HomeMy WebLinkAboutSEPA EPIC-SA-6 - BENAROYA COMPANY - PARKWAY PLAZA ENVIRONMENTAL IMPACT STATEMENT (EIS)PARKWAY PLAZA
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JACK A. BENAROYA COMPANY
5950 SIXTH AVENUE SOUTH • SEATTLE, WASHINGTON 98108 • (206) 762 -4750
January 18, 1973
Mr. Del Moss
City of Tukwila
Planning Department
Tukwila, Washington
Subject: Environmental Impact Statement for Benaroya Property
Enclosed please find five (5) copies of the Environmental Impact
Statement for the southerly 10.2 acres east of and adjoining South -
center Parkway.
If any further information is required please feel free to contact me.
Fred Hartwell
Architect
GENERAL CONTRACTORS • DEVELOPERS OF COMMERCIAL AND INDUSTRIAL BUILDINGS FOR SALE OR LEASE
JACK A. BENAROYA COMPANY
6950 SIXTH AVENUE SOUTH • SEATTLE, WASHINGTON 99106 • (200) 762 -4760
January 18, 1973
Mr. John Richards
City. of Tukwila.
Building Department
Tukwiila, Washington
Subject: Restrictive Convenant for Benaroya Property Adjacent to
Southcenter Parkway
Enclosed please find an executed copy of the restrictive covenant extending
the ".non- built" corridor south along the east property line to the south
property of the Benaroya property.
If any further information is required, please contact me.
Fred Hartwell
Architect
GENERAL CONTRACTORS • DEVELOPERS OF COMMERCIAL AND INDUSTRIAL BUILDINGS FOR SALE OR LEASE
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RESTRICTIVE COVENANT
We, the undersigned owners of real property between Southcenter Parkway
and Andover Park West, Tukwila, King County, Washington, for the purpose of
maximizing the building area on our respective properties and to induce the City
of Tukwila to permit the undersigned owners to construct buildings of unlimited
area to the boundaries of the corridor of land described below in compliance with
the building and zoning codes of said City of Tukwila, King County,' Washington, in
consideration of our mutual interests as owners . of real estate within and adjoining
the corridor of land described below, do hereby covenant and agree with one another
that none of us, our assigns and successors in interest, will ever erect, or suffer,
or permit to be erected any buildings of any kind whatsoever over, across or upon
the following described corridor of land.
That portion of the southwest quarter of the southeast quarter
of Section 26, Township 23 North, Range 4 East, Willamette
:•Meridian, and of the northwest quarter of the northeast quarter
of Section 35, Township 23 North, Range 4 East, Willamette, in
King County, Washington, being sixty (60) feet in width and lying
25.00 feet westerly and 35.00 feet easterly of the following
described line: Beginning at a point on the north line of said
southwest quarter of the southeast quarter of said Section 26
a distance of 140.16 feet easterly of the northwest corner of
said southwest quarter of the southeast quarter; thence South
O1 °12'25" West parallel to the west line of said southwest
quarter of the southeast quarter a distance of 1,210.00 feet
and the true point of beginning of said described line; thence
continuing South 01 °12'25" West along said west line a distance
of 108.77 feet; thence South 02 °24'12" West parallel to the
west line of the northwest quarter of the northeast quarter of
said Section 35 a distance of 894.23 feet to the north line of
the south 430.00 feet of said northwest quarter of the north-
east quarter and the end of said described line.
As used herein, buildings include only those structures which have a capacity
to contain, and are designed for the habitation of manor animals, or the sheltering
of property. Without limitation thereof, it is specifically understood that
railroad tracks and appurtenant facilities. may be constructed on said described
corridor of land.
This contract constitutes a mutual covenant running with the land, and
shall be binding to the fullest extent permitted by law and equity for the benefit
and in favor of and enforceable by the undersigned property owners and any successor
in interest to the property within the above described corridor, or any part thereof,
and the City of Tukwila, which beneficiaries shall have the right in the event of
breach of this covenant to exercise all the rights and remedies, and to maintain
any actions or suits at law or in equity or other proper proceedings, to enforce
the curing of such breach of covenant, to which the above beneficiaries may be
entitled.
This contract shall take effect and be in full force when executed by
.the owners of all of the property included in the above described corridor and
-.may then be placed of record; and shall continue in force in perpetuity or so
;long as any of the beneficiaries thereof shall so require.
IN vamps WHEREOF,: the parties hereto have hereunto set their hands and
:meals this / / day of January, 1973.
JACK A. BENAROYA COMPANY
SAMAMMISH COMMERCIAL COMPANY, INC.
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STATE OF WASHINGTON )
) SS...'
COUNTY OF KING . )
On this '11 t' day of January, 1973, , before me, the undersigned,
a notary public in and for the State of Washington, duly commissioned and sworn,
personally appeared Jack A: Benaroya, to me known to be the President of JACK A.
BENAROYA COMPANY, the corporation that executed the foregoing instrument, and
acknowledged the said instrument to be the free and voluntary act and deed of
said corporation, for the uses and purposes therein mentioned, and on .oath stated
that he was authorized to execute the said instrument, and that the seal, affixed
is the corporate seal of said corporation.
WITNESS my hand and official seal hereto affixed the day and year first
abave., wr, tten '=
Ct -u(iQ .0pK_.,0, 1 �_�'J �'i14 " -LPL
Notary Public in and for the State of,,
Washington, residing at c_!l11(0,0t,6 .
STATE OF WASHINGTON
COUNTY OF
On this // "' day of January, 1973, before me, the undersigned,
a notary public in and for the State ,9f Washington, duly commissioned and sworn,
personally appeared ,A1) // ,< . i/2/^5'DI'7 , . to me known to
be the President of SAMAMMISH COMMERCIAL COMPANY, INC., the corporation that executed
the foregoing instrument, and acknowledged the said instrument to be the free and
voluntary act and deed of said corporation, for the uses and purposes therein
mentioned, and on oath .stated that he was authorized to execute the skid instrument,
and that the seal affixed is the corporate seal of said corporation.
Iir. Harry Ash
Pacific Footwear
Seattle, Washington
Dear I'r. Ash:
CARLOADING & DISTRIBUTING CO., INC.
185 South Holgate
Seattle, Washington 98134
January 17, 1973
In response to your questions on delivery at Tukwila, Washington,
out'delivery schedule would be as follows.
Our incoming units would be unloaded at our Seattle ter:inal
between 11:00 PM and 8 :00 AI.I. The freight for your consignees.
in Tukwila would be loaded directly into a delivery unit at
time of unloading from the long haul unit. This delivery .
unit would leave our Seattle terminal at 8:00 AM and would
arrive at Tukwila at approximately 8:30 Id1. Under normal
conditions, all freight would be delivered by 9:30 AM.
If there are any other questions,you wish answered please
contact me. I thank you for the business in the past and for
the business in the future.
JAD /sd
Best regards,
Universal Carl ng & Distributing Company
41- F es;.-
hn Austin Dragseth •
rminal Manager •
DIVISION OF UNITED STATES FREIGHT CO.
ENVIRONMENTAL IMPACT STATEMENT
FOR PARTIAL DEVELOPMENT OF
JACK A. BENAROYA COMPANY
PROPERTY ADJACENT TO SOUTHCENTER PARKWAY
TUKWILA, WASHINGTON
JANUARY 18, 1973
T A B L E O F C O N T E N T S
PAGE
A. THE PROPOSED ACTION 1
B. EXISTING CONDITIONS 3
C. ENVIRONMENTAL IMPACT OF THE PROPOSED ACTION 7
D. ANY UNAVOIDABLE ADVERSE ENVIRONMENTAL EFFECTS 9
E. ALTERNATIVES TO THE PROPOSED ACTION 10
F. RELATIONSHIP BETWEEN LOCAL SHORT -TERM ENVIRONMENTAL USES AND
THE MAINTENANCE AND ENHANCEMENT OF LONG -TERM PRODUCTIVITY -- 11
G. IRREVERSIBLE AND IRRETRIEVABLE RESOURCE COMMITMENTS WITH
THE PROPOSED ACTION 12
H. DEVELOPMENT OF THE PROPOSED ACTION 13
VICINITY MAP 15
SITE PLAN 16
LEGAL DESCRIPTION 17
ZONING 18
REFERENCES 22
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A. The Proposed Action
1. Purpose
The development of the south 10.205 acre parcel of the Benaroya Company
property south of the existing J. C. Penney Truck Center, north of
South 180th, east of and adjacent to Southcenter Parkway into a warehouse -
retail sales consisting of approximately 180,000 square feet of rental area.
2. Type
Private development of a warehouse - retail sales area consisting of several
structures presenting a masonry and wood appearance to the public with
considerable landscaping throughout the general area.
3. Historical Background
This area of the Green River Valley had been used primarily for dairying
purposes ever since the white man settled in the area in the nineteenth
century. Truck farming was also carried on but the high water table and
poor drainage kept this use to a minimum. A large portion of the north
end of the Green River Valley remained in marshes and sedges, and Cat Tails
remained dominant plant types up to the time of rapid industrial growth
in the early and mid 1960's.
This industrial development resulted from a combination of factors:
Geography sets severe constraints on where transportation routes can
built in the Puget Sound Region. V`A/-i
Seattle's response to Tacoma's predomij{ance as the major railroad terminus
on Puget Sound led to the building of Seattle to Tacoma. This railroad
building made the first and major changes in the-location of the Green,
Duwamish, and Black River Channels. The Black River has not been a major
tributary since the Lake Washington Ship Canal was completed in 1914, lower-
ing the Lake's level by 15 feet. Prior to that time, both Lake Washington
and the Cedar River were drained by the Black River into the Duwamish River.
Except for the highway system undertaken in the first quarter of the Century,
little physical change occured in the area until industrial development began
in the 1960's.
Early in the 1950's, the planners for the Port of Seattle realized that more
area at dock side would be needed in order to handle large ships and an
ambitious plan to turn the Duwamish and Green River Valleys into a large
industrial valley with a shipping canal was begun.
The Port Authority has the right to impose it's zoning on the land if it
can prove this to be the most valuable use.
Suits by the residents in the area were begun when they felt that they were
not being treated fairly by the Port District. By incorporating large areas
into the City of Tukwila and imposing their own zoning on the land, the City
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was successful in preventing the Port District from imposing it's own
zoning and subsequently dredging a shipping canal through the Duwamish and
Green River Valleys. With industrial zoning placed on the land, and high
increases in residential and commercial development on the adjacent hillside,
the subsequent building of the freeway system, again to some extent dictated
by geographic and topographic features, started the present rush of indus-
trial and commercial development that will not abate for several more years.
Values have since changed, but events set in motion by the Port District's
plans cannot be changed over a short time. The delay in developments have
allowed for high quality standards to be imposed as a result of the changed
attitudes toward the natural environment r rathe an only uanti atiye
a
parameters t be usedar� bay �� 94 ✓e-1 1*--4
4...Location /
a. Description:
The'site is situated on the east side of Southcenter Parkway, north of
South 180th Street as shown on the vicinity map, Appendix A. The total
site is approximately 2,200 in length and varies in width from 320 feet
at the south line to 800 feet at the north, consisting of 30.0 acres.
Presently, the central 10.818 acres is occupied by the new Retail Show-
room and Distribution Center for JAFCO, Inc. Current plans call for
the development of the southerly 10.2 acres (444,517 sq. ft.) into ware-
house and retail sales facilities.
b. Map
See Appendix A for vicinity map and site plan.
5. Financing
Financing to be through private commercial banking facilities.
2
B. Existing Conditions
1. Natural Setting
a. Size
The area directly affected by the proposed action is 10.205 acres
adjoining properties under Benaroya Company control equals 19.482
acres (including existing JAFCO facility). Areas indirectly affected
consist of the adjacent approximate 800 acres (I) industrial area
and all the surrounding residential areas abutting the immediate
area.
b. Topography
The site of the proposed development is situated on the floor of
the Green River Valley west of the Green River Channel. A short
distance west of the site, the ground surface rises sharply from
the valley floor to a ridge which forms the west wall of the valley.
The site is essentially level, and surface drainage is poor because
of flat areas and minor surface undulations. The site is overlain
by fill which was placed in 1965 and 1966. Depth of this fill ranges
from approximately 4 feet on the southerly end of the total property
to approximately 10 feet on the north.
The general topography of the Green River Valley is characterized
by a flat alluvial plain, actually part of the delta for the Green,
Duwamish and Black Rivers. The river meanders widely throughout the
whole length of the valley area and aerial photos indicate numerous
abandoned river channels. In flood, the river is above some sections
of the valley floor and is held back by extensive levees, both natural
and man -made. With the advent of industrial development, extensive
pumping is required to remove excess water from the flatland and run -.
off from surrounding hills.
c. Geology
The geology of the area is characterized by layered gravel, sand, and
clay materials, laid down as glacial till ridges, and subsequently
uplifted and tilted by basaltic and bracial formations. This rock
is exposed and extensively mined at several locations. The deposition
of alluvial materials in the valley floor reflect the latest in
geologic sequential events, antidated by the most recent glacial
retreat, which scoured the tectonically rippled hills and valleys in
the characteristic north - south direction, common in the Puget Sound
Basin.
Subsurface conditions of the site in question— eonsist of typical
allival soils found throughout the Greeneenes /Talley containing
shell fragments, sand, clayey, and organic silts to considerable
depth. A complete soils investigation was done by Dames and Moore,
May 15, 1972, for the Jack A. Benaroya Company
d. Biological and Botanical Elements
The existing dominant biological species surrounding the area in
question have been surveyed and are listed in Table 1, (Page4 )
The natural setting at the site contains the mentioned biological
TABLE 1
PLANTS DISPLACED BY PROPOSED ACTION
BOTANICAL
FAMILY
GENUS AND SPECIES
Compositae ............................ Anthemis cotula
Cirsium arvense -
Hypochaeris radicata
Matricaria matricarioides
Sonchus asper
Gramineae Agrastis tenuis
Agropyron repens
Hordeum leporinum
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species with the grasses..(Gramineae) predominating.
e. Lakes, Streams, Groundwater
There are no lakes or streams within 200 feet of the proposed site.
The water table is high due to proximity of the river and the nature
of the land. This level will vary at different seasons of the year.
Annual fluctuations of the groundwater table of as much as 5 to 10
feet are possible in the area due to river levels and rainfall condi-
tions. The water table varied from 5 to 14 feet below existing grade
in March 1972.
2. Human Use and Development
'a. Residential (8 square miles surrounding the area)
(1) Single Family Dwelling 3,484
(2) Two Family Dwellings 2
(3) Three of Four Family Dwellings 3
(4) Five to Eight Family Dwellings 0
(5) Nine or More Family Dwellings 59
(6) Hotels, Motels and Tourist Homes 3
(7) Mobile Homes 0
b. Commercial
(1) Wholesale and Distributors
(2) Retail
(a) Southcenter
Shopping Population (daily) - 28,600
Shopping Population (peak) - 92,000
1971 Total Population - 11,500,000
(b) Other than Southcenter
c. Industrial
(1 ) Mining
(2 ) Construction
(3) Manufacturing
(a) Southcenter
(b) Other than Southcenter
d. Agricultural
(1) Dairy Farm (5 acre)
(2) Mixed Crops (7 acre, 36 acre, 3 acre)
e. Recreational
(1) Minor Parks (less than 5 acres)
Picnic Tables
Two (2) Tennis Courts
5
34
108
10
2
2
7
24
4
(2) Golf Courses 1
(3) Tukwila Community Club 1
(4) Race Tracks (Longacres) 1
(5) Numerous Fishing Sites along the River
f. Transportation
(1) Railroads (BNSF Burlington Northern, Union Pacific,
Milwaukee) 3
Passenger
Freight
(2) Taxi Cab Services
(3) 405 and I -5 Intersections
Cars to Southcenter (daily average) - 13,000
Cars to Southcenter (peak daily average) - 40,000
(4) Truck Transportation - 2,500 daily
Terminals
Freeway Accesses
(5) River Transportation
(6) Helicopter Service to Longacres
(7) Employees (Southcenter) 7,500
(8) Cars (Southcenter) - 5,013,600 yearly
g. Education
(1) Elementary 4
(2) Jr. High 1
(3). Sr. High 1
h. Religion
(1) Churches 10
NOTE: The area surveyed for a statistical baseline is proportionally larger,
8 square miles compared to the City's 4 square miles. However, nearly
one - hundred percent of all new commercial /industrial activity within
Tukwila is of a regional nature.
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C. Environmental Impact of the Proposed Action
1. Changes in Natural Characteristics
a. Vegetation
Type Changed —See Table 1 for plants that will be removed by the
proposed action.
Location of Change - See Appendix A for site plan.
Density Changes - The entire site was cleared of natural growth
and filled in 1965 -66. Vegetation present is entirely grains and
small flowering plants that have established themselves in the
last couple of years. The total area under the control . of the
Benaroya Company is 30.0 acres. Existing developments (JAFCO, Inc.)
incorporates 10.818 acres of the proposed development, encompasses
10.205 acres, giving 21.023 acres which will have all existing
vegetation removed. Within the JAFCO area approximately 5%
have been replanted. It is anticipated that approximately
the same percentage of the total south parcel would be landscaped.
b. Soil and Rock
Late forming alluvium and glacial silt from t e late Pleistocene
geological era. A" �� — / 1
c. Rivers
The proposed action will not be on the Green River but approximately
3/4 miles west. No changes in bottom characteristics, chemical proper-
ties, inflow - outflow and circulation are expected due to proposed
action.
d. Atmosphere
The chemical properties of the atmosphere will be indirectly affected
through the usage of proposed action by motor vehicles. Air circu-
lation and weather processes will not be affected. There will be
an increase in noise levels in the immediate surroundings due to
additional large trucks and automobiles entering and leaving the area.
2. Resultant Life Changes
a. Biological
(1) No total species are displaced by proposed action.
(2) No species will be relocated. It is important to note that this
is an industrial area where the land has been leveled a couple
of years ago in preparation for future developments, therefore,
the plants present have grown there since then and can be considered
insignificant in any ecological sense. All the land around the
proposed action is expected to be developed in the next couple
of years.
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b. Community Patterns, Traditions, and Functions
(1) The basic pattern of the area will be substantially affected by
the proposed action, but not materially altered. The existing
discount retail operation of Levitz Furniture, immediately west
of the proposed action has functioned for several years in a
similar capacity. With the increase traffic generated by further
commercial development and the proposed street access improvements,
the general area will require a deuser land usage.
(2) Traditions and functions will not be altered by the proposed action,
but will be reenforced. In the past several years, Tukwila has
become an industrial and business oriented city. It is felt
that this orientation will be accelerated by the proposed action.
c. Human Uses.
Residentially, agriculturally, and recreationally there will be no
significant changes since the site is already zoned and partially
developed industrially. It is expected that the proposed action will
be extensively used by the general public in the immediate area,
and to a lesser degree, the adjoining Burien, Kent, and South Seattle
residential areas.
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D. Any Unavoidable Adverse Environmental Effects
. 1. Effects
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(a) Species - Since this area is industrial and has been covered with
several feet of artificial fill, any natural wildlife inhabiting the
area will readily relocate itself in adjoining undeveloped areas.
Plant life consists of volunteer grasses having established itself
after 1965 -66. None of the existing natural growth will be recoverable
since plans for the proposed action call for permanent development
of the land.
(b) Geographic and demographic - No residences will be removed, relocated,
or altered as a result of the proposed action. Geographical changes
will be confined to ,grading within the property limits and no extreme
elevation changes are anticipated.
2. Dimishing or Mitigating Measures
The commitment of this parcel for development would remove, for the future,
any possibility of foreseeably restoring the area to an original state.
With the further development of the surrounding area, the effect of the
proposed action will decrease only in that the basis for comparison is
altered.
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E. Alternatives to the Proposed Action
Alternatives to the proposed action would be limited to (1) non - development
in accordance with the present zoning; (2) complete non - development. Con-
version of the 10.205 acres into a park - playground development would
provide the surrounding residential population with a more pleasing
insued experience than a commercial development planned. No development
contributes to pure air and water, enriches the soil, produces food and
shelter, maintains itself or utilizes solar energy to the extent of un-
molested nautral growth. Location, existing development, and the economic
considerations involved with returning property to a natural state preclude
this as a possibility. Complete non - development would b ✓jppractical, and
contrary to the development of the areap cam. �L
;/s/
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F. Relationship Between Local Short -Term Environmental Uses and the
Maintenance and Enhancement of Long -Term Productivity
1. Time Involved in Proposed Short -Term Uses
Short term uses for the property will constitute a transition time
in which all of the land within the subject area will be converted
to commercial, industrial, and business uses.
2. Potentials for Long -Term Productivity of Involved Resources
Potentials for long -term productivity of involved resources non - renewable
involve largely the land area itself.
(a) Choices of Use Available - The project will preclude the land being
used for agricultural purposes, except if market conditions determine
that the need for land for industrial - commercial uses in this area
is not critical. This may be the case farther south in the Green
River Valley, but not at this location.
(b) Potential Long -Term or Future Economic Productivity - Future economic
productivity will largely depend on the industrial growth trends in
the Puget Sound Basin and what selection processes are used to protect
the environment while enhancing economic stability. Industry will
continue to be largely distributive and service oriented rather than
manufacturing in nature. The addition of retail facilities will
provide a varied commercial service for the surrounding residential
area.
3. Preclusion or Enhancement of Long -Term Potentials
Because of it's geographic location, that being the only major point
south of the Seattle City Center, at which all major forms of land
communications, utilities and transportation systems come together,
in addition to air transportation, this area will continue to asborb the
major overspill for industry in the metropolitan area.
(a) Optional Future Uses Precluded or Enhanced - This process will only
change if political and economic decisions reduce the market oriented
growth dynamics of the area. Changes in technology could have other
effects as yet unknown.
(b) Degree of. Preclusion or Enhancement.- The present policy is one of
enhancing the developments themselves, and continuous study and re-
vision of municipal and regional goals.
G. Irreversible and Irretrievable Resource Commitments with the Proposed
Action
. 1. Commitments
Irreversible and irretrievable resource commitments with the proposed
action include land use, construction materials (both for the project
and the area served), cost, soil fertility and options for other po-
tential uses.
(a) Nature and Relative Permanence of Commitments - The commitment of
the resource is long -term, probably 20 years or more.
(b) Stability of Resources Involved.- Resources, largely land area for
industrial development, is in great abundance. Questions of availa-
bility of basic raw materials for products flowing through the commer-
cail area are far more critical than are alternative uses of a few
hundred acres of marginal farmland (which in Tukwila were largely
swamp land and wet pastures).
(c) Percentage of Resource to be Permanently Committed - Nearly one -
hundred percent of the immediate land affected by the proposed
project will be developed for commercial industrial uses.
2. Reason for Irreversibility and Irretrievability
Transportation facilities and lack of land at competative prices in
Seattle dictate commitments of land to the afore - mentioned uses.
(a) Potential for Diminishing Permanence of Commitments - Potential
for diminishing permanence of commitments rests with the regions
commitment toward less economic growth in the future.
(b) Reasons for Not Employing Diminishing Measures - The subject
parcel lies within an existing zoning designated for commercial
development and the proposed warehouse - retail sales use is allowable
under the present zoning.
12
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H. Development of the Proposed Action
1. Planning and Design for the Proposed Action
(a) Precipitating Event and Need to Initiate Planning - Planning for
the proposed facility extends from the initial purchase of the total
property in 1971 from Union Pacific Railroad Company and the need to
provide an expanded distribution facility for JAFCO, Inc.
(b) Period of Time Involved in Planning to Date - Approximately one year
has been spent planning the development of the property. To date
only the central 10.818 acres occupied by JAFCO, Inc. have been
developed. • The proposed action concerns the southerly 10.205 acres.
Preliminary development of the required drawings has begun.
(c) Financial Commitments to Date - Private financing has commited
approximately 2 million dollars to date for the development of the
central parcel. No exact figure has been established for the south
parcel.
2. Public Expression and Participation
Public hearings will be held in the course of the projects development
as required by the established procedures of the City of Tukwila.
3. Currency of Recommended Action
(a) Relationship with Local, Statewide and National Policies and
Plans - This project meets with the intent of local,regional, state,
and national polices. The project will comply with standards esta-
blished by the City of Tukwila for developments within a C -M zone.
(b) Relationship to Prevailing Economic Conditions - With unemployment
still in excess of 8% for South King County, Washington, this project
is considered to be a significant stimulas in providing both con-
struction and long -term and greatly diversified job opportunities
in the private sector. Few of these jobs will be aerospace or forest
products related industries.
(c) Relation to Current Technology - The latest technological procedures
will be employed in this project, both construction methods, in
safety practices and in environmental protection.
(d) Relationship to Existing Laws and Regulations - All laws and regu-
lations both for site development workman's safety during construction
and provisions for equal opportunity employment as well as engineering
code regulations, are being effectuated on this project.
4. Pursuant Actions
(a) Plans for Resolution in Areas of Conflicting Public Opinion or
Agency Policy - To the Benaroya Company's knowledge, no areas of
conflicting public opinion exist.
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(b) Further Legislative, Financial, Administrative, or Judicial Actions
Necessary for Implementation - All necessary permits required by
the City of Tukwila will be obtained for this project. The Impact
Statement will be revised in accordance with the actions of the
State and City.
(c) Further Study Planned or Contemplated for Resolution in Area of
Conflicting Resource Uses - Further study is not anticipated at
this time for this project; however, development of the total
property will continue.
(d) Additional Time Anticipated for Full Implementation of the
Proposed Action - Implementation of the project's time schedule
and completion increments within a time frame awaits normal processes
of the City of Tukwila as relating to issuance of a building permit
at the present time. A necessary consideration at the present time
is the beginning of construction this year during favorable weather
conditions.
14
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VICINITY
c:_poralaate
MAP
SITE OF PROPOSED
ACTION
377, 42zJf
8.669 Ac
JAFCO
(existing).
471,218;SF':
/0.8/9 Ac. _
q7,;;Rfr7"--
707AL AREA 1,293, /S7 SA
29. 667 Ave
-C-
16
SITE PLAN
LEGAL
:That portion of the southeast quarter.of the southwest quarter and of the '
scuthwest quarter of the southeast quarter of Section 26, Township 23 North,
Range 4 East, W.M., and of the northwest quarter of the northeast quarter
and of the northeast quarter of the northwest-quarter .of Section 35, Township
23 North, Range 4 East, W.M. in King County, Washington, described as follow:
;Beginning at the northwest corner of the northeast quarter of said Section 35
thence south 87 °44'08 ". east along the north line of said northeast quarter,
a distance of 140.16 feet to the true.. point of beginning;
thence south 02 °24'12" west parallel to the west line of said northeast
quarter a distance of 894.23 feet to the north line of the south 430 feet
of-the northwest quarter of the northeast quarter of said Section 35;
thence north 87°50'09" west along said north line a distance of 140.16 feet
to the east line of the northeast quarter of the northwest quarter of said
• Section 35;
..thence north 87 °50'57" west along the north line of the south 430 feet of
said northeast quarter of the northwest quarter a.distance of 177.29 feet
to a .fine 6 feet distant northeasterly, measured at right angles, from the
-. easterly margin of the Mess Brothers County Road No. 972;
!tnce north 11 °59'33" west along. said line 1771.86 feet.;
rice continuing along said line 6 feet distant northeasterly, measured
at right angles, from said easterly margin along a curve to the right having
a radius of 919.37.feet, an arc distance of 210.78 feet through a central
angle of 13 °08'08
thence north 01 °08'35" east along said line 285.11 feet to the north line
of the southeast quarter of the southwest quarter of said Section 26;
:thence south 87 °55'53" east along said north line a distance of 625.20 feet
to the west line of the southwest quarter of the southeast quarter of said
Section 26;
thence south 87 °55'02" east along the north line of said southwest quarter
of the southeast. quarter a. distance of 140.16 feet;
:thence south 01 °12'25" west parallel, to the west line 'of said southwest
,_.quarter of the southeast quarter a distance of 1318.77 feet to the true
point of beginning
LEGAL DESCRIPTION
17
Sections:
18.32.010
18.32.020
18.32.030
18.32.040
Chapter 18.32
C -M DISTRICT -- INDUSTRIAL PARK
Use regulations.
Restrictions.
Height, yard and area regulations.
Architectural control.
18.32.010 Use regulations. In the C -M district, no
building or land shall be used and no building shall be
erected for any purpose other than those permitted in C -1,
C -2, or M -1 districts as shall be subject to the added re-
strictions in Section 18.32.020.
Auxiliary uses directly relating to the principal use,
such as residence of watchman or employees in training, .
special employee dormitories, employee cafeterias, auditor-
iums, service stations in connection with authorized motor -
pool facilities and similar uses may be permitted. (Ord.
251 S4- 12(part), 1957).
18.32.020 Restrictions. (a) Processes and equipment
employed and goods processed or sold shall be limited to
those which are not objectionable beyond the boundaries of
the district by reason of offensive odors, dust, smoke or
gas.
18
ZONING.
(b) Waste disposal shall be by a method or methods
approved by. the Puget Sound Air Pollution Control Agency,
or any other governmental body having jurisdiction there -
over. • .
(c) No use shall be permitted if it results in in-
dustrial noise above five sones as measured at the outer
boundary of this district.
(d) Necessary public rights -of -way shall be dedicated
to the public either as a. portion of a plat or upon accept-
ance of street dedication by the city council.
(e) To protect the abutting contiguous uses, a pro-
tective strip of land bordering the- external boundaries and
along any frontage on public rights -of -way and devoted to
the planting, cultivation, growing and maintenance of sight -
obscuring trees,_shrubs and plant life shall be established
and-maintained. The maintenance guarantee of such protective
_
strips and the planned landscaping of the site may be bonded
to'the city in a reasonable amount if required by the city
council. In lieu ofTsuch protective strip, under appropriate
circumstances, there may be substituted a use classification
of the outer margin of this district consistent with or not
objectionable to the use classification of the peripheral
area. •
(f) Outdoor storage facilities shall be obscured by
an approved architectural screen or buildings specified on
the plot plan and approved by the .planning commission.
(g) A plot and building plan showing compliance with
the provisions herein stated and consistent with the amenities
of the land use shall be filed with the planning commission
and the building permit application shall comply with this
approved plot plan. (Ord. 635 S10, 1970; Ord. 251 §4 -12
(part) , 1957) .
18.32.030 Height, yard and area regulations. (a)
Structures shall not exceed thirty -five feet in height and /or
three stories except that when the site exceeds five acres,
the height may be raised one additional story for each addi-
tional two and one -half acres within the site area boundaries .
when specifically approved by the council upon recommendation
of the planning commission in accordance with the following
standards:
(1) In accord with Civil Aeronautical Administration
standards;
(2) Adequate provision for ultimate off - street
parking needs;
(3) Consistent with the architectural amenities of
the abutting structures.
(b) Outdoor storage shall not exceed twenty feet in
height, and shall be screened from abutting public streets
and from adjacent properties. Such screens shall be a minimum
of eight feet high, and not less than sixty percent of the
height of the material stored.
19..
(Tukwila 12/31/70)
(c) The minimum setback from all publicly used rights-
of-way shall be adequate to provide a park -like atmosphere,
and at least fifty feet. The same to be clearly set out in
the plot and building plan and upon the building permit,
application when filed;
(d) Off - street parking shall be provided as stipulated
in Chapter 18.56 for industrial buildings.
An off - street loading space, having access to a public
thoroughfare, shall be required.adjacent to each business
building, hereafter erected .or- enlarged, if the use of such
building enta >ils :deliveries to it °or shipments from it, and
such loading space shall be of adequate size to accommodate
the maximum number and size of vehicles simultaneously loaded
or unloaded, in connection with the business conducted in •
such building. No part of the truck or van using the loading
space may project into the public right -of -way. (Ord. 635
511, 1970; Ord'. 251 §4 -12 (part) , 1957) .
18.32.040 Architectural control. The city planning
commission, together with the city council shall sit as a
board of architectural review. It shall be the duty of this
board.to protect and preserve the natural beauty and charm
existent in and inherent. to these and peripheral properties.
They shall thus preserve and promote the health, safety and
welfare -of the'city residents.
All applications for building permits of a structure,
and the plans, site plans, elevations, and landscaping plans
thereof shall be in duplicate and shall constitute applica-
tions for architectural control review. Upon filing of such
application or copy thereof with the city council one copy
shall be delivered to the commission for its approval as to
the character thereof or its recommended changes or altera-
tions within the spirit of this paragraph and title.
If the commission gives written approval thereto, a
building permit shall be issued by the appropriate city of-
ficial providing all other requirements of the building code
and ordinances of the city have been complied with.
If the commission presents a written report, thereon
recommending changes in the exterior architectural design,
landscaping, tree, shrub planting, and /or site improvements
which the said applicant refuses to make, comply with or ac-
cept after conference, no building permit shall be issued.
However, applicant shall have the right of appeal to the city
council and 'a hearing shall be held thereon, after which the
council may order issuance of a building permit, or it may
withhold issuance of same if not satisfied that proposed
(Tukwila 12/31/70)
plans are in the spirit of and in keeping with the provisions
of this zoning title. The notice, if any, of the public'.' -.
hearing on the report of the commission, and the application
for architectural control review shall be in the time, form,
and manner directed by the city council.
21
(Tukwila 12/31/70)
Preliminary Guide Lines for Implementation of the State Environmental Policy Act of
1971; Washington State Department of'Ecology, March 1, 1972
Environmental Impact Statement for the Completion of Andover Park West; City of Tukwila.
Environmental Impact Statement for the Strander Boulevard Extension and Bridge;
City of Tukwila.
Report of Soils Investigation, Southcenter Parkway, Tukwila, Washington; Dames and Moore,
May 18, 1972.
State of Washington, Employment Security Department, Bureau of Labor Statistics,
December Report.
Zoning Ordances, City of Tukwila, Chapter 18.32 [Enclosed]
22
REFERENCES
ENVIRONMENTAL IMPACT STATEMENT
FOR PARTIAL DEVELOPMENT OF
JACK A. BENAROYA COMPANY
PROPERTY ADJACENT TO SOUTHCENTER PARKWAY
TUKWILA, WASHINGTON
JANUARY 18, 1973
•
TABLE OF CONTENTS
PAGE
A. THE PROPOSED ACTION 1
B. EXISTING CONDITIONS 3
C. ENVIRONMENTAL IMPACT OF THE PROPOSED ACTION 7
D. ANY UNAVOIDABLE ADVERSE ENVIRONMENTAL EFFECTS 9
E. ALTERNATIVES TO THE PROPOSED ACTION 10
F. RELATIONSHIP BETWEEN LOCAL SHORT -TERM ENVIRONMENTAL USES AND
THE MAINTENANCE AND ENHANCEMENT OF LONG -TERM PRODUCTIVITY -- 11
G. IRREVERSIBLE AND IRRETRIEVABLE RESOURCE COMMITMENTS WITH
THE PROPOSED ACTION 12
H. DEVELOPMENT OF THE PROPOSED ACTION 13.
VICINITY MAP 15
SITE PLAN 16
LEGAL DESCRIPTION 17
ZONING 18
REFERENCES 22
•
A. The Proposed Action
• 1. Purpose
The development of the south 10.205 acre parcel of the Benaroya Company
property south of the existing J. C. Penney Truck Center, north of
South 180th, east of and adjacent to Southcenter Parkway into a warehouse -
retail sales consisting of approximately 180,000 square feet of rental area.
2. Type
Private development of a warehouse - retail sales area consisting of several
structures presenting a masonry and wood appearance to the public with
considerable landscaping throughout the general area.
3. Historical Background
This area of the Green River Valley had been used primarily for dairying
purposes ever since the white man settled in the area in the nineteenth
century. Truck farming was also carried on but the high water table and
poor drainage kept this use to a minimum. A large portion of the north
end of the Green River Valley remained in marshes and sedges, and Cat Tails
remained dominant plant types up to the time of rapid industrial growth
in the early and mid 1960's.
This industrial development resulted from a combination of factors:
Geography sets severe constraints on where transportation routes can be
built in the Puget Sound Region.
Seattle's response to Tacoma's predominance as the major railroad terminus
on Puget Sound led to the building of the Seattle to Tacoma. This railroad
building made the first and major changes in the location of the Green,
Duwamish, and Black River Channels. The Black River has not been a major
tributary since the Lake Washington Ship Canal was completed in 1914, lower-
ing the Lake's level by 15 feet. Prior to that time, both Lake Washington
and the Cedar River were drained by the Black River into the Duwamish River.
Except for the highway system undertaken in the first quarter of the Century,
little physical change occured in the area until industrial development began
in the 1960's.
Early in the 1950's, the planners for the Port of Seattle realized that more
area at dock side would be needed in order to handle large ships and an
ambitious plan to turn the Duwamish and Green River Valleys into a large
industrial valley with a shipping canal was begun.
The Port Authority has the right to impose it's zoning on the land if it
can prove this to be the most valuable use.
Suits by the residents in the area were begun when they felt that they were
not being treated fairly by the Port District. By incorporating large areas
into the City of Tukwila and imposing their own zoning on the land, the City
was successful in preventing the Port District from imposing it's own
zoning and subsequently dredging a shipping canal through the Duwamish and
Green River Valleys. With industrial zoning placed on the land, and high
increases in residential and commercial development on the adjacent hillside,
. the subsequent building of the freeway system, again to some extent dictated
by geographic and topographic features, started the present rush of indus-
trial and commercial development that will not abate for several more years.
Values have since changed, but events set in motion by the Port District's
plans cannot be changed over a short time. The delay in developments have
allowed for high quality standards to be imposed as a result of the changed
attitudes toward the natural environment rather than only quantitative
parameters to be used.
4. ..Location
a. Description:
The site is situated on the east side of Southcenter Parkway, north of
South 180th Street as shown on the vicinity map, Appendix A. The total
site is approximately 2,200 in length and varies in width from 320 feet
at the south line to 800 feet at the north, consisting of 30.0 acres.
Presently, the central 10.818 acres is occupied by the new Retail Show-
room and Distribution Center for JAFCO, Inc. Current plans call for
the development of the southerly 10.2 acres (444,517 sq. ft.) into ware-
house and retail sales facilities.
b. Map
See Appendix A for vicinity map and site plan.
5. Financing •
Financing to be through private commercial banking facilities.
2
B. Existing Conditions
1. Natural Setting
a. Size
The area directly affected by the proposed action is 10.205 acres
adjoining properties under Benaroya Company control equals 19.482
acres (including existing JAFCO facility). Areas indirectly affected
consist of the adjacent approximate 800 acres (t) industrial area
and all the surrounding residential areas abutting the immediate
area.
. Topography
The site of the proposed development is situated on the floor of
the Green River Valley west of the Green River Channel. A short
distance west of the site, the ground surface rises sharply from
the valley floor to a ridge which forms the west wall of the valley.
The site is essentially level, and surface drainage is poor because
of flat areas and minor surface undulations. The site is overlain
by fill which was placed in 1965 and 1966. Depth of this fill ranges
from approximately 4 feet on the southerly end of the total property
to approximately 10 feet on the north.
The general topography of the Green River Valley is characterized
by a flat alluvial plain, actually part of the delta for the Green,
Duwamish and Black Rivers. The river meanders widely throughout the
whole length of the valley area and aerial photos indicate numerous
abandoned river channels. In flood, the river is above some sections
of the valley floor and is held back by extensive levees, both natural
and man -made. With the advent of industrial development, extensive
pumping is required to remove excess water from the flatland and run -.
off from surrounding hills.
c. Geology
The geology of the area is characterized by layered gravel, sand, and
clay materials, laid down as glacial till ridges, and subsequently
uplifted and tilted by basaltic and bracial formations. This rock
is exposed and extensively mined at severallocations. The deposition
of alluvial materials in the valley floor reflect the latest in
geologic sequential events, antidated by the most recent glacial
retreat, which scoured the tectonically rippled hills and valleys in
the characteristic north -south direction, common in the Puget Sound
Basin.
Subsurface conditions of the site in question consist of typical
allival soils found throughout the Green Pines Valley containing
shell fragments, sand, clayey, and organic silts to considerable
depth. A complete soils investigation was done by Dames and Moore,
May 15, 1972, for the Jack A. Benaroya Company
d. Biological and Botanical Elements
The existing dominant biological species surrounding the area in
question have been surveyed and are listed in Table 1, (Page4 )
The natural setting at the site contains the mentioned biological
TABLE 1
PLANTS DISPLACED BY PROPOSED ACTION
• BOTANICAL
FAMILY
GENUS AND SPECIES
Compositae Anthemis cotula
Cirsium arvense
Hypochaeris radicata
Matricaria matricarioides
Sonchus asper
Gramineae Agrastis tenuis
Agropyron repens
Hordeum leporinum
4
species with the grasses (Gramineae) predominating.
e. Lakes, Streams, Groundwater
There are no lakes or streams within 200 feet of the proposed site.
The water table is high due to proximity of the river and the nature
of the land. This level will vary at different seasons of the year.
Annual fluctuations of the groundwater table of as much as 5 to 10
feet are possible in the area due to river levels and rainfall condi-
tions. The water table varied from 5 to 14 feet below existing grade
in March 1972.
2. Human Use and Development
'a. Residential (8 square miles surrounding the area)
(1) Single Family Dwelling 3,484
(2) Two Family Dwellings 2
(3) Three of Four Family Dwellings 3
(4) Five to Eight Family Dwellings 0
(5) Nine or More Family Dwellings 59
(6) Hotels, Motels and Tourist Homes 3
(7) Mobile Homes 0
b. Commercial
(1) Wholesale and Distributors
(2) Retail
(a) Southcenter
Shopping Population (daily) - 28,600
Shopping Population (peak) - 92,000
1971 Total Population - 11,500,000
(b) Other than Southcenter
c. Industrial
34
108
10
(1 ) Mining 2
(2 ) Construction 2
(3) Manufacturing
(a) Southcenter 7
(b) Other than Southcenter 24
d. Agricultural
(1) Dairy Farm (5 acre) 1
(2) Mixed Crops (7 acre, 36 acre, 3 acre) 3
e. Recreational
(1) Minor Parks (less than 5 acres)
Picnic Tables
Two (2) Tennis Courts
4
(2) Golf Courses 1
(3) Tukwila Community Club 1
(4) Race Tracks (Longacres) 1
(5) Numerous Fishing Sites along the River
f. Transportation
(1) Railroads (BNSF Burlington Northern, Union Pacific,
Milwaukee)
Passenger
Freight
(2) Taxi Cab Services
(3) 405 and I -5 Intersections
Cars to Southcenter (daily average) - 13,000
Cars to Southcenter (peak daily average) - 40,000
(4) Truck Transportation - 2,500 daily
Terminals
Freeway Accesses
(5) River Transportation
(6) Helicopter Service to Longacres
(7) Employees (Southcenter) 7,500
(8) Cars (Southcenter) - 5,013,600 yearly
3
g. Education
(1) Elementary 4
(2) Jr. High 1
(3). Sr. High 1
h. Religion
(1) Churches 10
NOTE: The area surveyed for a statistical baseline is proportionally larger,
8 square miles compared to the City's 4 square miles. However, nearly
one - hundred percent of all new commercial /industrial activity within
Tukwila is of a regional nature.
6
•
C. Environmental Impact of the Proposed Action
1. Changes in Natural Characteristics
a. Vegetation
(1) Type Changed -See Table 1 for plants that will be removed by the
proposed action.
(2) Location of Change -. See Appendix A for site plan.
(3) Density Changes - The entire site was cleared of natural growth
and filled in 1965 -66. Vegetation present is entirely grains and
small flowering plants that have established themselves in the
last couple of years. The total area under the control of the
Benaroya Company is 30.0 acres. Existing developments (JAFCO, Inc.)
incorporates 10.818 acres of the proposed development, encompasses
10.205 acres, giving 21.023 acres which will have all existing
vegetation removed. Within the JAFCO area approximately 5%
have been replanted. It is anticipated that approximately
the same percentage of the total south parcel would be landscaped.
b. Soil and Rock
Late forming alluvium and glacial silt from the late Pleistocene
geological era.
c. Rivers
The proposed action will not be on the Green River but approximately
3/4 miles west. No changes in bottom characteristics, chemical proper-
ties, inflow - outflow and circulation are expected due to proposed
action.
d. Atmosphere
The chemical properties of the atmosphere will be indirectly affected
through the usage of proposed action by motor vehicles. Air circu-
'lation and weather processes will not be affected. There will be
an increase in noise levels in the immediate surroundings due to
additional large trucks and automobiles entering and leaving the area.
2. Resultant Life Changes
a. Biological
(1) No total species are displaced by proposed action.
(2) No species will be relocated. It is important to note that this
is an industrial area where the land has been leveled a couple
of years ago in preparation for future developments, therefore,
the plants present have grown there since then and can be considered
insignificant in any ecological sense. All the land around the
proposed action is expected to be developed in the next couple
of years.
•
• b. Community Patterns, Traditions, and Functions
(1) The basic pattern of the area will be substantially affected by
the proposed action, but not materially altered. The existing
discount retail operation of Levitz Furniture, immediately west
of the proposed action has functioned for several years in a
similar capacity. With the increase traffic generated by further
commercial development and the proposed street access improvements,
the general area will require a deuser land usage.
(2) Traditions and functions will not be altered by the proposed action,
but will be reenforced. In the past several years, Tukwila has
become an industrial and business oriented city. It is felt
that this orientation will be accelerated by the proposed action.
c. Human Uses
Residentially, agriculturally, and recreationally there will be no
significant changes since the site is already zoned and partially
developed industrially. It is expected that the proposed action will
be extensively used by the general public in the immediate area,
and to a lesser degree, the adjoining Burien, Kent, and South Seattle
residential areas.
8
D. Any Unavoidable. Adverse Environmental Effects
1. Effects
(a) Species — Since this area is industrial and has been covered with
several feet of artificial fill, any natural wildlife inhabiting the
area will readily relocate itself in adjoining undeveloped areas.
Plant life consists of volunteer grasses having established itself
after 1965 -66. None of the existing natural growth will be recoverable
since plans for the proposed action call for permanent development
of the land.
(b) Geographic and demographic - No residences will be removed, relocated,
or altered as a result of the proposed action. Geographical changes
will be confined to grading within the property limits and no extreme
elevation changes are anticipated.
2. Dimishing or Mitigating Measures
The commitment of this parcel for development would remove, for the future,
any possibility of foreseeably restoring the area to an original state.
With the further development of the surrounding area, the effect of the
proposed action will decrease only in that the basis for comparison is
altered.
•
•
E. Alternatives to the Proposed Action
Alternatives to the proposed action would be limited to (1) non - development
in accordance with the present zoning; (2) complete non - development. Con -
version of the 10.205 acres into a park - playground development would
provide the surrounding residential population with a more pleasing
insued experience than a commercial development planned. No development
contributes to pure air and water, enriches the soil, produces food and
shelter, maintains itself or utilizes solar energy to the extent of un-
molested nautral growth. Location, existing development, and the economic
considerations involved with returning property to a natural state preclude
this as a possibility. Complete non - development would be impractical, and
contrary to the development of the area.
10
F. Relationship Between Local Short -Term Environmental Uses and the
Maintenance and Enhancement of Long -Term Productivity
1. Time Involved in Proposed Short -Term Uses
Short term uses for the property will constitute a transition time
in which all of the land within the subject area will be converted
to commercial, industrial, and business uses.
2. Potentials for Long -Term Productivity of Involved Resources
Potentials for long -term productivity of involved resources non - renewable
involve largely the land area itself.
(a) Choices of Use Available - The project will preclude the land being
used for agricultural purposes, except if market conditions determine
that the need for land for industrial- commercial uses in this area
is not critical. This may be the case farther south in the Green
River Valley, but not at this location.
(b) Potential Long -Term or Future Economic Productivity - Future economic
productivity will largely depend on the industrial growth trends in
the Puget Sound Basin and what selection processes are used to protect
the environment while enhancing economic stability. Industry will
continue to be largely distributive and service oriented rather than
manufacturing in nature. The addition of retail.facilities will
provide a varied commercial service for the surrounding residential
area.
3. Preclusion or Enhancement of Long -Term Potentials
Because of it's geographic location, that being the only major point
south of the Seattle City Center, at which all major forms of land
communications, utilities and transportation systems come together,
in addition to air transportation, this area will continue to asborb the
major overspill for industry in the metropolitan area.
(a) Optional Future Uses Precluded or Enhanced - This process will only
change if political and economic decisions reduce the market oriented
growth dynamics of the area. Changes in technology could have other
effects as yet unknown.
(b) Degree of. Preclusion or Enhancement - The present policy is one of
enhancing the developments themselves, and continuous study and re-
vision of municipal and regional goals.
G. Irreversible and Irretrievable Resource Commitments with the Proposed
Action
1. Commitments
Irreversible and irretrievable resource commitments with the proposed
action include land use, construction materials (both for the project
and the area served), cost, soil fertility and options for other po-
tential uses.
(a) Nature and Relative Permanence of Commitments - The commitment of
the resource is long -term, probably 20 years or more.
(b) Stability of Resources Involved - Resources, largely land area for
industrial development, is in great abundance. Questions of availa-
bility of basic raw materials for products flowing through the commer-
cail area are far more critical than are alternative uses of a few
hundred acres of marginal farmland (which in Tukwila were largely
swamp land and wet pastures).
(c) Percentage of Resource to be Permanently Committed - Nearly one -
hundred percent of the immediate land affected by the proposed
project will be developed for commercial industrial uses.
2. Reason for Irreversibility and Irretrievability
Transportation facilities and lack of land at competative prices in
Seattle dictate commitments of land to the afore - mentioned uses.
(a) Potential for Diminishing Permanence of Commitments - Potential
for-diminishing permanence of commitments rests with the regions
commitment toward less economic growth in the future.
(b) Reasons for Not Employing Diminishing Measures - The subject
parcel lies within an existing zoning designated for commercial
development and the proposed warehouse - retail sales use is allowable
under the present zoning.
19
H. Development of the Proposed Action
1. Planning and Design for the Proposed Action
(a) Precipitating Event and Need to Initiate Planning - Planning for
the proposed facility extends from the initial purchase of the total
property in 1971 from Union Pacific Railroad Company and the need to
provide an expanded distribution facility for JAFCO, Inc.
(b) Period of Time Involved in Planning to Date - Approximately one year
has been spent planning the development of the property. To date
only the central 10.818 acres occupied by JAFCO, Inc. have been
developed. The proposed action concerns the southerly 10.205 acres.
Preliminary development of the required drawings has begun.
(c) Financial Commitments to Date - Private financing has commited
approximately 2 million dollars to date for the development of the
central parcel. No exact figure has been established for the south
parcel.
2. Public Expression and Participation
Public hearings will be held in the course of the projects development
as required by the established procedures of the City of Tukwila.
3. Currency of Recommended Action
(a) Relationship with Local, Statewide and National Policies and
Plans - This project meets with the intent of local,regional, state,
and national polices. The project will comply with standards esta-
blished by the City of Tukwila for developments within a C -M zone.
(b) Relationship to Prevailing Economic Conditions - With unemployment
still in excess of 8% for South King County, Washington, this project
is considered to be a sighificant stimulas in providing both con-
struction and long -term and greatly diversified job opportunities
in the private sector. Few of these jobs will be aerospace or forest
products related industries.
(c) Relation to Current Technology - The latest technological procedures
will be employed in this project, both construction methods, in
safety practices and in environmental protection.
(d) Relationship to Existing Laws and Regulations - All laws and regu-
lations both for site development workman's safety during construction
and provisions for equal opportunity employment as well as engineering
code regulations, are being effectuated on this project.
4. Pursuant Actions
(a) Plans for Resolution in Areas of Conflicting Public Opinion or
Agency Policy - To the Benaroya Company's knowledge, no areas of
conflicting public opinion exist.
•
•
(b) Further Legislative, Financial, Administrative, or Judicial Actions
Necessary for Implementation - All necessary permits required by
the City of Tukwila will be obtained for this project. The Impact
Statement will be revised in accordance with the actions of the
State and City.
(c) Further Study Planned or Contemplated for Resolution in Area of
Conflicting Resource Uses - Further study is not anticipated at
this time for this project; however, development of the total
property will continue.
(d) Additional Time Anticipated for Full Implementation of the
Proposed Action - Implementation of the project's time schedule
and completion increments within a time frame awaits normal processes
of the City of Tukwila as relating to issuance of a building permit
at the present time. A necessary consideration at the present time
is the beginning of construction this year during favorable weather
conditions.
14
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16
SITE PLAN
LEGAL
That portion of the southeast quarter of the southwest quarter and of the
- scijthwest quarter of the southeast quarter of Section 26, Township 23 North,
Range 4 East, W.M., and of the northwest quarter of the northeast quarter
and of the northeast quarter of the northwest quarter of Section 35, Township
23 North, Range 4 East, W.M., in King County, Washington, described as follow
Beginning, at the northwest corner of the northeast quarter of said Section 35
thence south 87 °44'08" east along the north line of said northeast quarter,
a distance of 140.16 feet to the true. point of beginning;
thence south 02 °24'12" west parallel to the west line of said northeast
quarter a distance of 894.23 feet to the north line of the south 430 feet
of the northwest quarter of the northeast quarter of said Section 35;
thence north 87 °50'09" west along said north line a distance of 140.16 feet
to the east line of the northeast quarter of the northwest quarter of said
Section 35;
thence north 87 °50'57" west along the north line of the south 430 feet of
said northeast quarter of the northwest quarter a.distance of 177.29 feet
to a line 6 feet distant northeasterly, measured at right angles, from the
Wsterly margin of the Mess Brothers County Road No. 972;
nce north 11 °59'33" west along said line 1771.86 feet.;
,hence continuing along said line 6 feet distant northeasterly, measured
at right angles, from said easterly margin along a curve to the right having
a radius of 919.37.feet, an arc distance of 210.78 feet through a central
angle of 13 °08'08 ";
thence north 01 °08'35" east along said line 285.11 feet to the north line
of the southeast quarter of the southwest quarter of said Section 26;
thence south 87 °55'53" east along said north line a distance of 625.20 feet
to the west line of the southwest quarter of the southeast quarter of said
Section 26;
thence south 87 °55'02" east along the north line of said southwest. quarter
• of the southeast quarter a. distance of 140.16 feet; •
thence south 01 °12'25" west parallel to the west line of said southwest
quarter of the southeast quarter a distance of 1318.77 feet to the true
point of beginning;.
LEGAL DESCRIPTION
17
Chapter 18.32,
C -M DISTRICT -- INDUSTRIAL PARK
Sections:
18.32.010 Use regulations.
18.32.020 Restrictions.
18.32.030 Height, yard and area regulations.
18.32.040 Architectural control.
18.32.010 Use regulations. In the C -M district, no
building or land shall be used and no building shall be
erected for any purpose other than those permitted in C -1,
C -2, or M -1 districts as shall be subject to the added re-
strictions in Section 18.32.020.
Auxiliary uses directly relating to the principal use,
such as residence of watchman or employees in training,
special employee dormitories, employee cafeterias, auditor-
iums, service stations in connection with authorized motor
pool facilities —and similar uses may be permitted. (Ord.
251 §4-12(part), 1957) .
18.32.020 Restrictions. (a) Processes and equipment
employed and goods processed or sold shall be limited to
those which are not objectionable beyond the boundaries of
the district by reason of offensive odors, dust, smoke or
vas.
18
ZONING.
(b) Waste disposal shall be by a method or methods
approved by. the Puget Sound Air. Pollution Control Agency,
or any other governmental body having jurisdiction there -
over...
(c) No use shall be permitted if it results in in-
dustrial noise above five sones as measured at the outer
boundary of this district.
(d) Necessary public rights -of -way shall be dedicated
to the public either as a• portion of a plat or upon accept-
ance of street dedication by the city council.
(e) To protect the abutting contiguous uses, a pro
tective strip of land bordering the external boundaries and
along any frontage on public rights -of -way and devoted to
the planting, cultivation, growing and maintenance of sight -
obscuring trees,_.. shrubs and plant life shall be established
and - maintained. The maintenance guarantee of such protective
strips and the planned landscaping of the site may be bonded
to'the city in a reasonable amount if required by the city
council. In lieu of such protective strip, under appropriate
circumstances, there may be substituted a use classification
of the outer margin of this district consistent with or not .
objectionable to the use classification of the peripheral
area.
(f) .Outdoor storage facilities shall be obscured by
an approved architectural screen or buildings specified on
the plot plan and approved by the planning commission.
(g) A plot and building plan showing compliance with
the provisions herein stated and consistent with the amenities
of the land use shall be filed with the planning commission
and the building permit application shall comply with this
approved plot plan. (Ord. 635 §10, 1970; Ord. 251 §4 -12
(part) , 1957) .
18.32.030 Height, yard and area regulations. (a)
Structures shall not exceed thirty -five feet in height and/or
three stories except that when the site exceeds five acres,
the height may be raised one additional story for each addi-
tional two and one -half acres within the site area boundaries .
when specifically approved by the council upon recommendation
of the planning commission in accordance with the following
standards:
(1) In accord with Civil Aeronautical Administration
standards;
(2) Adequate provision for ultimate off- street
parking needs;
(3) Consistent with the architectural amenities of
the abutting structures.
(b) Outdoor storage shall not exceed twenty feet in
height, and shall be screened from abutting public streets
and from adjacent properties. Such screens shall be a minimum
of eight feet high, and not less than sixty percent of the
height of the material stored.
(Tukwila 12/31/70)
lg
(c). The minimum setback from all publicly used rights -
of -way shall be adequate to provide a park -like atmosphere,
and at least fifty feet.' The same to be clearly set out in
the plot and building plan and upon the building permit .
application when filed;
(d) Off - street parking shall be proyided as stipulated
in Chapter 18.56 for industrial buildings.
An off - street loading space, having access to a public
thoroughfare, shall be required . adjacent to each business
building, hereafter erected or enlarged, if the use of such
building entails deliveries to .it-or- (shipments from it, and
such loading space shall be of adequate size to accommodate
the maximum number and size of vehicles simultaneously loaded
or unloaded, in connection with the business conducted in
such building. No part of the truck or van using the loading
space may project into the public right -of -way. (Ord. 635
§11, 1970; Ord. 251 §4- 12(part), 1957).
18.32.040 Architectural control. The city planning .
commission, together with the city council shall sit as a
board of architectural review. It shall be the duty of this
board to protect and preserve the natural beauty and charm
existent in and inherent to these'and peripheral properties.
They shall thus preserve and promote the health, safety and
Welfare of the'city residents.
All applications for building permits of a structure,
and the plans, site plans, elevations, and landscaping plans
thereof shall be in duplicate and shall constitute applica-
tions for architectural control review. Upon filing of such
application or copy thereof with the city council one copy
shall be delivered to the commission for its approval as to
the character thereof or its recommended changes or altera-
tions within the spirit of this paragraph and title.
If the commission gives written approval thereto, a
building permit shall be issued by the appropriate city of-
ficial providing all other requirements of the building code
and ordinances of the city have been complied with.
If the commission presents a written report, thereon
recommending changes in the exterior architectural design,
landscaping, tree, shrub planting, and /or site improvements
which the said applicant refuses to make, comply with or ac-
cept after conference, no building permit shall be issued.
However, applicant shall have the right of appeal to the city
council and 'a hearing shall be held thereon, after which the
council may order issuance of a building permit, or it may
withhold issuance of same if not satisfied that proposed
(Tukwila 12/31/70)
20
plans are in the spirit of and in keeping with the provisions
of this zoning title. The notice, if any, of. the public
hearing on the report of the commission, and the application
for architectural control review shall be in the time, form,
and manner directed by the city council.
(Tukwila 12/31/70)
21
I Preliminary Guide Lines for Implementation of the State Environmental Policy Act of
1971; Washington State Department of Ecology, March 1, 1972
Environmental Impact Statement for the Completion of Andover Park West; City of Tukwila.
Environmental Impact Statement for the Strander Boulevard Extension and Bridge;
City of Tukwila.
Report of Soils Investigation, Southcenter Parkway, Tukwila, Washington; Dames and Moore,
May 18, 1972.
State of Washington, Employment Security Department, Bureau of Labor Statistics,
December Report.
Zoning Ordances, City of Tukwila, Chapter 18.32 [Enclosed]
22
REFERENCES