HomeMy WebLinkAboutPermit 89-01-V - SOUTH CENTRAL SCHOOL DISTRICT - FOSTER HIGH SCHOOL VARIANCE89-01-v
4242 south 144th street
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foster high school
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August 1, 1989
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City . -, 4 Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
Southcentral School District #406
4640 S. 144th Street
Tukwila, WA 98188
RE: Refund Check No. 3895 for $200.00
Dear Sirs:
Please find enclosed Check No. 3895 in the amount of $200.00
which is a refund of application fees relative to the height
requirement variance granted by the Board of Adjustment for the
additions planned for Foster High School. This refund is per the
Tukwila Zoning Code 18.88.010 Application Fees. "$200.00 is
refundable upon granting of the variance." Variance V -1 -89 was
granted by the Board of Adjustment on 7 -6 -89 and therefore the
refund is herewith enclosed.
Sincerely,
Jack Pace
Senior Planner
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433.1800
Gary L. VanDusen, Mayor
FILE NUMBER: V -1 -89: Foster High School
APPLICANT: South Central School District #406
REQUEST: A 5 -foot variance for the west wing and 15 foot
height variance for the east wing structures of
the proposed Foster High School Complex.
LOCATION: 4242 S. 144th
The Board of Adjustment (BOA) conducted a review of the above
request on July 6, 1989, and approved the request. The BOA
adopted the Findings and Conclusions contained in the staff
report dated June 28, 1989.
The action of the Board of Adjustment in granting a variance,
shall be final and conclusive unless, within ten days from the
date of the Board's action, an applicant or an aggrieved party
makes an application to the Superior Court of King County for a
writ of certiorari, a writ of prohibition, or a writ of mandamus.
NOTDEC
NOTICE OF DECISION
NAME:
TITLE: i / „ j1 h0 • f (PII /020
DATE:
left
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
Discussion ensued on the proposal.
CITY OF TUKWILA
BOARD OF ADJUSTMENT
JULY 6, 1989
The meeting was called to order at 7:25 pm by Chairman Nesheim.
Members present were: Mr. Nesheim, Mr. Goe, Mr. Lockhart, and Mrs. Regel.
Absent: Mrs. Altmayer was excused.
Representing staff were Jack Pace and Joanne Johnson.
APPROVAL OF MINUTES
MR. LOCKHART MOVED AND MRS. REGAL SECONDED A MOTION TO ACCEPT THE MINUTES
OF THE JULY 7, 1988 MEETING AS PRINTED. MOTION WAS UNANIMOUSLY APPROVED.
ELECTION OF OFFICERS
MR. LOCKHART MOVED AND MRS. REGAL SECONDED A MOTION TO RE -ELECT CURT
NESHEIM CHAIRMAN FOR 1989. MOTION WAS UNANIMOUSLY APPROVED.
MR. GOE MOVED AND MRS. REGAL SECONDED A MOTION TO ELECT MR. JAMES LOCKHART
VICE - CHAIRMAN FOR 1989. MOTION WAS UNANIMOUSLY APPROVED.
MR. GOE MOVED AND MRS. REGAL SECONDED A MOTION TO HAVE JOANNE JOHNSON
APPOINTED CONTINUING SECRETARY. MOTION WAS UNANIMOUSLY APPROVED.
89 -1 -V - FOSTER HIGH SCHOOL - Request for a 5 -foot height variance for the
west wing and a 15 -foot height variance for the east wing structures of the
proposed Foster High School complex.
Jack Pace, Senior Planner, reviewed the staff report and presented a model
of the proposal which was entered into the record as Exhibit "A ". He
pointed out that staff's recommendation was for approval with no
conditions. In addition, he stated that the City has received no comments
either in favor or against the proposal.
Brad Collins, 365 Ericksen Avenue E. #326, Bainbridge Is., represented the
applicant. He further reviewed the proposal stating that he concurred with
the findings and conclusions of the staff report, adding that he felt it
meets all the criteria necessary for the approval of a variance.
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Board of Adjustment
July 6, 1989
Page 2
CRITERIA I:
MR. GOE MOVED AND MRS. REGAL SECONDED A MOTION THAT CRITERIA #I HAS BEEN
MET, BASED ON THE STAFF REPORT AND OTHER TESTIMONY PRESENTED. MOTION
UNANIMOUSLY APPROVED.
CRITERIA II:
MR. LOCKHART MOVED AND MRS. REGAL SECONDED A MOTION THAT CRITERIA #II HAS
BEEN MET, BASED ON THE STAFF REPORT AND APPLICANT'S PRESENTATION. MOTION
UNANIMOUSLY APPROVED.
CRITERIA III:
MR. GOE MOVED AND MRS. REGAL SECONDED A MOTION THAT CRITERIA #III HAS BEEN
MET, BASED ON THE STAFF REPORT AND OTHER TESTIMONY PRESENTED. MOTION
UNANIMOUSLY APPROVED.
CRITERIA IV:
MR. LOCKHART MOVED AND MRS. REGAL SECONDED A MOTION THAT CRITERIA #IV HAS
BEEN MET, BASED ON THE STAFF REPORT AND OTHER TESTIMONY PRESENTED. MOTION
UNANIMOUSLY APPROVED.
CRITERIA V:
MR. GOE MOVED AND MR5. REGAL SECONDED A MOTION THAT CRITERIA #V HAS BEEN
MET, BASED ON THE STAFF REPORT AND OTHER TESTIMONY PRESENTED. MOTION
UNANIMOUSLY APPROVED.
MRS. REGAL MOVED AND MR. LOCKHART SECONDED A MOTION THAT VARIANCE #89 -1 -V
FOSTER HIGH SCHOOL BE APPROVED AS REQUESTED. MOTION UNANIMOUSLY APPROVED.
Mr. Nesheim pointed out the terms of office as follows:
Goe and Nesheim, terms end December 31, 1989.
Mrs. Regal's term ends December 31, 1990.
Mr. Lockhart's term ends December 31, 1991.
Mrs. Altmayer's term ends December 31, 1992.
DIRECTOR'S REPORT
Mr. Pace updated the Board on the various projects the Department of
Community Development has been involved in to date.
ADJOURNMENT
The meeting was adjourned at 8:10 pm.
Respectfully submitted,
9 . 1"ZtW , X-1
Joanne Johnson, Secretary
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
HEARING DATE:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
ACREAGE:
COMPREHENSIVE
PLAN DESIGNATION:
ZONING DISTRICT:
SEPA
DETERMINATION:
ATTACHMENTS:
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STAFF REPORT
to the Board of Adjustment
Prepared June 28, 1989
July 6, 1989
89 -1 -V: Foster High School
South Central School District # 406
A 5 -foot height variance for the west wing and a 15 -foot
height variance for the east wing structures of the
proposed Foster High School complex
4242 S. 144th Street (NE corner of 42nd Ave S and S 144th
Street)
17.64 acres
Public Facilities
R-1 - 7200
A Determination of Non - Significance was issued by
School District No. 406 on May 11, 1989.
(A) Floor Plan
(B) Site Plan
(C) Elevations Sr Cross- Sections
(D) Perspective Sketches
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STAFF REPORT to the
Board of Adjustment
VICINITY /SITE INFORMATION
3. Surrounding Land Uses:
BACKGROUND
89 -1 -V: Foster High School
Page 2
FINDINGS
I
1. Project Description: Construction of two main structures housing
administrative, classroom, shop, athletic, and auditorium functions. Also
included is the renovation of parking lots, bus loading areas, and landscaping.
2. Existing Development: A multi - structure (one and two - story) high school
complex.
West - vacant land (zoned R -1 7200), two apartment buildings (Normandy
Apartments, The Samsera)
North - single family residences, church (St. Thomas Catholic Church) -
East - school (Showalter Middle School)
South - single family residences, fire station
4. Terrain: The site is essentially flat except for the southeastern portion which
rises approximately fifteen feet (15') in elevation above the remainder of the
site in the vicinity of the indoor swimming pool. Slopes on the proposed site
do not exceed ten percent (10 %).
1. The South Central School District # 406 is proposing to demolish and replace a
substantial portion of the existing Foster High School Complex. The high
school was constructed in 1952.
Development of the existing school site consists of a several separate structures:
one and two -story classrooms, a gymnasium, an indoor swimming pool, a
library, and a stadium. Also located on the site are a ball field, (4) tennis courts,
a stadium and covered stands and several parking areas.
Excluded from replacement are three (3) separate structures: the one -story
library structure on the northwest portion of the site, the indoor swimming
pool structure on the east portion of the site, and the outdoor high school
sports stadium.
STAFF REPORT to the
Board of Adjustment
89 -1 -V: Foster High School
Page 3
2. Only the Foster High School facilities are included on the 17.64 acre site. The
entire school district property which includes both the high school and the
middle school is 34 acres.
3. Portions of both the west and east wing structures although exceeding the thirty
foot (30') height limitation are exempt from the height requirement because
they are classified as non - habitable under provisions of the TMC (18.50.080) —
the mechanical space in the west and east wings and the fly loft area of the
auditorium in the east wing.
Existing structures (or portions thereof) on adjoining properties which exceed
thirty feet (30') in height are as follows: (a) the church spire for St. Thomas
Catholic Church (north of the high school) is approximately 84 in height; (b)
existing ND Showalter school (to the east of the high school) is forty one feet
(41') in height; (c) the hose tower portion of the existing fire station (south of
the high school) is approximately 32 feet in height; and (d) the apartment
structures (to the west of the high school) are approximately thirty three feet
(33').
4. The proposed auditorium shown on the site plan is to become a joint use
facility which will house not only high school related events, but community
sponsored public performances as well.
5. The Foster High School site was part of the Foster Annexation which became a
part of the City of Tukwila on April 15, 1989.
Until annexation to the City of Tukwila in April of this year, the proposed
school would have been able to construct this project without a variance.
Under the King County zoning (King Co. Zoning Code, Section 21.08.130) non-
residential structures permitted by the underlying zoning may be constructed
up to fifty feet (50') provided additional setbacks and open space are provided.
Other high schools in the area have portions of their structures in excess of 30
feet (Renton, 400 S. Second, and Tyee, 4424 South 188th Street) .
6. TMC 18.12.050 and 18.64.040 require public review of the proposed high school
as a Conditional Use before the Planning Commission and approval by the City
Council.
TMC 18.60.030 requires Board of Architectural Review of the specific design of
building and landscaping through a public meeting process.
During the public review processes above, the City will have an opportunity to
attach conditions of approval necessary to mitigate any impact of the proposed
structures on adjoining properties.
STAFF REPORT to the 89 -1 -V:' Foster High School
Board of Adjustment Page 4
DECISION CRITERIA
TMC 18.72.010 (purpose) - Requires the Board of Adjustment find that the variance
"...will not be contrary to the public interest and only where, owing to special
conditions, a literal enforcement of the provisions of such ordinance(s) would result
in unnecessary hardship."
For this application, the Board of Adjustment must find that granting of the
requested variances allowing the school district to construct portions of the
proposed Foster High School above the thirty foot (30') height limitation is not
contrary to the public interest and that owing to the unique use (a high school
facility) a literal enforcement of the provisions of the City's height limitation over
the entire 17.64 acre parcel does result in an unnecessary hardship.
The applicable Tukwila Municipal Code (TMC) criteria are listed in bold followed by
pertinent findings of fact.
A. TMC 18.72.020(1) - The variance shall not constitute a grant of special privilege -
inconsistent with the limitation upon uses of other properties in the vicinity
and in the zone in which the property on behalf of which the application was
filed is located.
Applicant Response
"High School buildings are conditionally permitted in residential zones.
However, the height limitation is designed for single family residences that are
not the same scale as a high school building. The existing facilities, Showalter
Middle School, and nearby high schools in Highline, Renton, and Seattle
exceed the 30 foot height limitation. Adjacent multiple family residential
buildings immediately west of the subject site are permitted to a 45 foot height
limit."
Staff Response
The requested variance for the proposed west wing (See Attachment A) is 5
feet. The bulk of the proposed west wing is 32 feet in height. The mechanical
space (38 feet) is classified as non - habitable and does not require a variance
(Section 18.50.080). Those portions of the west wing which exceed the 30 -foot
limitation and require a variance are as follows:
• Classrooms (32 feet); and
• Roof cover above interior walkway (35 feet)
STAFF REPORT to the 89 -1 -V: Foster High School
Board of Adjustment Page 5
The requested variance for the east wing (See Attachment A) is fifteen feet (15').
A substantial portion of the proposed east wing is less than thirty feet (30').
Those portions of the east wing which exceed the thirty foot (30') limitation
and require a variance are as follows:
• Main gymnasium, common dining and food service area (east wing) (32');
• Seating portion of the auditorium (40'); and
• Dressing rooms and conference area of the gymnasium (45').
There are several existing structures located on the proposed site which exceed
the thirty foot (30') height limitation: the existing gymnasium structure on the
south perimeter of the site (44 feet); the indoor swimming pool (38 feet); and
the stadium's covered stands (34 feet). The only structure of the three to be
replaced is the gymnasium.
B. TMC 18.72.020(2) - The variance is necessary because of special circumstances
relating to the size, shape, topography, location or surrounding of the subject
property in order to provide it with use rights and privileges permitted to other
properties in the vicinity and in the zone in which the property is located.
Applicant Response
"Foster High School has occupied the subject site since 1952. The site is very
small by current high school facility standards and, therefore, difficult to build
with all of the facilities now necessary for a complete high school campus. To
use the site, it is necessary to construct a two story classroom building to save
site space, and an auditorium /gymnasium building cannot be built under the
30 foot height limit. Other high schools such as Tyee H.S. and Cleveland H.S.,
in similar single family residential areas have been allowed to construct
facilities which exceed the 30 foot height limit as was true for the existing Foster
High School. The adjacent properties immediately west of the subject site have
a 45 foot height limit. Other buildings on the subject site also exceed the 30 foot
height limit."
Staff Response
The usual placement of portions of structures below grade to meet the height
limitation are unsatisfactory from both the perspective of operational
management of high school facilities as well as architectural implications to the
design of the structures for the ramping necessary to meet handicap access
requirements.
STAFF REPORT to the 89 -1 -V: Foster High School
Board of Adjustment Page 6
Provision of auditorium and gymnasium functions for school activities are a
normal component of a high school facility. The existing height limitation of
thirty feet (30') does not permit the construction of these facilities to be done in
a normal manner and therefore the proposed variances are necessary to permit
the construction of a high school facility.
C TMC 18.72.020(3) - The granting of such variance will not be materially
detrimental to the public welfare or injurious to the property or improvements
in the vicinity and in the zone in which the subject property is situated.
Applicant Response
"Reconstruction of Foster High School is being done to protect public health
and welfare by removing asbestos, which was a primary building material in
the existing facilities. The aesthetic appearance and renewed investment in
Foster High School should enhance neighboring property uses, in particular
those that are residential. Since the capacity of Foster High School will not be _
expanded, impacts on the surrounding properties should not be significantly
adverse."
Staff Response
The design of the proposed high school facility has retained gymnasium in the
same general area as the existing gymnasium (which exceeds the current thirty
foot height limitation).
The proposed joint -use auditorium is separated from the perimeter properties
on the north by the outdoor athletic fields and separated from the perimeter
properties on the south by the gymnasium portion of the east wing.
Reconstruction of the high school is due to the need to protect public health by
removing harmful asbestos is a public benefit. In addition, the design of the
proposed high school facility will undergo a public review by the Board of
Architectural Review. The opportunity to architecturally review and approve
the proposed facility and the provision of a joint -use auditorium are public
benefits. The granting of the proposed variances to provide an improved
community facility with an auditorium and gymnasium is not injurious or
detrimental to the public welfare to the property or improvements in the
vicinity.
D. TMC 18.72.020(4) - The authorization of such variance will not adversely affect
the implementation of the comprehensive land use policy plan.
STAFF REPORT to the 89 -1 -V: Foster High School
Board of Adjustment Page 7
Applicant Response
"By allowing the height variance, Foster High School can be rebuilt in a
manner which enhances open space used by all people of Tukwila and assures
a viable school facility that serves residential uses for families with children.
Open Space Goals 2 & 3, Objective 1 Policies 3 & 5, Objective 3 Policies 2 & 4 and
Residence Goals 1 -3, Section 1, objective 1 Policies 2 & 6 -7, Section 2, Objective 2
Policy 1 are all supported by a new Foster High School. No Comprehensive
Goal or Policy was found to be adversely affected by this variance request."
Staff Response
The provision of an auditorium for joint -use by the school district and the
community is supported by policies 2 and 5 of the Open Space Element of the
Land Use Policy Plan. The placement of the auditorium function (north of the
gymnasium) towards the center of the site is supported by Policy 2 of the
Residence Element of the Land Use Policy Plan.
OPEN SPACE
Objective 1, Policy 2. Utilize open spaces, such as parks and playfields to
separate incompatible land uses.
The design of the exterior will be reviewed during the public review process of
the required conditional use and Board of Architectural Review. This review
will address to compatibility of the design with respect to Goal 1 of the
Residence Element of the Land Use Policy Plan.
RESIDENCE
Goal 1. Preserve the pleasantness and integrity of viable single- family areas.
Although not specifically a land use plan policy, the replacement of the high
school facility mitigates a public health problem (asbestos) present in the
existing high school.
E. TMC 18.72.020(5) - The granting of the variance is necessary for the
preservation and enjoyment of a substantial property right of the applicant
possessed by the owner's of other properties in the same zone or vicinity.
Applicant Response
"Foster High School facilities currently have the right to facilities in excess of 30
feet in height. All other high schools in the area enjoy similar facilities.
Multiple family residential development immediately west of the subject site
have a right to 45 feet in height. Without the variance, the ability to rebuild
STAFF REPORT to the 89 -1 -V: Foster High School
Board of Adjustment Page 8
Foster High School would be jeopardized. The alternative of greater site
coverage would eliminate open space /recreation areas and the
auditorium /gymnasium essential for high school facilities today. The
alternative of sunken grades are not viable for economic and geo- technical
limitations associated with such construction."
Staff Response
A high school facility is a special use and would not be built on adjoining
properties as other permitted structures in the R- 7200 zone such as single
family dwellings. The existing high school has been in operation since 1952
and through no fault of the the School District, the existing facility needs to be
replaced. To use the property for the proposed replacement high school with
the auditorium and gymnasium features normally found in such a high school
facility necessitates the need for a variance.
CONCLUSIONS
1. The proposed high school facility is a special land use requiring approvals as
both a Conditional Use and from the Board of Architectural Review and is not
comparable to the typical uses /structures constructed in the R -1 7200 zone. A
high school serves community needs and the proposed variances to permit
construction of features (auditorium and gymnasium) which are normal
functions of a high school complex are not a special privilege.
2. Due to the size and location of the applicant's property and the need to meet
parking standards, recreational requirements and accessibility requirements,
the proposed variance is necessary.
3. The applicant is proposing a high school facility to replace an existing high
school, not to increase the student capacity, but to solve a public health
problem which also provided the opportunity to provide a more up -to -date
facility which will benefit both the general public and the adjoining properties.
4. There are no significant adverse impacts with the construction of this proposed
high school on the subject site. The proposed high school is a facility which
provides community services. The Tukwila Comprehensive Land Use Plan
Map shows a Public Facilities designation for the proposed site indicating
support for and the suitability of the high school as a long term use.
5. Granting the requested variance for a unique use which will undergo further
public review for both a Conditional Use Permit and Board of Architectural
Review approval is necessary for the preservation of a substantial property
right of the applicant. Schools locate in residential zones and are permitted as a
conditional use in all those zones.
STAFF REPORT to the
Board of Adjustment
89 -1 -V: Foster High School
Page 9
RECOMMENDATIONS
Based upon the above findings and conclusions, the Community Development staff
recommends approval of the variance.
AREAS REQUIRING HEIGHT VARIANCES
SCIENCE
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SOUTH CENTRAL SCHOOL DISTRICT • Design Competition • FOSTER HIGH SCHOOL -
ATTACHMENT A
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SECTION C- C ACADEMIC
SECTION B - B COMMONS - AUDITOR I UM ARTS
SECTION A-A COMMONS - PHYSICAL EDUCATION
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SOUTH CENTRAL SCHOOL DISTRICT • Design Competition • FOSTER HIGH SCHOOL •
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Findings
• COLLINS & ASSOCIATES
365 Ericksen Ave. NE • Suite 326 • Bainbridge Island, WA 98110
k JUN 2 21989
(206) 842 -5135
TO: MIKE AIPPERSBACH
FROM: BRAD COLLINS Y'�
DATE: JUNE 13, 1989
SUBJECT: FOSTER HIGH SCHOOL VARIANCE FINDINGS AND CONCLUSIONS
Per our meeting of June 9th, the following findings and
conclusions address the variety of rationales discussed with you
and Jack Pace.
1. The South Central School District variance request dated
5/8/89 is revised for a height variance limitation on those
portions of the auditorium that are 40 foot high and the
gymnasiums that are 45 foot high.
2. The high school facilities, including the auditorium and
the gymnasium, must be accessible to the handicapped.
3. The operational management of high school facilities below
grade is undesirable for utilization and supervision
requirements.
4. Natural light is diminished in structures below grade, and
the operational function of basement high school spaces is
thereby diminished.
5.`- An up -to -date high school program requires new physical
facilities for Foster High School, and space on the 17.64
acre site; which barely meets the state requirement of 16
acres, must be saved by two -story structures for adequate
recreational facilities such as sports fields to be
provided on site.
6. Tukwila Elementary as well as other schools in Tukwila have
gymnasiums with heights in excess of the 30 foot height
limitation for R1 zoning, and the height of the existing
Foster High School gymnasium is 44 feet.
7. It is normal for high schools in the area to have gymnasium
and classroom facilities in excess of 30 foot heights.
8. Public schools are recognized as unique uses in the Tukwila
Zoning Code, which requires conditional use permits to help
mitigate the concerns raised in the variance request, and
Foster High School must receive a conditional use permit
from the City of Tukwila.
9. The New Foster High School bond issue was voted on by
community, and the proposed facility included a new
gymnasium and auditorium.
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Foster High School Variance
June 13, 1989
Page 2
10. The 80x40 square foot flyloft above the stage portion of
the auditorium is 70 feet high but has no floor above the
stage level.
11. The flyloft is located toward the center and rear of the
east wing of the new high school.
12. The attic space above the second story classroom wings is
not inhabitable but is used only for mechanical systems.
13. The classroom wings can meet the 30 foot height limit if
the wings do not have a slope roof, which is proposed as an
architectural feature that makes the buildings
aesthetically more pleasing and compatible with surrounding
residential structures.
Conclusions
1. Per Findings 1, 10, and 12, only the habitable portions of
the new Foster High School are subject to the 30 foot
height limitation.
2. Per Findings 2 -5, the operational requirements of new high
schools are not well met by spaces below grade (i.e.,
basements).
3. Per Findings 6 -8, public schools may be expected to require
different zoning performance standards to those required of
permitted residential structures.
4. Per Finding 9, the community approved a new high school
with facilities that were expected to exceed the zoning
performance standards required of residential structures.
5. Per Findings 11 and 13, the visual impact of building
heights that exceed the 30 foot limitation will not be
detrimental but instead will be more pleasing or well
screened from public views.
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building of the same student capacity.
VARI.NCE APPLICATIC
1. BRIEFLY DESCRIBE YOUR PROPOSAL: Replace Foster High School with a new
2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s),
block, and subdivision; or tax lot number, access
street, and nearest intersection)
4242 South 144th St.
Tukwila, WA 98168
Quarter: SE Section: 15 Township: 23N Range: 4E
(This information may be found on your tax statement.)
3. APPLICANT :* Name: South Central School District No. 406
OWNER
Address: 4640 South 144th Street, Tukwila, WA 98168
Phone:
(206) 244 -2100
Signature / /
wm� , : /04,1 ...4,Vwxid
Superintendent 'f 'hools
* The applicant is the person whom the staff will contact regarding
the application, and to whom all notices and reports shall be sent,
unless otherwise stipulated by applicant.
4. PROPERTY Name: South Central School District No. 406
Address: 4640 So. 144th St., Tukwila, WA 98168
Phone:
AFFIDAVIT OF OWNERSHIP
(206) 244 -2100
I /WE,Csignature(s)] /� .-r/2— ,
swear that e are he owner s .r con ract purchaser(s) of thg
property involved in this application and that the foregoing
statements and answers contained in this application are true and
correct to the best of my /our
knowledge and belief. Date: Cf7
.xr..1._c. a.�.x• �,e 1.,,, �:e n F:::.pc
t. VWC.Mtluwax4+'s.>•41.1.:14CYY14.. .. 31C IRAYr/ S4 4..0. 16. H .i4YiI wile. tf. R: ASN. V4/.. w exal MhsYUwnasln�wwrwrs.a...e.w+
VARIANCE APPLICATION
Page 2
5. WHY IS THIS VARIANCE BEING REQUESTED?
This request is to allow the reconstruction of Foster High School facilities
which are and will be in excess of the height limitation in the R1 -7200 zone.
The variance request is for a height limitation of 45 -50 feet instead of 30 feet.
6. DOES YOUR REQUEST MEET THE VARIANCE CRITERIA?
The Board of Adjustment will base its decision on the specific criteria
shown in bold below. You are solely responsible for justifying why your
property should not have to satisfy the same development standards which all
other properties /projects must meet. The Board must decide that your
variance request meets all five criteria. Be specific; a "yes" or "true" is
not a sufficient response. Additional sheets should be attached if needed.
The Planning Staff has provided some examples to help you respond to each
criteria. Please feel free to use or ignore these as you see fit. The
Board will make a decision based on the bold criteria, not staff examples.
A. The variance shall not constitute a grant of special privilege inconsistent
with the limitation upon uses of other properties in the vicinity and in the
zone in which the property on behalf of which the application was filed is
located.
Example: Explain how your requested variance would not give you a special
privilege in your use of the property in relation to the requirements
imposed on adjacent and neighboring properties and on properties with the
same zone classification.
RESPONSE:High school buildings are conditionally permitted in residential zones.
However, the height limitation is designed for single family residences that are
not the same scale as a high school building. The existing facilities, Showalter
Middle School, and nearby high schools in Highline, Renton, and Seattle exceed
the 30 foot height limitation. Adiacent multiple family residential buildings
immediately west of the subject site are permitted to a 45 foot height limit.
B. The variance is necessary because of special circumstances relating to the
size, shape, topography, location or surrounding of the subject property
in order to provide it with use rights and privileges permitted to other
properties in the vicinity and in the zone in which the subject property is
located.
._.,T* l•:fl "4 .: ?1:. i!a.ene•ry rn.0 unbv .n.v w+av�vx.•m��n..iti anrv!�rnxa.:.wren.�rvv. rasa... ue. :�m_s:t•hns:vYfb�k:.?�Y.t:u J..:.+�•l:hY:'. 1n ���Yr..- a• rnvwnr�«.. aT e,ee.•.r.w.ay.m'.Mer..w.rwrrnr, ru,r..a..n�wsa.,.xr+�w.ly. e...n..tnfNU�n1t�:.itl�wN
B. (continued)
VARIANCE APPLICATION
Page 3
Example: Does a special property characteristic such as size, shape or
topography, combined with the zoning code requirement, prevent you from
using your property in the manner of adjacent properties or other like -zoned
properties?
Special circumstances should not be due to: 1) actions by past or present
property owners (i.e., developing or subdividing property which results in
an extremely difficult to build parcel) or paying more for property than was
justified by its development potential; or 2) actions which have already
been compensated for (i.e., the State condemns a portion of land for I -5
construction and compensates the owner for the diminished value of the
remaining parcel.
RESPONSE:Foster High School has occupied the subject site since 1952. The site
is very small by current high school facility standards and, therefore, difficult
to build with all the facilities now necessary for a complete high school campus.
To use the site, it is necessary to construct a two story classroom building to
save site space, and an auditorium /gymnasium building cannot be built under the
30 foot height limit. Other high schools such as Tyee H.S. and Cleveland H.S.,
in similar single family residential areas have been allowed to construct
facilities which exceed the 30 foot height limit as was true for the existing
Foster High School. The adjacent properties immediately west of the subject
site have a 45 foot height limit. Other buidlings on the subject site also
exceed the 30 foot height limit.
C. The granting of such variance will not be materially detrimental to the
public welfare or injurious to the property or improvements in the vicinity
and in the zone in which the subject property is situated.
Example: Would granting your request cause any harm, injury, or interfer-
ence with uses of adjacent and neighboring properties? (Consider traffic,
views, light, aesthetic impacts, etc.)
RESPONSE:Reconstruction of Foster High School is being done to protect public
health and welfare by removing asbestos, which was a primary building material
in tho oxicting faoilitioc. mha aPathPti c• apppranc and rPnPwPd i nv, atmpnt in
in Foster High School should enhance neighboring property uses, in particular
be expanded, impacts on surrounding properties should not be significantly
adverse.
t
...... a��tw•.,.,.:,. rl.•AA' ; ;;4:n. .... rA UV .r ;:Wls:h'.1aL % +...;t•N+1'An'Ir NV.svltn. •w.t.••cea
D. The authorization of such variance will not adversely affect the implementa-
tion of the comprehensive land use policy plan.
Example: After a review of the City's Comprehensive Land Use Policy Plan,
list any inconsistencies between your variance and the Plan's goals, objec-
tives or policies.
RESPONSEtty allowing the height variance, Foster High School can be rebuilt in a
manner which enhances open space used by all people of Tukwila and assures a
v
• — . — . . t I
Open Space Goals 2 & 3, Objective 1 Policies 3 & 5, Objective 3 Policies 2 & 4
and Residence Goals 1 -3, Section 1 Objective 1 Policies 2 & 6 -7, Section 2
Objective 2 Policy 1 are all supported by a new Foster High School. No Com-
prehensive goal or policy was found to be adversely affected by this variance
request.
Ct twn-A tiAtaWC: b,5 C7 14,I 4lCr»f lnt n1.1n`'L:::Ntt,,1;aflvR,,nanexL 1tiKe:: .taweseVnI1F.^;m•. -U ,h.!'.
• VARIANCE APPLICATION
Page 4
E. The granting of such variance is necessary for the preservation and enjoy-
ment of a substantial property right of the applicant possessed by the
owners of other properties in the same zone or vicinity.
Example: Without the variance, no uses for which your property is zoned
(i.e., for a single - family residence or commercial site) would be possible.
Without the variance, rights of use of your property would not be the same
as for other similarly zoned property. Describe other alternatives for use
of your property. Why were these alternatives rejected?
RESPONSE: Foster High School facilities currently have a right to facilities in
excess of 30 feet in height. All other high schools in the area enjoy similar
facilities. Multiple family residential development immediately west of the
subject site have a right to 45 feet in height. Without the variance, the
ability to rebuild Foster High School would be jeopardized. The alternative
of greater site coverage would only eliminate open space /recreation areas and
the auditorium /gymnasium esssential for high school facilities today. The
alternative of sunken grades are not viable for economical and geo- technical
limitations associated with such construction.
(29 /VARI.APP1,2)
(02/29/88)
•
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LSollf,l CL HIND
4640 SOUTH 144rh STREET • SEATTLE. WASHINGTON 8141
Photo: 244 -2100
SCALE IN STATUTE MILE„
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FOSTER HIGH SCHOOL
4242 South 144th Street
Seattle. WA. 98168
SHOWALTER MIDDLE SCHOOL
4628 South 144th Street
Seattle. WA 98168
THORNOYKE ELEMENTARY SCHOOL
4415 South 15t,1.t Street
Seattle, WA 9E18E,
TUKWILA ELEMENTARY SCHOOL
5939 South 149th S ;reef
Tukw'ta, WA 98168
CASCADE VIEW ELEMENTARY SCHOOL
13601 32nd Avenue South
Seattle, WA 98168
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