HomeMy WebLinkAbout1982 - Property Use and Development Agreement - Hayden Island Inc - 8211231016PROPERTY USE AND DEVELOPMENT AGREEMENT
THIS INSTRUMENT, executed this date in favor of THE
CITY OF TUKWILA, a municipal corporation (herein called
"City by the undersigned owners of the within described
property (herein called "Owners and Hayden Island, Inc.,
an Oregon corporation (herein called "Hayden Island
PROPERTY USE AND
DEVELOPMENT AGREEMENT 1
W I T N E S S T H
WHEREAS, Owners are persons owning a fee simple and /or
having a substantial beneficial interest in certain real
property (herein called the "Property which is more par-
ticularly described in Exhibit 1 attached hereto and in-
corporated herein by reference; and
WHEREAS, Hayden Island has a leasehold interest in the
Property; and
WHEREAS, pursuant to Chapter 18.56 of the Zoning Code
of the City of Tukwila, Hayden Island has petitioned the
Tukwila Planning Commission for approval of a cooperative
parking facility located at the Property; and
WHEREAS, the Tukwila Planning Commission, with af-
firmation of the Tukwila City Council, is willing to grant
the petition for a cooperative parking facility subject to
the execution and recording of an agreement with the City
pertaining to certain uses and developments of the Property
in the interest of public safety and health;
NOW THEREFORE, Owners and Hayden Island hereby covenant,
bargain and agree on behalf of themselves, their heirs,
successors and assigns, that the Property will be developed
and used subject to the following terms and conditions:
1. The proposed tenants are as described by name or
type of business in Exhibit 2 attached hereto and incorporated
herein by reference.
2. Total arrangement of parking spaces on the Property
shall be as described in Exhibit A of the first revision of
the application (a copy of which is attached as Exhibit 3
and incorporated herein by reference).
3. If any change is made to the above described tenants
or complementary tenant mix and such change affects the
parking analysis submitted by Hayden Island on August 10,
1982 (a copy of which is attached as Exhibit 4 and incorporated
herein by reference) so as to create a need for additional park-
ing, the Tukwila Planning Department staff may request the
Tukwila Planning Commission to review the cooperative parking
facility, and the Tukwila Planning Commission may require
cancellation thereof or modification of its terms upon
finding of adverse impact to public safety or health.
4. It being understood that the cooperative parking
facility is approved upon the finding by the Tukwila Planning
Commission that such action is taken at the time of approval
in the public interest, the Tukwila Planning Commission may
PROPERTY USE AND
DEVELOPMENT AGREEMENT 2
review the cooperative parking facility annually and may
require cancellation thereof or modification of its terms
upon finding of adverse impact to public safety or health.
5. This Agreement shall be recorded in the records of
King County and the covenants thereof shall be deemed to
attach to and run with the Property and shall be binding
upon the Owners, Hayden Island, their heirs, sucessors and
assigns, and shall apply to after acquired title of the
Owners of the Property.
6. This Agreement may be amended or modified by agree-
ment between the Owners, Hayden Island and the City; pro-
vided such amended agreement shall be approved by the Tukwila
Planning Commission after written notice is made to property
owners within 300 feet of the Property.
7. Nothing in this Agreement shall prevent the Tukwila
City Council from making such further amendments to the
Zoning Code as it may deem necessary in the public interest.
Nothing in this Agreement shall prevent the application to
the Property of future amendments to the Zoning Code, if
otherwise applicable.
8. This Agreement is made for the benefit of the City.
The City may institute and prosecute any proceedings at law
or in equity to enforce this Agreement. The City shall be
entitled to recover from Hayden Island reasonable attorney
fees and costs for any action commenced pursuant to this
Agreement.
9. In the event any covenant, condition or restriction
PROPERTY USE AND
DEVELOPMENT AGREEMENT 3
hereinabove contained, or any portion thereof, is invalid or
void, such invalidity or voidness shall in no way affect any
other covenant, condition or restriction hereinabove con-
tained.
DATED: Alc,embev-
PROPERTY USE AND
DEVELOPMENT AGREEMENT 4
HAYDEN ISLAND, INC.
By
Its
OWNERS
1982.
4?.2 e
Akiko Shimatsu, Trustee
I ot% Mikami
akumi Mikami
®R
STATE OF
Aitit.TNOMAI4 SS.
COUNTY OF
On this date, before me, the undersigned, personally
appeared Ma rid s. ha w; m e to me known
to be the E'»ecuTtve Vice Presidenr of HAYDEN
ISLAND, INC., the corporation that executed the within and
foregoing PROPERTY USE AND DEVELOPMENT AGREEMENT and acknow-
ledged 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/ahe was authorized to
execute said instrument.
GIVEN UNDER MY HAND AND OFFICIAL SEAL this 67 day of
f464 n•i.e 1982.
STATE OF WASHINGTON
COUNTY OF KING
STATE OF WASHINGTON
COUNTY OF KING
PROPERTY USE AND
ss.
SS.
of 1982.
1 11 X6-7
Notary Public in and for the
State of Wa51 resr, residing
at Pogrta,n d 0 R E6ont
1/2.9/06
On this date, personally appeared before me AKIKO SHI-
MATSU, to me known to be the individual described in and who
executed the within PROPERTY USE AND DEVELOPMENT AGREEMENT
and acknowledged that she signed and sealed the same as her
free and voluntary act and deed for the uses and purposes
therein mentioned.
GIVEN UNDER MY HAND AND OFFICIAL SEAL this jam_ day
of 1982.
Nota Public in and for the
State of Washington, residing
at
On this date, personally appeared before me K MIKAMI,
to me known to be the individual described in and who executed
the within PROPERTY USE AND DEVELOPMENT AGREEMENT and acknow-
ledged that he signed and sealed the same as his free and
voluntary act and deed for the uses and purposes therein
mentioned.
GIVEN UNDER MY HAND AND OFFICIAL SEAL this day
Notar, blic in and for the
Sta of, residing
at f�
STATE OF WASHINGTON
ss.
COUNTY OF KING
On this date, personally appeared before me NANCY K.
M KAMI, to me known to be the individual described in and
who executed the within PROPERTY USE AND DEVELOPMENT AGREE-
MENT and acknowledged that she signed and sealed the same as
her free and voluntary act and deed for the uses and purposes
therein mentioned.
GIVEN UNDER MY HAND AND OFFICIAL SEAL this day
of 1982.
STATE OF WASHINGTON
ss.
COUNTY OF KING
On this date, personally appeared before me TAKUMI
MIKAMI, to me known to be the individual described in and
who executed the within PROPERTY USE AND DEVELOPMENT AGREE-
MENT and acknowledged that he signed and sealed the same
as his free and voluntary act and deed for the uses and
purposes therein mentioned.
GIVEN UNDER MY HAND AND OFFICIAL SEAL this f, day
1982
PROPERTY USE AND
DEVELOPMENT AGREEMENT 6
ice-
No)ay Public in and for the
St.e oWashin5ton, residing
at
Notary" public 'in and for
StA of a residing
at �j
iooi I�rU9 �.CLI pCb,l2uiCL
bufbit c_ket gyp
DESCRIPTION:
That portion of the Northeast 4 of the Southwest 3� of Section 26,
Township 23 North,. Range 4 East, W.M.', described as follows:
Beginning at the Southwest corner of said Northeast k of the
Southwest/k;-
thence South 87 55'53" East, along the Southerly line of said section,
a distance of 621.98 feet to the Westerly line of Southcenter Parkway;
thence North 01 05'23" East, along said Westerly line, a distance of
155.01 feet to the true point of beginning;
thence, continuing along said Westerly line, North 01 °05'23" East a
distance of. 609.96 feet;
thence North 87 55'53" West a distance of 212.22 feet to the Easterly
line of Primary State Highway No. 1 (S.R.5)
thence South 01 West, along said Easterly line, a distance of
77.62 feet;-
thence South 89°51'11" West a distance of 37.81 feet;
thence Southerly to a point which is North 87 55'53" West a distance
of 250.04 feet from the true point of beginning;
thence South 87 55'53" East a distance of 250.04 feet to the true
point of beginning;
Situate in the County of King, State of Washington.
EXHIBIT
PLANNING DEPT
9.t_
TR.B LE ONE
Parking Parking
Size Required Required
Tenant' Narne (SQ. Ft.) Old Code New Code
r Medical Clinic
3,430 9 9
Organs Pianos
2,695 7 7
Retail- Unieased 1,015.
3 3
Bedspread Shop 1,300 4 4
.2 Hallmark- Shop 5,600
14 14
Office Supply
Taco Time
2,710 35 1 55 2
19 1 26 2
Haagen Dazs
1,300
One Hour Photo 1,750
Computershop
2,800 7 7
Sears Business
3,150 8 8
Maternity Shop
1,190 3 3
Dry Cleaning
1,260 4 4
Donut Shop
1,400 201 282
TOTAL PARKING NEEDS 173
WITHOUT CHUCK E. CHEESE 138
Chuck E. Cheese 14,890 164
1 14
TOTAL NEED
44,490 302 287
TOTAL AVAILABLE 224 224
-78 -63
l t arking, old code N.F.A. a- 7 1 .5 (Place of
public assembly b
Res p 'assumed to be 50% unless known)._ known)._ ic
2Restaurant parking, new code G.F.A. 100 or 50
3 Chuck E. Cheese Restaurant area 10,168 /Game Room
-4,722'
e 112 arking spaces
Retail tenants only P�
MLA
909 N. TOMAHAWK ISLAND DRIVE
I1Br 4
August 10, 1982
City of Tukwila
Planning Department
6200 Southcenter Blvd.
Tukwila, WA 98188
ATTN: Mr. Brad Collins, Mr. Mark Caughey and all other
involved Department Heads.
PHONE 283 4111
Gentlemen:
This is a formal request that representatives of Hayden
Island, Inc., developers of Center Place Shopping Center
in Tukwila, Washington, be put on the agenda of the August
26th, 1982. Planning Commission meeting to seek relief from
certain parking requirements being imposed by the City.
The resolution of this matter is extremely urgent in that
by withholding the Building Permit on Chuck E. Cheese
Pizza Time Theatre the cost to Hayden Island is approx
imately $30,000.00 a month in interest and lost revenue.
Our request will be that the Planning Commission approve
the tenant mix and uses for the Center per the attached
Exhibit "A You'll note the "new Code" if fully enforced
would call for 283 parking spaces. The old Code under
which we received approval to build the Center, as we read
it, called for 114 parking spaces. The Center, per the
attached site plan (Exhibit "B has 224 parking places
(more than twice that required by our permit) and based
on the following we believe we have more than enough
parking.
Our contention is that because of the way the Center was
leased we have compatible parking needs and ample parking
during the periods that the various Tenant's businesses
peak in volume. When we leased approximately 33% of the
Center to Chuck E. Cheese we knew t that
t- p t 80% o cater
business was done from 6:30 p.m.
City of Tukwila
Planning Depart nt
August 10, 1982
Page Two of Two
primarily to families with small children (5 to 15 years
of age). The average occupancy of the customer's cars
is over six people. It's a family oriented restaurant
and a very small percentage of their parking requirement
is generated during the day.
Knowing this, we then proceeded to lease the rest of the
Center to Tenant's who either require very little parking
at any time, or who do the greatest percentage of their
business during the day when the demand for Chuck E. Cheese
is low. The attached Exhibit "C" breaks down the various
actual daytime and nighttime needs for the various Tenant's
and the reasons used in reaching those projections. A
recap of the actual daytime and nighttime needs is found
on Exhibit "A" in the last two columns.
Even more important than my estimates of parking needs
are those done by Cottingham Transportation Engineering,
an outside consultant we hired to do a study at the
request of the Planning Department, attached as Exhibit
"D It supports our contention of compatible use and
shows our 224 parking spaces to be more than adequate.
To review:
We ask that the Planning Commission grant our request
to obtain Building Permits for the various Tenant's
shown on Exhibit "A" for the following reasons:
1) The Code in place when we received our permit in
December of 1981, called for a minimum of 114
parking places. The Center has 224 parking
places.
2) The new Code which is being imposed on us, re-
quires 283 parking places without taking into
account the compatible uses of the various
Tenant's.
3) Both our study and that of Cottingham Engineering
show that the 224 parking places now available
are more than enough.
Respectfully submitted,
Peter Van Dyke
Vice President
Hayden Island, Inc.
PVD :cel
Enclosures
SPACE TENANT NAME
7
9
Medical Clinic
Organs Pianos
Retail Unleased
Bedspread Shop
Hallmark Shop
Office Supply
6) Taco Time
Haagen Dazs
8) One Hour Photo
Computershop
10) Sears Business Systems
11) Maternity Shop
12) Dry Cleaning
13) Donut Shop
TOTAL PARKING NEEDS
WITHOUT CHUCK E. CHEESE
14) Chuck E. Cheese
TOTAL NEED
TOTAL AVAILABLE
NOTE #1:
EXHIBIT "A"
PROPOSED TENANT MIX AND ACTUAL PARKING NEEDS
FOR CENTER PLACE SHOPPING CENTER, TUKWILA, WASHINGTON
SIZE
(SQ.FT.)
3,43
2,695
1,015
1,300
5,600 14.
2,710
1,300
1,750
2,800
3,15
1,190
1,260
1,400
77•
14,890 37•
114.
224.
+110.
PARKING PARKING
REQUIRED REQUIRED
OLD CODE(1) NEW CODE(2)
8.5 cars 8.5 cars 8.5 cars 6. cars
9.25
2.5
3.25
7.
3.25
4.5
7.
8.
3.
11
11
11
11
11
11
11
11
11
11
11
11
11
11
9.25
2.5
3.25
14.
54.
26.
4.5
7•
8.
3.
3. 11 3.
3.5 I' 28.
171.
115.
2
224. 224.
-62.
11
11
11
11
11
11
i1
11
11
11
11
11
11
11
ACTUAL ACTUAL
DAYTIME NIGHTTIME
NEED (3) NEED (4)
8. 11 8.
2.5 11 2.
3. 11 3.
14. 11 9.
27. 18.
15.
4. 1' 4. I1
11 4 11
8. 1, 5- 11
3 II 2. 11
3_ 0. (closed)
14.
117.
50.
167.
+57.
11
11
II
11
11
11
11
12.
8.
81.
115.
196.
224.
+28.
The "old Code" under which we received our permit, specifically permits
restaurants (excluding Drive -Ins) under the C -1 use. It also requires
one space for each 400 square feet of leased area.
NOTE #2: The "new Code" reclassifies restaurants causing the sharp increase in
those parking requirements.
NOTE #3 #4: These are our best estimates as to our actual needs during daytime
(10:00 a.m. to 6:00 p.m.), nighttime (6:00 p.m. to 10:00 p.m.) and
show an actual surplus of parking both day and night.
11
1 1
it
11
11
11
11
11
11
11
CENTER
Southcenter Parkway
WaAhinaton
PLACE
Y
e
--0
•P
1.Stigt449!r?Wr-
EXHIBIT "C"
Tenant by Tenant analysis as to actual parking need broken down
by daytime and nighttime needs:
1) Medical Clinic
The code requirement should cover daytime visits,
nighttime activity would be primarily emergency visits
which would be minimal. 6 cars at night would be
ample.
2) Organs and Pianos
This is a big ticket tenant with a historically light
customer load, normally run with 2 employees days and
1 at night. 2 to 3 customers at a time is average. 8
daytime spaces and 8 nighttime is reasonable.
3) Unleased Retail
No tenant here, code is okay for daytime, I reduced
from 2.5 to 2 cars at night.
4) Bedspread Shop
One item retailer, average price $75.00 to $100.00. I
don't anticipate high volume. It's a 1 employee
tenant. 3 spaces days and 3 nights should be ample.
5) Hallmark Office Supply
Self service office supplies, cards and gifts. 4
employees days, 2 at night. At least 60% of their
gross will be office supplies, 80% of which will be
purchased during the day. This type of use will drop
off sharply at night. 14 cars days and 9 at night is
a reasonable expectation.
6) Taco Time
Here I strongly disagree with the code. This is not a
typical McDonald's or Wendy's with a drive- through
where they expect 80% of their business to be
take -out. Only about 20% is take -out, the rest
consumed on the premises. That's what is important,
not whether or not they eat on china or paper. In
addition, at least 70% of their business is lunch, so
their impact on parking drops sharply at night. If we
allot 27 spaces daytime, that's 5 employees and,
figuring 2 people to a car, 44 customers. I have
never seen a Taco Time with 44 customers at one time.
18 cars at night would give you 3 employees and 30
customers which is more than ample.
8/10/82
PVD:clr
7) Haagen Dazs
Here again the code is punitive. They average 2
employees. Most visits are made by families. Car
count probably averages 3 people. 15 spaces days
gives you 36 customers, 12 spaces at night with 2
employees gives you 30 customers. I have never seen
over 15 people in a Haagen Dazs store. Another point
is that a great many of their nighttime customers Will
come from Chuck E. Cheese which will not impact
parking at all. Also, Chuck E. Cheese volume peaks in
the winter months, Haagen Dazs peaks in the summer.
Again, a good compatible use.
8) One Hour Photo
Quick in and out, no long -term use. 1 employee. I
think 4 cars daytime, and 4 nighttime will be ample.
They plan to close about 7 p. m.
9) Computershop
Sophisticated, technical hardware. Very few
customers, with big ticket sales. Almost no night
business. 7 spaces daytime, 4 spaces at night is
reasonable.
10) Sears Business Systems Center
Same as above. Both these Tenants will be working
with small businesses in the design and installation
of computer components. A good percentage of their
work will be off the premises which will not impact
parking at all. I think 8 spaces days and 5 nights
will do it.
11) Maternity Shop
Low volume tenant. Sales will average $300 a day.
That's 10 customers all day with 1 employee. 3
daytime and 2 nighttime is reasonable.
12) Drycleaning
Minimal use, just drop off and pick up. Will close at
about 6:00 p m. 3 spaces during the day, none at
night.
13) Donut Shop
This one is a real problem. The code calls for 28
cars and in fact this tenant won't impact parking at
all. 75% of their business will be done before 11:00
a.m. They start baking at 5:00 a. m., open at 6:00
a.m. By noon they are down to one employee. From
5:00 p.m. on they will be lucky to have 3 customers at
a time. I think 14 spaces daytime and 8 at night is
more than enough.
LAW OFFICES OF
FerJuson Burde11
29 FLOOR, ONE UNION SQUARE
Seallle,Washingion 98101
TELEPHONE (206) 622 -1 7 1 I
TELECOPIER (206) 682 -6078
TELEX 32 0382
November 16, 1982
Mr. Daniel Woo
Attorney at Law
LeSourd, Patten, Fleming, Hartung
Emory
3900 Seattle -First National Bank Building
Seattle, Washington 98154
Dear Mr. Woo:
The undersigned represents Akiko Shimatsu, Trustee, Kiyoto
and Nancy K. Mikami, husband and wife, and Takumi Mikami and Yoshie
Mikami, husband and wife, who are named as "Owners" under the
Property Use and Development Agreement from the Owners and Hayden
Island, Inc. to the City of Tukwila, a municipal corporation.
Please be advised that the Owners understand that the
Cottingham Transportation Engineering Traffic Analysis, dated
August 11, 1982, is a part of Exhibit 4 to said Property Use and
Development Agreement.
WDS:mh
Re: Shimatsu: Hayden Island; Center Place
cc: Akiko Shimatsu
Robert Schofield
Charles Blumenfeld
Exhibit 4 Continued
WM.H FERGUSON JAMES E. HURT
CHARLES S. BURDELL (1973) WILLIAM D. STITES
WM. WESSELHOEFT BRUCE P. BABBITT
DONALD M. L. DAVIDSON E. P. SWAIN, JR.
EDWARD HILPERT,JR. CHRISTOPHER KANE
THOMAS J. GREENAN HENRY C.JAMESON
HENRY W. DEAN SCOTT 8.028066E
WILLIAM B. MOORE
C. DAVID SHEPPARD DAVID N. LOMBARD
W. J.THOMAS FERGUSON ANDREW L. SYMONS
Very truly yours,
FERGUSON BURDELL
By: William D. Stites
MICHAEL MCCORMACK
SHAWN OTOROWSKI
PH I LLI P S. MILLER
GREGORY S. PETRIE
DAVID R.LORD
ANDREW D. GILL
DENNIS J. DUNPHY
ARNOLD R. HEDEEN
THOMAS H.WOLFENDALE
ANNE D_ VOE LAWLER
LAW OFFICES
BOGLE GATES
A PARTNERSHIP INCLUDLXG PROFESSIONAL CORPORATIONS
ROBERT VI. GRAHAM, P.S. JAMES F. TUNE
CHARLES F. OSBORN. P.S.
J. TYLER HULL P.S.
ARTHUR G. 095595. P.S.
'RONALD M S.ELL. SY. P.S-
R C-H A D C. ELE, P. P.S
IR 3 S. SPRAGUE. P.S.
1(11.4 L TRE(GER, P.S.
PAVE W. STBLRE, P.S.
ROBERT J. T
A STEWA.RT
T
DONALD L JOHNSON. P.S.
10011 PAUL :OGLEY, P.S.
ETER D. 67Y 5915. RS.
JOHN NA. I MORRSON, P.S.
JOHN T. ?ER. P.S.
THOMAS J. V -_KEY, P.S.
OOV:A40 G. 10,159 111
JOHN DUST P. SULLIVAN
DUSTIN C. I:.ICRARY
RONALD T. SCONPS
A N ULES, JR., P.S.
DAN P. HUNOA
REFER M. ANDERSON
D IEERT 0. MILLER P.S.
ROBERT D. KAPLAN
DALE B. RAA
R:C
E- HARD A M. P
HA EL COURTNAGE CLINTON. .5.
MICHAEL 5. COURTN
KARL J. EGE
•'CHARLS R. E LNDY
'CHARLES W. BCHARLE B J
THOMAS TLD
JAMESA C. C. GORES
KIMBERLY W. OSESBAUGH, P.5.
JOHN F. GOESPFLUO. 55.
THADDA5 L. ALSTON
•••DOUGLAS A RIGGS
SPA' :O =R HALL JR
ARTHUR C. CLAFLIN
D. MICHAEL YOUNG
JAMES N. REEVES
J. PETER 5HARRO
KELLY P. CORR
501950 C. GRAYSON
ELAINE L SPENCER
GUY P. JA:CHE1505
CHRISTOPHER J- BARRY
WILLIAM E VAN VALKENBERG
RCHARD A MONTGOMERY
PATRKJA H. CHAR
CHRIS ROBERT YOUTZ
HEIEN A HARVEY
WILLIAM F. CRON'.N
LUCY P. 5. ISAKI
DAVID R. MILLEN
ROGER M. TOLBERT
Rt0LA.RD G. WOOD
SUZANNE MILLER KOESTNFR
ELLEN SCH.REIER ALDGVNDER
ROBERT J. THOMAS
SUSAN E. BOYLE
DENNIS G. STENSTROM
SALLY H. SAXON
RX;HARD J. WALLIS
LEWI5 TAYLOR EGAN
RICHARD D. VOGT
DOUGLAS G. MOONEY
ANDREW A GOY
WILLIAM G. CLARK
BRYCE L HOLLAND, JR
LYNN EDELSTEIN DuB
JEFFREY R. MASI
'WASHINGTON STATE AND OISTR(CT OF COLUMBA EARS
"DISTRICT OF COLUMBIA BAR ONLY
ALASKA STATE EAR
ALL OTHERS WASH'(5 0705 STATE BAR ONLY
BRUCE A KUNG
BRADLEY S. KELLER
^EO,VARD L LAMER
ANNE E LACKEY
JAMES H. LOWE
THOMAS SCOTT HODGE
JEFFREY W. L1"i PO
ROBERT H. BLAS
5 UDTH A END555A11
ANNE V. M`CLEIJ AN
GEORGE E. GREER
CELESTE M. NORRIS
ERIK R LIED
11_ED.A GARLINGTON- MATHEWS
DANE G. FTZ- GERALD
JEFFREY A PETERSON
PATRICK S. BRADY
LAURA 155900010 O: ES
RICHARD R. HACK. II
ROBERT A LIPSON
PETER J. MUCKLESTONE
RALPH E 6201 {WELL JR.
W. SCOTT WERT
'CHRISTOPHER L 9008
004 ._e'
^TERRY L LEJTZI1
JOHN A DOUG
STANLEY B. LONG
EDWARD G. D05RIN
FRANK L MECHEM
ORLO B. KELLOGG
THOMAS L. MORROW
ROBERT V. HOLLAND
Daniel Woo, Esq.
LeSourd, Patten, Fleming,
Hartung Emory
3900 Seattle First National Bank Bldg.
Seattle, Washington 98154
Dear Dan:
Re: Hayden Island, Inc. Center Place
cc: Peter Van Dyke
William D. Stites, Esq.
Exhibit 4 Continued
Very truly yours,
BOGLE GATES
Charles R. Blumenfeld
THE BANK OF CALIFORNIA CENTER
SEATTLE, WASHENTGTON 98164
CABLE "BOGLE SEATTLE"
(206) 682 -5151 TELEX 32 -1087
SUITE 725
1575 EYE STREET N.W.
WASHINGTON, D.C. 20005
(202) 628 -0485 TELEX: 89-7410
SUITE 525
900 WEST FIFTH AVENUE
ANCHORAGE, ALASKA 99501
(907) 276-4557
PLEASE REPLY TO SEATTLE OFFICE
FILE NO.: 13873-25278
November 15, 1982
hand delivered
We are writing as attorneys for Hayden Island, Inc.,
for the purpose of advising you that Hayden Island under-
stands that the Cottingham Transportation Engineering Traffic
Analysis, dated August 11, 1982, is a part of Exhibit 4 to
the Property Use and Development Agreement executed by Hayden
Island.
R
+1 4 s
k
111 0
LP
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
Frank Todd, Mayor
TO: Planning Commissioners
FFaD Planning Department Staff
caT 23 August 1982
•UBJEGT: Supplemental Materi al s- Center Place
MEMORANDUM
In to the items pertinent to the proposed cooperative parking
facility for the Center Place retail project which was included with
your staff report, we wish to draw to your attention the availablity
of supporting data supplied by the proponents. Accordingly, we are
transmitting to you copies of the following material which should be
considered on Thursday night along with the staff report:
1) Exhibit A -lst Revision (Revised Parking Lot Layout)
2) Traffic and Parking Analysis- Cottingham Transportation Engrs.
3) Letter of 10 August 1982 from Hayden Island Inc, in support
of cooperative parking and reduced ratios.
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Mr. Brad Collins
Director of Planning
T. City Hall
R Tukwila, WA 98188
COTTINGRAM TRANSPORTATION ENGINEERING
SUITE 701. PLAZA 600 BLDG. 6Th AT SrEWART
SEATTLE. WASHINGTON 98101
(206) 4474977
August 11, 1982
AU G 12 1982
G OF TUKWILA
tNG DEPT
Re: Traffic Analysis Center Place
17001 Southcenter Parkway
Dear Mr. Collins:
The attached traffic analysis focuses on three basic areas of operations,
namely (1) internal circulation including parking, (2) external circulation
as related to Southcenter Parkway, and (3) generation of traffic based on
the tenant use of all buildings in Center Place.
The project analysis from a traffic adequacy view is clearly demonstrated
due in part to the diversity use by tenant business located in the Center.
Traffic conflicts should be greatly diminished when viewed in relation to
the peak -hour of traffic on Southcenter Parkway and compared to the peak
hour of Center Place.
The driveway- configurations also are ideal in providing internal circulation
through two locations and spread along the Parkway over 300' apart. With
the existing center two -way left -turn lane on the Parkway, no changes need
be made in traffic lanes, channelization or signalization to accommodate
existing or Center Place traffic.
The trip generation in this analysis encompasses two separate approaches;
one based on anticipated business attraction-and the other based on maximum
building occupancy for the major tenant" Chuck -E- Cheese and anticipated
business attraction for the remaining tenants. Both approaches show adequacy
for the parking lot to accommodate the demand parking without parking on
the arterial Southcenter Parkway.
The street /driveway volumes in a peak -hour will approach the parking
lot size due ,to turnover rates that include 1 hour to 10 min. parking
durations. The highest peak volume of 300 entering and 250 leaving will be
accommodated in the existing peak -hour flow on the
without
con flicts
or revisions to geometries. This volume approximates per
via two driveways, some left turning and others right- turning. This should
be within the parameters of service level "B" to "C" and not require turn
prohibitions in foreseeable future.
Mr. Brad Collins
August 11, 1982
Page 2
Should further analysis be required, I will respond at your request.
Very truly yours,
COTTING TRANSPORTATION ENGINEERING/
Kenneth E. Cottingham, P.E.
Transportation Engineer
KEC ce
Enclosed: Traffic Analysis of Center Place
DESCRIPTION OF PROJECT
Center Place Shopping Center is located in the city of Tukwila on Southcenter
Parkway, west side, and immediately north of the present Wendy's hamburgers.
Directly across the street is the Red Robin restaurant as well as a diesel
engine and truck repair facility known as Emerson.
The site for Center Place envisions Building A and Building B. The square
footage of the various businesses to be located in the two buildings which are
connected with a common parking lot is as follows:
Tenant
Chuck -E- Cheese 14,890
Medical Clinic 3,430
Organs and Pianos 2,695
Retail Unleased 1,015
Bedspreads 1,300
Hallmark Cards 5,600
Taco Time 2,710
Haagen -Dazs Ice Cream Shoppe 1,300
One -Hour Photo 1,750
Computer Shop 2,800
Sears Business Machines 3,150
Materntiy 1,190
Dry Cleaning 1,260
Donuts 1,400
TOTAL
TRAFFIC ANALYSIS
OF
CENTER PLACE TUKWILA
INCLUDING
CHUCK -E- CHEESE PIZZA TIMiE THEATRE
-1-
Gross SQ. Ft.
44,890 SF
As can be seen from the above tabulation square footage, the Chuck -E- Cheese
tenant, at approximately one -third of the square feet of the total Building A
plus Building B, will be the largest single tenant. The enclosed aerial photos
which were taken at the site while under construction on Sunday, July 25, 1982
show the proximity of the buildings to the Southcenter Parkway and other
existing businesses.
As of this writing, the second week in August, 1982, the parking stalls that
will be available for the total Center Place Shopping Center are 224. The
DESCRIPTION OF PROJECT Continued
building occupancy level, as determined by the Tukwila Fire Department, has
been determined by the Fire Marshall to be 652 for the Chuck -E- Cheese establish-
ment. This breaks out to 360 for the dining room (at 5411 square feet), 247
for the gaming room (at 3704 square feet), 12 for the kitchen (at 25-66 square
feet)_, and 33 for miscellaneous services, (at 3298 square feet).
Based on the above distribution of square footage usage for all tenants, it
then became necessary to analyze total Center Place Shopping Center as to its
adequacy to provide parking during a peak- weekly situation., which was determined
to be a Friday.
During the course of this traffic analysis of the shopping center, discussions
were completed with various persons who were interested in the project, both
from the developer and the City of Tukwila. Among those were Mr. Brad Collins,
Director of Planning for the City of Tukwila, Mr. Mark Caughey, Assistant
Planner for the City of Tukwila, Mr. Byron Sneva, Director of Public Works
for the City-of Tukwila, Mr. Doug Gibbs, Acting Fire Marshall for the City of
Tukwila, Mr. P. L. Phelan of the Tukwila Police Department, Mr. Peter Van Dyke,
Vice President of Hayden Island,
Schofield of Coldwell Banker, Tuk
Chuck -E- Cheese, Mr. William P. MI
Construction, and Carl Prothman,
Department.
Inc. of Portland,
wila,
Mr. Frank N.
lier, Construction
Technician in the
was gathered and in particular
Oregon, Mr. Robert H.
Jones, President of
Manager for Island
Tukwila Public Works
It was through the conferences and discussions with these persons that suffi-
cient data was gathered for the' proposed Chuck -E- Cheese establishment in Tukwila.
Additional information, based on the Federal Way and the Lynnwood Chuck -E- Cheese
at the
stores, that are now in operation,
Lynnwood establishment. Peak -hour times, total parking, building occupancy,
and the general attraction and generation of traffic, was studied at the
Lynnwood store in -order to determine how these patterns of traffic circulation
would impact the internal and external circulation of the Tukwila proposed
Chuck -E- Cheese and Center Place Shopping Center.
-2-
GENERATION OF TRAFFIC VOLUMES
In order to properly assess the impact of the parking lot to the buildings,
the hourly usage (and therefore accumulation of parking requirements), as
related to the hour of peak traffic on the serving Southcenter Parkway, was
necessary to estimate traffic volumes based on ultimate use by each tenant.
Therefore, a distribution of parking demand by hour of a peak Friday was made,
based partly on code requirements, partly on actual observations of similar
establishments during peak customer volumes, and partly from recognized
standards of generation of traffic by ITE. The following break -out of hourly
parking stalls as related to each tenant is based on this procedure and shown
on the following page. Of particular note would be those hours from 4 p.m.
to 7 p.m. when the peak shopping center traffic would occur, the peak South
center Parkway traffic would occur, and the same peak for Chuck -E- Cheese occurs.
For the hour ending at 6 p.m., 193 stalls would be required on the peak Friday,
with 121 of these stalls for the one tenant, Chuck -E- .Cheese. The other major
tenant at this time would be Taco Time and with lesser parking requirements
by the other tenants due to the late hour or the type of business.
Based on the 193 utilized stalls as against the available stalls of 224, this
represents an 86% usage for the peak Friday hour. All other times, including
Saturday, would be less usage for the shopping center as a whole, but with
different distribution of accumulated parked vehicles.
From another methodology, relating the figure of 121 for Chuck Cheese and
utilizing the building maximum capacity of 652, indicates at least 5.4 persons
per vehicle overall. In reviewing other establishments, the 5.4 persons per
vehicle does not appear unreasonable for customers, but would be for employees.
Studies made in the Lynnwood area show that customers averaged just under 6
per vehicle, whereas employees were 1 per vehicle minus those "dropped off"
by others.
1 Trip Generation by the Institute of Transportation copyright 1979.
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GENERATION OF TR.n.FFIC VOLUMES Continued
Therefore, using a weighted average based on 6 persons per vehicle for customers,
one person per vehicle for employees, (but subtracting out 10% as "drop- offs
results in a total number of vehicles of 98 customers and 55 employees.
These 153 vehicles, when added to the remaining tenant usage in the center of
72, totals 225 spaces requirement under the "highest number" consideration,
but only using building occupancy of Chuck -E- Cheese, instead of the estimated
.demand for service. This 225 nearly approximates the supplied 224 stalls
and could be considered a cross -check or final check of the adequacy of the
present parking layout, but under a maximum or upper limit basis,
REFERENCES
Traffic Counts March, 1981 by C.T.E.
Traffic Counts May, 1981 by City of Tukwila
Transportation Traffic Engineering Handbook, 2Ed., 1982 by I.T.E.
Wendy's Restaurant Transportation Analysis April, 1981 by C.T.E.