HomeMy WebLinkAboutCAP 2013-01-28 COMPLETE AGENDA PACKETCity of Tukwila
Community Affairs &
Parks Committee
O Allan Ekberg, Chair
O De'Sean Quinn
O Kate Kruller
AGENDA
Distribution:
A. Ekberg
D. Quinn
K. Kruller
K. Hougardy
D. Robertson
Mayor Haggerton
D. Cline
C. O'Flaherty
S. Kerslake
K. Matej
E. Boykan
K. Stetson
D. Speck
MONDAY, JANUARY 28, 2013 — 5:15 PM
CONFERENCE Room #3 (at east entrance of City Hall)
Item
Recommended Action
Page
1. PRESENTATION(S)
2. BUSINESS AGENDA
a. A Memorandum of Understanding (MOU) for joint
a. Forward to 2/4 Consent
Pg.1
Human Services application and funding program.
Agenda.
Evelyn Boykan, Program Manager
b. An ordinance regarding the Nuisance Code.
b. Forward to 2/11 COW and
Pg.13
Kathy Stetson, Code Enforcement Officer
2/19 Regular Mtg.
c. A proposed Development Agreement for
c. Forward to 2/25 COW Mtg.
Pg.33
223 Andover Park East.
Derek Speck, Economic Development Administrator
3. ANNOUNCEMENTS
4. MISCELLANEOUS
Next Scheduled Meeting: Monday, February 11, 2013
The City of Tukwila strives to accommodate those with disabilities.
Please contact the City Clerk's Office at 206 - 433 -1800 (TukwilaCityClerk @TukwilaWA.gov) for assistance.
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TO:
City of Tukwila
Jim Haggerton, Mayor
INFORMATIONAL MEMORANDUM
Mayor Haggerton
Community Affairs and Parks Committee
FROM: Evie Boykan, Human Services Manager
DATE: January 22, 2013
SUBJECT: Memorandum of Understanding (MOU) for Human Services funding
ISSUE
Beginning in 2010, the North, East, and South King County cities coordinated their efforts to
implement a common online application form for Human Services funding. There is now a need
to formally adopt this coordinated approach using City of Kent as the lead agency.
BACKGROUND
Common applications and common reporting has been implemented between the cities as ways
to create administrative efficiency for both cities and non - profit organizations that are applying
for funds. Initially the cities worked with E -Gov to pilot the common application process. A new
vendor, Western States Arts Federation, was identified as the most cost effective, best content
fit for further development. Historically, the cities had been billed with a subscription cost,
proportionate to the size of their city. This new arrangement will reduce costs further, while
supporting the continued development of coordinated planning, contracting and reporting
activities for non - profits funded by multiple cities.
DISCUSSION
The 19 participating cities are choosing to move this coordinated approach forward to clarify
roles, responsibilities and associated cost. The non - profits that participated in the common
online application last year found it efficient and easy. This efficiency allows the agencies to
spend more time providing the critical human services that we all contract for.
FINANCIAL IMPACT
Tukwila's proposed cost for participating in this subscription is $500 annually. See Exhibit A of
the MOU for the fee schedule. Additional in -kind staff costs center on providing feedback,
taking training, and coaching agencies.
RECOMMENDATION
The Community Affairs and Parks Committee is being asked to forward this item to the
February 4, 2013 Regular Meeting Consent Agenda.
ATTACHMENTS
Memorandum of Understanding
1
2
MEMORANDUM OF UNDERSTANDING BETWEEN
THE CITIES OF KENT, AUBURN, BELLEVUE,
BOTHELL, BURIEN, COVINGTON, DES MOINES,
FEDERAL WAY, ISSAQUAH, KENMORE,
KIRKLAND, MERCER ISLAND, REDMOND,
RENTON, SAMMAMISH, SEATAC, SHORELINE,
TUKWILA, AND WOODINVILE FOR PLANNING,
FUNDING, AND IMPLEMENTATION OF A JOINT
HUMAN SERVICES APPLICATION AND FUNDING
PROGRAM.
THIS MEMORANDUM OF UNDERSTANDING ( "MOU ") is entered into pursuant
to Chapter 39.34 RCW by the Cities of Kent, Auburn, Bellevue, Bothell, Burien,
Covington, Des Moines, Federal Way, Issaquah, Kenmore, Kirkland, Mercer Island,
Redmond, Renton, Sammamish, SeaTac, Shoreline, Tukwila, and Woodinville,
Washington hereinafter referred to as "Cities ", to provide for planning, funding, and
implementation of a joint human services application and funding program.
WHEREAS, the Cities engage in activities which support human service providers in
King County; and
WHEREAS, the Cities wish to make the most efficient use of their resources by
cooperating to provide funding to support human service providers in King County; and
WHEREAS, through the Interlocal Cooperation Act, the Cities have the authority to
engage in cooperative efforts which result in more efficient use of Government resources;
and
NOW THEREFORE, and in consideration of the terms, conditions and performances
made herein, it is agreed as follows:
1. Purpose of MOU: The purpose of this MOU is to facilitate the alliance of the 19
member Cities who independently provide funding to organizations to provide critically
needed human services in their communities, but jointly receive applications for grant
funding through one online grant subscription service and portal. The various human
service programs funded by the member cities include food security, housing and
homelessness prevention, health, mental health, youth services, and others.
2. Joint Participation.
a) Lead City. The City of Kent shall be the designated lead city ( "Lead City ").
The Lead City shall contract directly for and manage the online grants
subscription service with Western States Arts Federation ( "Vendor "). The
other responsibilities of the Lead City are described in Section 4.
3
Online Grant Funding Application MOU
Page 2 of 10
b) Participating City. A Participating City is a City participating in the joint
online funding application portal, who is a party to this MOU, and who is not
a Lead City.
3. Funding Arrangement. The Lead City and each Participating City will jointly
participate in the costs to run the online grants subscription service. The allocation of
costs shall be based on population ranges of each city, as established by population
estimates made by the Office of Financial Management pursuant to RCW 43.62.030. The
initial allocation shall be as described in Exhibit A, attached and incorporated herein.
Any Participating City requesting a change in allocation may only do so by written
amendment to this MOU, in accordance with Section 12. Each Participating City shall
provide its annual financial contribution to the Lead City no later than thirty (30) days
after receiving invoice from the Lead City, pursuant to Section 4(a) below.
4. Responsibilities of Lead City. The Lead City has been designated to act as the
fiscal and administrative agent for the Participating Cities. The responsibilities of the
Lead City shall include the following:
a) Send an invoice to each Participating City by February 15th of each year for
their annual funding participation.
b) Contract with the Vendor, and manage the performance of the online grants
subscription service.
c) For each year after the first year of this agreement, provide a projected
estimate of the annual financial contribution to be made by each of the
Participating Cities no later than September 30th of the preceding calendar
year in which the contribution is to be made.
d) Maintain accounts and records which properly reflect transactions related to
this MOU.
5. Duration. This MOU shall become effective when it is approved by a majority of
the Cities and shall remain in effect through December 31, 2013, with automatic
extensions annually, unless terminated as described in section 6.
6. Termination. Any City may terminate its participation in the MOU without cause
by giving the other Cities a thirty (30) day written notice. The terminating party shall
remain fully responsible for meeting its funding responsibilities and other obligations
established by this MOU through the end of the calendar year in which such notice is
given. If at any time termination of a City results in fewer than ten Cities remaining as
parties to this MOU, then this MOU shall automatically terminate after sixty (60) days
for all remaining Cities, provided that all Cities shall remain fully responsible for funding
responsibilities and other obligations established by this MOU through the end of the
calendar year in which such termination becomes effective.
4
Online Grant Funding Application MOU
Page 3 of 10
7. Notices. Notices to the Cities shall be sent to the following persons:
City
Contact
Auburn
Michael Hursh, Advisor to the Mayor
Bellevue
Joseph Adriano, Human Services Grant Coordinator
Bothell
Lynda Quinn, Sr. Administrative Assistant
Burien
Lori Fleming, Management Analyst
Covington
Victoria Throm, Human Services Analyst
Des Moines
Sue Padden, Senior Center Manager
Federal Way
Jay Bennett, Community Services Manager
Issaquah
Mark Hinthorne, Planning Director
Kenmore
Leslie Harris, Public Information Officer
Kent
Katherin Johnson, Human Services Manager
Kirkland
Sharon Anderson, Human Services Coordinator
Mercer Island
Cynthia Goodwin, Department of Youth and Family
Services Director
Redmond
Brooke Buckingham, Human Services Planner
Renton
Karen Bergsvik, Human Services Manager
Sammamish
Melonie Anderson, City Clerk
SeaTac
Colleen Brandt - Schluter, Human Services Manager
Shoreline
Rob Beem, Community Services Manager
Tukwila
Evie Boykan, Human Services Manager
Woodinville
Zach Schmitz, Management Analyst
8. Indemnification.
Each City agrees to indemnify the other Cities from any claims, damages, losses, and
costs, including, but not limited to, attorney's fees and litigation costs, arising out of
claims by third parties for property damage and bodily injury, including death, caused
solely by the negligence or willful misconduct of such City, the City's employees,
affiliated corporations, officers, and lower tier subcontractors in connection with this
MOU.
Each City hereby waives its immunity under Title 51 of the Revised Code of Washington
for claims of any type brought by any City agent or employee against the other Cities.
This waiver is specifically negotiated by the parties and a portion of the City's payment
hereunder is expressly made the consideration for this waiver.
9. Insurance. Each City shall procure and maintain in full force throughout the
duration of the MOU comprehensive general liability insurance with a minimum
coverage of $1,000,000.00 per occurrence /aggregate for personal injury and property
damage. In the event that a City is a member of a pool of self - insured cities, the City
shall provide proof of such membership in lieu of the insurance requirement above. Such
5
Online Grant Funding Application MOU
Page 4 of 10
self insurance shall provide coverage equal to or greater that required of non -self
insurance pool member Cities.
10. Oversight Committee. This MOU shall be managed by an Oversight Committee
made up of six City representatives, as follows: one each from three member Cities from
South King County, and one each from three member Cities in East King County, to be
designated by the Lead City. The representative of each City shall be that person
designated in section 7 of this MOU. The Oversight Committee shall meet at least
annually to discuss the terms of the MOU and request any changes to the services
provided pursuant to the MOU.
11. Applicable Law; Venue; Attorney's Fees. This MOU shall be governed by and
construed in accordance with the laws of the State of Washington. In the event any suit,
arbitration, or other proceeding is instituted to enforce any term of this MOU, the parties
specifically understand and agree that venue shall be exclusively in King County,
Washington. The prevailing party in any such action shall be entitled to its attorney's fees
and costs of suit.
12. Amendments. This MOU may be amended, altered, changed or extended in any
manner by the mutual written consent of all member Cities.
13. Counterparts. This document may be executed by facsimile or electronic mail in
any number of current parts and signature pages hereof with the same effect as if all
parties had all signed the same document. All counterparts, each one which shall be
considered an original, together constitute one and the same instrument.
IN WITNESS WHEREOF, the undersigned have entered into this MOU as of this
day of , 2013.
Online Grant Funding Application MOU
Page 5 of 10
CITY OF AUBURN
By:
Title:
Date:
CITY OF BELLEVUE
By:
Title:
Date:
CITY OF BOTHELL
By:
Title:
Date:
CITY OF BURIEN
By:
Title:
Date:
Approved As To Form:
City Attorney
Approved As To Form:
City Attorney
Approved As To Form:
City Attorney
Approved As To Form:
City Attorney
7
Online Grant Funding Application MOU
Page 6 of 10
CITY OF COVINGTON
By:
Title:
Date:
CITY OF DES MOINES
By:
Title:
Date:
CITY OF FEDERAL WAY
By:
Title:
Date:
CITY OF ISSAQUAH
By:
Title:
Date:
8
Approved As To Form:
City Attorney
Approved As To Form:
City Attorney
Approved As To Form:
City Attorney
Approved As To Form:
City Attorney
Online Grant Funding Application MOU
Page 7 of 10
CITY OF KENMORE
By:
Title:
Date:
CITY OF KENT
By:
Title:
Date:
CITY OF KIRKLAND
By:
Title:
Date:
CITY OF MERCER ISLAND
By:
Title:
Date:
Approved As To Form:
City Attorney
Approved As To Form:
City Attorney
Approved As To Form:
City Attorney
Approved As To Form:
City Attorney
9
Online Grant Funding Application MOU
Page 8 of 10
CITY OF REDMOND
By:
Title:
Date:
CITY OF RENTON
By:
Title:
Date:
CITY OF SAMMAMISH
By:
Title:
Date:
CITY OF SEATAC
By:
Title:
Date:
10
Approved As To Form:
City Attorney
Approved As To Form:
City Attorney
Approved As To Form:
City Attorney
Approved As To Form:
City Attorney
Online Grant Funding Application MOU
Page 9 of 10
CITY OF SHORELINE
By:
Title:
Date:
CITY OF TUKWILA
By:
Title:
Date:
CITY OF WOODINVILLE
By:
Title:
Date:
P: \Civil \Files \Open Files \0733 -12 Human Services \19CityOnlineGrantMOU DAG Final.doc
Approved As To Form:
City Attorney
Approved As To Form:
City Attorney
Approved As To Form:
City Attorney
11
Online Gran Funding Application MOU
Page 10 of 10
Exhibit A
Fee Schedule
City
2013 Fee
Population
Auburn
S750.00
63'390
Bellevue
$1,000.00
1,600
Bothell
$500.00
� 17,280
Burien
$500.00
47,7](
Covington
$500.00
17,700
Des Moines
B500.00
29,700
Federal Way
S750.00
89,460
Issaquah
S500.00
31'150
Kenmore
$500.00
21/020
Kent
$1,000.00
119/100
Kirkland
$750.00
81'480
Mercer Island
$500.00
23,154
Redmond
$750.00
55/360
Renton
S1,000.00
'| 93,910
Sammamish
5500.00
47,420
SeaTac
$500.00
27,210
Shoreline
$750.00
53,270
Tukw|||d
S500.00
19,080
Woodinville
B500.00
10,960
$12,250.00
Population
0-50000
50000-90000
90000+
12
Fee
500.00
750.00
$1,000.00
TO:
City of Tukwila
Jim Haggerton, Mayor
INFORMATIONAL MEMORANDUM
Mayor Haggerton
Community Affairs and Parks
FROM: Jack Pace, Director
Department of Community Development
BY: Bob Benedicto, Building Official
Kathy Stetson, Code Enforcement Officer
DATE: January 23, 2013
SUBJECT: An Ordinance to update TMC Chapter 8.28 regarding public nuisances
ISSUE
TMC Chapter 8.28 contains a general statement concerning the declaration of nuisance. In
general, violations of development, land use, licensing, and public health ordinances are
declared to be nuisances. Since certain violations deal with private property rights, it is
important that specific violations are clearly defined in order to support abatement actions.
BACKGROUND
Since 2010, Code Enforcement has been reacting to an increase in vacant nuisance properties
(structures and vacant lots). The process for abatement of these nuisances can take several
months to several years to accomplish. Current language in Chapter 8.28 includes many topics
that are duplicated in the International Property Maintenance Code. Eliminating these
duplications and replacing them with needed definitions will serve to simplify and consequently
expedite the process of abatement.
Unregulated car repair in residential zones and recreational vehicles used as permanent
dwellings outside of a licensed mobile home park are not specifically addressed in Chapter
8.28. Consequently, complaints that are received regarding these activities cannot be pursued
as nuisances.
One chronic complaint involved an automobile repair garage in a residential zone. The
individual operating the business cloaked his activities by registering the twelve to fifteen
vehicles in his name. Our recourse was to issue civil citation(s) to correct violations of parking
requirements and of his yard strewn with car parts. After years of pressure by Code
Enforcement the individual moved from Tukwila.
DISCUSSION
The proposed ordinance is intended to define and regulate three enforcement issues: Vacant
structures, car repair in residential zones and the use of recreation vehicles as permanent
dwellings outside a licensed mobile home park. The most critical is the vacant nuisance
structure and property. This is the seed of urban blight that will destroy neighborhoods if
permitted to continue unabated.
13
14
INFORMATIONAL MEMO
Page 2
FINANCIAL IMPACT
For 2013 and 2014, $50,000 has been budgeted for the abatement of vacant nuisance
structures and property. Abatement will proceed each year as funds allow. The City will
recover the cost of abatement by tax liens or liens against the real property.
RECOMMENDATION
The Council is being asked to consider the ordinance at the February 11, 2013 Committee of
the Whole meeting and subsequent February 18, 2013 Regular meeting.
ATTACHMENTS
I. Ordinance in draft form
II. Photos — Vacant structures of Tukwila.
III. Vacant structure inventory.
W:12013 Info Memos- CouncillNuisanceOrd.doc
DRAFT
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING ORDINANCE NO. 2144
§2, AS CODIFIED AT TUKWILA MUNICIPAL CODE (TMC)
SECTION 8.28.030, TO CLARIFY AND UPDATE THE
NUISANCE CODE AND ITS PROVISIONS; ESTABLISHING
NEW REGULATIONS REGARDING CAR REPAIR IN
RESIDENTIAL ZONES AND RECREATIONAL VEHICLES, TO
BE CODIFIED AT TMC SECTIONS 8.28.060 AND 8.28.070
RESPECTIVELY; PROVIDING FOR SEVERABILITY; AND
ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, it is necessary from time to time to add, revise and redefine the
nuisance code provisions as codified in Tukwila Municipal Code (TMC) Chapter 8.28;
and
WHEREAS, the abatement of nuisances caused by vacant buildings or premises
and the repair and rehabilitation of vacant buildings and premises is in the best interest
of the citizens of Tukwila, and it is the City Council's desire to regulate vacant buildings,
structures and premises to provide for the health, safety and welfare of its citizenry; and
WHEREAS, the current regulations regarding vacant buildings have proven to be
difficult to understand and enforce, and the City Council desires to update and clarify
those regulations; and
WHEREAS, regulations currently exist in the International Property Maintenance
Code, the International Building Code and the International Fire Code that address the
problem of vacant buildings, structures and premises; and
WHEREAS, consolidating code language in a single location in the Tukwila
Municipal Code will facilitate enforcement of these regulations; and
WHEREAS, vacant buildings, structures and premises in general, particularly those
that contain hazardous materials or that are unknowingly occupied, may pose an
extraordinary danger to police officers or firefighters entering the premises during an
emergency; and
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15
WHEREAS, it is in the City's best interest to discourage property owners from
allowing their properties to remain indefinitely vacant and /or in a state of disrepair, and
to provide an incentive for the return of vacant buildings, structures or premises to
productive use; and
WHEREAS, the elimination of neighborhood blight is in the City's best interest; and
WHEREAS, car repair businesses are not a permitted use in residential zones and
major car repair conducted in residential zones is a nuisance for the neighborhood,
causing increased traffic, noise, activity, odors, and improper disposal or storage of
fluids and car parts; and
WHEREAS, the use of recreational vehicles as dwelling units on private property
was formerly regulated in TMC Chapter 5.32, which was repealed by Ordinance No.
2355; and
WHEREAS, the use of recreational vehicles as dwelling units on private property
can pose a threat to public health due to lack of proper sanitary disposal facilities; and
WHEREAS, use of the public right -of -way for long -term storage of recreational
vehicles interferes with the public's use of such right -of -way for short-term parking and
other authorized uses;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. TMC Section 8.28.030 Amended. Ordinance No. 2144 §2, as codified
at Tukwila Municipal Code (TMC) Section 8.28.030, is hereby amended to read as
follows:
8.28.030 Vacant Buildings, Structures and Premises
A. All vacant buildings, structures and premises, and all vacant land, shall be
maintained in a clean, safe, secure and sanitary condition as required by the
International Property Maintenance Code.
B. Definitions. As used in TMC Chapter 8.28, the following definitions shall have
the meanings set forth below:
1. "Abandoned Premises" means buildings, structures and premises for
which an owner cannot be identified or located by dispatch of a certificate of mailing to
the last known or registered address, which persistently or repeatedly becomes
unprotected or unsecured, or which have structural collapse or fire spread to adjacent
properties.
2. "Boarded" means covering of all entry points, including all doors and
windows, with plywood or other materials for the purpose of preventing entry into the
building by persons or animals.
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3. "Chronic Nuisance Building or Premises" means a vacant nuisance building
or vacant nuisance premises that has been abated but is not maintained free from
violations for at least one year following abatement.
4. "Code Official" means the Building Official or designated Code
Enforcement Officer.
5. "IBC" means International Building Code.
6. "IFC" means International Fire Code.
7. "IPMC" means International Property Maintenance Code.
8. "Vacant Building" means a building or structure that has not been occupied
for over 30 days.
"Vacant Building" Defined
Definition: The Code Enforcement Officials or Building Official (othcrwico
9. "Vacant Nuisance Building" means a building, structure or portion thereof
that is vacant and exists with any one or more of the following conditions:
a. Unoccupicd and unsecured;
a. Unsecured against entry;
b. Unoccupied, unsecured and so Old, dilapidated or has become so out
of repair as to be dangerous, unsafe, and unsanitary or otherwise unfit for human
habitation or occupancy;
c. Condemned by the Code Official;
c. Unoccupied and secured by boarding or other similar m ans;
d. Unoccupied and a dangerous structure;
c. Unoccupicd and condemned by the Building Official;
f. Unoccupied and has multiple code violations;
alleged unlawful activity within the previous 12 months;
# d. Unoccupied Vacant for over 180 30 days, during which time the Code
Officials have has issued an order to correct the public nuisance violations and those
violations have not been corrected;
e. Not monitored and maintained in accordance with the IPMC;
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f. Incomplete construction whereby the building permit has expired and
the construction project has been abandoned for more than 30 days;
g. An abandoned premises as defined in this section.
i. Unoccupied for over two years.
10. "Vacant Nuisance Premises" means the exterior premises of a vacant
building, or vacant and that harbors junk vehicles, accumulation of rubbish or garbage,
overgrown weeds, noxious weeds, unmaintained plant material and landscaping, or
other violation of the IPMC for over 30 days, during which time the Code Official has
issued an order to correct the public nuisance violations and those violations have not
been corrected.
C. Authority to Inspect. Whenever the Code Official has reason to believe that a
premise or a building is vacant, the Code Official may inspect the premises and /or the
building and surrounding premises.
D. Declaration of Nuisance. Abandoned premises, chronic nuisance buildings or
premises, vacant nuisance buildings, and vacant nuisance properties are found and
declared to be public nuisances.
2. Exceptions: Vacant buildings which are undergoing construction,
codes and regulations, and for which construction, renovation or rehabilitation is
proceeding diligently to completion. New buildings and those buildings undergoing
3. Inspection: Whenever the Code Official has reason to believe that a
upon which the building is located, stating the violations and required corrections, and
shall provide a timeframe to comply.
4. Plan of Action: The exception requirements listed in exceptions may be
•
- • _. e.
or real property upon which the building is located is in violation of this Section, an
owner may submit a written Plan of Action for the Building Official to review and
approve if found acceptable. A Plan of Action may allow:
a. Extended boarding of openings;
b. Extended use of temporary security fencing;
c. Extended time before the demolition of a building is required; or
d. For substandard conditions to exist for a specific period of time, provided
the building is secured in an approved manner.
When considering a Plan of Action, the Building Official shall take into consideration
the magnitude of the violation(s) and the impact to the neighborhood and public.
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B. APPEARANCE: Vacant buildings shall, in the opinion of the Code Official,
appoar to be occupied, or appear able to be occupied with little or no repairs.
resist intrusion. All doors and windows must remain locked. There shall be at I ast one
D. SECURITY FENCES: Temporary construction fencing shall not be used as a
or remodeling the structure, temporary construction fencing may be used for a
maximum period of 30 days from the date the building becomes unoccupied or vacant.
E. WEATHER PROTECTION: The exterior roofing and siding shall be maintained
- - • , e • - - - - e - ' ::-• k.i - • - - • - e - -
F. FIRE SAFETY:
1. Fire protection systems: All fire suppression and alarms systems shall be
maintained in a working condition and inspected as required by the Tukwila Fire
Department
2. Flammable liquids: No vacant building or premises or portion thereof shall
be used for the storage of flammable liquids or other materials that - constitute a safety or
fire hazard.
3. Combustible materials: All debris, combustible materials, litter and
garbage shall be removed from vacant buildings, their accessory buildings and
The building and premises shall be maintained free from such
items.
4. Fire inspections: Periodic fire inspections may be required at intervals set
forth by the Fire Chief or his designee.
G. TERMINATION OF UTILITIES:
1. Termination: The Code Official may, by written notice to the owner and to
the appropriate water, electricity or gas utility, request that water, electricity or gas
2. Restoration of service: If water, electricity or gas service has been
written notification is given by the Code Official that service may be restored.
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H. ABATEMENT" As determined by the Code Official, a vacant building is
declared to be ance as set forth in 18.28.010B. The Code Official is hereby
authorized to summarily abate the violation by closing the building to unauthorized
-
I. UNSAFE BUILDINGS AND EQUIPMENT: Any vacant building declared
Section 110.
E. Enforcement.
1. Enforcement of this section shall be in accordance with TMC Chapter 8.45.
2. The owner of an abandoned premise, vacant nuisance building, or vacant
nuisance premises, shall be subject to the penalties set forth in TMC Chapter 8.45.
3. Should a Violation Notice and Order be issued pursuant to TMC Chapter
8.45 and if compliance has not been achieved within 30 days from the date of the
Violation Notice, the Code Official may proceed with abatement of the nuisance in
accordance with TMC Section 8.45.105. The costs of such abatement, including any
unpaid penalties, shall be recovered through a lien against the property.
4. Owners of chronic nuisance buildings or premises shall immediately and
without notice be cited with penalties in accordance with TMC Section 8.45.100.
Section 2. Regulations Established. TMC Section 8.28.060, "Car Repair in
Residential Zones," is hereby established to read as follows:
8.28.060 Car Repair in Residential Zones
A. "Minor Car Repair" is defined as adding or replacing oil or other fluids and the
exchange of minor car parts, such as tires, batteries, belts and the like.
B. Minor car repair in residential zones is permitted as long as all of the following
conditions are met:
1. All work is conducted by the vehicle owner.
2. All work is conducted inside a garage at the vehicle owner's residence.
C. Replacement of major components such as engines, transmissions or the like
is prohibited.
D. Major body work or painting is prohibited.
Section 3. Regulations Established. TMC Section 8.28.070, "Recreational
Vehicles," is hereby established to read as follows:
8.28.070 Recreational Vehicles
A. Definitions:
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1. "Recreational Vehicle" means travel trailer, motorhome, or the like used for
temporary accommodations while traveling. Recreational vehicles also include boats,
personal watercraft, snowmobiles and the like.
2. "Occupied as a dwelling unit" means used for sleeping, cooking, eating or
bathing for longer than two weeks in any six month period.
B. Recreational vehicles may not be occupied as a dwelling unit in any zone,
except when parked in a licensed mobile home park.
C. Recreational vehicles may be stored on private property on improved surfaces
as specified in TMC Chapter 8.25.
D. It is unlawful to park or store recreational vehicles on the public right -of -way
except when actively loading or unloading.
Section 4. Corrections by City Clerk or Code Reviser. Upon approval of the
City Attorney, the City Clerk and the code reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to
other local, state or federal laws, codes, rules, or regulations; or ordinance numbering
and section /subsection numbering.
Section 5. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to be
invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 6. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2013.
ATTEST /AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Shelley M. Kerslake, City Attorney
W: Word Processing \Ordinances \Nuisance Code updated 1 -18 -13
KS:bjs
Jim Haggerton, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Page 7 of 7
21
22
Vacant Structures of Tukwila
15010 MacAdam Road S.
4651 S 146th Street
ATTACHMENT 11
13217 40th Ave. S.
5155 S. 160th Street
15026 42 "`t Ave S.
23
24
ATTACHMENT 111
Vacant Structures
C
Status
Attractive nuisance.
Problem Property
Owner walked away.
Property has become a
dumping site for
neighborhood. Possible
squatters.
a) 1a)
U T U T
N N N N
7 O c O
c a c a`
>E '?E
E a m
o 2
¢a !¢a
03 -23 -12 Property cleaned
up. Repeat offender
05 -23 -11 Property
cleaned up.
Property owner has fenced
off the property.
0i
H
m
E
Co
Police and
citizen
complaints
Police, fire
and citizen
complaints
Citizen
complaint
N N
76! N
N Z-: ' N E
U 0, 0 0
Citizen
Complaints
Citizen
Complaints
Citizen
Complaints
Citizen
Complaints
and Police
Calls
a
Comments
Recent Foreclosure.
Structure destroyed by Fire.
No one taking responsibility
Unable to locate property
owner.
2006 Remodeling &
relocating home onto
foundation. All permits
expired.
Across from High School.
Unable to locate property
owner
Church is trying to sell
property
O
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Property Address
11854 42nd Ave S.
15010 MacAdam Road S.
5155 S. 160th Street
4033 S. 128th Street
11837 44th Ave S.
15436 42th Ave S.
0
Owner from KC taxes
Gaskill, Herbert
(Deceased)
Dempere, Jackie
Lentz, Michael
San Sung Pres.Church
0]
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RFA10 -284
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RFA10 -230
RFA10 -307
RFA09 -457
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25
Vacant Structures
ATTACHMENT 111
Page 2 of 7
1- Unoccupied maintained, 2- Unoccupied not maintained
3- Unoccupied derelict
RFA08 -292
Rahinan, Peter
6427 S. 143rd Street
x
x
R
Derelict Structure is secured
Citizen
Complaints
and Police
Calls
06 -19 -12 Property has
been cleaned up.
13
14
1
3
RFA09 -353
Rivers, Effie ( Deceased)
10834 48th Ave S.
X
X
R
Citizen
Complaints
and Police
Calls
RFA09 -345
Wu, Wen
15026 42nd Ave S.
(0042000247)
X
X
X
R
X
X
X
On Busy right -of -way.
Moved unfinished home to
property and never finished
building it. All permits
expired.
Citizen
Complaints
10 -12 -12 Owner has
signed a voluntary
correction agreement
with the following three
conditions: 1) Secure
the structure, remove
the debris, disconnect all
utilities, clear the
overgrowth and call for
inspection not later than
11/12/12; 2) Repair the
exterior such that it
appears to be occupied,
including siding, window
glazing, and landscape
maintenance not later
than 11/12/13; and, 3)
Complete the interior
repairs not later than
11/12/14. Boarding has
been completed.
15
1
RFA10 -381
Cheung, Lai, Chiu
4245 S. 148th S.
x
X
R
R
Citizen
Complaints
04 -20 -12 Overgrowth
cutback. Repeat offender
16
3
RFA10 -400
Corniel, Jessica
13802 37th Ave S.
X
X
X
X
Basement under water.
Unable to locate property
owner.
Citizen
Complaints
Attractive nuisance
Problem property
Page 2 of 7
1- Unoccupied maintained, 2- Unoccupied not maintained
3- Unoccupied derelict
ATTACHMENT 111
Vacant Structures
a
27
Attractive nuisance
Problem Property
Attractive nuisance.
Problem Property.
Overgrowth cutback
•
January 2013 - Property
being worked on.
Attractive nuisance
Problem Property
Problem Property.
Someone working on
the overgrowth.
Citizen
Complaints
and Police
Citizen
Complaints
Citizen
Complaints
d
Structure was being
remodeled without permits.
All work ceased January
2010. Unable to locate
responsible party.
Structure is deteriorating.
PL10 -062 Development
agmt for 12,500 sq. ft mixed
use bldg. NCC Zoning
Dead end road, Property
owner out of state.
Unable to locate property
owner
12909 E. Marginal Way S.
RFA10 -032
- RFA10-
245
RFA10 -378
RFA11 -310
ATTACHMENT 111
Vacant Structures
28
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on.
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Citizen
complaint
Citizen
complaint
Citizen
complaint
c c
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Citizen
complaint
Citizen
complaint
Citizen
complaint
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Entire structure rebuilt
without Permits.
Recent Sale
1Two vacant trailers on
property.
O) 6)' O
4059 S. 158th Street
5005 S 114th Street
3909 S 117th Street
Baldridge, Robert
Dinh, Luan
Luu Le
McKnight, Ian F
No open
RFA
No open
RFA
No open
RFA
ATTACHMENT 111
Vacant Structures
29
Property cleaned up and
maintained.
01 -11 -12 Garbage
removed.
Overgrowth being cut
back and new gate
being put up.
Structure is being used.
Citizen
complaint
Citizen
complaint and
Police action
Citizen
complaints
Structure is tucked away
behind large trees and
bushes; can not be seen
from right -of -way. Unable to
locate property owner.
New complaint trying to
reach property owner.
Property owner acquired
Demo permit D11 -057
(March 2011) Structure
remains.
Vacant for years. Owner
passed away, family walked
away from property. BAC
Field Services maintaining
front yard.
Recent new owners.
Bank now owns property
Prior tenants were hoarders,
tenants were evicted and
property owner working on
removing all rubbish.
Someone working on
property.
Accessory structure was in
fire years ago, never
demolished or repaired.
Owner died 2 years ago,
Property being cleaned up
slowly.
II
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X
X
X
X
X X,
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13741 Macadam Road S.
5210 S. 142nd Street
12221 44th Ave S.
4462 S. 150th Street
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2 RFA12 -143
1 RFA11 -106
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29
ATTACHMENT 111
Vacant Structures
New property owner
Property being
maintained.
d
Citizen
,complaints
Owners walked away from
property, Stopped paying
Mortgage but was still
renting out property. 06 -18-
12 CEO found tenants gone
and structure vacant.
Property being maintained.
Property being maintained.
Property being maintained.
4260 S. 148th Street
4454 S. 158th Street
Sergio, Salinas
Flagstar Bank, FSB
Veeny, Van
Rivera, Romeo E.
Albrecht, Leanna
Wallin, James G
No open
RFA
No open
RFA
No open
RFA
No open
RFA
1No open
RFA
No open
RFA
No open
RFA
No open
RFA
ATTACHMENT 111
Vacant Structures
Property being
maintained
Property being
maintained
Property being
maintained
Property being
maintained
Property being
maintained
14800 46th Ave S.
US Bank National
Association
No open
32
TO:
City of Tukwila
Jim Haggerton, Mayor
INFORMATIONAL MEMORANDUM
Mayor Haggerton
Community Affairs and Parks Committee
FROM: Derek Speck, Economic Development Administrator
DATE: January 23, 2013
SUBJECT: 223 Andover Park East Proposed Development Agreement
ISSUE
The owner of 223 Andover Park East (the former Circuit City site) has asked the City for
permission to construct a building that would exceed some current zoning limits at that site.
BACKGROUND
In 2010, Omar and Christine Lee, as the managing members of South Center WA LLC,
purchased the property at 223 Andover Park East, which was the former Circuit City site. Since
that time the owners have conducted preliminary feasibility analysis to redevelop the site. Their
current concept is to construct a pair of attached, seventeen story buildings that would be
almost 180 feet tall and would comprise approximately 170 hotel guest rooms and 280
residential units.
Current zoning at this location does not allow residential units and has a height limit of 115 feet.
The owners would now like to perform additional analysis to determine if this project is
financially feasible. Before they invest the additional funds necessary for the more in -depth
analysis, however, they would like approval of the residential use and additional height. They
are not requesting any other approvals at this time. The project would still go through the City's
regular design review and building permitting processes.
DISCUSSION
The key question for the City is whether we want to encourage this type of development in this
location. This development would be a significant change for the area.
The site is located in the core of the Tukwila Urban Center (TUC), which is between Westfield
Southcenter and the Sounder commuter rail station. The TUC is also known to some people as
Tukwila's Southcenter District. Bringing this many residents into the Southcenter District will be
a significant step toward the area feeling more like a downtown for Tukwila and would have the
effect of adding a new neighborhood and constituency. These would also be the tallest buildings
in Tukwila.
Staff believes this is an excellent project that will serve as a positive catalyst for the City's vision
for future growth in the Southcenter District for the following reasons:
1. Fosters a Neighborhood: This project will be a catalyst to create a pedestrian friendly,
walkable neighborhood in the core of Tukwila's Southcenter District. The people who
33
INFORMATIONAL MEMO
Page 2
would choose to stay or live in this development would do so for the convenient access
to the freeways but also for the convenience of walking to restaurants, entertainment,
shopping, buses, and the commuter rail station.
2. Supports Existing Business: This project's guests and residents will support existing
businesses.
3. Improves City Image: The project will be high quality and will improve the image of
Tukwila's Southcenter District and identity for the entire City.
4. Encourages Residential Development: The project will stimulate additional development
in the Southcenter District's core by serving as an example of the financial feasibility of
residential development.
5. Encourages Apartments in Other Neighborhoods to Improve: The residential units will
encourage the private sector to redevelop or renovate existing apartments in Tukwila by
showing demand for higher quality units and rents that justify new construction.
6. Supports Comprehensive Plan: This site lies within the core of Tukwila's Urban Center
(TUC). The City's Comprehensive Plan has a vision for the TUC to be a "great place for
working, shopping, doing business, living, or playing." One of the noted future features is
"a core area of high quality, walkable retail, entertainment, housing, public spaces, and
employment..." Since this site is located in the TUC core and would add housing that is
walkable to transit, retail, and entertainment, it supports the Comprehensive Plan.
7. Supports Housing Targets: The residential units will help the City meet its housing
targets as required by the State Growth Management Act and as determined through
King County's Countywide Planning Policies.
8. Supports Urban Center Designation: The TUC was designated as one of the region's
urban centers, which are described in the Countywide Planning Policies as areas of
concentrated employment and housing with direct service by high capacity transit. As
such, the TUC earns preferential treatment for transit service and facility improvements.
The housing and employment with this project supports the TUC's urban center
designation.
Southcenter Plan
The City of Tukwila is preparing a plan for the Southcenter District. The Plan will present the
community's vision for the evolution and continued growth of the area for the next 20 years and
will include related changes to zoning and development standards and requirements. Although
the Plan is still in development, it appears that the owners' development proposal is very likely
to fit within the vision of the Plan.
The Tukwila Planning Commission has completed their review of the most recent draft
Southcenter Plan documents and approved the draft documents as presented at their October
25, 2012 meeting. Those documents support residential uses at this site but would set a height
limit of 70 feet. However, it should be noted that the owners secured a major investor just prior
to the Planning Commission's approval and so the height issues inherent in this project were not
fully considered. At the Planning Commission's October 25, 2012 meeting, this project was
W: \Derek \Omar Lee \Council Memo V2.doc
34
INFORMATIONAL MEMO
Page 3
briefly discussed and the Commission indicated strong support. If the Council approves a
development agreement allowing this height at this site, the draft Southcenter Plan documents
can be revised to take this policy into account.
Development Agreement
In order to build to this height and allow residential uses at this site, the City would need to
either change the zoning for the neighborhood or execute a development agreement for that
specific property. Since the City is currently working on the Southcenter Plan it is more
appropriate at this time to execute a development agreement for this site. A development
agreement would require the Council to hold a public hearing and approve the agreement by
ordinance.
Staff recommends the basic terms of the agreement to be as follows:
1. The City would grant the current owners the right to construct buildings on the Circuit
City parcel up to 180 feet for up to 50% of the lot area. The remainder of the lot would
have height limits as determined by the zoning in effect at the time that a complete
design review application is submitted.
2. The City would grant the owners the right to include up to 300 residential housing units.
3. The owners must submit a complete building permit application to the City before the
end of 2015. Otherwise, these rights expire. Once a complete building permit
application is accepted by the City, the vesting rights apply as under State law.
4. The residential housing units must be platted as condos and the water intrusion system
must meet the state's laws as required for condos.
This agreement would provide the owners almost three years to complete the financial
feasibility, complete environmental analysis, secure hotel agreements, arrange financing,
complete design review, and create construction documents for building permit submittal.
This agreement would not change any other governing regulations. The rest of the zoning
codes, building codes, and other development standards would be applied as for any other
project. This agreement would not change any fees related to the project. In the future the
owners may request the City waive, amend, or defer fees but that would be a future decision for
the City Council.
Staff is seeking feedback from the Committee on proposed terms. If the Committee is
interested in this proposal, then staff will prepare a draft development agreement and ordinance
for Council approval. Staff would like the Council to hold a public hearing at the Committee of
the Whole meeting on March 11 and schedule a vote for the Regular meeting on March 18.
Official notice for the public hearing would be published on February 25.
The Committee could reconsider this item with the draft agreement and ordinance at its meeting
on February 25 and then decide whether to forward the item to the full Council. However, staff
recommends the Committee forward this item to the full Council's Committee of the Whole
meeting on February 25. That would enable the full council to have extra time to review and
discuss the draft agreement and ordinance.
W: \Derek \Omar Lee \Council Memo V2.doc
35
INFORMATIONAL MEMO
Page 4
FINANCIAL IMPACT
There is no additional budget requested for this item. If this project gets developed as
proposed, it would generate additional sales and property taxes and fees and additional
requests for public service.
RECOMMENDATION
The Council is being asked to consider this item at the February 25, 2013 Committee of the
Whole meeting, hold a public hearing at the March 11, 2013 Committee of the Whole meeting,
and take action at the March 18, 2013 Regular Meeting.
ATTACHMENTS
Letter from Omar Lee dated January 17, 2013
Conceptual sketches from Mulvanny G2 dated January 23, 2013
Mass and scale sketches dated December 2012
W: \Derek \Omar Lee \Council Memo V2.doc
36
South Center WA, LLC
18230 East Valley Highway Suite 195 Washington 98032
Telephone (425) 251 -1600 Facsimile (425) 251 -1900
January 17, 2013
Mayor Haggerton,
We have enjoyed working with you and your staff on the future development of our
property located at 223 Andover Park East, which was formerly a Circuit City store. We
purchased this property in October of 2010, because we like the location and believe in the future
of Tukwila's Central Business District (CBD).
At our first meeting in late 2010, you and your staff shared your vision for Tukwila's
CBD. This meeting inspired us to seriously consider building a pair of seventeen -story towers
consisting of apartments and a luxury hotel. To date, we have made a significant investment into
evaluating the financial feasibility of this project. However, before taking the next step with the
development, we must have certainty regarding the allowable building height. The current
zoning height limit is 115 feet. This development project requires up to 180 feet excluding
mechanical appendages. We respectfully submit that requesting the City grant us a variance in
the form of a development agreement.
Although the project will change as our plans develop due to lender /investor
requirements and market demand, our current concept is to include 171 hotel rooms and 282
residential units. We will also include some retail and restaurant space on the ground floor.
We believe this project is a great opportunity for the City of Tukwila, as it will set the
stage for additional developments in the CBD. This project will create many jobs and attract
more customers to local businesses. Furthermore, it will improve Tukwila's image by
demonstrating its status as a desirable location for large development projects and pro - growth
attitude.
Our investors and we have a strong track record for developing quality projects (please
see a copy of my resume attached hereto). We have developed many retail and commercial
properties, office buildings, apartment complexes and shopping malls. Our nearest project is only
a few miles away at the Great Wall Shopping Mall in Kent. We transformed what used to be an
abandoned hardware store into a thriving Asian shopping mall that provides hundreds of jobs and
37
is now used as a central location for food, entertainment and shopping. We look forward to
performing a similar transformation with this currently abandoned Circuit City building.
We are very excited to get this project underway and are looking forward to working with
you and your staff. Thank you for your support, time and consideration.
Very Truly Yours,
38
mar . Lee
rrk"�ln�i�alt 1 111 %_
• ..
M U LVA N Y G2
TUKWILA MIXED -USE DEVELOPMENT
39
MULVAN Y G
0
LOADING
LOADING
RESIDENCE INN !'
AMMENITIES
TUKWILA MIXED -USE DEVELOPMENT
South Center WA LLC
GROUND LEVEL PLAN
January 23, 2013'
0
40
80
41
2nd level
LOWER TYPICAL FLOOR PLAN
16TH &17TH LOFT TYPICAL FLOOR PLAN
12TH -15TH TYPICAL FLOOR PLAN
12TH THROUGH'. 17TH
TUKWILA MIXED -USE DEVELOPMENT
43
44
TYPICAL 1 BR UNIT
TYPICAL 2BR UNIT
M U LVA N Y G2
TUKWILA MIXED -USE DEVELOPMENT
typical residential unit plans
TYPICAL 2BR CORNER UNIT
, 0 -
45
typical residential unit plan
TYP. QUEEN BEDROOM W/TUB
46
TYP. KING BEDROOM W /SHOWER
U LVA N Y G2
TUKWILA MIXED -USE DEVELOPMENT
typical hotel rooms
M U LVA N Y G2
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TUKWILA MIXED -USE DEVELOPMENT
47
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TUKWILA MIXED -USE DEVELOPMENT
49
METAL PANEL
RESIDENTIAL
section a-a
MULVANNY G2
Slab Elev
Floor
GBA (sf)
Hotel
Residential
Hotel
Residential
Retail
Total
Guest Rooms
1 Bedroom
2 Bedroom
3 Bedroom
Total Units
0' -0"
14' -0"
30' -0"
39' -4"
48' -8"
58' -0"
67' -4"
76' -8"
86' -0"
95' -4"
104' -8"
Ground Floor Level
2nd Floor Level
3rd Floor Level
4th Floor Level
5th Floor Level
6th Floor Level
7th Floor Level
8th Floor Level
9th Floor Level
10th Floor Level
11th Floor Level
TYPICAL FLOOR
18,400
8,000
3,300
29,700
10,900
6,000
16,900
10,500
14,300
24,800
19
14
3
36
10,500
14,300
24,800
19
14
3
36
10,500
14,300
24,800
19
14
3
36
10,500
14,300
24,800
19
14
3
36
10,500
14,300
24,800
19
14
3
36
10,500
14,300
24,800
19
14
3
36
10,500
14,300
24,800
19
14
3
36
10,500
14,300
24,800
19
14
3
36
10,500
14,300
24,800
19
14
3
36
114' -0"
123' -4"
132' -8"
148' -0"
12th Floor Level
13th Floor Level
14th Floor Level
15th Floor Level
EXECUTIVE
24,800
24,800
25
4
29
24,800
24,800
25
4
29
24,800
24,800
25
4
29
24,800
24,800
25
4
29
151' -4"
160' -8"
170' -0"
16th Floor Level
17th Floor Level
Roof Slab
LL
0
22,500
22,500
13
13
22,500
22,500
226
43
13
Zoning Requirements
Landscape Reqts
Zoning
Building (for non rated)
Provided
Parking Requirements
Setback Requirements
Front
15' -0"
15' -0"
30' -0"
82' -0"
Rear
0
10' -0"
30' -0"
50' -0"
Side
0
10' -0"
30' -0"
39' -0"
Building
Requirements
Occupancy
Slab Elev
Floor
Hotel
Apartments
Zoning
Building
Garage
Ramp
p
115'
Unlimited
Total
Garage Stalls
g
Site Stalls
Total Stalls
Provided
0' -0"
1st Parking Level
40,622
2,875
43,497
141
40
181
10' -0"
2nd Parking Level
40,622
3,575
44,197
136
136
20'-0"
3rd Parking Level
40,622
3,575
44,197
136
136
30' -0"
4th Parking Level
g
40 662
40 662
,
139
139
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Zoning Requirements
Landscape Reqts
Zoning
Building (for non rated)
Provided
Parking Requirements
Setback Requirements
Front
15' -0"
15' -0"
30' -0"
82' -0"
Rear
0
10' -0"
30' -0"
50' -0"
Side
0
10' -0"
30' -0"
39' -0"
Building
Requirements
Occupancy
Construction
Type
Maximum Height
Hotel
Apartments
Zoning
Building
R -1
R -2
I -A
I -A
115'
Unlimited
Retail
4/1000 sf retail
space
Hotel
1 /guest room +
1/20 guest
rooms
1/1 bedroom
apartment
Apartment
2/2 bedroom
apartment
2/3 bedroom
apartment
10% Reduction
Total Stalls
Required
TUKWILA MIXED -USE DEVELOPMENT
South Center WA LLC
AREA AND ZONING SUMMARY
January 23, 2013
REVISED
01
view looking northwest
M U LVA N Y G2
TUKWILA MIXED -USE DEVELOPMENT
view looking west
TUKWILA MIXED -USE DEVELOPMENT
53
54
Mass and Scale Sketches
December 2012
location is circled in photo)
U
existing Circu
View from Conference Room 2 in the 6300 Building
WI, toll
55
56
View from the Tukwila Hill Reservoir (existing Circuit City location is circled)
view looking south along andover park east
Looking west over West Valley Highway and Green River towards the Mall
Images provided by the Department of Community Development. All images are approximate.