HomeMy WebLinkAboutPermit L96-0087 - FOLEY KEVIN / BASELINE ENG - COMPREHENSIVE PLAN AMENDMENTl96-0087 sro
cpa / zone amendment
PLEASE REFER TO FILE# L96-0088 FOR MORE
COMPLETE INFORMATION
Comprehensive Plan Amendment Application Sterling Realty Organization
City of Tukwila January 10, 1997
EXHIBIT C
Application Request Clarification &
Additional Information
The following includes clarification of information provided in the Comprehensive Land Use Plan Amendment
Comprehensive Plan / Zoning Code Amendment application form and in Attachment A, dated December
27, 1996:
REVISIONS - COMPREHENSIVE LAND USE PLAN AMENDMENT COMPREHENSIVE PLAN / ZONING CODE AMENDMENT APPLICATION
I. Project/Proposal Background:
SRO Comprehensive Plan/Zoning Code Amendment
REVISIONS - ATTACHMENT A
I. PROJECT/PROPOSAL BACKGROUND
A. SRO Comprehensive Plan/Zoning Code Amendment Application
G. Land Use(s):.
Existing: The tax lots included in the proposed action ( #'s 22, 27, 34,
and 76) are currently undeveloped. The adjoining lots are
developed in that they are paved and include landscaped
parking areas.
•
General Description of Surrounding Land Uses: Describe the existing land
uses located within 1,000 feet in all directions from the property or area for
which a change is proposed.
South: The Riverside Presbyterian Church and existing single family residence
(1.72 acres) is located to the south adjoining Tax lots # 34 and # 76. To the south
of the Riverside Presbyterian church is S. 160th Street which is at the south
corporate limits of Tukwila in this area (adjoining the City of Sea -Tac).
Within the City of Sea -Tac, commercial zoning (and development) exists at the
southeast corner of Pacific Highway South (International Boulevard South) with
the remaining area designated as high density multifamily and some single family.
{ The topography of the area south of the proposed site rises in elevation going
south and east so that development on the south side of S 160th Street looks down
on the SRO development. Existing development to the south of S 160th Street
consists of apartments (Birchwood Apartments) and condominiums (Evergreen
Page 1
Prepared by Michael Aippersbach & Associates
PO Box 95429 - Seat' WA 98145 -2429 - (206) 523- 3764/F. (206) 524 -0337
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City of Tukwila
John W. Rants, Mayor
Department of Community Development Steve Lancaster, Director
Michael Aippersbach , Y
Michael Aippersbach and Associates
PO Box 95429
Seattle, WA 98145
January 13, 1997
Subj: Application ,Mailing Labels and King County Assessor Maps for SRO
Comprehensive Plan Amendment (L96 -0087 & L96 -0088)
Dear Mr. Aippersbach:
We have received your'application for a Comprehensive Plan and Zoning Code
Amendment 4 move the boundary' of the existing Building Height Exception Area. The
schedule for public meetings has not yet been established, but we anticipate a public
meeting with the City Council in mid - March. At this time, the City Council will decide
whether or not the applications which it has received should be considered for Planning
Commission review.
We have not yet received the required mailing labels and copies of assessor's maps as
required in our application. Please provide them to us not later than January 24, 1997.
We also need you to provide more complete, specific responses. to several questions in
order tb present your amendment request to the City Council for consideration. Please
provide us the following information by January 24, 1997:
1) II.C. Please provide impacts of the proposed amendment on Tukwila's
Comprehensive Plan policies. Be specific in citing policies.
2) III.A.1. Please provide more specific information on why you propose an amendment.
You state that "more flexibility on the building height limitation is warranted and
necessary." Tell us why this is the case.
3) III.A.2. Please provide a discussion of the issues presented by the proposed.change,
including potential adverse impacts of the proposed change (per II.A).
4) III.A.4. ." Please provide the specific Growth Management goals and requirements
which support this amendment.
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 4313670 • Fax (206) 431-3665
Asommommaimams APIA
5) III.A.5. Please provide the specific Countywide
amendment.
'6),III.B.1. Discuss how, why the proposed'zoning
Comprehensive Plan, and public interest.
Planning Policies which support this
change would conform with the
Feel free to telephone me at 431 -3683 if you have questions.
Sincerely,
Rebecca Fox
Associate Planner
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CITY OF`(UKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
(P -CPA)
(P -R)
Comprehensive Plan/Zoning Code
Amendment Application
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I. PROJECT /PROPOSAL BACKGROUND
A. NAME OF PROJECT /PROPOSAL: S•O
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B. LOCATION OF PROJECT/DEVELOPMENT:
STREET ADDRESS: 158 2O P2ciz / k 3
ASSESSOR PARCEL NUMBER: 1:2.1-304-9022-! 222364 - 9o27 � 2223A1- -9'034 • 2223D11-967e
LEGAL DESCRIPTION:
Quarter: S W Section: 2-2- Township: 23 Range: 4- (This information may be found on your tax statement)
C. CONTACT: (Primary contact regarding the application, and to whom all notices and reports shall be sent)
NAME: M coin oe,( P i P 2 sb?r &
ADDRESS: pb b 9,5+2 3 5e ' `t WA 96 145— 24 29
SS. � ?� /
PHONE: (2 be 523 — '� 6 4 / rTX ; 0-6/0) 52-4-633-7
SIGNATURE: - ►Tral
DATE: /Z -31— 96
D. PROPERTY OWNER DECLARATION
The undersigned makes the following statements based upon personal knowledge:
1. I am the current owner of the property which is the subject of this application.
2. All statements contained in the application are true and correct to the best of my
knowledge.
3. The application is being submitted with my knowledge and consent.
4. I understand that conditions of approval, which the City and applicant have jointly agreed
may not be completed prior to final approval of the construction (e.g., final building permit
approval) will be incorporated into an agreement to be executed and recorded against the
property prior to issuance of any construction permits.
I declare user penalty of perjury under the laws of the State of Washington and the United
• States of America that the foregoing statement is true and correct.
EXECUTED at L. 1I V ()'e- (city), W (state), on
11-l212 ,199(4).
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(Print Name) • r
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(Address)
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(Signature)
Use additional sheets as needed for all property owner signatures.
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Michael Aippersbach & Associates
Planning and Development Services
December 31, 1996
Steve Lancaster
Director
Department of Community Development
City of Tukwila
6300 Southcenter Parkway
Tukwila WA 98188
RE: Sterling Realty Organization (SRO) Comprehensive Plan Amendment
Application
Dear Mr. Lancaster,
Attached are the application forms, attachment, and other information submitted for our ,
Comprehensive Plan Amendment Application for properties adjoining the Lewis & Clark
Theatre located at 15820 Pacific Highway South.
Per our phone call of yesterday, missing from the required information are two items:
mailing labels, and
King County Assessor Map with the property outlined.
These items have been ordered from King County, but because of the closure of the King
County Assessor's Office (due to snow conditions), they will not be available until
immediately after the first of the year. I will have them to your office as soon as
possible.
If you have any questions, please contact me at 523 -3764 or fax me at 524 -0337.
Sincerely,
416a_
Michael Aippersbach
c /sro.dsk:tukcpclr.doc
PO Box 95429 - Seattle, Washington 98145 - (206) 523- 3764/Fax: (206) 524 -0337
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E. COMPREHENSIVE PLAN DESIGNATION:
EXISTING: &?- el&P,t.tif A
PROPOSED:
F. ZONING DESIGNATION:
EXISTING: See- A
PROPOSED:
II
3/96
G. LAND USE(S): EXISTING:
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PROPOSED:
(for proposed changes in land use designations or rezones)
H. DETAILED DESCRIPTION OF PROPOSAL: (attach additional sheets if necessary)
See AtbottApektic A
I. GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000
feet in all directions from the property or area for which a change is proposed.
See A yr A
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II. IMPACTS OF PROPOSED CHANGE
A. IMPACT(S) OF PROPOSED CHANGE ON SURROUNDING PROPERTIES: Describe potential adverse impacts of
the proposed change on surrounding geographic area, such as affects on land use designations and zoning
of surrounding properties, adjacent natural features or systems, or public utilities or streets. (A summary of
impacts addressed in SEPA checklist is acceptable.) Attach separate sheet(s) with response.
B. NON - CONFORMING USES CREATED: Describe any existing uses that are likely to become non - conforming
under the proposed land use /zoning designation.
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C. IMPACTS OF PROPOSED CHANGE ON COMPREHENSIVE PLAN POLICIES, ZONING REGULATIONS AND CRY'S
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FUNCTIONAL PLANS: Identify specif'.:: "' mprehensive Plan policies and zoning:' ""4,ulations and how your
proposal affects them. Identify anyrunctional plans affected by the proposal '6�:g. Storm and Surface Water
Plan, Shoreline Master Program, Parks and Open Space Plan) and what changes would be required in those
plans if the proposed amendment were approved. Attach separate sheet(s) with response.
D. IMPACT(S) OF PROPOSED CHANGE ON CAPITAL IMPROVEMENTS PLAN: Describe any capital improvements
that Would be needed to support the proposed amendment, and what changes would be required in the
City's Capital Improvements Plan. Attach separate sheet(s) with response.
E. DEFICIENCIES IN EXISTING PLAN/CODE RESOLVED BY THE PROPOSAL: Explain why the current
Comprehensive Plan or Zoning Code is deficient or why it should not continue. Be specific; cite policy
numbers and code sections that apply. Attach separate sheet(s) with response.
F. COMPLIANCE OF THE PROPOSAL WITH GROWTH MANAGEMENT ACT: Describe how the proposed change
complies with and promotes the goals and specific requirements of the Growth Management Act. Attach
separate sheet(s) with response. .
G. OTHER ISSUES PRESENTED BY THE PROPOSED CHANGE: Describe any other issues that are important to
consider in the proposal, such as other changes in City codes that would be required, other City- adopted
plans affected, environmental or econorr:;'c issues. (Attach additional sheet(s) if necessary).
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H. ALTERNATIVES TO PROPOSED CHANGE: (A summary of alternatives addressed in the project's SEPA
checklist is acceptable.) Attach separate sheet(s) with response. .
III. COMPREHENSIVE PLAN/ZONING CODE AMENDMENT CRITERIA
The burden of proof in demonstrating that a change to the Comprehensive Plan or Zoning Code is warranted
lies solely upon the proponent. The greater the degree of change proposed, the greater will be the burden of
showing that the change is justified. The Planning Commission and the City Council will review your proposal
using the criteria listed below. It is essential that you describe in a clear and precise manner why the
amendment, request should be approved. Attach additional sheet(s) with your responses to each criterion.
You may submit other documentation in support of your proposal.
A. COMPREHENSIVE PLAN AMENDMENT CRITERIA:
Demonstrate how each of the following circumstances justifies a re- designation of your property
or a change in existing Plan policies:
1. A detailed statement of what is proposed and why;
2. A statement of the anticipated impacts of the change, including the geographic area
affected and the issues presented by the proposed change;
3. An explanation of why the current comprehensive plan or development regulations
are deficient or should not continue in effect;
4. A statement of how the proposed amendment complies with and pro' motes the' goals
and specific requirements of the Growth Management Act;
5. A statement of how the proposed amendment complies with applicable Countywide
Planning Policies;
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CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670
Comprehensive Plan /Zoning Code Amendment
Application Checklist
The materials listed below must be submitted with your application unless .specifically waived in writing
by the Department. Please contact the Department if you feel certain items are not applicable to your
project and should be waived. Application review will not begin until it is determined t6 be complete.
The initial application materials allow starting project review and vesting the applicant's rights. However,
they in no way limit the City's ability to require additional information as needed to establish consistency
with development standards.
Department staff are available to 'answer questions about application materials at 206 - 431 -3670.
APPLICATION FORMS:
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Application Checklist (1 copy), o
pp ( py), indicating items submitted with application
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❑ Comprehensive Plan/Zoning Code Amendment Application (8 copies) z o
❑ Comprehensive Plan Amendment Fee ($700) z
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❑ Zoning Code Amendment Fee ($700) o I
PLANS [Eight (8) copies of the following]:
❑ Vicinity map showing location of the site.
For proposed changes to land use designations or rezones, also include the following:
•
❑ Site plan at a scale of 1"=201 or 111.301, with north arrow, graphic scale, and date; and the
license stamp of the architect and landscape architect. The following information must be
• contained on the plan: . ,
O Property lines and dimensions, lot size(s) and names of adjacent streets
O Location and gross floor area of existing and proposed structures with setbacks
O Location of driveways, parking, loading, and service areas, with parking calculations
and location and type of dumpster /recycling area screening
O Location and classification of any watercourses or wetlands, limit. df :200' Shoreline
Overlay District
O Existing • and proposed grades at min. 5' contours, extending' at (east 5''.beyond the
site's boundaries, with a notation of the slope of areas:'•in excess :of 20 %. Air
topography data from the Public Works Department may ''be used. if reasonably
accurate
3/96 •
6. A statement of what fr"ges, if any, would be required in funrrial plans (i.e., the
City's water, sewer, water or shoreline plans) if the proi....sed amendment is
adopted;
7. A statement of what capital improvements, if any, would be needed to support the
proposed change, and how the proposed change will affect the capital facilities plans
of the City; and
8. A statement of what other changes, if any, are required in other City codes, plans or
regulations to implement the proposed change.
B. ZONING AMENDMENT CRITERIA:
Demonstrate how, each of,the each following circumstances justifies a rezone of your property or
a change in the existing Zoning Code:
1. The use or change in zoning requested shall be in conformity with the adopted
Comprehensive Land Use Policy Plan, the provisions of this title, and the public
interest;
2. The use or change in zoning requested in the zoning map or thislitle for thd
establishment of commercial, industrial, or residential use shall be supported by an
architectural site plan showing the proposed development and its relationship to
surrounding areas as set forth in the application form.
2
O. Other relevant struct,"' s.or features, such as rockeries, fer'`T
O Location of closest existing fire hydrant; location/type of utility lines; description of water
and sewer availability
.O Location and dimensions of existing and proposed easements and dedications (e.g.
open space, streets, sidewalks or utilities)
O Development area coverage (max. allowable = 50 %) for multi - family proposals.
❑ APPLICANT'S RESPONSE TO AMENDMENT /REZONE CRITERIA, IMPACTS &
ALTERNATIVES (See Comprehensive Plan/Zoning Code Amendment Application)
❑ OTHER MATERIALS
Other documentation in support of the proposal may be included as appropriate, such as studies
or .recommendations that support the proposed change; color renderings, economic analyses,
photos or materials sample board. If other materials are to be considered with the application,
eight (8) copies of each must be submitted (except materials sample board). Color drawings or
photos may be submitted as 8.5 x 11 -inch color photocopies.
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PUBLIC NOTICE: = v.
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❑ King County Assessor's map(s) which shows the location of each property within 500 feet of the z o,
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Two (2) sets of mailing labels for all property owners and tenants (businesses and residents) ;o �'
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'within 500 feet of the subject property. (Note: Each unit in multiple - family buildings - -e.g. ;w a
apartments, condos, trailer parks- -must be included.) See Attachment A.
subject property (see attached "Address Label Requirements ").
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. A 4' x 4' public notice board will be required on site within 14 days of filing'a complete application. cwi tt;
See Attachment B. •
3/96.
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Comprehensive Plan Amendment Application
City of Tukwila
Sterli g Realty Organization
December 31, 1996
ATTACHMENT A
I. PROJECT/PROPOSAL BACKGROUND
A. SRO Comprehensive Plan Amendment Application
B. Address: 15820 Pacific Highway South
Tax parcels:
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(2) 222304 -9027 J 1-
(3) 222304 -9034 0) U..
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(4) 222304 -9076
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Legal Descriptions: = d;
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(3) 222304 -9034
(4) 222304 -9076 D 0`
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NOTE: The legal descriptions describe the entire parcels, only a portion of which = w'
is included in the Comprehensive Plan amendment. ~ 0.
Contact: Michael Aippersbach w N'
PO Box 95429 _
Seattle WA 98145 -2429 O '—
Phone: 523 -3764 z
Fax: 524 -0337
D. Property Owner Declaration: Signed Declaration Attached
E. Comprehensive Plan Designation:
Existing: Regional Commercial (RC) without Building Height
Exception Overlay (Special Height Exception Area: Up to
10 stories allowed).
Proposed: , Regional Commercial (RC) with Building Height Exception
Overlay (Special Height Exception Area: Up to 10 stories
allowed) within 100 feet of the east boundaries of the
included properties.
F. Zoning Designation:
Existing: Regional Commercial (RC) without Building Height
Exception Overlay (Special Height Exception Area: Up to
10 stories allowed).
Page 1
Prepared by Michael Aippersbach & Associates
PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337
--
Comprehensive Plan Amendment Application
City of Tukwila
Sterling Realty Organization
December 31, 1996
Proposed: Regional Commercial (RC) with Building Height Exception
Overlay (Special Height Exception Area: Up to 10 stories
allowed) within 100 feet of the east boundaries of the
included properties.
G. Land Use(s):
Existing: Paved and landscaped parking areas
Proposed: No specific plans are proposed at this time
H. Detailed Description of Proposal:
See response to Section III. A. 1.
General Description of Surrounding Land Uses: Describe the existing land
uses located within 1,000 feet in all directions from the property or area for
which a change is proposed.
North: State Route # 518 is located immediately to the north of Tax lot # 27. In
this vicinity, the width of the right -of -way is approximately 400 feet. To the north
of SR # 518 is more commercial uses along Pacific Highway south.
South: The Riverside Presbyterian Church (1.72 acres) is located to the south
adjoining Tax lots # 34 and # 76. To the south of the Riverside Presbyterian
church is the corporate limits of Tukwila which adjoins the City of Sea -Tac.
Within the City of Sea -Tac, commercial zoning (and development) exists at the
southeast corner of Pacific Highway South (International Boulevard South) with
the remaining area designated as high density multifamily and some single family.
West: Existing paved and landscaped parking areas for the theater (Lewis &
Clark Theater)and bowling alley (Lewis & Clark Lanes) uses immediately adjoin
tax lots # 22 and # 27. Further to the west is Pacific Highway South including
commercial development of the west side of Pacific Highway South (within the
corporate limits of the City of Sea -Tac). The western boundary of the corporate
limits of the City of Tukwila is the east right -of -way line of Pacific Highway South.
East: Condominium development (Laurel Estates) immediately adjoin tax lots #
22 and # 27. Multifamily development (Sunnyside Apartments - 72 units)
immediately adjoin tax lot # 76. Further to the east is additional condominium,
apartment, and single family development.
II. IMPACTS OF PROPOSED CHANGE
A. Impact(s) of Proposed Change on Surrounding Properties: Describe potential
adverse impacts of the proposed change on surrounding geographic area, such as
affects on land use designations and zoning of surrounding propertie,, adjacent
natural features or systems, or public utilities or streets.
See response to Section III. A. 2.
Page 2
Prepared by Michael Aippersbach & Associates
PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337
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Comprehensive Plan Amendment Application
City of Tukwila
Sterling Realty Organization
December 31, 1996
B. Non - Conforming Uses Created: Describe any existing uses that are likely to
become non - conforming under the proposed land use /zoning designation.
None are anticipated.
C. Impact(s) of Proposed Change on Comprehensive Plan Policies, Zoning
Regulations and City's Functional Plans:
No changes in the City's functional plans are anticipated.
D. Impact(s) of Proposed Change on Capital Improvements Plan:
None are anticipated.
E. Deficiencies in Existing Plan/Code Resolved by this Proposal:
See response to Section III. A. 2.
F. Compliance of the Proposal with the Growth Management Act:
This proposal is consistent with the goals and policies of the Growth Management
Act.
G. Other Issues Presented by the Proposed Change:
The Building Height Exception Area provisions allow for exceptions to the height
limitations contained in the underlying land use district. Ostencibly, the building
height exceptions expand or add to the underlying land use district by identifying
where taller structures may be suitable. However, establishing a building setback
(which is in effect what the building height exception provision accomplishes)
represents only one piece of the transition issue. In any particular circumstance,
the height of the building(s) may or may not be the most important factor in
achieving an effective transition.
Peripheral to this proposal are other design issues related to transition which may
be raised in the discussion of this proposal. Other design considerations which
could have an equal impact on adjoining residential development include, but are
not limited to, access, the placement of perimeter parking, landscaping, appearance
of the building elevations (bulk and height, texture, the expanse of exterior wall,
roof treatment, etc.) oriented toward adjoining residential development. Even the
matching of building heights (such as a 1:1 ratio, one foot of setback for every foot
of building height) may not provide an effective transition between commercial and
residential uses.
H. Alternatives to Proposed change:.
Other categories (such as Up to 4 stories or Up to 6 stories) within the framework
of the Building Height Exception Area could be substituted. Or the, current.Plan
and policies could be modified to provide a more detailed framework;for :the. .
transition between commercial and residential uses.
Page 3
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Comprehensive Plan Amendment Application
City of Tukwila
Sterling'Realty Organization
December 31, 1996
Another alternative could be the use by the City of a concomitant agreement
process which could address in addition to building height considerations other
transition (design) issues which are likely to have an equal impact on the existing
residential development. These other issues might include placement of future
perimeter parking, landscaping, appearance of the eastern elevations of the future
building(s) for those portions of tax lots # 22, 27, 34, and 76 which adjoin the
residential development to the east.
III. COMPREHENSIVE PLAN /ZONING CODE AMENDMENT
CRITERIA
A. Comprehensive Plan Amendment Criteria:
1. A detailed statement of what is proposed and why;
The proposal would move the boundary of the existing Building Height
Exception Area (allowing a building height of up to 10 stories) to the east
to include most of the remaining portions of tax lot # 22, # 27, # 34, and #
76. A 1:1 ratio (i.e., one foot of setback for each one foot of building •
height) would be a more reasonable relationship to achieve in this instance.
However, we would be willing to further discuss a ratio with the City and
the adjoining property owners /residents.
The current height limitation of 35 feet or 3 stories (under provisions in the
Municipal Code, Section 18.24.080 - Basic development standards) for all
or most of tax lots # 22, # 27, # 34, and # 76 is excessive. The current 35
feet or 3 story building height limitation consumes too much land to
accomplish the necessary transition. Depending upon where the existing
east boundary of the Building Height Exception Area falls on the affected
tax lots ( #'s 22, 27, 34, and 76), it would appear that the 35 feet or 3 story
limitation affects approximately the eastern 330 to 400 feet of those tax
lots. This amounts to a 3:1 or 4:1 ratio (a setback of 3 = 4 feet for every 1
foot of building height)'when assuming a 10 story building. A 1:1 ratio ( a
setback of 1 foot for every 1 foot of building height) would allow the
Building Height Exception Area (Up to 10 stories) to be moved within
approximately 100 feet of the eastern boundary of the RC District.
It is our contention, that the Building Height Exception Area allowing up
to 10 stories can be moved eastward and still accomplish an effective
transition for the residential development to the east. Reducing the
horizontal dimension between the east boundary of the Building Height
Exception Area and the east boundary of the RC District to allow more
flexibility on the building height limitation is warranted and necessary.
2. A statement of the anticipated impacts of the change, including the
geographic area affected and the issues presented by the proposed
change;
The impact of the proposed change would allow the possibility of a
building or buildings of up to 10 stories in height to be located within `.100
feet of the perimeter of residentially zoned properties to the east.
Page 4
Prepared by Michael Aippersbach & Associates
PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524-0337
•
Comprehensive Plan Amendment Application
City of Tukwila
Sterling Realty Organization
• December 31, 1996
3. An explanation of why the current comprehensive plan or development
regulations are deficient or should not continue in effect;
The current height limitation of 35 feet or 3 stories (under provisions in the
Municipal Code, Section 18.24.080 - Basic development standards) for all
or most of tax lots # 22, # 27, # 34, and # 76 is excessive. The current 35
feet or 3 story building height limitation consumes too much land to
accomplish the necessary transition. Depending upon where the existing
east boundary of the Building Height Exception Area falls on the affected
tax lots ( #'s 22, 27, 34, and 76), it would appear that the 35 feet or 3 story
limitation affects approximately the eastern 330 to 400 feet of those tax
lots. This amounts to a 3:1 or 4:1 ratio (a setback of 3 - 4 feet for every 1
foot of building height) when assuming a 10 story building. A 1:1 ratio ( a
setback of 1 foot for every 1 foot of building height) would allow the
Building Height Exception Area (Up to 10 stories) to be moved within
approximately 100 feet of the eastern boundary of the RC District.
4. A statement of how the proposed amendment complies with and promotes
the goals and specific requirements of the Growth Management Act;
...
The proposal recognizes the need for a transition from commercial to
residential use, however, it questions the extent of the existing provisions
and suggests the accomplishment of the transitions can be effectively done
allowing a taller structure td be located closer to the property line.
5. A statement of how the proposed amendment complies with applicable
Countywide Planning Policies;
The proposal is consistent with the Countywide Planning Policies. It does
not involve a reduction in the supply of residential units nor does it involve
any substantial change in the provision of urban services. The proposal
involves "infill" property which under the current adopted Plan will build
on existing patterns in the area and respects and enriches the neighborhood.
6. A statement of what changes, if any, would be required in functional plans
(i.e., the City's water, sewer, storm water or shoreline plans) if the
proposed amendment is adopted;
No changes to the City's functional plans are anticipated with this
proposed change.
7. A statement of what capital improvements, if any, would be needed to
support the proposed change, and how the proposed change will affect the
capital facilities plans of the City; and
No changes to the City's capital improvement plans are anticipated with
this proposed change.
8. A statement of what other changes, if any, are required in other City.
Codes, plans or regulations to implement the proposed change..:
Although not required for this proposal, the issue of providing for an
effective transition between commercial and residential uses, one which
Page 5
T •
Prepared by Michael Aippersbach & Associates
PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337
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Comprehensive Plan Amendment
City of Tukwila
Sterling Realty Organization
December 31, 1996
balances the need to protect the existing residential community as well as
does not excessively deprive property owners of their rights, may trigger a
further look at the current regulation contained within the City's
development regulations.
B. Zoning Amendment Criteria:
1. The use or change in zoning requested shall be in conformity with the
adopted Comprehensive Land Use Policy Plan, the provisions of this title,
and the public interest;
The proposal, if adopted, would be in conformity with the City's Adopted
Comprehensive Land Use Policy Plan, the provisions of this title, and the
public interest.
The use or change in zoning requested in the zoning snap or this title for
the establishment of commercial, industrial, or residential use shall be
supported by an architectural site plan showing the proposed development
and its relationship to surrounding areas as set forth in the application
form.
No specific site plan has been prepared for this proposal because no
specific development plans are under consideration at this time.
Page 6
c/sro.dsk:tulcpapl.doc
Prepared by Michael Aippersbach & Associates
PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337
Comprehensive Plan Amendment Application 0 Sterling Realty Organization
City of Tukwila December 31, 1996
EXHIBIT A
Legal Descriptions
Tax parcels: • z
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(1).. 222304 -9022 re w
(2) 222304 -9027 6 D
(3) 222304 -9034 d U
(4) 222304 -9076 v o
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Tax parcel # 1 222304 -9022 5'
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The east 392.5 feet of Unplatted Tract # 74 of Sunnydale Gardens,Division #1 in m a;
the south 1/2 of SW 1/4 of Section 22, Township 23, Range 5 E.; also beginning at i w'
the SW corner of Tract # 119, Sunnydale Gardens, Division # 1; thence north z I.
89.49.00 west, 158.75 feet; then south 67.19.42 west, 51.49 feet; thence north o— 0
z 1--
89.49.00 west, 186 feet to the point of beginning; thence south 89.40.00 east, 186 w uj,
feet; thence south,67.19.42 west, 130.60 feet; thence south 46.16.32 west to a 2 D,
point south 00.11.00 west of the point of beginning; thence north 00.11.00 east to 0 to
the point of beginning. ,o F-
Tax parcel # 2 222304 -9027 _ 0,
P E- r-
-LL.
The east 392.5 feet of the west 1641.75 feet of the north 499.5 feet of the south • z
half of the SW 1/4 lying east of Old Military Road less the State Highway. 9 co'.
Tax parcel # 3 222304 -9034 z
Portion of SW 1/4 of Section 22, Township 23, Range 4 E. lying south of County
Road # 1, lying easterly of Old Military Road and north of line beginning west line
of Tract 100 Sunnydale Gardens, Division # 1, 423 feet south of NW corner; ,
thence north 89.52.11 west less 206 feet and less west 60 feet of east 266 feet of
south 60 feet.
Tax parcel #. 4 222304 -9076
The east 206 ft of the following: Begin 424 feet south of the NW corner of Tract
100, Sunnydale Gardens # 1, then north to the NW corner, thence westerly along
southerly line of S 158th Street to northeasterly margin of Old Military Road,
thence south 39.38.00 east 154.44 feet, then south 89.52.11 east 450.51 feet to
beginning less south 60 feet.
c/sro.dsk:iulcpexa.doc
Page 1
Prepared by Michael Aippersbach & Associates
PO Box 95429 - Seattle WA 98145 -2429 - (206) 523- 3764/Fax: (206) 524 -0337