TMC 18.108.020 (TMC 18.56.070(E)). Discussion Studies have shown that up to 10% of shopping center square footage devoted to restaurant use does not increase the parking rate. Staff reviewed the ULI study, Parking Requirements for Shopping Centers (Urban Land Institute, 1999,) in which a parking ratio of 4.0 spaces per 1,000 square feet of gross leasable area is recommended for this size center that has up to 10% of restaurant space. For centers that exceed 10 percent of complimentary uses, the study authors recommend a corresponding increase of .03 spaces per 1,000 square feet of restaurant, or entertainment use. Staff's expectations are that some percentage of the employees of Southcenter Square and shoppers will frequent food services at the site and will therefore not be generating additional vehicular trips are increasing the demand for parking spaces. In addition, the City's code distinguishes between fast food restaurants and regular restaurants and staff thinks that shoppers and on -site employees are more likely to frequent a fast food establishment as opposed to any restaurant tenant that is a destination. Recommendation Staff recommends that a "complementary use" allowance of 10% of restaurant space be approved. The resulting formula for parking supply will be as follows: Staff Report L06 -050 Page 4 Retail Restaurant or Fast Food Warehouse Storage Total useable square footage 199,250 23,024 7,966 230,240 Parking Required 797 0 8 805 hospitals or medical centers, food courts or restaurants in a shopping center or retail establishments." A request for approval of complementary parking is subject to approval by the Director of Community Development, as a Type 2 decision subject to the procedures established by TMC 18.108.020 (TMC 18.56.070(E)). Discussion Studies have shown that up to 10% of shopping center square footage devoted to restaurant use does not increase the parking rate. Staff reviewed the ULI study, Parking Requirements for Shopping Centers (Urban Land Institute, 1999,) in which a parking ratio of 4.0 spaces per 1,000 square feet of gross leasable area is recommended for this size center that has up to 10% of restaurant space. For centers that exceed 10 percent of complimentary uses, the study authors recommend a corresponding increase of .03 spaces per 1,000 square feet of restaurant, or entertainment use. Staff's expectations are that some percentage of the employees of Southcenter Square and shoppers will frequent food services at the site and will therefore not be generating additional vehicular trips are increasing the demand for parking spaces. In addition, the City's code distinguishes between fast food restaurants and regular restaurants and staff thinks that shoppers and on -site employees are more likely to frequent a fast food establishment as opposed to any restaurant tenant that is a destination. Recommendation Staff recommends that a "complementary use" allowance of 10% of restaurant space be approved. The resulting formula for parking supply will be as follows: Staff Report L06 -050 Page 4 IV. ADMINISTRATIVE VARIANCE (PARKING) RECOMMENDATION Decision Authority and Applicant's Response Criteria for granting administrative variance TMC 18.56.140(B) establishes five requirements that must be met prior to approving an administrative parking variance. Following is the analysis of the proposed request for parking reduction relative to these requirements. 1. All shared parking strategies are explored. The applicant states that there are no exclusive parking areas designated at the property. All of the on site parking will be shared by the proposed tenants. They further state that "shared parking opportunities with neighboring properties are limited as the site is bordered by streets on all sides and there is no additional parking immediately adjacent to Southcenter Square." According to the information in the TSI Letter, average peak parking demand rates for December are higher than non - December rates and are between 94% and 112% o f the City's parking requirement of 4.0 per 1,000. 2. On -site park and ride opportunities are fully explored. The applicant responds that Wig Properties "has explored the potential for on -site park and ride opportunities for tenant employees to from remote parking during the holiday season as this is the only period where the parking supply is anticipated to not meet the demand. Implementation of such a program should be considered if conditions at the site warrant it." 3. The site is in compliance with the City's commute trip reduction ordinance or, if not an affected employer as defined by the City's ordinance, agrees to become affected. The applicant responds that neither Wig Properties nor any of its tenants are subject to the requirements of the Commute Trip Reduction (CTR) Program. The lack of affected employers and the employment pattern means that they are in compliance with the ordinance. The CTR program does not affect the employers on site because their employees do not arrive en mass between the hours of 6 am and 9 am as stipulated by the CTR program. The applicant does not propose participating in the City's CTR program. Staff Report L06 -050 Page 5 4. The site is at least 300 feet awayfrom a single family residential zone. The site is isolated from the City's single family residential neighborhoods by topography — the site is located on the valley floor and the neighborhoods are up on the valley walls and surrounding plateaus - and by Interstates 5 and 405. 5. A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects. The applicant has submitted a letter providing background and responses to the criteria. Additional Considerations In addition to the requirements evaluated above, TMC 18.56.140(B) provides that: 6. Any spillover parking that cannot be mitigated to the satisfaction of the Director will serve as the basis for denial; and 7. The Director may require specific measures to ensure that all impacts with reduced parking are mitigated. Discussion If we assume that the applicant's site has no more than 10% restaurant space and the rest as allocated between retail and warehouse, then the site currently has a surplus of 120 parking stalls because of the complementary parking approval. The owner wants to increase the amount of restaurant space above 10% but has not indicated what the mix of tenant space will be. As an example, the owner may wish to lease 45,000 square feet of food service space, 25,000 of fast food restaurant(s) and the remaining 20,000 in regular restaurant space. The parking calculation would be done as follows and would result in a parking stall deficit of 31 stalls or a 3.2 % deficit. The applicant's consultant compared shopping center parking demand rates reported by the Institute of Transportation Engineers (ITE) and the ULI Parking study of Shopping Centers with the City's parking requirement. The applicant's consultant discusses parking Staff Report L06 -050 Page 6 Retail Fast Food (23,024) complementary Restaurant Warehouse Storage Total useable square footage 177,274 1,976 20,000 7,966 230,240 Parking Required 709 40 200 8 957 4. The site is at least 300 feet awayfrom a single family residential zone. The site is isolated from the City's single family residential neighborhoods by topography — the site is located on the valley floor and the neighborhoods are up on the valley walls and surrounding plateaus - and by Interstates 5 and 405. 5. A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects. The applicant has submitted a letter providing background and responses to the criteria. Additional Considerations In addition to the requirements evaluated above, TMC 18.56.140(B) provides that: 6. Any spillover parking that cannot be mitigated to the satisfaction of the Director will serve as the basis for denial; and 7. The Director may require specific measures to ensure that all impacts with reduced parking are mitigated. Discussion If we assume that the applicant's site has no more than 10% restaurant space and the rest as allocated between retail and warehouse, then the site currently has a surplus of 120 parking stalls because of the complementary parking approval. The owner wants to increase the amount of restaurant space above 10% but has not indicated what the mix of tenant space will be. As an example, the owner may wish to lease 45,000 square feet of food service space, 25,000 of fast food restaurant(s) and the remaining 20,000 in regular restaurant space. The parking calculation would be done as follows and would result in a parking stall deficit of 31 stalls or a 3.2 % deficit. The applicant's consultant compared shopping center parking demand rates reported by the Institute of Transportation Engineers (ITE) and the ULI Parking study of Shopping Centers with the City's parking requirement. The applicant's consultant discusses parking Staff Report L06 -050 Page 6 rates for non - December months, which he concludes will be less than the 4.0 required by the City, based upon the ITE report. The ITE report estimates 3.02 to be the highest non December parking demand. Peak parking demand is determined to be that demand created during the 20` busiest hour of the year. According to the ULI methodology, the 20 busiest hour of the year is estimated to occur between 1:00 and 3:00 p.m. on the second Saturday prior to Christmas. Both the ITE and the ULI conclude that it is unreasonable and inefficient to provide parking that meets demand generated during the typical holiday shopping season. Another factor in evaluating parking demand is the agreed estimate that up to 20 percent of parking demand at a retail site can be from employees. For this site, twenty percent of the total required parking using the typical average of 4 per 1,000 is 184 stalls. Shopping centers in the region have had success in controlling employee parking by subsidizing bus passes, providing incentives to use off -site parking during peak periods, or some other form of transportation demand management. Transit service is located along Southcenter Parkway and on Andover Park West, which is within a quarter mile of the site. Route 155, which travels along Southcenter Parkway, provides all day weekday and Saturday service between the Fairwood area east of Renton via Valley Medical Center and the Mall in Tukwila. Service is hourly throughout weekdays and Saturdays and is the sixth highest ridership route within Tukwila. The 60 minute headways and the limited operating hours — it stops at 7:00 p.m. on weekdays and Saturdays — make it of limited value to potential shoppers and employees of the project. However, the stop location is near side of the Minkler Southcenter Parkway intersection, which is not preferable for transit operations, and Metro believes that it will eventually increase service to this route. Route 150, which travels along Andover Park West, provides all day service connecting downtown Seattle with Kent. It is the best route service within the City and now operates from 6 in the morning until 1 in the morning with 15 minute headways during most of the weekday and Saturday and longer intervals on Sunday. Southcenter Square is located within the Tukwila Urban Center as designated by the Tukwila Comprehensive Land Use Policy Plan. The Plan establishes a vision for the Tukwila Urban Center that includes the following features: • Anchor areas linked by frequent transit service. • High quality transit and pedestrian facilities. The Tukwila Comprehensive Land Use Policy Plan includes the following policies: • 10.2.6 Parking - Ensure an adequate supply of parking for visitors, employees, residents and customers. Provide a variety of flexible regulations, strategies and programs to meet parking demands. On going needs shall also be assessed to ensure adequate parking requirements and to encourage efficient and effective use of land in parking design. Staff Report L06 -050 Page 7 • 13.3.5 Include as a priority increased transit use and rideshare measures such as carpooling as capacity mitigation measures and then consider signal improvements, other street capacity improvements, and street widening as a last resort. • 13.3.8 Continue to encourage the use of rideshare, transit, bicycle, and evolving technological transportation improvements. The Off - Street Parking and Loading Regulations chapter of the Tukwila Zoning Code states: "It is the purpose of this chapter to provide for adequate, convenient, and safe off - street parking and loading areas for the different land uses described in this title." TMC 18.56.010 There are no state or federal requirements or mitigation measures applicable to parking at the Southcenter Square Project. Staff concludes that based upon ITE and ULI surveyed parking rates there would be sufficient parking at a rate less than 4.0, except for peak periods of demand, which for this project would likely be the month of December. If parking supply drops below the 3.5 per 1,000 as would exist with the complementary parking, then some alternate means of controlling demand or supplementing the supply needs to be provided. Off -site parking could be a reasonable alternative for peak periods if some program of encouragement was employed. As with other retail parking programs in the region, employees are the most workable target for these efforts. Recommendation Based upon the analysis summarized above, staff recommends approval of the 10% administrative parking variance subject to: 1. The provision of an off-site parking and an approved transportation demand management program that encourages employee use of the off -site parking. This condition must be in place before any business license or tenant improvement is approved that would increase the parking requirement over the current supply 926 stalls.; and 2. Installation of a transit landing pad, electrical conduit and footings for a shelter and trash can for Transit Route 155. The location of the pad, footings and conduit to be decided in conjunction with Metro King County. Q:\HOM E\MOIRA \penneys\PARKINGSTAFFREPORT.doc Staff Report L06 -050 Page 8 TO: , Applicant , Owner King County Assessor, Accounting Division Washington State Department of Ecology Agencies with Jurisdiction All Parties of Record This letter serves as a notice of decision and is issued pursuant to TMC 18.104.170 on the following project and permit approval. Project File Number: Applicant: Type of Permit Applied for: Project Description: Location: Associated Files: Comprehensive Plan Designation/Zoning District: NOTICE OF DECISION I. PROJECT INFORMATION II. DECISION , 2005 SEPA Determination: The City SEPA Responsible Official has previously: 1 determined that this application does not require a SEPA threshold determination because it is categorically exempt. determined that the project, as proposed, does not require a threshold determination under SEPA because it qualifies as a planned action pursuant to WAC 197 -11 -172, that the probable significant adverse environmental impacts of the project were adequately analyzed in the EIS previously prepared for the planned action and will implement the conditions and mitigation measures imposed by the planned action approval. Type 2 Permit (except shoreline permits) Initials Page 1 of 3 04/29/2005 1:47:00 PM PAPlanning Forms\Notice of Decision\NOD Type 2 permit.doc determined that the project, as proposed, does not create a probable significant environmental impact and issued a Determination of Non - Significance (DNS), or determined that the project does not create a probable significant environmental impact if specific mitigation conditions are imposed on the project and issued a Mitigated Determination of Non - Significance (MDNS) requiring compliance with those mitigation conditions, or determined that the project creates a probable significant environmental impact and required preparation of an Environmental Impact Statement (EIS) on the project. Decision on Substantive Permit: The Community Development Director has determined that the application for a [does] [does not] comply with applicable City and state code requirements and has [approved that application, subject to any conditions which are set forth in the Decision] [denied that application] based on the findings and conclusions contained in the staff report. III. YOUR APPEAL RIGHTS The Decision on this Permit Application is a Type 2 decision pursuant to Tukwila Municipal Code §18.104.010. Other land use applications related to this project may still be pending. No administrative appeal of a DNS or an EIS is permitted. One administrative appeal to the [Hearing Examiner] [Planning Commission] [City Council] of the Decision on the Permit itself is permitted. If an MDNS was issued, any person wishing to challenge either the conditions which were imposed by the MDNS decision or the failure of the Department to impose additional conditions in the MDNS must raise such issues as part of the appeal to the [Hearing Examiner] [Planning Commission] [City Council]. A party who is not satisfied with the outcome of the administrative appeal process may file an appeal in King County Superior Court from the [Hearing Examiner] [Planning Commission] [City Council] decision. 1. The name of the appealing party. IV. PROCEDURES AND TIME FOR APPEALING In order to appeal the Community Development Director's decision on the Permit Application, a written notice of appeal must be filed with the Department of Community Development within days of the issuance of this Decision, that is by The requirements for such appeals are set forth in Tukwila Municipal Code 18.116. All appeal materials shall be submitted to the Department of Community Development. Appeal materials MUST include: 2. The address and phone number of the appealing party; and if the appealing party is a corporation, association or other group, the address and phone number of a contact person authorized to receive notices on the appealing party's behalf. 3. A statement identifying the decision being appealed and the alleged errors in the decision, including any specific challenge to an MDNS. 4. The Notice of Appeal shall identify (a) the specific errors of fact or errors in application of the law in the decision being appealed; (b) the harm suffered or anticipated by the appellant, and (c) the relief sought. The scope of an appeal shall be limited to matters or issues raised in the Notice of Appeal. Type 2 Permit (except shoreline permits) Initials Page 2 of 3 04/29/2005 1:47:00 PM P:\Planning Forms\Notice of Decision\NOD Type 2 permit.doc V. APPEAL HEARINGS PROCESS Any administrative appeal regarding the Permit shall be conducted as an open record hearing before the [Hearing Examiner] [Planning Commission] [City Council] based on the testimony and documentary evidence presented at the open record hearing. The [Hearing Examiner] [Planning Commission] [City Council] decision on the appeal is the City's final decision. Any party wishing to challenge the [Hearing Examiner] [Planning Commission] [City Council] decision on this application must file an appeal pursuant to the procedures and time limitations set forth in RCW 36.70C. An appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of the [Hearing Examiner] [Planning Commission] [City Council] decision is properly filed in Superior Court within such time limit, the Decision on this permit will be final. The City's decision to issue a DNS, an MDNS or an EIS is final for this permit and any other pending permit applications for the development of the subject property. VI. INSPECTION OF INFORMATION ON THE APPLICATION Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at the Tukwila Department of Community Development, 6300 Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between 8:30 a.m. and 5:00 p.m. The project planner is , who may be contacted at 206 -431- for further information. Property owners affected by this decision may request a change in valuation for their property tax purposes. Contact the King County Assessor's Office for further information regarding property tax valuation changes. Department of Community Development City of Tukwila Type 2 Permit (except shoreline permits) Initials Page 3 of 3 04/29/2005 1:47:00 PM P:\Planning Forms\Notice of Decision\NOD Type 2 permit.doc Moira Bradshaw - Southcenter Square Parking Variance (Wig Site) From: "Jeffrey Hee" <jefth @tsinw.com> To: <mbradshaw @ci.tukwila.wa.us> Date: 11/07/2006 1:00 PM Subject: Southcenter Square Parking Variance (Wig Site) Hi Moira Thank you for your call earlier today. Here is an excerpt from the ULI publication "Parking Requirements for Shopping Centers; 2 Edition; 2003." Table 8 indicates that shopping centers of less than 400,000 SF GLA with Tess than 21% of their space occupied by cinema /restaurant/entertainment space had an average parking ratio of 3.7 parked cars per 1,000 SF GLA. This may help with your decision(s) for our site. Thank you, Jeff Jeffrey P. K. Hee Transportation Solutions, Inc. 8250 - 165th Avenue NE Suite 100 Redmond, WA 98052 -6628 Phone: (425) 883 -4134 Fax: (425) 867 -0898 Web: www.tsinw.com Page 1 of 1 A CCAO',LTi...1. 1 P1!\41/V1L Frg RegionaI Center =s Car C 6,000 5,000 4,000 3,000 2,000 1,000 Parked Cars by Square Feet of Occupied GLA 0 0 100,000 200 000 300 000 400 000 500 000 600 000 700 000 600 000 900 000 Square Feet of Occupied Gross Leasable Area Soper ~1Zegroi f igult if it ( cnters vi i` (ar ° = C'c►uints 12,000 10,000 3 8,000 a 6,000 0 O i l E 4,000 z 2,000 0 Parked Cars by Square Feet of Occupied GLA 200 000 400,000 600 000 700,000 Square Feet of Occupied Gross Leasable Area 800,000 14 Theme/entertainment centers were also represented with 12 surveys. Parking ratios ranged from 1.5 to 6.4 parked cars per 1,000 square feet, with an aver- age of 3.5 parked cars per 1,000 square feet. These parking demands are lower than those of community centers, which are probably the most comparable cen- ters in terms of size. However, because of the small sample size, it is difficult to place too much confidence in these esti- mates of parking demand. Moreover, as indicated below, peak parking demands for theme /entertainment centers may occur outside the traditional peak sea- son for retailing. Only three fashion /specialty centers completed surveys, and only three responses were obtained from factory outlet centers. Because of the small sample size, no parking ratios were calculated for these two center types. The next section of this report stratifies the parking accumulation data by cen- ter size, which is the basis of the key recommendations in this report. Center Size Table 8 provides a breakdown of die number of peak hour parked cars per 1,000 square feet by size of center. Mean parking ratios are provided as well as the observed ranges in demand. The ranges represent the lowest and highest parking ratios supplied by all of' the centers. The mean ratio for a cen- ter size is the average size of all centers for a category of center size. The usable responses from 169 centers included each center's total square 0 0 O O O 0 4 o rs 0 o 0 0 0 < 0 �p 0 0 0 0 0+-- 0 -..4'f~ 0 • 0 0 6 0 0 r no 0 0 o 0 0 0 0 0 0 0 O Frg RegionaI Center =s Car C 6,000 5,000 4,000 3,000 2,000 1,000 Parked Cars by Square Feet of Occupied GLA 0 0 100,000 200 000 300 000 400 000 500 000 600 000 700 000 600 000 900 000 Square Feet of Occupied Gross Leasable Area Soper ~1Zegroi f igult if it ( cnters vi i` (ar ° = C'c►uints 12,000 10,000 3 8,000 a 6,000 0 O i l E 4,000 z 2,000 0 Parked Cars by Square Feet of Occupied GLA 200 000 400,000 600 000 700,000 Square Feet of Occupied Gross Leasable Area 800,000 14 Theme/entertainment centers were also represented with 12 surveys. Parking ratios ranged from 1.5 to 6.4 parked cars per 1,000 square feet, with an aver- age of 3.5 parked cars per 1,000 square feet. These parking demands are lower than those of community centers, which are probably the most comparable cen- ters in terms of size. However, because of the small sample size, it is difficult to place too much confidence in these esti- mates of parking demand. Moreover, as indicated below, peak parking demands for theme /entertainment centers may occur outside the traditional peak sea- son for retailing. Only three fashion /specialty centers completed surveys, and only three responses were obtained from factory outlet centers. Because of the small sample size, no parking ratios were calculated for these two center types. The next section of this report stratifies the parking accumulation data by cen- ter size, which is the basis of the key recommendations in this report. Center Size Table 8 provides a breakdown of die number of peak hour parked cars per 1,000 square feet by size of center. Mean parking ratios are provided as well as the observed ranges in demand. The ranges represent the lowest and highest parking ratios supplied by all of' the centers. The mean ratio for a cen- ter size is the average size of all centers for a category of center size. The usable responses from 169 centers included each center's total square 0 0 0 4 o rs 0 o 0 0 0 < 0 �p 0 © > 0 0 0 ` 0 • 0 0 6 0 0 Frg RegionaI Center =s Car C 6,000 5,000 4,000 3,000 2,000 1,000 Parked Cars by Square Feet of Occupied GLA 0 0 100,000 200 000 300 000 400 000 500 000 600 000 700 000 600 000 900 000 Square Feet of Occupied Gross Leasable Area Soper ~1Zegroi f igult if it ( cnters vi i` (ar ° = C'c►uints 12,000 10,000 3 8,000 a 6,000 0 O i l E 4,000 z 2,000 0 Parked Cars by Square Feet of Occupied GLA 200 000 400,000 600 000 700,000 Square Feet of Occupied Gross Leasable Area 800,000 14 Theme/entertainment centers were also represented with 12 surveys. Parking ratios ranged from 1.5 to 6.4 parked cars per 1,000 square feet, with an aver- age of 3.5 parked cars per 1,000 square feet. These parking demands are lower than those of community centers, which are probably the most comparable cen- ters in terms of size. However, because of the small sample size, it is difficult to place too much confidence in these esti- mates of parking demand. Moreover, as indicated below, peak parking demands for theme /entertainment centers may occur outside the traditional peak sea- son for retailing. Only three fashion /specialty centers completed surveys, and only three responses were obtained from factory outlet centers. Because of the small sample size, no parking ratios were calculated for these two center types. The next section of this report stratifies the parking accumulation data by cen- ter size, which is the basis of the key recommendations in this report. Center Size Table 8 provides a breakdown of die number of peak hour parked cars per 1,000 square feet by size of center. Mean parking ratios are provided as well as the observed ranges in demand. The ranges represent the lowest and highest parking ratios supplied by all of' the centers. The mean ratio for a cen- ter size is the average size of all centers for a category of center size. The usable responses from 169 centers included each center's total square Table 8 *. Parking Ratios by Center Size: Centers with Cinema /Restaiirant/Entertainment Space Less Than 4i'Pekent'of- Center Size (GLA Number of in Square Feet) Responses Low Less than 400,000 400,000- 599,999 600,000- 1,499,999 1,500,000- 2,500,000 41 14 95 8 158 footage. The lowest parking ratio for any responding center -1.3— occurred within the smallest center size range (under 400,000 square feet). Parking ratios above 6.0 were observed for each range of center size except for centers between 1,500,000 and 2,500,000 square feet. Parking '; -. uirements for Centers wi Minimal estauarant, Entertainment, and Cinema Space Peak parking demand to accommodate the survey date selected, the second Saturday before Christmas, was found to vary with the size of the center and the amount of floor space devoted to restaurant, entertainment, and/or cine- ma space. For those with less than 11 percent of GLA used for those purpos- es, the following rates apply: The recommended parking ratio for centers with less than 400,000 square feet is 4.0 spaces per 1,000 square feet as described in Table 1. The actual parking occupancy surveys conducted as parr of this analysis found a slightly 1.3 2.4 2.1 3.2 Parking Ratio (Parked Cars per 1,000 Square Feet of occupied GLA) Standard Average Nigh Deviation 3.7 4.1 4.6 4.0 T2'i: iiC- 1( 4lLitrt^' filf. �.' ��" �^'. IT.. YY� 'n..'f1�IfQ,"��f6'AGL1^:YuWL. �K.: t3 lower parking ratio. However, it was decided not to use the lower ratio because of the relatively small sample size, the variety of different types of centers represented in this category, and the possibility that the centers experience parking peaks during other seasons. Only 41 retail centers meeting the criterion of containing at least 80 percent retail space were sampled, and the consensus was that this was not a large enough sample to adequately rep-. resent both the large number of centers and the wide diversity found in retail centers under 400,000 square feet. These smaller centers could more easily contain a larger proportion of super- markets, restaurants, cinemas, and nondepartment store type retail land uses than could larger centers. Thus they may experience their 20th highest design hour at a time other than the midday hours of one of the Saturdays before Christmas. Because of the small sample size and the uncertainty over the actual identification of the design hour, the data did not pre- sent enough justification to modify the 15 6.4 5.6 6.4 4.7 1.1 0.9 0.9 0.5 4.0 spaces per 1,000 square feet ratio recommended in the 1980 study. At centers with 400,000 to 599,000 square feet of GLA, the parking demand index increases from 4.0 to 4.5 in a lin- ear progression as size increases. For example, a 500,000- square -foot center with restaurant, entertainment, and cin- ema space constituting 10 percent or less of the total GLA requires 4.25 spaces per 1,000 square feet (halfway between the 400,000 - and 599,999 - square- foot ratios). Centers larger than 600,000 square feet, up to about 1.5 million square feet of GLA, require an average of 4.6 spaces per 1,000 square feet of GLA. The parking occupancy counts indud- ed eight centers in excess of 1.5 million square feet. The parking counts at these centers suggest that the parking ratio may decrease as centers exceed this threshold. Because of the small sample size, centers in excess of 1.5 million square fleet were not placed in a separate category, but the ratio reduction is worth noting. Adjustments for centers with a greater amount of space in restaurants, enter- tainment, and /or cinemas will be ad- dressed in the next section. Comparison of 1975, 1980, and 1998 Studies The parking ratios have undergone a significant shift since the shopping cen- ter parking study published in the May 1977 issue of Urban Land The ratios determined in that 1975 study resemble the ratios from the 1998 study quite S.Center - Requested Square Fges Moira Bradshaw - FW: S.Center - Requested Square Footages From: To: Date: Subject: CC: Please see below re SF for SS. With warmest regards, Sincerely, Mon Wig Wig Properties LLC 4811 -134th Place SE Bellevue, WA 98006 Tel: 425 - 747 -8540 Cell: 425 - 941 -5007 Fax: 425 - 865 -8648 monwig @comcast.net www.wiqproperties.com "Mon Wig" <monwig @comcast.net> "'Moira Bradshaw ' <mbradshaw @ci.tukwila.wa.us> 11/07/2006 10:06 AM FW: S.Center - Requested Square Footages "'Leshya Wig ' <leshyawig @wigproperties.com> From: Nora Ng [mailto:nng @FHOARCH.COM] Sent: Tuesday, November 07, 2006 10:00 AM To: monwig @comcast.net; leshyawig @wigproperties.com Cc: Sonny Vinberg Subject: S.Center - Requested Square Footages Mon: Per your request, please find following square footages for fo ssouth�cA re enter square: 7 Kohl's : 89,137 sf (mezzanine = 7,966 sf) / ! `T ` < t ! / 0 3 Petco : 15,202 sf Nordstrom Rack : 35,316 sf S Building : 46,611 sf 4Ie 5 u @ N Building : 43,974 sf (still may change as we work through the CD's phase) Total : 230,240 sf Nora Ng Freiheit & Ho Architects, Inc, P.S. 10230 NE Points Drive, Suite 300 Kirkland, WA 98033 P: 425.827.2100 F: 425.828.6899 • 41 HO. \Tl .« «4 «7 0 44; «' \Td :« \T ACCI'C A 1 Page 1 of 2 ��� 12/9,2-0 Date: is /2yrc7 Project Address: City of Tukwila ❑ Response to Incomplete Letter # ❑ Response to Correction Letter # ❑ Revision # after Permit is Issued ❑ Revision requested by a City Building Inspector or Plans Examiner Project Name: i 4k c..e_ n Aet Seta &t L° -M' e ms' Z A V .c.r Cy? k r...kit i. ❑ Entered in Permits Plus on \applications\forms - applications on line\revision submittal Created: 8 -13 -2004 Revised: Department of Community Developmen 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 I <� Phone: 206 -431- 3670 Fax: 206 -431 -3665 Web site: http: / /www.ci.tukwila.wa.us VISION SUBMITTAL Plan Check/Permit Number: L06 '- - Q50 Steven M Mullet, Mayor Steve Lancaster, Director Revision submittals must be submitted in person at the Permit Center. Revisions will not be accepted through the mail, fax, etc. I 2o=7 Sou. 1c-e- AG' n■w(ei , TLKwiIQ Contact Person: LPS 1, g C, a Phone Number: ( e 2 5/951— ti Summary of Revision: fer ou.r Qtatlnrr c (Pluto• + CaC c? LA- 14 -P1 Sheet Number(s): "Cloud" or highlight all areas of revision including date of revision Received at the City of Tukwila Permit Center by: Ts! 4..07 TransportationSo tions, Inc. 8250 165th Avenue NE Suite 100 Redmond, WA 98052-6628 T 425.883.4134 F 425-867-0898 www.tsinw.com Ms. Leshya Wig Wig Properties LLC -SS 4811 134th PL SE Bellevue, WA 98006 Subject: Administrative Variance from City of Tukwila Parking Requirements Southcenter Square —17200 Southcenter Parkway, Tukwila, WA Dear Ms. Wig, • Proposed Development Location; • Adjacent Property Uses; • Proposed Development Plan; • Transit; • Parking Requirements, Supply and Demand; • Criteria for an Administrative Variance from Parking Standards; and • Summary of Findings. October 24, 2006 Wig Properties LLC -SS is seeking an administrative variance from the City of Tukwila to reduce their parking requirements at the proposed Southcenter Square by 10 %, from the required 4.0 parking stalls per 1,000 square feet (SF) of useable floor area (UFA) to 3.6 parking stalls per 1,000 square feet. City of Tukwila Municipal Code (TMC) Section 18.56 provides for this 10% administrative variance. This analysis provides information supporting the consideration of a parking reduction based on the criteria set forth in the Tukwila Municipal Code. This letter is organized as follows: PROPOSED DEVELOPMENT LOCATION Wig Properties LLC -SS is proposing to redevelop the former JC Penny Warehouse site in the City of Tukwila, Washington. The redeveloped property will be known as Southcenter Square. Southcenter Square would be located at the northeast corner of the intersection of Southcenter Parkway and Minkler Boulevard at 17200 Southcenter Parkway and is less than a mile south of the Westfield Southcenter mall. Route No. ` Weekday Ho Head- way TABLE 1. KING COUNTY Sit tur Hours H ead • way METRO TRANSIT Sunday Hours ; Head- way SERVICE S top Location Dtstan from Site Route Description 155 5:50 am to 7:00 pm 60 min 8:50 am to 7:00 pm 60 min - - Southcenter Pkwy/ Minkler Blvd 0.0 miles Southcenter to Renton 150 5:45 am to 2:00 am 15-20 min 6:50 am to 2:00 am 15-20 min 7:30 am to 12:00 am 30-60 min Andover Park W/ Minkler Blvd 0.4 miles Kent to Seattle 126 6:15 am to 6:30 pm 30 min - - - - Strander Blvd/ 61st Place S 0.7 miles Tukwila to Rainier Beach 128 5:45 am to 10:50 pm 30 min 6:55 am to 10:15 pm 30 min 6:50 am to 8:20 pm 60 min Strander Blvd/ 61st Place S 0.9 miles Southcenter to West Seattle 140 5:50 am to 10:00 pm 10 -20 min 6:10 am to 10:15 pm 30 min 6:10 am to 10:15 pm 30 min Strander Blvd/ 61st Place S 0.9 miles Renton to Burien TSI Transportation.Splutions, Inc. Ms. Leshya Wig October 24, 2006 Page 2 of 7 ADJACENT PROPERTY USES To the north of the proposed Southcenter Square site is the Bon Marche Warehouse. South and west of the proposed site are retail shopping centers: Parkway Supercenter, to the south across Minkler Boulevard, and Center Place, to the west across Southcenter Parkway. To the east of the proposed site are office buildings. A site vicinity map showing the street network and parcels in the vicinity of the Southcenter Square site is shown as Attachment 1. PROPOSED DEVELOPMENT PLAN Southcenter Square will be a commercial retail (shopping) center with a total of 238,228 SF included in three buildings: Building N (43,974 SF), Building S (46,631 SF) and Building E (147,620 SF). The tenant mix has yet to be finalized; however, it is expected that the major tenants will reside in Building E and that some portion of the other buildings will be devoted to restaurant space. The mix of tenants is expected to include Kohl's, a pet supply store, furniture stores, eateries, and apparel stores. A site plan is shown as Attachment 2. TRANSIT Institute of Transportation Engineers (ITE) shopping center land use parking demand data indicate that if transit is present in the vicinity of the site, the on -site parking demand decreases. Thus, the availability of transit was considered in this analysis. Table 1 displays the King County Metro transit routes providing service near the site. NOTES: • All transit route information is from the King County Metro Transit website: http: / /transit.metrokc.gov • Hours = Hours of Operation • Headway = Average Time between Transit Stops (during peak operation hours) „rte TS! TransportationtSolutions, Inc. Ms. Leshya Wig October 24, 2006 Page 3 of 7 PARKING REQUIREMENTS, SUPPLY AND DEMAND City of Tukwila Parking Requirements The City of Tukwila's parking requirements for a shopping center between 25,000 and 499,999 SF is 4.0 parking stalls per 1,000 SF UFA. Usable floor area is defined in the Tukwila Municipal Code (TMC) section 18.06.863 as the following: "Useable Floor area” means that part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as a sales area, display area, walkways or storage area. Parking calculation shall not include common corridors designed for the circulation of people at non - retail establishments, restrooms, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces and exterior covered loading docks. Southcenter Square, as proposed, would consist of 238,225 SF and would require 953 parking stalls. ITE Parking Demand Forecast The ITE publication Parking Generation; 3rd Edition was used to forecast the parking demand for Southcenter Square. ITE defines typical commercial retail uses in terms of 1,000 SF of gross leaseable area (GLA). Gross leaseable area is defined by ITE as follows: Gross Leaseale Area is the total floor area designed for tenant occupancy and exclusive use, including any basements, mezzanines, or upper floors expressing in square feet and measured from the centerline of joint partitions and from outside wall faces. For the purpose of parking generation calculations, the floor area of any parking garages within the building should not be included within the GLA or the entire building. GLA is the area for which tenants pay rent; it is the area that produces income. In the retail business, GLA lends itself readily to measurement and comparison; thus, it has been adopted by the shopping center industry as its standard for statistical comparison... . Based on this definition, UFA is a subset of GLA. UFA and GLA differ in that GLA also contains the non - commercial space that is not accounted for in UFA calculations. Because the site plan is still preliminary and there is little expectation this development will include significant amounts of non - commercial space (such as corridors and lobbies), this analysis assumed GLA and UFA would be the same. TSI TransportatiueSulutions, Inc. • • ITE Land Use Code 820: Shopping Center was used to describe the land use function of Southcenter Square. Shopping center land uses are defined by ITE as "an integrated group of commercial establishments planned, developed, owned and managed as a unit." Typical shopping centers are dominated by a mix of commercial retail and a small portion of rests+ antand office land uses. The average ITE peak parking demand rates for non - December months are shown in Table 2. These average parking demand rates are all between 49% and 25% of the City's parking requirement. TABLE 2: PARKING DEMAND 1TE Demand Weekday Friday Saturday Sunda ° RatetQRSta11s 2.65 3.02 2.97 2.04 632 720 708 486 NOTES: • ITE Rates are expressed as the average number of stalls per 1,000 SF GLA • Demand = Number of Occupied Stalls • Non - December parking rates used. Ms. Leshya Wig October 24, 2006 Page 4 of 7 Urban Land Institute (ULI) Recommended Parking Supply Data collect by the ULI and published in the publication Parking Requirements for Shopping Centers, Summary Recommendations and Research Study Report, Second Edition, 2003 identifies five shopping center types defined by their size and tenant mix. Southcenter Square falls into the "community shopping center" category based on its size (between 100,000 SF GLA and 400,000 SF GLA) and tenant mix (anchored by general merchandise stores or discount retailers). The ULI report also states (in Chapter 4) that: "Designing a shopping center parking facility to accommodate parking conditions during the average hour of demand would be unacceptable, since by definition, during half of the time parking would be inadequate. However, providing sufficient parking to meet conditions generated during a center's busiest hour of the year would result in substantial excess capacity during all but one hour of the year —an unrealistic design standard for the community, the consumer, and the shopping center developer /owner. This study again recommends the 20 highest hour of the year as the appropriate standard." Based on this, ULI developed a parking supply ratio for community shopping centers of 4.0 stalls per 1,000 SF GLA. This would result in 953 parking stalls for Southcenter Square, the same as the City's requirement. f�I TS!,.w TransportationSolutions, Inc. Ms. Leshya Wig October 24, 2006 Page 5 of 7 CRITERIA FOR AN ADMINISTRATIVE VARIANCE FROM PARKING STANDARDS Section 18.56.140 of the TMC outlines the process and criteria for seeking an administrative parking variance from the City. The criteria to be considered include the following: • Shared parking; • On -site park and ride opportunities; • Compliance with the City's Commute Trip Reduction ordinance; • The site is at least 300 feet away from a single- family residential zone. Shared Parking Strategies - There are no exclusive parking areas designated at Southcenter Square. All of the on -site parking will be shared by the proposed tenants. Shared parking opportunities with neighboring properties are limited, as this site is bordered by streets on all sides and there is no additional parking immediately adjacent to Southcenter Square. Some degree of off -site parking opportunities for Southcenter Square employees and/or customers will be gained along new streets to the north and east of this site, see Attachment 2. It is expected that public parallel parking will line both of these new streets. The full construction of these new streets is contingent upon redevelopment of the parcels to the north and east of Southcenter Square. These spaces are not included in the available parking calculations in this report. On -Site Park and Ride Opportunities - ULI data indicate employees account for about 20% of the on -site parking supply during peak parking periods. On -site park and ride strategies for employees could free up a considerable amount of on- site parking for customers. Southcenter Square has explored the potential of on -site park and ride opportunities for tenant employees to /from remote parking during the holiday season (as this is the only period where the parking supply is anticipated to not meet the demand). Implementation of such a program should be considered if conditions at the site warrant it. Commute Trip Reduction Program - It is not expected that either Southcenter Square or its individual tenants will be subject to the requirements of the Commute Trip Reduction Program. This is because employees are expected to work shifts from 10 AM to 9 PM and do not significantly impact the 6 AM to 9 AM commute period criteria and thus are not considered an "affected employer" as defined in Tukwila Municipal Code 9.44.010.2. Anticipated smaller tenants would not reach iSl Transportation Solutions, Inc. Ms. Leshya Wig October 24, 2006 Page 6 of 7 the 100 "affected employee" threshold. As a result, Southcenter Square is in compliance with the City's commute trip reduction ordinance. Separation from a Single- Family Residential Zone — A review of City Zoning shows the site is more than 300 feet away from any single family zoned property in the City. SUMMARY OF FINDINGS Southcenter Square's request for an administrative variance to reduce the required parking at the site by 10% is allowed under TMC Section 18.56.140. The criteria as listed in the code have been considered in this analysis. The 10% reduction requested would reduce the required parking stalls from 953 to 858, a rate of 3.6 stalls per 1,000 SF UFA. Peak parking demand (ITE) rates suggest a lower parking rate for this shopping center type compared to the City's 4.0 stalls per 1,000 square feet UFA, as summarized in Table 3 below. TABLE 3. PARKING RATE COMPARISON ITE Weekday Demand ITE Friday Demand ITE Saturday Demand ITE Sunday Demand ULI Supply City Requirement City Requirement, 10% Reduction 2.65 3.02 2.97 2.04 ---. 3.70 4.00 3.60 631 719 708 486 881 953 858 NOTES: • ITE Rates are expressed as the average number of sta Is per 1,000 SF GLA • City Requirement Rates are expressed as the average number of stalls per 1,000 SF UFA • Demand = Number of Occupied Stalls • Rates are non - December rates. Based on the information summarized in Table 3, available parking with the 10% reduction granted (858 stalls) would provide approximately 19% more parking than needed to meet the forecasted peak demand (719 stalls) in non - December months. The average peak parking demand rates for December are predictably higher than the non - December rates and are between 94% and 112% of the City's parking requirement. To accommodate the parking demand during this seasonal peak, Southcenter Square and /or its major tenants could address this additional parking demand by implementing a program to provide parking for employees off -site during TSI . Transporta i Inc. these peak periods. As noted previously, such a program could decrease the needed parking by as much as 20 %. Based on this analysis, TSI's recommendations for providing adequate parking and satisfying the requirements of an administrative variance are: • Establish a monitoring program for peak- season (December) parking to ensure adequate parking is available and there are no off -site impacts due to overflow parking. • Should the monitoring program indicate additional seasonal parking is necessary, establish (1) a cooperative parking agreement with neighboring property owners (within 1/4 mile walking distance), and/or (2) establish a remote parking facility for employee parking. If you or City staff have any questions or need clarification regarding this review, we encourage you to contact us directly at your earliest convenience. Sincerely, Transportation Solutions, Inc. effrey P. K. Hee Transportation Engineer Attachment 1: Site Vicinity Map Attachment 2: Preliminary Site Plan • • Ms. Leshya Wig October 24, 2006 Page 7 of 7 T PROPOSED SOUTHCENTER SQUARE Transpor t Motions, Inc. ATTACHMENT 1 SITE VICINITY MAP SOUTHCENTER SQUARE \ 5 1.1.11 I CA CP rri z 4 rn 1%2 PERIMETER UGIOSCAPING REGUIRETkA235 S.F. PERIMETER LANDSCAPING PROPOSECt stem aF, INTERIOR LAIOSCAPING REQUIRED: 13815 SF (IMF. 1 PROPOSED ST&L) INTERIOR IAMSDAPING PROPOSED: 15,927 &F. TOTAL 231,033 B.F. PARKING. RATIO 4.0 SC SP. (PROPOSED) SOUTHCENTER SQUARE SOUTHCENTER ROW. & MINICLER BLVD. TUKINILA, WASHINGTON N NORM SUILOING CROUP E - EAST BUILDING GROUP 3- SOUTH BUILDING GROUP MO IC Z11011,C3 9.11122 116151.11,10.10:011 taa1/127/101 Idellerf5MIN t t i tair. 111 31. flh1I 41 3 LAT& .;Ots146.14 , WWI 11 • - : lIIlllvjin .0 PI • CITY OF 4UKVVILA NOTICE OF APPLICATION 7 August 2006 PROJECT INFORMATION Wig Properties LLC, SS has filed applications for development of a 229,500 square foot retail development called Southcenter Square to be located at 17200 Southcenter Parkway, which is at the northeast intersection of Southcenter Parkway and Minider Boulevard. Permits applied for include: Board of Architectural Review (BAR); administrative decisions on a tree clearing permit, perimeter landscape averaging, complementary parking; and a parking variance. Other known required permits include: National Pollutant Discharge Elimination System (NPDES) and Joint Aquatic Resource (JARPA) Permits from the Washington State Department of Ecology, Hydraulics Permit from the Washington State Department of Fish and Wildlife, a Nationwide Permit from the Army Corps of Engineers; a permit from the Puget Sound Clean Air Authority, electrical permits from Washington State Labor and Industries and Tukwila Demolition, Public Works, and Building permits. Studies required with the applications include: Wetland Mitigation Plan; Geotechnical Report and Traffic Access Study. An environmental checklist was submitted with these studies and a SEPA Determination of Nonsignificance has been issued. FILES AVAILABLE FOR PUBLIC REVIEW The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100, Tukwila, WA 98188. Project Files are: E04-019; L04-069; L06- 046; L06 -049 and L06 -050 OPPORTUNITY FOR:PUBLIC COMMENT Your written comments on the project are requested. They must be delivered to DCD at the address above or postmarked no later than 5:00 P.M., 21 August 2004. Opportunity for additional oral and written public comments will be provided at a public hearing before the Board of Architectural Review, tentatively scheduled for Thursday, 28 September 2006. To confirm this date call the Department of Community Development at (206) 431 -3670. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. The BAR, landscaping decision and parking deviations are appealable to the Tukwila City Council. For further information on this proposal, contact Moira Carr Bradshaw at (206) 431 -3670 or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Applications Filed: 25 October 2004 and 31 July 2006 Notice of Completeness Issued: 1 August 2006 Notice of Application Issued: 7 August 2006 Q: \ HOME \ MOIRA \ penneys \ APPNOTE. DOC /z/z/ nerMintrinenneeM30 umiariamaria N P OW NORTH STREET isiuswassIssureseet MINKtER BOULEVARD -- TOTAL AREA: 229,689 S.F. TOTAL PARKING: 923 (PROPOSED) PARKING RATIO: 4.02 STALLS / 1,000 S.F. (PROPOSED) PERIMETER LANDSCAPING REQUIRED: 48,290 S.F. PERIMETER LANDSCAPING PROPOSED: 51,681 S.F. INTERIOR LANDSCAPING REQUIRED: 13,845 S.F. (15S.F. / PROPOSED STALL) INTERIOR LANDSCAPING PROPOSED: 15,378 S.F. SOUTHCENTER SQUARE SOUTHCENTER PKWY. & MINKLER BLVD. TUKWILA, WASHINGTON 0 SITE PLAN 185 - ALL SINGLE STORY scale :1"=100' N - NORTH BUILDING GROUP E - EAST BUILDING GROUP S — SOUTH BUILDING GROUP lismesesui e ua.uR.s.�a. FREIHEIT & HO ARCHITECTS, INC., P.S. 10940 NE PRICE SURE 202 1313109lE,1,01 98004 P.4258272100 E423.1328.6999 w w 1- rn I(0 I °1 OOSOr1A1 RIII.RO. lY TRIRRRN I/M4.011011. 11•11•OYR[ Dept. Of Community Development City of Tukwila AFFIDAVIT OF DISTRIBUTION I , %),(.444 /, �� HEREBY DECLARE THAT: Notice of Public Hearing Determination of Non - Significance c Project Name: ‘PattPehli Notice of.Public.Meeting, . Mitigated Determination of Non- Significance . Board of Adjustment Agenda Pkt _ ,(,j Determination of Significance & Scoping Notice Board of Appeals Agenda Pkt Notice of Action , Planning Commission Agenda Pkt Official Notice Short Subdivision Agenda otice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 ' Other • - Was mailed to each of the addresses listed on this year 2OO14 P:GINAWYNETfA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM day of in the c Project Name: ‘PattPehli . Project Number: EO — O 1 LO /-f (MQ 7 , € -0 4? Le26Q L.b(12 1 Mailer's Signature: T A I) Person requesting mailing: /t4 rni44 _ ,(,j Was mailed to each of the addresses listed on this year 2OO14 P:GINAWYNETfA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM day of in the X U.S. ARMY CORPS OF ENGINEERS () FEDERAL HI ADMINISTRATION ( ) OFFICE OF ARCHAEOLOGY ( ) TRANSPORTATION DEPARTMENT () DEPT NATURAL RESOURCES () OFFICE OF THE GOVERNOR ( ) DEPT OF COMM. TRADE & ECONOMIC DEV. DEPT OF FISHERIES & WILDLIFE N KING COUNTY AGENCIES ( ) BOUNDARY REVIEW BOARD () FIRE DISTRICT #11 () FIRE DISTRICT #2 ( ) KC. WASTEWATER TREATMENT DMSION () K.C. DEPT OF PARKS & REC KC. ASSESSORS OFFICE ( ) TUKWILA SCHOOL DISTRICT ( ) TUKW ILA UBRARY () RENTON LIBRARY () KENT UBRARY () CITY OF SEATTLE LIBRARY QWEST () SEATTLE CITY LIGHT D(PUGET SOUND ENERGY () HIGHLINE WATER DISTRICT () SEATTLE WATER DEPARTMENT () AT&T CABLE SERVICES () KENT PLANNING DEPT ( ) TUKWILA CITY DEPARTMENTS: () PUBLIC WORKS () FIRE () POUCE () FINANCE () PLANNING () BUILDING () PARKS & REC. () MAYOR () CITY CLERK ( ) PUGET SOUND REGIONAL COUNCIL ( ) SW K C CHAMBER OF COMMERCE ( ) MUCKLESHOOT INDIAN TRIBE ( ) CULTURAL RESOURCES PROGRAM () FISHERIES PROGRAM ( ) WILDLIFE PROGRAM ( ) SEATTLE TIMES ( ) SOUTH COUNTY JOURNAL pAADMINISTRATIV E\FOR1MS\CHKLIST.DOC • FEDERAL AGENCIES () U.S. ENVIRRMENTAL PROTECTION AGENCY () U.S. DEPT OF H.U.D. () NATIONAL MARINE FISHERIES SERVICE WASHINGTON STATE AGENCIES () DEPT OF SOCIAL & HEALTH SERV. ( ) DEPT OF ECOLOGY, SHORELAND DIV AtCf DEPT OF ECOLOGY, SEPA DIVISION' ( ) OFFICE OF ATTORNEY GENERAL CHKLIST W/ DETERMINATIONS SITE MAPS WITH DECISION SEND 'SEND SCHOOLS /LIBRARIES UTILITIES CITY AGENCIES MEDIA ( ) HEALTH DEPT ( ) PORT OF SEATTLE () KC. DEV & ENV!R SERVICES-SEPA INFO CNTR 141(C. TRANSIT DMSION - SEPA OFFICIAL ( ) KC. LAND & WATER RESOURCES () FOSTER LIBRARY () K C PUBLIC LIBRARY ( ) HIGHLINE SCHOOL DISTRICT () SEATTLE SCHOOL DISTRICT ( ) RENTON SCHOOL DISTRICT ( ) OLYMPIC PIPELINE ( ) VAL -VUE SEWER DISTRICT () WATER DISTRICT #20 () WATER DISTRICT #125 () CITY OF RENTON PUBLIC WORKS () BRYN MAWR- AKERIDGE SEWERANATER DISTRICT () RENTON PLANNING DEPT () CITY OF SEA -TAC () CITY OF BURIEN ( ) TUKWILA PLANNING COMMISSION MEMBERS ( ) TUKWILA CITY COUNCIL MEMBERS ( ) CITY OF SEATTLE - SEPA INFO CENTER - DCLU ( ) STRATEGIC PLANNING OFFICE' ' NOTICE OF ALL SEATTLE RELATED PING PROJ. OTHER LOCAL AGENCIES Al () DUWAMISH INDIAN TRIBE l pit P,S,} IRPOWJTIOMCLEAN AGENCY () SOUND TRANSIT () DUWAMISH RIVER CLEAN -UP COALITION *SEND NOTICE OF ALL APPUCATIONS ON OUWAMISH RIVER ( ) HIGHLINE TIMES ( ) CI.TUKWILAWA.US.WW V Moira . Bradshaw . - _Rebekah Padgett ; E ^logy 401 Certification staffer —41) _ . ` From: "c.armour" <chad @chadarmour.com> To: "Moira Bradshaw" <mbradshaw @ci.tukwila.wa.us> Date: 7/19/06 5:35PM Subject: Rebekah Padgett - Ecology 401 Certification staffer Hi Moira - Rebekah Padgett Federal Permit Coordinator - 401 /CZM Department of Ecology, NW Regional Office 3190 - 160th Avenue SE Bellevue, Washington 98008 tele - 425.649.7129 Fax - 425.649.7098 Chad Armour 6500 126th Avenue SE Bellevue, Washington 98006 (425) 641 -9743 (425) 643 -3499 fax www.chadarmour.com 5 Wt Fs1 1 13� sE Tai6/o9; Page :1 ' Bradsha - J SEPA Addresses From: "L.eshya Wig" <Ieshyawig @wigproperties.com> To: "Moira Bradshaw' <mbradshaw @ci.tukwila.wa.us> Date: 7/25/06 5:29PM Subject: SEPA Addresses Hi Moira, Please see the mailing addresses you requested below. DOE Richard Robohm 3190 160th Avenue SE Bellevue, WA 98008 US Army Corps of Engineers Suzanne Skadowski 4735 E. Marginal Way S. Seattle, WA 98134 I would like to check the Department of Fish & Wildlife address with Chad. He is on vacation but I will try and contact him, since I do not know the individual contact at this organization. Thanks, Leshya Wig Wig Properties LLC Office: (425) 957 -4774 Fax: (425) 865 -8648 CC: "'Mon Wig" <monwig @comcast.net> Page 1 l Moira Bradshaw - Additional SEPA Adds From: "Leshya Wig" <Ieshyawig @wigproperties.com> To: "'Moira Bradshaw ' <mbradshaw @ci.tukwila.wa.us> Date: 7/26/06 9:39AM Subject: Additional SEPA Address Hi Moira, I have not been able to touch base with Chad, but I got the following contact information & address for HPA off of our application: Washington Department of Fish & Wildlife Larry Fisher North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012 Control Number for HPA Permit: 105529 -1 Thanks, Leshya Wig Wig Properties LLC Office: (425) 957 -4774 Fax: (425) 865 -8648 Page 1] ti Rebekah Padgett Federal Permit Coordinator — 401 /CZM Dept. of Ecology, NW Regional Office 3190 —160` Ave. SE Bellevue, WA 98008 DOE Richard Robohm 3190160 Ave. SE Bellevue, WA 98008 • 1 1 L L L f L Chad Armour 6500 126 Ave. SE Bellevue, WA 98006 US Army Corps of Engineers Suzanne Skadowski 4735 E. Marginal Way So. Seattle, WA 98134 Wig Properties 4811 - 134 Pl. SE Bellevue, WA 98006 Larry Fisher WA Dept. of Fish & Wildlife North Puget Sound 16018 Mill Creek Blvd. Mill Creek, WA 98012 Jam and smudge Free Punting Use Avery® TEMPLATE 5160® Bon - Macy's Clearance Store 17000 Southcenter Pkwy Tukwila, WA 98188 Party City 17356 Southcenter Parkway Tukwila, WA 98188 Red Robin 17300 Southcenter Parkway Tukwila, WA 98188 Marshalls 17348 Southcenter Parkway Tukwila, WA 98188 Best Buy 17364 Southcenter Parkway Tukwila, WA 98188 Ethan Allen 17333 Southcenter Parkway Tukwila, WA 98188 LA-Z--BOY 16875 Southcenter Parkway Tukwila, WA 98188 Recliner Land 17197 Southcenter Parkway Tukwila, WA 98188 Mayflower of China 17005 Southcenter Parkway Tukwila, WA 98188 Futon 17015 Southcenter Parkway Tukwila, WA 98188 _AAI t a i 1N And gal National Bedrooms 17065 Southcenter Parkway Tukwila, WA 98188 Plat's Closet 17095 Southcenter Parkway Tukwila, WA 98188 Subway 17105 Southcenter Parkway Tukwila, WA 98188 Check Cashing Payday Loans 17115 Southcenter Parkway Tukwila, WA 98188 Jenny Craig 17125 Southcenter Parkway Tukwila, WA 98188 Oreck Vacuums 17139 Southcenter Parkway Tukwila, WA 98188 KJC Salon & Spa 17145 Southcenter Parkway Tukwila, WA 98188 Golden Indian Curry House 17155 Southcenter Parkway Tukwila, WA 98188 Happy Teriyaki 17165 Southcenter Parkway Tukwila, WA 98188 Lamps Plus 16839 Southcenter Parkway Tukwila, WA 98188 A I3AV - O9 - 008 - L www.averycvm 1 //�1 AVERY® 5160® 1- 800 -GO- AVERY® �� O Men's Wearhouse 16971 Southcenter Parkway Tukwila, WA 98188 Car Toys 16901 Southcenter Parkway Tukwila, WA 98188 Silver Platters 16935 Southcenter Parkway Tukwila, WA 98188 Grazie Ristorante 16943 Southcenter Parkway Tukwila, WA 98188 Karaoke Enterprises 16831 Southcenter Parkway Tukwila, WA 98188 Regal Cinemas Parkway Plaza 12 17800 Southcenter Parkway Tukwila, WA 98188 Tony Roma's 17305 Southcenter Parkway Tukwila, WA 98188 Coldstone's Creamery 17304 Southcenter Parkway Tukwila, WA 98188 Quizno's Sub 17308 Southcenter Parkway Tukwila, WA 98188 Mali Thai Cuisine 17310 Southcenter Parkway Tukwila, WA 98188 ®0915 ege6 al zasg in - �.J. -. .G...........� ..G.... 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W.V. tor. n..1.y .... .� Use Avery® TEMPLATE 5160® Bergman Luggage 17328 Southcenter Parkway Tukwila, WA 98188 PacSun 17340 Southcenter Parkway Tukwila, WA 98188 Clear Freight 545 Andover Park West #201 Tukwila, WA 98188 Sankyo Transportation Co. 545 Andover Park West, #201 Tukwila, WA 98188 Metro One 555 Andover Park West, #101 Tukwila, WA 98188 Washington State Nurses Assoc. 575 Andover Park West, #101 Tukwila, WA 98188 Eclipse Engineering 375 Corporate Drive South #201 Tukwila, WA 98188 Reliable Parts 1051 Andover Park West Tukwila, WA 98188 MTI Enterprises LLC 375 Corporate Dive S Tukwila, WA 98188 .a09LS 1)19AAW • Bath & Body Works 17332 Southcenter Parkway Tukwila, WA 98188 Stanford's Bar & Grill 17380 Southcenter Parkway Tukwila, WA 98188 Mares - Shreve & Associates, Inc. 545 Andover Park West, #109 Tukwila, WA 98188 Standard Register Company 625 Andover Park West, #111 Tukwila, WA 98188 Reynolds & Reynolds 565 Andover Park West, #101 Tukwila, WA 98188 Wireless Facilities Inc. 575 Andover Park West, #201 Tukwila, WA 98188 Hayek's Leather Furniture 1015 Andover Park West Tukwila, WA 98188 Disc Makers 730 Andover Park West Tukwila, WA 98188 Hayek Hussein 79 Columbia St Seattle, WA 98104 AH9AV-O9-008 . s.uAAu 1- 800 -GO- AVER4 .• MYGRT 43 ' 310U° 3 Day Blinds 17326 Southcenter Parkway Tukwila, WA 98188 America's Best Contacts & Eyeglasses 17334 Southcenter Parkway Tukwila, WA 98188 Advanced Interactive Systems 665 Andover Park West Tukwila, WA 98188 Pierre Amelotte International 545 Andover Park West, #205 Tukwila, WA 98188 Home Depot 370 Corporate Drive South Tukwila, WA 98188 Showa Company 575 Andover Park West, #105 Tukwila, WA 98188 Market Trends Research 375 Corporate Drive South #100 Tukwila, WA 98188 IPTN North America, Inc. 1035 Andover Park West, #B Tukwila, WA 98188 Alliance for Affordable Service 720 Andover Park West, #201 Tukwila, WA 98188 ®09Ls wege6 zeson =rattle' aRouiac P.m of connnflnUP UfISSaJdWI Use AVery TEMPLATE 5160 King County Housing Authority 600 Andover Park West Tukwila, WA 98188 First Magnus Financial 625 Andover Park West Tukwila, WA 98188 KCHA Capital Construction Dept. 625 Andover Park West Tukwila, WA 98188 SeaSystems Ocean Line, Inc. 545 Andover Park West Tukwila, WA 98188 Ygnition 565 Andover Park West Tukwila, WA 98188 MTI Enterprises 375 Corporate Drive South #205 Tukwila, WA 98188 Greenbrier Logistics 351 Upland Drive Tukwila, WA 98188 Mechanical Solutions 1125 Andover Park West Tukwila, WA 98188 Carton Service Company 1141 Andover Park West # C Tukwila, WA 98188 Roffe Inc 3602 SW 112 St Seattle, WA 98146 AROQL5 =AW r4A Sankyo Transportation Company, LTD 545 Andover Park W # 201 Tukwila, WA 98188 HCM 545 Andover Park West Tukwila, WA 98188 McLeod USA 635 Andover Park West Tukwila, WA 98188 Trac Associates 545 Andover Park West Tukwila, WA 98188 1 800 - GO - AVERY0 WFS Financial Inc. 375 Corporate Drive South #202 Tukwila, WA 98188 U.S. Customs Examination Station 315 Upland Drive Tukwila, WA 98188 Performance Tool 350 Upland Drive Tukwila, WA 98188 Barnett 1149 Andover Park West Tukwila, WA 98188 Pioneer Ship Supply, Inc. 1177 Andover Park West Tukwila, WA 98188 IPTN North America Inc. 1035 Andover Park W Seattle, WA 98188 AH3nV-09-008 ...A1.[ ..ft A a•u AA AA Sea -Aire Inc 340 Upland Dr Tukwila, WA 98188 IADT Seattle 645 Andover Park West Tukwila, WA 98188 1l1�11 MYCRT 310U° Pierre Amelotte International 545 Andover Park West Tukwila, WA 98188 Washington Holdings 575 Andover Park West Tukwila, WA 98188 Informa Research Services 375 Corporate Drive South #100 Tukwila, WA 98188 The Super Bedroom Store 349 Upland Drive Tukwila, WA 98188 Alside Supply Center 1105 Andover Park West Tukwila, WA 98188 Alexander Tent Rentals 1127 Andover Park West # D Tukwila, WA 98188 Fisher Bag Company 1167 Andover Park West # B Tukwila, WA 98188 Dania Furniture 1251 Andover Park West Tukwila, WA 98188 0091S yliege6 01 zaslll tl oroelo aRou -Ix o •o afieunnnnua iin,CcAidw, OW. diU 1 ...lJlYYyd • •QQ • •• I• %II Use Avery® TEMPLATE 5160® Omni Fitness 1171 Andover Park West Tukwila, WA 98188 Sansaco Furniture 5950 S 180` Street Tukwila, WA 98188 Rattan Interiors 1191 Andover Park West Tukwila, WA 98188 Joanne Etc. 17501 Southcenter Parkway Suite 100 Tukwila, WA 98188 KG Fasion 17501 Southcenter Parkway Suite 300 Tukwila, WA 98188 Ross 17672 Southcenter Parkway Tukwila, WA 98188 Babies "R" Us 17500 Southcenter Parkway Tukwila, WA 98188 Starbucks 17450 Southcenter Parkway Tukwila, WA 98188 Taco Del Mar 17424 Southcenter Parkway Tukwila, WA 98188 Pier 1 Imports 17388 Southcenter Parkway Tukwila, WA 98188 ®0915 cwAZIMAW 1711 Vina Sewing 1207 Andover Park West Tukwila, WA 98188 Norwalk Furniture 1189 Andover Park West Tukwila, WA 98188 Applebee's Neighborhood Grill 17790 Southcenter Parkway Tukwila, WA 98188 Azteca 17555 Southcenter Parkway Tukwila, WA 98188 Catherine's Plus Sizes 17580 Southcenter Parkway Tukwila, WA 98188 Old Navy 17470 Southcenter Parkway Tukwila, WA 98188 Sports Authority 17450 Southcenter Parkway Tukwila, WA 98188 CompUSA 17400 Southcenter Parkway Tukwila, WA 98188 Cameras West 17420 Southcenter Parkway Tukwila, WA 98188 Furniture Factory Direct 1181 Andover Park West Tukwila, WA 98188 AISAV - L 11InY4 I A O•AA AA AA 1- 800 -GO- AVERY MV U' Y'w 5160`" Aptex, Inc. 1205 Andover Park West Tukwila, WA 98188 Home USA Warehouse 1187 Andover Park West Tukwila, WA 98188 Borders 17501 Southcenter Parkway Suite 200 Tukwila, WA 98188 Linens `N Things 17501 Southcenter Parkway Suite 400 Tukwila, WA 98188 Aaron Brothers Art & Framing 17570 Southcenter Parkway Tukwila, WA 98188 Starbucks 17480 Southcenter Parkway Tukwila, WA 98188 Sprint 17430 Southcenter Parkway Tukwila, WA 98188 David's Bridal 17740 Southcenter Parkway Tukwila, WA 98188 Liquidation World 1185 Andover Park West Tukwila, WA 98188 Technology Unlimited, Inc. 1179 Andover Park West Tukwila, WA 98188 ®091.5 wege6 al zeS111411 an�dp� a6pu,as a is aApiinneaup unissaidwl Use Avery®TEMPLATE 5160® Bicycles West 1183 Andover Park West Tukwila, WA 98188 Proactive Learning Systems, Inc. 1035 Andover Park W Tukwila, WA 98188 Space Works 365 Upland Drive Tukwila, WA 98188 Litho Design Inc. 370 Upland Drive Tukwila, WA 98188 Cascade Sign Company 354 Upland Drive Tukwila, WA 98188 Elliott Bay Service Transfer 305 Upland Drive Tukwila, WA 98188 Hobby Town USA 17774 Southcenter Parkway Tukwila, WA 98188 Sleep Country USA 17782 Southcenter Parkway Tukwila, WA 98188 Scarbos 16706 Southcenter Parkway Tukwila, WA 98188 The Tux Store 17185 Southcenter Parkway Tukwila, WA 98188 en 0 9L5 ew A)I AW 1- 800 -GO- AVERY Mayflower 1071 Andover Park W Tukwila, WA 98188 Plastics Northwest 360 Upland Drive Tukwila, WA 98188 Motivational Systems Inc. 374 Upland Drive Tukwila, WA 98188 Unitec 358 Upland Drive Tukwila, WA 98188 Shoe Pavilion 17720 Southcenter Parkway Tukwila, WA 98188 Cucina! Cucina! 17770 Southcenter Parkway Tukwila, WA 98188 Cost Plus World Market 17680 Southcenter Parkway Tukwila, WA 98188 Neovita 17135 Southcenter Parkway Tukwila, WA 98188 Macy's Furniture Gallery 17750 Southcenter Parkway Tukwila, WA 98188 Famous Footwear 17401 Southcenter Parkway, # 161 Tukwila, WA 98188 AN3AV- O9.0081. u.wvL.n•nv *uu. O U PM/ GI% `o' Spider — Seattle Branch 369 Upland Drive Tukwila, WA 98188 Datec Inc. 364 Upland Drive Tukwila, WA 98188 Zee Medical Service 378 Upland Drive Tukwila, WA 98188 T.W. Carrol & Co. 350 Upland Drive Tukwila, WA 98188 Sleep Country Plus 17710 Southcenter Parkway Tukwila, WA 98188 Michael's 17686 Southcenter Parkway ' Tukwila, WA 98188 Ulta Cosmetics 17320 Southcenter Parkway Tukwila, WA 98188 Home Furniture 17855 Southcenter Parkway Tukwila, WA 98188 T Mobile 17401 Southcenter Parkway, # 121 Tukwila, WA 98188 Petsmart 17585 Southcenter Parkway Tukwila, WA 98188 ®0915 Wege8 e1 zesmm Anolo' ar1D117ac P IA afionnennuo unissaldw1 Jam atm amuuya rive r.n.amy Use Avery TEMPLATE 5160® Casual Male XL 17401 Southcenter Parkway, # 141 Tukwila, WA 98188 Levitz Furniture 17601 Southcenter Parkway Tukwila, WA 98188 Liquidation World 1185 Andover Park West Tukwila, WA 98188 Luwa Distributing Co. 1112 Andover Park West Tukwila, WA 98188 Fellers 1031 Andover Park East Tukwila, WA 98188 Tuesday Morning 700 Andover Park West Tukwila, WA 98188 Comer & Hanby Wholesalers 520 Andover Park West Tukwila, WA 98188 Mikami Masao Trust 999 3` Ave #2525 Seattle, WA 98104 Heitman 191 N WACKER DR STE 2500 CHICAGO IL 60606 Erre LLC & Evans LLC 117E LOUISA ST #230 SEATTLE WA 98122 ee09L5 ribAZIMIAW r 4 ,1 4, 4/ JDM Infrastructure 635 Andover Park West Tukwila, WA 98188 Abrasives Northwest 114 Andover Park West Tukwila, WA 98188 S P Richards Co 1100 Andover Park West Tukwila, WA 98188 Enders & Assoc 1033 Andover Park East Tukwila, WA 98188 UPS 550 Andover Park West Tukwila, WA 98188 REPC 510 Andover Park West Tukwila, WA 98188 OCM Escrow Administration/Tamayo LLC 1717 Main Street Dallas, TX Federated Department Stores 7W7THST CINCINNATI OH 45202 R2R INVESTMENTS LLC 180TH ST KENT WA 98032 1 800 - GO - AVERY0 Matsumi LLC & Robert Schofie 4212 HUNTS POINT DR BELLEVUE WA 98004 Aa3AV-09-008 AL Walt AIL ww • UCAW 635 Andover Park West Tukwila, WA 98188 AVCKT'W 5160'x' Aero Go Inc 1170 Andover Park West Tukwila, WA 98188 Silver Superstore 760 Andover Park West Tukwila, WA 98188 Sound Sleep Products 1041 Andover Park East Tukwila, WA 98188 Specialty Warehouse Ltd 530 Andover Park West Tukwila, WA 98188 Courtyard Marriott 400 Andover Park West Tukwila, WA 98188 Liu Alfred B & Ellen Y Trustees PO Box 95235 Seattle, WA 98145 KIR TUCKWILA LLC /KIMCO 3333 NEW HYDE PK RD STE 100 NEW HYDE PARK NY 11042 Washington Real Estate Holdings 600 UNIVERSITY ST #2820 SEATTLE WA 98101 Phoenix Life Insurance Co. C/O PINNACLE REALTY 2801 ALASKAN WAY #200 SEATTLE WA 98121 0 0915 31. el zas111311 anndei aRaurtae a 11:1 aReiinnnnue umeeaidwu Use Avery® TEMPLATE 5160® MBK Northwest COOMBS DON W TRUSTEE 4949 SW MEADOWS RD STE 675 1325 FOURTH AVE SUITE 1940 LAKE OSWEGO OR 97035 SEATTLE WA 98101 CLFP - Tukwila LP C/O JSH PROPERTIES INC &ec.( l 110._ k rY 14900 INTERURBAN AVE S #210 3ny 6.1165 SEATTLE WA 98168 l xW A, 111,4-90/4/ .,ne[c Alt %1= AW bill Ail "6 T a 1- 800 -GO- AVERY® U �• �■� i �- o■ ler A I3AV-O9-008 Ethan Allen Home Interiors 20120 72ND AVE SOUTH KENT WA 98032 till& 4f /1SEivPG V.eie✓Ue, 114 9064 ®0915 Wege6 el zeslll1fl .alma Ames • G...• a a.o A... ....... s un.�en.eluu August 1, 2006 Mon Wig Wig Properties, LLC SS 4811 134 Place SE Bellevue, WA 98006 Subject: Southcenter Square L04 -0069, L06 -049 & L06 -050 Dear Mon: • City of Tukwila • Department of Community Development Steve Lancaster, Director NOTICE OF COMPLETE APPLICATION Steven M. Mullet, Mayor Your applications for administrative decisions on complementary parking, on a parking deviation and on perimeter landscape averaging; and for a Board of Architectural Review decision on the Southcenter Square project are considered complete on 1 August 2006 for the purposes of meeting state mandated time requirements. Please stop by the DCD office and obtain the laminated copies of the Notice of Application that you will post on the two notice boards located on the subject property. After installing the sign with the laminated notice, you need to return the signed Affidavit of Posting to our office. A Notice of Application will be mailed by the City to all tax payers and residents or businesses within 500 feet of the site. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. I am enclosing comments from Sandra Whiting, the City's Environmental Planner, regarding the July 2006 Wetland Mitigation Plan. There are a number of informational items as well as some items that need to be modified within the Plan in order for the City to consider it finaled. The Plan will become a reference for future work and it needs to be correct. Page 1 08/01/2006 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665 This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. Moira Carr Bradshaw Senior Planner Copy: ` ... i.':brks` Fire Prevention, Fire Department Urban Environmentalist Enclosure Q:\HOME\MOIRA\penneys \COMPLETE. DOC • • Page 2 08/01/2006 MEMORANDUM July 25, 2006 TO: Moira Bradshaw FROM: Sandra Whiting • • RE: Southcenter Square (J.C. Penney Redevelopment), Comments on " Final Wetland Mitigation Plan" (July 2006) I have reviewed the Final Wetland Mitigation Plan of June 2006 for the above - referenced project. I have the following comments: 1. The Mitigation Plan needs to make it clear that the entire wetland site (2.48 acres) will be mitigated. The entire wetland should be treated as a whole and not as separate projects. The 0.88 acres should be incorporated into the objectives in Section 5.4.2, into the performance standards in Section 5.5, and into the planting plan. References to 2.6 acres and 0.88 acres of Reed canarygrass should be removed from the several places in the plan where they occur. 2. Section 3.1.8. We wanted it to be clear in the Plan that the Washington Wetland Rating method was used to evaluate wetland functions and not the Washington Functional Assessment Method (WAFAM). It is still not clear. 3. Section 5.2.2, last sentence, first paragraph, and Appendix B. The wetland classification for the Tukwila Pond site should be revised for a depressional wetland and the corresponding references to the classification as a lacustrine fringe wetland changed in the body of the Plan and the Appendix. 4. Section 5.5.1. The hydrology performance standard states that the bottom of the new channel will be at 15.2 feet, but Figure 5 still shows 17.2 feet and should be corrected. 5. Section 6.2 and 6.5. Both sections state that compost will be tilled into the subgrade, but Section 6.5 states that the decision to do so will be based on a chemical analysis of the soil left after removal of the Reed canarygrass. Who will do this analysis and make the determination and how will this be incorporated into the contractor's bid documents? 6. Section 6.2, second paragraph. We have recently consulted the Corps of Engineers with respect to the regulatory status of Tukwila Pond and have been told that the Corps will consider the pond a jurisdictional wetland because it was not created as a stormwater pond. The memo from the Corps dated August 16, 2001 (revised October 4, 2001) was not a jurisdictional determination carried out by the regulatory branch. Instead, it was a justification for denying funding for a grant application. Therefore, it is our understanding that a Corps permit will be required for soil removal at the wetland mitigation site, and the applicant should take the necessary actions to obtain a permit. 7. Section 6.5, sixth paragraph. What does " the landscaping contractor will likely have to treat the mitigation site for weeds prior to planting" mean? 4811 134 Place SE, Bellevue WA 98006 Tel: 425- 747 -8540, Fax: 425- 865 -8648 July 20, 2006 Ms. Moira Bradshaw & Permit Review Staff City of Tukwila 6300 Southcenter Blvd Tukwila, WA 98188 RE: Parking Deviation Request 17200 Southcenter Parkway Tukwila, WA Dear Ms. Bradshaw, • Wig Properties, LLC RECEIVED err/ O F TUKWILA JUL 3 1 2006 PERMIT CENTER This letter is to request that a portion of the Shopping Center can be deemed a complementary use and to request a deviation from the minimum required parking spaces for the remaining sf in the Shopping Center. We believe that we will need both variances in order to create a lively and pedestrian oriented environment, to have the flexibility in our leasing negotiations, and to draw in the highest quality tenants to the Shopping Center. Project Description Southcenter Square will be a unique retail village located on one of the last remaining undeveloped properties on Southcenter Parkway in the busy Southcenter Shopping area. It is located at the northeast corner of Southcenter Parkway and Minkler Boulevard; and it is designed to attract customers through a combination of ease of access, and site and building aesthetics. Further, it is designed to encourage customers to extend their shopping experience at Southcenter Square by providing comfortable surroundings and easy access to other on -site buildings and tenants. The center is planned to be 229, 495 sf of single level retail. Deviation Requests Our first request is to allow 10% of the square footage, or 22,295 sf, to be a complementary use per TMC 156.070 D. This complementary use would be comprised of a mix of quality restaurants (both fast food and sit down) similar to Maggiano's, Jamba Juice, Blue C Sushi, and Panera Bread. All restaurants will be in line. • • Because our first request will not allow us enough restaurant space, we are also requesting a deviation from the minimum required parking spaces as required in TMC 18.56.050 and as shown in Figure 18 -7. Per TMC 18.56.140, a developer can submit a request for an administrative variance for up to 10% of the required parking. Figure 18 -7 of the code indicates that the required parking for general retail in the TUC is 4 stalls per 1000 square feet. We are requesting that this general requirement be reduced by 10 %. Base Parking Requirement The current general retail parking requirement for Southcenter Square, a 229,495 square foot mall, is 918 stalls at 4 stalls per 1000 sf of retail. We are providing 937 stalls. Administrative Parking Variance Requirements Per 18.56.140 Item 2, a reduction can only be allowed after the following requirements are met: 1. All shared parking strategies are explored. Although Kohl's will have a separate tax parcel for purposes of separate tax assessment, the property will continue to be owned by Wig Properties LLC -SS. Further we will have a reciprocal parking easement with Kohl's. The Shopping Center is proposed to be parked at 4.08 stalls /1000 sf. Across the street to the west is Center Place and to the south is the Parkway Super Center. Both of these centers have tight parking already, and thus could not explore a shared parking arrangement. The Bon property to the north is also short on parking for their trucks. Their representative has contacted us to see if we could help alleviate their parking problems by allowing their trucks to park on our site. We understand that the property to the east is considering redevelopment which will make it difficult to obtain a shared parking agreement with them. 2. On -site park and ride opportunities are fully explored. For administrative parking variance, we would be willing to propose transportation demand management measures (e.g. transit incentives, carpooling programs, parking management programs, etc.) as well as requiring that employees park in offsite locations during peak periods of highest demand. The North and East streets are planned to be full streets upon redevelopment of the properties to the north and east. When this occurs, the streets will be lined with parallel parking. Chances are very high that this parking will be used by customers of our Shopping Center. 3. The site is in compliance with the City's commute trip reduction ordinance or, if not an affected employer as defined by the City's ordinance, agrees to become affected. CEIVED CITY OF TUKWILA JUL 3 1 2006 PERMIT Cif • • The City's ordinance requires employers with more than 100 employees who are scheduled to begin work between the hours of 6:OOam and 9:OOam to submit an annual plan to the City. There will be no employer in the Shopping Center that would have 100 or more employees that are scheduled to report to work between 6am to 9am. 4. The site is at least 300 feet away from a single - family residential zone. The site complies with this requirement and is surrounded by commercial developments. 5. A report is submitted providing a basis for less parking and mitigation necessary to offset any negative effects. Rather than a separately issued report, the following paragraphs give reasons for Tukwila to allow less parking on Southcenter Square. The complementary parking and administrative variance would alleviate pressure in meeting the 10 per 1000 (for sit down) and 20 per 1000 (for fast food) parking requirements for restaurants on our site. We believe that our center will be a high quality project with respect to its design and the materials used. Due to high costs, we need the proposed square feet to make the project economically viable. Without the requested variance we will not be able to easily lease space to restaurants in the Shopping Center as we are currently parked at 4.07 spaces /1000 sf while the general retail requirements are 4.0 per 1000. Restaurants will help the Shopping Center thrive and make it more vibrant. Without the requested variance, even a small sized restaurant will require large furniture stores with limited traffic thereby making the Shopping Center less vibrant. The west end cap locations on Southcenter Parkway are designed to allow for outdoor seating areas for restaurants. These are the most visible points of the entire Shopping Center. If we can put restaurants in these locations, the center will appear from the street to be very lively and people friendly. We also plan to spread out the restaurants in the Shopping Center and place them adjacent to tenants with lower parking needs. This should help balance the parking demands on the Shopping Center. In addition, new streets are planned to the north and east. When the properties to the north and east are redeveloped, additional parking stalls will be available. Customers parking in these stalls will most likely shop at our Center. Finally, peak restaurant hours may be different than peak shopping hours for general retail. Typically, restaurants are busiest in the evening while general retail is busiest midday and mid morning on the weekends. RECD CITY OF TUKWILA JUL 3 1 2006 PERMIT CENTER Market forces will ultimately dictate the ideal tenant mix between restaurants and other retail. Key retailers will eventually help decide their own locations as well as that of restaurants. Since we are still in the early stages of leasing, there is no way to know today the exact sf we will end up allocating to restaurants (fast food and sit down) or retail or their exact locations. But we are going to work very hard to bring high quality retailers as well as to assure the Shopping Center is vibrant, lively as well as an asset to the City of Tukwila. During negotiations with various retailers, we will need the flexibility to lease to restaurants and the above requested variances will give us this flexibility. For all of the above reasons, we are requesting approval of the above parking variances. Please let us know what else you will need from us to process this request. Thank you for your consideration! Sincerely, Leshya Wig Wig Properties, LLC (425) 957 -4774 • • RECEIVED p�TU JUL 3 1 2005 REF1MIT CENT Soutcenter Square Parking Calculation (Devel /ScntrSq /ParkingCalc.xls) Tenant Retail Warehouse /Storage Total Kohl 81,171 7,966 89,137 Petco 15,202 15,202 Nordstrom Rack 35,316 35,316 North Building 46,611 46,611 South Building 43,974 43,974 Subtotal 222,274 7,966 230,240 10% Complementary Allowance 22,227 Net 200,047 7,966 Parking Req'd 800 4 804 Parking Available 926 Parking "Bank" 122 Additional Restaurant Square Footage (above 22,227 complementary allowance) Restaurant type Square footage Parking requirement Fast Food (20/1000 sq ft minus 4/1000 = 16/1000 sq ft) 0 0 Fast Food outdoor (10/1000 sq ft) 0 0 Restaurant (10/1000 sq ft minus 4/1000 = 6/1000 sq ft) 20,300 122 Remaining Bank 0 Parking Requirements I Shopping Center Gross SF 238,076 (including mezzanine) Shopping Center Retail Useable SF 222,614 Shopping Center Mezzanine Usable SF 7,966 Total Sho ping Center Usable SF 230,580 Parking Required Petco Gross SF (measured from exterior of the walls) 15,202 SF SF (before below deductions) from interior of walls 14,697 Restroomsl 1 126 SF Usuable SF (Parked @ 4/1000) 14,571 SF 58 Nordstrom Rack Gross SF (measured from exterior of the walls) 35,316 SF SF (before below deductions) from interior of walls 34,313 Electrical 114 Sprinkler 117 Bathrooms (2 at 120 sf each) 341 Usable SF Parked @ 4/1000) 33,741 SF 135 Kohl's Gross SF - Main Floor 89,137 SF Usable SF - Main Floor 18,223" SF 353 Mezzanine Space (Parked at 1 /1000) 7,966 SF 8 Total Parking Required for East Buildings: 554 South Building Gross SF (measured from exterior of the walls) 46,611 SF SF (before below deductions) from interior of walls 45,832 SF Mechanical & Electrical 232 SF Bathrooms (Assume 9 bathrooms, each 120 sf) 1,080 SF Total Usable SF 44,520 SF 178 North Building assuming 1/1000 requirement assuming 4/1000 requirement Gross SF (measured from exterior of the walls) 43,844 SF SF (before below deductions) from interior of walls 42,987 SF Mechanical & Electrical 350 SF Bathrooms (Assume 9 bathrooms, each 120 sf) 1,080 SF Total Usable SF 41,557 SF 166 assuming 4/1000 requirement Total Parking Required for N & S Buildings: 344 Total Shopping Center Parking Requirement: 898 Total Sho aping Center Parking Available: 925 "Usable Floor area" means that part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as a sales area, display area, walkways or storage area. Parking calculation shall not include common corridors designed for the circulation of people at non - retail establishments, restrooms, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces and exterior covered loading docks. (Ord. 1795 §1) 1 FOR STAFF USE ONLY Permits Plus Type: P-SP Planner: File Number: W% — 050 Application Complete (Date: ) Project File Number: Application Incomplete (Date: ) Other File Numbers: • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E tukplan @ci.tukwila.wa.us APPLICATION NAME OF PROJECT/DEVELOPMENT: S o C STA Skt e LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. 5c:7 LAN Alves' 04 ' \kA LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). 24=,23o9 9t\ \) Os\ , Z os DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the owner /applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City to whom all notices and reports will be sent. Name: eS'1 Li Address: 1 Ell 1 rL. s 1 , (`JA q2,(70, Phone: L 1 2 -5/ q S 9 t l 9 y FAX: 4 /25/ g1,5 `� g E -mail e S R G W CortcQ \ Signature: - P:Wanning Forms \Applications\SP_Director - June 2006.doc • Date: /2 SPECIAL PERMISSION DIRECTOR April 6, 2006 RECEIVED IGITY OF TUKWILA JUL 3 1 2006 PERMIT Car • • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E - mail: tukplan @ci.tukwiln.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly swom and upon oath states as follows: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at _VT) r P Kw'�y, �taKcvt� for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at Sell e v-Ke (city), 4o P (state), on - 3 LAX y 2 20 C:; Print Name Address Phone Number Signature 1t WiA \g kt 1 'k4AN -. 'el- s£ g ltc.ttke- , LAN 4 12-S /9s — `I1 -y /y14, f c On this day personally appeared before me to me known to be the individual who executed the foregoing instrument and acknowledged that he/she signed the same as his/her voluntary act and deed for the uses and purposes mentioned therein. SUBSCRIBED AND SWORN TO BEFORE ME ON THIS DAY OF 20 NOTARY PUBLIC in and for the State of Washington residing at My Commission expires on P:\Planning Forms \Applications\SP_Director - June 2006.doe April 6, 2006 RECEIVED Crrl OF 7'UKWI1A JUL 3 1 2006 PERMIT CENTER Check items ; s ubmitted with application Information Required. M ay be waived in unusual cases, upon approval of bath Public Works and Planning APPLICATION MATERIALS: /z. 1. Application Checklist one (1) copy, indicating items submitted with application. V 2. Permit Fee (LDR = $225, Other zones = $340). V 3. Written description of the project, the deviation being requested and response to the applicable decision criteria. ZONING CODE PARKING DEVIATION T n \es,s..eC 4. A complete description of the proposed construction relative to parking areas, and all supporting agreements. V " 5. Dimensional site plan(s) to demonstrate parking area consistent with Zoning Code requirements. . �fk, 14� NN ex 6. Parking studies as needed to demonstrate adequate parking is provided. LANDSCAPE DEVIATION 7. Landscape plan — two (2) copies showing size and species of existing and proposed plant materials, required perimeter landscape types, parking areas, buildings, walkways, transit facilities, property lines, dimensions and area of planting beds and any calculations necessary to demonstrate compliance with review criteria. SENSITIVE AREA ORDINANCE DEVIATIONS 8. Site Plan — two (2) copies showing all buildings, parking areas, walkways, property lines, planting areas, sensitive areas, their buffers and setbacks. 9. Sensitive area studies and enhancement plans to justify a requested buffer or setback reduction and demonstrate that the reduction will not result in a direct or indirect short-term or long- term adverse impact to the sensitive area per TMC 18.45.090 D. MK APPROVAL/DEVIATION "` j 10. Complete "Permanent Sign Permit Application" with all supporting materials and fees ($115). W >tI tirreK 11. The following information should be given on the plans: North arrow, title, scale and date; C P.\Planning Forms Applications \SPDirector - June 2006. doc COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206 - 431 -3670 (Department of Community Development) and 206 - 433 -0179 (Department of Public Works). April 6, 2006