City of SeaTac Zoning Code Appendix

A. Development Agreements.

q Denotes a development agreement that has been finalized.

s Denotes a development agreement that has been authorized by Council resolution, but has not been finalized.

Ref. #	Location	Parcel #	Ord/Res #	Description
q 1	Gateway 17903 29th Ave. S.	101260-0010	Res. 98-008	SeaTac Agreement No. 98-A75; King Co. Recording No. 9809180974
q 2	Hilton 17620 Int’l Blvd.	332304-9170	Res. 98-014	SeaTac Agreement No. 98-A86; King Co. Recording No. 9807290681 Addendum 1; Rec. No. 9810122211 Addendum 2; Rec. No. 9812031920
q 3	Budget 17808 Int’l Blvd.	332304-9199	Res. 98-013	SeaTac Agreement No. 98-A85; King Co. Recording No. 9812292428
q 4	Kilroy 17930 Int’l Blvd.	332304-9001	Res. 98-011	SeaTac Agreement No. 98-A76; King Co. Recording No. 9807131604
s 5	Colacurcio Property 18501 36th Ave. S.	342304-9012	Res. 00-003	Letter of understanding establishing development standards for proposed multi-family development. See text in ordinance. Note: Letter of understanding has not yet been signed by all parties.
s 6	SunReal Development Co. 16253, 16219, 16221, 16223 Int’l Blvd. (and potential additional lots)	940940-0225 940940-0936	Res. 00-009	SeaTac Agreement No. 00-A56; Note: Not yet recorded.
q 7	Equitable Capital Group, Inc. 20055 28th Ave. S.	344500-0060	Res. 01-001	SeaTac Agreement No. 01-A44; Note: Not yet recorded.
s 8	Washington Mutual, Inc. 18501 36th Ave. S.	342304-9012 100360-0120 100340-0075	Res. 01-005	SeaTac Agreement No. 01-A43; Note: Not yet recorded.
s 9	SeaTac Investments, LLC 16200 block of International Blvd.	Various	Res. 01-009	SeaTac Agreement No. _________; Note: Not yet recorded.
q 10	Amendment to Gateway Agreement 17000 and 17100 blocks of International Blvd.	Various	Res. 01-012	SeaTac Agreement No. 98-A75; King Co. Recording No. 2001 060 8001598

B. Property-Specific Standards.

H Denotes property-specific standards or conditions

Ref. #	Location	Parcel #	Ord/Res #	Description
H 1	Ramada – 16701 Int’l Blvd.; 3034 and 3041 S. 167th St.	870960-0015 870960-0020 282304-9076		See memorandum of understanding, King County Recording No. 961231-0925
H 2	Westside – Port-owned properties	Various	Ord. 00-1014   (Supersedes Ord. 98-1002, Ord. 00-1010, Ord. 00-1013)   (Amended by technical corrections, Ord. 00-1022)	Establishes conditions and procedures for rezoning Phase I and Phase II areas of the Westside and the remaining properties within the Westside owned or to be owned by the Port of Seattle to AVO or AVC per Map Exhibits A and B. Exhibits C and D of ordinance contain the complete text of conditions and procedures. EXHIBIT C CONDITIONS AND PROCEDURES FOR CONVERSION OF PROPERTIES TO AVIATION OPERATIONS AND AVIATION COMMERCIAL ZONING PURSUANT TO ORDINANCE NO. 00-1014   Westside-related Zoning Map reclassification specified in Exhibit A, shall be made according to the following conditions and procedures. I. Conditions for Rezoning of Phase I and Phase II Rezoning Areas. A. The Port of Seattle (Port) agrees to implement all of the measures contained in the “Port of Seattle Measures to Buffer Residents from Construction Activities for the Temporary Interchange and Year 2000 Runway Embankment, and Construction Office” (Exhibit D) for all properties in the designated “Phase I Rezoning Areas,” or “Phase II Rezoning Area,” as designated on the attached Map (Exhibit B). Documentation verifying ownership or right of possession and use shall be submitted by the Port to City of SeaTac (City) staff, prior to revision of the City’s Official Zoning Map.
				B. A development agreement or memorandum of understanding is entered into by the City and Port, to be signed by the City Manager and the Director of Airport Operations, that addresses the Port’s commitments specified in Section I.A. of this Exhibit. C. Required procedures have been completed to the satisfaction of the City of SeaTac and the City so indicates in a written finding. II. Conditions for Rezoning of Remaining Properties within the Westside. A. All properties in a given “Westside Acquisition Area,” as designated on the attached Map (Exhibit B), have been acquired by the Port of Seattle (Port). Documentation verifying ownership or right of possession and use shall be submitted by the Port to City staff, prior to revision of the City’s Official Zoning Map. B. The Port agrees to implement the best management practices (BMPs) specified in the FSEIS (Table 5-4-8) and in Attachment D-1 of the ILA. C. In addition, the Port shall at a minimum maintain a 20-foot buffer of existing vegetation and/or six-foot solid fencing on the perimeter of rezoned areas that are: (1) actively under construction or being used for third runway construction purposes, and (2) adjacent to properties that are still occupied and not owned by the Port. The effect of the vegetative buffer and fence shall be to obscure the view of Port-owned land from adjacent non-Port-owned properties. Additional landscaping, fence height, and/or other buffering may be required by the City to accomplish this effect. D. The Port submits the following information to the City: 1. Progress reports at regular intervals on ongoing acquisition activities for the Westside. 2. Progress report at regular intervals on the Port’s activities related to the “Elda Behm Botanical Garden,” as mentioned in Exhibit C, Section 8.3 of the City/Port Interlocal Agreement. 3. Progress report on regular intervals on the Port’s activities related to “Airport Beautification,” as mentioned in Exhibit C, Sections 8.5, 10.1 and 10.2 of the City/Port Interlocal Agreement.
				4. Construction and Earthwork Management Plan for the Westside (per the Airport Master Plan Update FEIS Section 23 (J)) that specifies, at a minimum, the following: a. Anticipated timeline for construction activities, b. Preferred haul routes, c. Hours of operations, and d. Proposed mitigation for specific impacts identified. E. Provisions of the Interlocal Agreement (ILA) and any follow-up agreements are being followed by the Port. F. Required procedures have been completed to the satisfaction of the City of SeaTac and the City so indicates in a written finding. III. Procedures for Initiating Westside Zoning Map Reclassifications. A. The Port shall submit the following to the Department of Planning and Community Development: 1. Documentation verifying the acquisition of properties within either a Phase I Rezoning Area, a Phase II Rezoning Area or Westside Acquisition Area as designated on Exhibit B. 2. All information itemized in Section I.A. and B., or Section II.A., B., C. and D., above. B. Upon receipt of information specified in III.A. above, the City of SeaTac Department of Planning and Community Development shall make a written finding that the specified conditions and procedures have or have not been satisfied. C. If the specified conditions and procedures are determined by the City of SeaTac Department of Planning and Community Development to have been met, that Department shall publish written notice, notify the Port in writing, and amend the Zoning Map for the specified Phase I Rezoning Area or Westside Acquisition Area to be in conformance with the Zoning Map reclassification specified in Exhibit A.
				EXHIBIT D PORT OF SEATTLE MEASURES TO BUFFER RESIDENTS FROM CONSTRUCTION ACTIVITIES FOR THE TEMPORARY INTERCHANGE, YEAR 2000 RUNWAY EMBANKMENT, AND CONSTRUCTION OFFICE General
				1. The Port currently has written agreements that all residents will be out of the Phase I Rezoning Areas by March 23, 2000. For the SR 509 Temporary Interchange project, no construction work will occur until all residents are out of the southern Phase I Rezoning Area and the area needed for construction of the Temporary Interchange’s detention pond. For the Year 2000 Embankment project, no construction work will occur between S. 156th and S. 160th Streets west of 12th Ave. S. and east of Miller Creek until all residents are out of the northern Phase I Rezoning Area. 2. All month-by-month work schedule time frames shown are approximate and may overlap. 3. A water truck and street sweeper will be on standby during all construction hours for dust and dirt control. 4. Construction-related equipment will not operate outside of the work hours discussed below, except for equipment that may be needed for operation and maintenance of storm water facilities. Any such equipment will operate within the City’s nighttime noise limits. Interchange Project
				1. Residential impacts will be minimized by: a. Limiting detention pond and SR 509 drainage crossing work hours to 9:00 a.m. to 6:00 p.m., Monday through Friday. b. Limiting other interchange-related work hours to 7:00 a.m. to 9:00 p.m., Monday through Friday, and 9:00 a.m. to 6:00 p.m., Saturday. c. Construction hauling will not occur on 8th Ave. S.; it will primarily be from the shoulders of SR 509. 8th Ave. S. will be limited to light vehicle access and such access will be limited to the hours of 9:00 a.m. to 6:00 p.m. Monday through Friday.
				2. Approximate work schedules and descriptions are: a. May – Detention Pond Construction – Equipment used will be a small horizontal drill rig, small excavator, a few dump trucks, and a seeding sprayer. A pipe will be bored under SR 509, the pond will be excavated, shaped and seeded. b. June – Wall excavation and drainage – Equipment used will be a large excavator, trucks and delivery trucks. SR 509 striping will be adjusted to shift traffic to allow excavation of shoulder areas. The shoulders will be excavated and drainage pipe will be installed. c. July – Wall/embankment construction – Equipment will be a small excavator, trucks, a small dozer, and delivery trucks. Wall construction will begin and fill will be placed between the wall and SR 509. d. August – Ramp drainage and paving – Equipment will be a backhoe, rollers, trucks and a paving machine. The ramp drainage system will be connected to the previously installed piping. The wall and embankment will then be completed to its final elevation. The ramps will then be paved and striped. e. September – SR 509 Paving and cleanup – Equipment will be an excavator, trucks, roller, and paving machine. Minor excavation along SR 509 will be done to widen the existing shoulders and to connect with the new ramps. The site will be cleaned up and the contractor will demobilize. Year 2000 Third Runway Embankment Project
				1. Residential impacts will be minimized by: a. Limiting work hours to 6:00 a.m. to 10:00 p.m., Monday through Saturday. b. Minimizing hauling on 12thAve. S. until properties directly impacted are vacated. c. Postponing the construction on 12th Ave. S. until properties directly impacted are vacated. d. Keeping truck frequency at or below levels per City-issued haul permits. e. Within 500 feet of an occupied residence, clearing and grubbing will be limited to the hours of 9:00 a.m. to 6:00 p.m., Monday through Saturday.
				2. Approximate work schedules and descriptions are: a. March/November – Clearing and grubbing – Equipment used will be chain saws, wood grinders, and trucks to haul the debris away. Trees and underbrush would be cleared and hauled away. b. May – TESC/Detention Pond construction – Equipment used will be an excavator and a few trucks. A pond will be dug, graded, and seeded. c. June to November – Embankment construction – Equipment used will be push dozers, rollers, a water truck, an occasional excavator, and haul trucks. About 750,000 cubic yards of fill are proposed to be brought in and placed east and west of 12thAvenue in an area north of S. 160th St. Construction Office Project
				1. Residential impacts will be minimized by: a. Limiting construction work hours to 8:00 a.m. to 5:00 p.m., Monday through Friday. b. Limiting construction truck hauling to 10 round trips per hour. c. Limiting construction hauling to S. 168th St. d. Installing an eight-foot high solid wood fence between the construction site and any adjacent occupied residences. e. Maintaining a 20-foot “no work” buffer of existing vegetation between the construction site and any adjacent occupied residences. In addition, the standards and procedures contained in the “Interim Landscape Design Standards for Sea-Tac International Airport (dated December 6, 1999)” shall be followed. 2. Approximate work schedules and descriptions are: a. July - Temporary Erosion and Sediment Control (TESC) installations including excavation and construction of the TESC pond. Approximately one-half of the dirt excavation and haul will take place during these activities. b. August – Demolition, clear and grub, excavate and grade building site; begin underground utilities installation. Approximately one-half of the remaining excavation and haul will take place during these activities.
				c. September – Complete site excavation and grading; complete underground utilities installation. Remainder of the excavation and haul completed during these activities. d. October - Asphalt concrete paving; hydroseeding; fencing; lighting; begin modular building installation. e. November – Complete modular building installation and outfitting; trailer pier installation; final utility connections. f. December - Move in.
H 2	Westside – Non-port properties	Various	Ord. 00-1003; Map 1   Ord. 00-1056; Map 2	Conditions of zoning change: Uses and development shall be compatible in scale and intensity with adjacent properties to the west in Burien.   A. Type I landscape buffer, at least 10 feet in width, shall be provided along the Des Moines Memorial Drive frontage for Government/Office and Business uses as shown in SMC 15.12.050, and Manufacturing Uses as show in SMC 15.12.070, except Financial Institutions, Professional Office, and Auto Sales (excluding Auto Rental) uses (#082, 090 and 093, respectively), which shall provide a Type III landscape buffer at least 10 feet in width along the Des Moines Memorial Drive frontage. A Type III landscape buffer, at least 10 feet in width, shall be provided along the Des Moines Memorial Drive frontage for Retail/Commercial uses as shown in SMC 15.12.060. All other landscaping shall be in accordance with provisions of Chapter 15.13 SMC. Driveways shall not be allowed within the landscape buffer area, unless, in the opinion of the Director, there is no feasible alternative for providing access. If allowed, driveway width shall be the minimum necessary to provide safe access. B. Building height shall not exceed 45 feet. C. Building façade modulation shall be provided on façades that exceed 60 feet in length and are oriented toward Des Moines Memorial Drive. The following standards shall apply: i. The maximum wall length without modulation shall be 30 feet. ii. The minimum modulation depth shall be three feet. iii. The minimum modulation width shall be eight feet.
				D. Roofline variation shall be provided on rooflines that exceed 60 feet in length and are oriented toward Des Moines Memorial Drive. Roofline variation shall be achieved by using one or more of the following methods: vertical or horizontal offset in ridge line, variation of roof pitch, gables, or any other technique approved by the Director that achieves the intent of this section. The following standards shall apply: i. The maximum roof length without modulation shall be 30 feet. ii. The minimum horizontal or vertical offset shall be three feet. iii. The minimum variation length shall be eight feet. E. Mechanical equipment shall be located as far away as possible from Des Moines Memorial Drive, but not in a front setback or required perimeter landscaping. F. Truck loading spaces, and refuse collection areas shall be located as far away as possible from Des Moines Memorial Drive, but not in a front setback or required perimeter landscaping. G. Shared access points onto Des Moines Memorial Drive are required. The property owner shall record access easements and shared parking agreements between the site and abutting properties. This requirement may be waived or modified if compliance is infeasible or an alternative solution would better meet the goals of providing shared access and minimizing access points onto Des Moines Memorial Drive.
H 3	SunReal Development Co. 16243 Int’l Blvd.	Small portion of: 940940-0225	Ord. 99-1047; Map 4 (Comp Plan)   Ord. 00-1003; Map 3 (Zoning)	Comprehensive Plan change from Park to Commercial High for a small portion of property to “square off” lot, subject to the following conditions precedent: A. Approved lot line adjustment, B. Transfer of title of subject property to SunReal, Inc.   Zoning change from Park to Community Business for a small portion of property to “square off” lot, subject to the following conditions precedent: A. Approved lot line adjustment, B. Transfer of title of subject property to SunReal, Inc.   Note: Applicant has decided not to go forward with the lot line adjustment.
H 4	Lutheran Social Services 4040 S. 188th St.	342304-9058	Ord. 00-1003; Map 4 (Zoning)   Ord. 01-1021	Conditions of zoning change: Uses shall be limited to the following: - Senior housing; day-care; - Social service offices (for administration and programs); - Medical/dental clinic (not to exceed 4,000 s.f.); and - Professional office (not to exceed 500 s.f.).
H 5	Bow Vista Neighborhood S. 186th St., S. 187th St., and S. 188th St., west of 36th Ave. S.	Various	Ord. 00-1056	Zoning change to O/CM (Area A) or O/C/MU (Area B) upon compliance with the following conditions precedent:   A. Area A shall be zoned Office/Commercial Medium (O/CM) and area B shall be zoned Office/Commercial/Mixed Use (O/C/MU) automatically and without further action of the City Council or Hearing Examiner upon compliance with the following conditions precedent to the said change of zoning classification, and approval thereof by the Director of Planning and Community Development pursuant to Subsection B. below: 1. For area A, or for areas A and B together, the owners of at least 66% of the property in said area or areas shall be signatory to a rezone proposal; or 2. For area B, 36thAve. S. between S. 188th St. and the current northern terminus of that street, as shown on Exhibit A, Map #3 is reconstructed as a minor arterial as specified in the City of SeaTac City Center Plan (see Figure 5.1); and 3. A development agreement(s) between the property owner(s) and the City has been adopted. Such development agreement(s) shall include: a. A Master Redevelopment Plan for the entire rezone area (i.e., area A or area B, or areas A and B together, but not any smaller subset of the properties in the said areas); and b. Provisions for an additional landscape buffer of 20 feet of Type I landscaping adjacent to single-family uses; and c. Provision for access to the site(s) only via 36th Ave. S. and/or 32nd Ave. S., unless no practicable alternative exists; and d. Agreement that all properties on a given street shall be purchased by the developer before the City will vacate any portion of that street; and
				e. Provisions for all exterior lighting to be screened or hooded so as not to shine on adjacent single-family residences; and f. Provisions for all deliveries to be prohibited between the hours of 9:00 p.m. and 8:00 a.m. (this condition shall not apply if all adjacent properties are in commercial or multi-family use). B. Upon receipt of all information specified in Subsection A. above, the Director of Planning and Community Development shall make a written finding that the specified conditions and procedures have or have not been satisfied. C. If the specified conditions and procedures are determined by the Director of Planning and Community Development to have been met, that Department shall publish written notice, notify the affected property owner(s), and other parties of record in writing, and amend the Zoning Map for the specified area to be in conformance with the Zoning Map reclassification as specified in Exhibit A, Map # 3. D. Any party aggrieved by the Director’s approval, or lack thereof, pursuant to Subsection B. above, may appeal to the City Hearing Examiner.
H 6	S. 170th St./32nd Ave. S.	Various	Ord. 00-1055; Map 5	Comprehensive Plan Phasing Map change upon compliance with the following conditions precedent:   A. Areas as delineated on Exhibit A, Map #5 shall be eligible for consideration of a rezone to the potential zone specified on the City’s Official Zoning Map when the owners of 66% of the property within any area or areas shall be signatory to a rezone application; and B. A development agreement(s) between the property owner(s) and the City shall be required. Such development agreement(s) shall include: 1. A Master Redevelopment Plan for the entire rezone area (i.e., area 1-A, 1-B, 2-A, or 2-B but not any smaller subset of the properties in the said areas); and 2. Provisions for additional landscape buffer: 20 feet of Type I landscaping adjacent to single-family uses shall be required; and 3. Provisions for access to the site only via an arterial street; and 4. Provisions to limit curb cuts to only one per 500 feet off S. 170th St., or per 250 feet from another street, unless no practicable alternative exists; and 5. Provisions for all exterior lighting to be screened or hooded so as not to shine on adjacent single-family residences; and
				6. Provisions for all deliveries to be prohibited between the hours of 9:00 p.m. and 8:00 a.m. (this condition shall not apply if all adjacent properties are in commercial or multi-family use). C. Upon receipt of all information specified in Subsection A. above, the Director of Planning and Community Development shall make a written finding that the specified conditions and procedures have or have not been satisfied. D. If the specified conditions and procedures are determined by the Director of Planning and Community Development to have been met, the rezone application shall go forward under the City’s zone reclassification (rezone) process. E. The City reserves the authority to rezone any or all of the areas delineated on Exhibit A, Map #5 under a City-initiated zone reclassification process (SMC 16.03.040) independent of the provisions specified in Subsections A. through D. above.
H 7	Gateway Rezone	Various	01-1013 (Vicinity Map)	Zoning change to CB-C or O/CM upon compliance with the following conditions precedent:   1. A Master Redevelopment Plan shall be submitted to and approved by the City for the area of the rezones, prior to the issuance of any grading, construction, or building permits. 2. Access to the rezone areas shall be only via an arterial street, except for those areas with single-family residences. 3. All new exterior lighting shall be screened or hooded so that it will not shine or cause glare on adjacent single-family residences. The height and type of lighting fixtures shall be submitted to and approved by the Department of Planning and Community Development, prior to installation. Light standards shall be no greater than 25 feet in height and all lighting levels shall conform with Crime Prevention Through Environmental Design (CPTED) standards. 4. All commercial deliveries shall be prohibited between the hours of 9:00 p.m. and 8:00 a.m. 5. Any of the rezone properties used as an interim parking lot shall conform with the conditions stated in the Development Agreement between the City and Gateway Development LLC, where applicable.

(Ord. 01-1001)