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HomeMy WebLinkAboutCOW 2007-04-09 Item 4F - Discussion - Building Height Issue COUNCIL AGENDA SYNOPSIS J AW y`, Initials ITEM NO. ler d 0 t,; 1 Meeting Date Prepared b Mayor's review Council review cti o 04/09/07 1 sjl ('v v 1_ ITEM INFORMATION CAS NUMBER: 07-046 ORIGIhi IAL AGENDA DATE: 04 /09/07 AGENDAITEMTITLE Building height issue. CATEGORY Discussion Motion Resolution Ordinance Bid Award Public Hearing Other iVltg Date 04/09/07 Kit Date Mtg Date tbltg Date Mtg Date Mtg Date tlItg Date SPONSOR Council Mayor Adm Svcs DCD Finance Fire Legal P&R Police Ply SPONSOR'S Residents residing in the 4400 block of S. 158 have expressed concern over the way SUMMARY Tukwila regulates building height in residential areas. They presented their concerns to the CAP Committee on March 27. The Committee referred the matter to the COW. REVIEWED BY COW Mtg. CA &P Cmte F &S Cmte Transportation Cmte Utilities Cmte Arts Comm. El Parks Comm. Planning Comm. DATE: 03/27/07 RECOMMENDATIONS: SPONSOR /ADMEN. No action. COML\Irt r1E No recommendation COST IMPACT FUND SOURCE EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED $NA $NA $NA Fund Source: Comments: MTG. DATE 1 RECORD OF COUNCIL ACTION 04/09/07 1 MTG. DATE ATTACHMENTS 04/09/07 Memo to CAP dated March 15, 2007, with attachments. CAP minutes, March 27, 2007 1 DEPARTMENT OF COMMUNITY DEVELOPMENT CITY OF TUKWILA MEMORANDUM TO: Community and Parks Committee FROM: Steve Lancaster X DATE: March 15, 2007 SUBJECT: Building Height ISSUE Should the City change the way building heights are regulated? BACKGROUND I I Sandra Kruize addressed the City Council on March 5 regarding her concerns about building heights. She submitted a letter to the Council at that time, a copy of which is attached. Specifically, Ms. Kruize is concerned about a home being built at 15815 47 Avenue South (Ms. Kruize lives at 4457 S. 158 St see attached aerial photograph). Tukwila's Zoning Code establishes a maximum building height of 30 feet in the LDR Low Density Residential district (TMC 18.10.060). The Code specifies that "building height" is to be "calculated by the method in the Washington State Building Code" (TMC 18.06.100). The State Building Code defines "building height" as "the vertical distance from grade plane to the average height of the highest roof surface" (IBC Section 502.1). The term "grade plane" is defined as follows: A reference plane representing the average of finished ground level adjoining the building at exterior walls. Where the fmished ground surface slopes away from the exterior walls, the reference plane shall be established by the lowest points within the area between the building and the lot line or, where the lot line is more than 6 feet (1829 mm) from the building, between the building and a point 6 feet (1829 min) from the building. The attached figure provides a graphic representation of how this calculation is made under varying grade circumstances. It also provides information on how our neighboring jurisdictions regulate building height. Q: \CODE_REV\height.doc -sjl- Created on 03/15/2007 9:50:00 AM Page 1 of 2 ALTERNATIVES 1. No change. 2. Reduce residential height standard from 30 feet to something lower. 3. Measure residential building height from lowest grade rather than average grade. RECOMMENDATION Tukwila's single family height regulations are similar to those of nearby, similarly situated communities. No action recommended. Attachments: March 5, 2007 from Sandra Kruize. GIS map /photo of Kruize neighborhood. Comparison of Maximum Building Height Standards. Q: \CODE_REV\height.doc -sjl- Created on 03/15/2007 9:50:00 AM Page 2 of 2 CD 1 11 11 1 1 I I{! I 111!1 1 1 1! Illi l l l! 1 I I I I i 1!II I I l I j l 1.1 1 I !II 11! 1 11 1 E 111 Ilill!11I1 II 1!11 l i -X I! 1 111 II ilI ill!I!1 111 CCU C� I! 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The information contained herein is the prop ietary property of the contributor supplied under license and may not be approved e>acept as licensed by Digital Map Products. 03/22/2007 http /maps.digitalmapcentral.com/ production /CoreGIS /verl_76f/index.html r t.I17A, ''',..15'''' City of Tukwila s Community Affairs Parks Committee urs iso COMMUNITY AFFAIRS AND PARKS COMMITTEE Meeting Minutes March 27, 2007- 7:00 p.m. (Special meeting time, this meeting only) PRESENT Councilmembers: Pam Linder, Chair; Pam Carter and Verna Griffin Staff: Evelyn Boykan, Robert Eaton, Bruce Fletcher, Marty O'Brien, Steve Lancaster, Malcolm Neely and Rick Still Guests: Roy Anderson, 4460 S. 158 St.; Carey Binford, 4454 S. 158 St.; and Sandra Kruize, 4457 S. 158 St. CALL TO ORDER: Committee Chair Linder called the meeting to order at 7:00 p.m. I. PRESENTATIONS No presentations. II. BUSINESS AGENDA A. Update on Interurban Court Proiect Evelyn Boykan reported that the proposal by the Low Income Housing Institute (LIHI) to renovate the Towne and Country motel to house homeless veterans and other mentally ill homeless persons has been abandoned. The property owner's asking price exceeded the appraised value of the property, and therefore LIHI could not proceed. INFORMATION ONLY. B. Ten -Year Plan to End Homelessness Evelyn Boykan presented a proposed resolution endorsing the Ten -Year Plan to End Homelessness in King County. She explained that endorsing the Plan will show Tukwila's support for the plan and willingness to work with others to end homelessness, but carries no specific financial obligations. Committee Chair Linder asked Ms. Boykan to discuss the significance of the five key strategies of the Plan, which she did. Councilmember Griffin reported that there is Legislation pending before the State regarding homeless funding. She and CounciImember Carter voiced support for the resolution and Plan. Committee Chair Linder also voiced support, especially with regard to the emphasis on prevention. Chuck Parish asked whether the funding Tukwila had discussed regarding the Interurban Court proposal might now be available for other homelessness initiatives. Ms. Boykan indicated her expectation that other proposals will be forthcoming. UNANIMOUS APPROVAL. FORWARD TO APRIL 9 COW. C. Building Height Issue Steve Lancaster, Director of DCD, referred to comments made by Sandra Kruize at a recent City Council meeting, and to her letter included as page 9 of the meeting packet. In response to Ms. Kruize's concerns over the height of a new home under construction in her neighborhood (15815 47 Ave. S.) staff has reviewed the plans for the new home and has confirmed that the plans and the construction meet the City's adopted height regulations. Staff has also reviewed the height regulations for single family homes in adjacent cities and prepared a chart and diagram comparing those regulations to Tukwila's (page 10 of the meeting packet). Staff is not recommending a change at this time. Committee Chair Linder made a comment that any changes to this specific neighborhood would need to be consistent for the entire City. Community Affairs Parks Committee Minutes March 27, 2007 Pape 2 Councilmember Carter asked if the City changed the way we measured from the past. Mr. Lancaster explained that the City has measured from "average grade" for many years, but a few years ago adopted the International Building Code methodology for determining average grade because it is clear and specific. Committee Chair Linder invited Ms. Kruize to address the Committee on this issue. Also speaking to the issue were neighbors Roy Anderson and Carey Binford. They expressed concern that such a large home invades the privacy and reduces the quality of life for the neighborhood. They asked if the City would reconsider the code and come up with a formula that would have limitations of the footprint and square footage of new houses relative to lot size. Other suggestions included notification to neighbors when a new home is being proposed in their neighborhood. The neighbors wanted the City to make changes to the code so this will not happen to other neighborhoods. Mr. Binford asked that DCD staff provide specific information of how the measurements were taken at this site. Mr. Lancaster invited him to meet with Building Official Bob Benedicto to review the measurement process. Councilmember Griffin noted that whatever the outcome, we must make sure the City respects the legal rights of all Tukwila residents and property owners. The Committee agreed to take the issue back to the next COW to inquire if the full Council would like to consider changes to our current single family height regulations. FORWARD TO APRIL 9 COW. D. Consultant Selection for Tukwila Pond Park Rick Still, Deputy Director of Parks and Recreation, reminded the Committee of the Tukwila Pond Park charrette to develop a conceptual design led by DCD. The current 2007 CEP has allocated funds for park design and a water quality feasibility study. The Parks Department is recommending a two phase study. Phase I is for the scope of work to provide wetland delineation, boundary and design survey, concept plan and project cost estimate with enough detail drawings to obtain the required permits. Phase II would include construction drawings and construction observation. Three firms were short- listed from the City's consultant roster and Robert W. Droll, Landscape Architect, P.S. was selected as the most qualified firm. The Parks and Recreation Department recommends the approval for the design consultant and to authorize the Mayor to execute a contract in the amount of $90,820.00. It was noted that that this project is in the current CIF and is within budget. FORWARD TO APRIL 9 COW. E. Performance -based Contract Process Staff has investigated Chapter 39.35A of the Revised Code of Washington (RCW) with the City Attorney's office and the Finance Department that allows a performance based contract for energy equipment. This is a new process for the City and the Parks Department will be conducting a request for qualification (RFQ) to select the most qualified Energy Services Company (ESCO) for the Tukwila swimming pool HVAC system. The process will include 1) the HVAC system to be audited to seek energy efficiencies and repair items 2) a list of projects will be provided from the audit that the city may choose from to make repairs based on a cost benefit analysis approach and 3) conduct an energy performance and construction installation cost that are guaranteed. Parks Deputy Director Rick Still explained that this will be more of a design build project that will guarantee price and energy savings with a monitoring process. Once the energy audit is conducted, a preferred action will be recommended to the Community Affairs and Parks Committee.