HomeMy WebLinkAboutOrd 1369 - Group 5 Apartments Planned Residential Development (PRD) CITY OF TUK WILA
150.024 WASHINGTON
JEH /ko ORDINANCE NO.� v/
10/25/85
AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON,
APPROVING A PLANNED RESIDENTIAL DEVELOPMENT FOR CERTAIN
PROPERTY COMMONLY REFERRED TO AS THE GROUP 5 APARTMENTS
PRD, CITY FILE NO. 85 -29 -PRD, SUBJECT TO CERTAIN
CONDITIONS, ADOPTING FINDINGS OF FACT AND CONCLUSIONS,
DIRECTING THE CITY PLANNING DIRECTOR TO MAKE CHANGES IN
THE CITY'S OFFICIAL ZONING MAP, AND ESTABLISHING AN
EFFECTIVE DATE.
WHEREAS, an application was filed with the City of Tukwila
seeking approval for a Planned Residential Development pursuant to
Chapter 18.46 of the Tukwila Municipal Code, and
WHEREAS, said application was reviewed by the Planning
Commission and Board of Architectural Review at a public hearing
held on August 22, 1985, .nd at the conclusion of said hearing the
Planning Commission and Board of Architectural Review adopted
findings of fact, conclusions of law and a recommendation to the
City Council that the application be approved subject to certain
conditions, and
WHEREAS, the City Council held a public hearing on September
16, 1985, to consider the recommendation of the Planning
Commission concerning the PRD and at the conclusion of such
hearing determined to adopt the Planning Commission's findings and
conclusions as the City Council's own and to approve the
application, subject to certain conditions, and
WHEREAS, the City's SEPA Responsible Official issued a
Determination of Non Significance for the proposed PRD on August
22, 1985, now, therefore
THE CITY COUNCIL OF THE CITY TUKWILA, WASHINGTON, DO ORDAIN
AS FOLLOWS:
Section 1. Approval of PRD Designation and Plan.
A Planned Residential Development designation is hereby
approved for that certain property commonly referred to as the
Group 5 Apartments PRD, City File No. 85 -29 -PRD, which property is
more particularly described on Exhibit A attached hereto and
incorporated herein by this reference as if set forth in full.
The City Council hereby further approves the development plan for
such Planned Residential Development submitted to the City on June
6, 1985 and contained in City File No. 85 -29 -PRD. Approval of the
PRD designation and the development plan is subject to the
following conditions:
1) Diversifying the building designs and locations to create
a less monotinous visual image and a diversity of
designs;
2) Provision of pedestrian linkages between 56th Avenue
South and Interurban Avenue South throughout the
proposal as approved by the Planning Department;
3) Location of existing substantial trees on the site plan
and modification of the site plan to retain some of
these trees to the greatest extent possible, subject to
review and approval of the Planning Department;
4) Inclusion in the landscaping plan of vegetation of
sufficient size to accomplish the criteria and
conclusions contained herein;
5) Verification of sufficient tap water pressure by the
Public Works Department;
6) Verification by the Fire Department of the vinyl siding
toxicity being within safe levels;
7) Payment of a fair proportionate share of the costs of
widening and improving 56th Avenue South when the same
is undertaken by the City, and in the event a local
improvement district is formed for the purpose of making
improvements to 56th Avenue South, to participate in,
and waive protest of, such LID. The City Council
specifically finds that this condition is necessary to
mitigate the direct traffic impact of the proposed PRD
upon 56th Avenue South.
Section 2. Adoption of Findings and Conclusions.
The City Council hereby adopts the Findings and Sections
2 and 3 of the Conclusions contained in the City of Tukwila
Planning Division Planning Commission Staff Report attached
hereto as Exhibit B and incorporated herein by this reference
as if set forth in full.
Section 3. Duties of Planning Director.
The Planning Director is directed to amend the City's
Official Zoning Map to reflect the PRD designation for the
property described on Exhibit A as set forth in Section 1
above and to refer to this Ordinance for the conditions of
approval.
Section 4. Effective Date.
This Ordinance shall be published in the official
newspaper of the City, and shall take effect and be in full
force five (5) days after the date of publication.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASH-
INGTON, at a regular meeting thereof this 4P day of
1985.
ATTEST /AUTHENTICATED:
C LERK, MAXINE ANDERSON
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTQRNEY
I\
FILED WITH THE CITY CLER
PASSED BY THE CITY COUNCI
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO. 1369
APPROVED:
MAUR", GAMY L'. VAN DZTSEN
9/16/85
1/04/85
11/08/85 in Summary form.
11/13/85
Exhibit A
Exhibit A
Ord. #1369
BEGINNING AT THE INTERSECTION OF THE SOUTHERLY LINE OF SOUTH 137TH STREET
(FORMERLY LEMON ROAD) PRODUCED NORTH 74 °04' EAST AND THE NORTHEASTERLY
LINE OF 56TH AVENUE SOUTH (FORMERLY LEMON ROAD), WHICH POINT IS DESCRIBED
AS THE POINT OF BEGINNING IN THAT CERTAIN CORRECTION DEED DATED DECEMBER
26, 1903, AND RECORDED JANUARY 22, 1904, IN VOLUME 362 OF DEEDS, PAGE
625, RECORDS OF THE AUDITOR OF KING COUNTY, STATE OF WASHINGTON; THENCE
SOUTH 45 °49' EAST ALONG SAID NORTHEASTERLY LINE OF 56TH AVENUE SOUTH 275
FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 74 °04' EAST 125 FEET;
THENCE SOUTH 45 °49' EAST 162.435 FEET; THENCE SOUTH 65 °58'45" WEST 115.96
FEET; THENCE NORTH 45 °49' WEST 181.25 FEET TO THE TRUE POINT OF
BEGINNING, IN KING COUNTY, WASHINGTON:
ALSO;
BEGINNING AT THE INTERSECTION OF THE SOUTHERLY LINE OF SOUTH 137TH STREET
(FORMERLY LEMON ROAD) PRODUCED NORTH 74 °04' EAST AND THE NORTHEASTERLY
LINE OF 56TH AVENUE SOUTH (FORMERLY LEMON ROAD) WHICH POINT IS DESCRIBED
AS THE POINT OF BEGINNING IN THAT CERTAIN CORRECTION DEED DATED DECEMBER
26, 1903 AND RECORDED JANUARY 22, 1904, IN VOLUME 362 OF DEEDS, PAGE 625,
RECORDS OF THE AUDITOR OF KING COUNTY, STATE OF WASHINGTON; THENCE NORTH
74 °04' EAST ALONG SAID SOUTHERLY LINE OF SOUTH 137TH STREET (FORMERLY
LEMON ROAD) PRODUCED 125 FEET TO THE TRUE POINT OF BEGINNING; THENCE
CONTINUING NORTH 74 °04' EAST 180.204 FEET, TO THE SOUTHWESTERLY LINE OF
INTERURBAN AVENUE SOUTH, A STATE HIGHWAY; THENCE SOUTH 44 °51' EAST ALONG
SAID SOUTHWESTERLY LINE 407.32 FEET; THENCE SOUTH 65 °58'45" WEST 161.64
FEET; THENCE NORTH 45 °49' WEST 437.44 FEET TO THE TRUE POINT OF
BEGINNING;
EXCEPT THAT PORTION THEREOF LYING NORTHEASTERLY OF A LINE PARALLEL AND
133.50 FEET NORTHEASTERLY OF, AS MEASURED AT RIGHT ANGLES TO THE
AFORESAID NORTHEASTERLY MARGIN OF 56TH AVENUE SOUTH, (FORMERLY LEMON
ROAD); AND IN;
FINDINGS
Exhibit B
Ord. #1369
FINDINGS AND CONCLUSIONS ADOPTED BY THE PLANNING COMMISSION ON AUGUST 22, 1985
1. Generally the site is predominantly a fairly steep slope (averaging 45% and
maximum of 90%), except for a generally level portion at the southwest and
northwest corners of the site (Exhibit A). Apartment units are proposed in
two rows running parallel with the property and topography (Exhibit B). The
westerly row of buildings will feature basement covered parking, while the
upper (westerly) units will feature on grade uncovered parking (Exhibit C).
The easterly units will be two stories with basement consisting of a total of
56 dwelling units (Exhibit D). The uphill westerly 48 units will be of a
slightly less building mass (Exhibit E Landscaping of the site con-
sists of perimeter and interior landscaping (Exhibits F G). A recreation
building, pool, sport court and grass play area are featured at the southerly
corner of the site (Exhibit B H).
The topography of the site constrains access for the easterly units to two
points on Interurban Avenue South (Exhibit B). Access to the westerly units
is from two points on 56th Avenue South. Directly to the north and across
Interurban Avenue South is located the Foster Golf Links Public Golf Course,
and directly westerly of the site and across 56th Avenue South is the existing
multi family development of the Terrace Apartments. Interurban Avenue South
consists of two lanes in each direction. A single lane in each direction
within a 30 -foot right -of -way is improved in 56th Avenue South.
Parking for 208 cars is provided including 56 covered parking stalls. For the
westerly, or upper, 48 apartment units a total of 96 parking stalls are pro-
vided per TMC 18.56.050. For the easterly 56 dwelling units a total of 112
parking stalls are provided. Vehicular connection between the two parking
areas is not included in the site plan. The westerly 56 apartment units con-
tain 7 one bedroom units and 49 two bedroom units. The easterly 48 apartment
units are comprised of 24 one bedroom units and 24 two bedroom units.
Building materials will consists of dark gray or black composition shingle
roofs, gray or light blue vinyl siding, white trim and windows, and gray or
light blue railings and lattice. Exterior illumination is not indicated on
the site plan.
2. Various mutliple family development proposals have been sought on the pro-
perty, the latest of which featured a combination of multiple family and offi-
ces (81- 12 -W).
3. Since the proposal lies within the Interurban Special Review District, the BAR
must review the proposal per the criteria of TMC 18.60.050 and 18.60.060 (TMC
18.60.030(2)(e)).
4. The proposed Planned Residential Development (PRO) requires approval per the
criterial of TMC 18.46.110(4).
Page 2
5. The proposal complies with the landscaping and recreation space requirements
of TMC 18.52.020 and .060.
Preliminary calculations indicate that 20,600 square feet of recration space
is required (103 x 200 square feet 20,600 square feet). Required
landscaping areas constitute a total of 19,941 square feet, of which 10%, or
1,994 square feet, may be credited to the recreation space requirement,
thereby yielding a 18,606 square feet of recreation space required. The pro-
posal provides a total of 34,300 square feet of open fairly level lawn areas,
sport court, pool and recreation building. Therefore, the recreation require-
ments appear to be met in the proposal.
6. The Environmental Checklist (EPIC- 277 -85) indicates the recommendations of the
geotechnical consultant will be followed in the development on this property.
A determination of non significance was issued for the proposal per the state
Environment Policy act of 1971, as amended.
CONCLUSIONS
1. BAR Criteria TMC 18.60.050 and 18.60.060(4):
A. Criteria TMC 18.60.050(1): Relationship of Structure to Site
The proposal provides the normal landscaping transition from Interurban
Avenue South and 56th Avenue South. Sidwalks will be required along both
streets, however, additional pedestrian pathways through and inside the
development appear needed except at the southerly portions of the pro-
perty and around the recreation building. Walkways or pathways from the
upper westerly units to the lower easterly units occur at only three
locations. Additional pedestrian linkage should occur due to the reaso-
nably anticipated pedestrian usage of the westerly upper units of the
recreation facility at the southerly portion of the site and Interurban
Avenue South where public transit may be utilized.
The parking areas in the proposal run almost the full length of the site
with only slight interruption by landscaping along the westerly portions
of the site. This design does not appear to "...moderate the visual
impact of large paved areas." Therefore, the parking layout should be
revised to better minimize this visual impact.
Due to the topography of the property, the lower easterly units will be
located such that the roofs will be below the existing grade elevation of
56th Avenue South. The roofs of the westerly upper units appear to
extend approximately 10 feet above the existing grade elevation of this
street. Such location of these buildings on the steeply sloped property
is an appropriate site plan considering the westerly abutting properties.
The overall visual impact on the easterly abutting public golf course
will be the appearance of essentially a continuous wall of development.
While this visual image of the multi family units carved into the
hillside may appear startling upon initial development of the proposal,
maturation of landscaping will substantially reduce this impact over
time. This does not appear to be an unreasonable projected impact of the
proposal.
Page 3
B. Criteria TMC 18.60.050(2): Relationship of Structure and Site to
Adjoining Area
The proposal appears to present to Interurban Avenue South a design that
overall is harmonious in the design, materials and colors. Landscaping
which is appropriate to the adjoining properties is provided. A traffic
engineering report indicates safe and adequate access to Interurban
Avenue South and 56th Avenue South. These streets will adequately accom-
modate the increased traffic. However, 56th Avenue South will function
near to capacity.
C. Criteria TMC 18.60.050(3): Landscape and Site Treatment
The final grading of the site appears to essentially clear the site of
all existing vegetation. The final grades create some level areas, par-
ticularly where landfill is necessary at the southerly corner of the
site. The overall impact of grading appears to be .of producing "...an
inviting and stable appearance."
The landscape plan appears to treat Interurban Avenue South as a formal
street via regularly spaced deciduous trees. Due to the desirable vista
from the property to the east, a public golf course and Duwamish River
environment, landscaping along this street should be compatible with the
City's future plans for improvement and landscaping of Interurban Avenue
South. Within the site the landscaping appears to soften the overall
impact of the buildings and appears to consider the view potential from
the westerly uphill units.
Exterior lighting details were not provided, thereby preventing review
at this time. If the applicant can provide these details or a general
description of sufficient detail in the public meeting, final review and
approval of the exterior illumination could be deferred to the Planning
Department.
D. Criteria TMC 18.60.050(4): Building Design
The proposed buildings are compatible in scale with existing commercial,
multi family residential and single family residential development in the
area, of which multiple family residential predominates the westerly area
of the property and the golf course and commercial development dominates
the more easterly areas of the property. The design components of the
individual buildings display "...good proportions and relationship to one
another." The colors chosen of the dark gray or black roof, gray or
light blue vinyl siding, white trim and white lattice and railings, and
white window trim are "harmonious" with each other. Details of exterior
illumination were not provided, but should be "harmonious" with the pro-
posed building design. Sufficient "variety and detail" in terms of
building form and massing is provided on the site between the upper
westerly units and the lower easterly units. The two types of units are
dissimilar. Perhaps the major criticism of the lower easterly units is
the essentially straight line of the same design with a great deal of
regularity without significant interruption. This could present a mono-
tonous appearance to Interurban Avenue South and the public golf course
facility.
Page 4
E. Criteria TMC 18.60.050(5): Miscellaneous Structure and Street Furniture
Dumpster locations indicated on the proposal are enclosed on three sides
by an unspecified fence. The design, composition and colors of this
fence should be discussed for determination of their acceptability.
F. Criteria TMC 18.60.060(4)(a): Proposed development design should be sen-
sitive to the natural amenities of the area
The essentially repetitive pattern of the proposed units in the develop-
ment and the essentially uninterrupted large linear parking areas are
questionably "sensitive" to the easterly public golf course facility and
the Duwamish River environment. Breaking up the units, particularly of
the easterly lower level, and varying the spacing between the buildings
will reduce the overall visual impact of the development. Further
enhancing this image would be exploring landscaping areas for significant
contribution to the interruption of the site plan.
G. Criteria TMC 18.60.060(4)(b): Proposed development use should
demonstrate due regard for the use and enjoyment of public recreational
areas and facilities
As mentioned in the previous finding the repetitive, monotonous plan of
the property imposes upon the easterly public golf course facility. The
aforementioned recommendations will substantially reduce this impact.
H. Criteria TMC 18.60.060(4)(c): Proposed development should provide for
safe and convenient on site pedestrian circulation
Since vehicular access from the easterly lower level and Interurban
Avenue South is prevented to and from the upper westerly units, the con-
venience and normally anticipated access to and from these uphill units
is precluded. In addition, the proposal contains minimal pedestrian
linkages between the upper and lower units and to Interurban Avenue.
I. Criteria TMC 18.60.060(4)(d): Proposed property use should be compatible
with neighboring uses and complimentary to the district in which it is
located
The location of the proposed buildings and the landscaping provided pro-
duces overall general compatibility with "neighboring uses" which are
relative to the westerly existing multi family development. However, the
repetitive nature of the site plan raises the the question of com-
patibility with the easterly public golf course facility and Duwamish
River environment. Otherwise the proposal is "...complimentary to the
district..." of the C -2 and R -3 zone. The development reflects the nor-
mally expected and experienced development within these zones, par-
ticularly in the situation of the narrow trapazoidial configuration of
the subject site.
Page 5
J. Criteria TMC 18.60.060(4)(e): Proposed development should seek to mini-
mize significant adverse environmental impacts
The major environmental impacts associated with this proposal is the
grading of the property which includes total disruption of existing vege-
tation. The soils consultant has indicated that this presents no problem
for development as long as their recommendations are followed. The
applicant has indicated these recommendations will be followed thereby
minimizing the environmental impact. In addition, the impact of cir-
culation and access to and from the property, particularly 56th Avenue
South, during the normal daily activities of the uphill westerly units
presents concerns to staff relative to impacts on adjacent streets. The
optimum solution would be to provide total access of the units to
Interurban Avenue South. However, topography precludes this alternative.
K. Criteria TMC 18.60.060(4)(f): Proposed development should demonstrate
due regard for significant historical features in the area
As mentioned earlier, the development should be more sensitive to the
Foster Golf Course facility which represents an "historical feature" to
the community.
2. Planned Residential Development Criteria TMC 18.46.110(4)
A. Criteria (TMC 18.46.110(4)(A): Suitability of the site area for the pro-
posed development
Existing topography of the site lends itself to the proposed site plan
which for the most part works well with the slopes. Soil conditions sup-
port the development. Surrounding streets will handle resulting traffic.
Adjacent land uses and zoning are compatible or already exist in a semi
compatible situation.
B. Criteria (TMC 18.46.110(4)(B): Requirements of the subdivision code for
the proposed development
Subdivision of the property is not proposed.
C. Criteria (TMC 18.46.110(4)(C): Reasons for density bonuses as listed in
Section 18.46.070:
A density bonus was not requested. The total density permitted
is 111 units, but 104 units are proposed.
D. Criteria (TMC 18.46.110(4)(D): Adverse environmental impacts have been
mitigated:
A determination of non significance was issued for the proposal on the
basis of finding no significant environmental impacts. Staff's review of
submitted environmental information indicated the recommendations of the
soils enginer and traffic engineer will be followed to reduce any rela-
tive impacts of the proposal. However, at some time the City may have to
consider appropriate improvement of 56th Ave. So. to improve its traffic
carrying capacity.
Page 6
E. Criteria (TMC 18.46.110(4)(E): Compliance of the proposed PRO to the
provisions of this chapter:
The proposal complies with this chapter.
F. Criteria (TMC 18.46.110(4)(F): Time limitations, if any, for the entire
development and specified stages:
Two stages of development of the property are proposed. Phase one, the
easterly units, will be constructed this year. Phase two will follow in
1986.
3. Planned Residential Development Purpose: TMC 18.46.010:
A. Purpose TMC 18.46.010(1): Promote the retention of significant features
of the natural environment, including topography vegetation, waterways
and views:
Existing topography is essentially preserved in overall form by the pro-
posal. However, the little existing vegetation is to be removed.
Perhaps some of the few existing trees can be saved, but these need to be
located on the site plan to facilitate this determination.
B. Purpose TMC 18.46.010(2): Encourage a variety and mixture of housing
Ives:
The proposal includes one and two bedroom apartments within two building
designs. This questionably represents "variety and mixture."
C. Purpose TMC 18.46.010(3): Encourage maximum efficiency in the layout of
streets, utility networks, and other public improvements:
The site plan is an efficient design of vehicular circulation responsive
to existing conditions. Utility plans were not provided, but the site
plan facilitates efficient planning of this location.
D. Purpose TMC 18.46.010(4): Create and /or preserve useable open space for
the enjoyment of the occupants and the general public.
A significant amount of open space and recreation area is provided on the
site for the tenants of the development. At least 34,380 sq. ft. is
useable for recreation purposes. Additional area is designated as open
space. While the "general public" may not have access to the proposal,
the public will enjoy viewing the amenities.
150.024
JEH /ko
10/30/85
`fin- v- e4-frai-c/` 5�
Publish: Record Chronicle, 11/08/85
SUMMARY OF ORDINANCE NO. J3 h 9
AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON,
APPROVING A PLANNED RESIDENTIAL DEVELOPMENT FOR CERTAIN
PROPERTY COMMONLY REFERRED TO AS THE GROUP 5 APARTMENTS
PRD, CITY FILE NO. 85 -29 -PRD, SUBJECT TO CERTAIN
CONDITIONS, ADOPTING FINDINGS OF FACT AND CONCLUSIONS,
DIRECTING THE CITY PLANNING DIRECTOR TO MAKE CHANGES IN
THE CITY'S OFFICIAL ZONING MAP, AND ESTABLISHING AN
EFFECTIVE DATE.
1985, the City Council of the City
of Tukwila passed Ordinance No. 9 which provides as
follows:
Section 1. Approves a Planned Residential Development
designation and plan for certain property adjacent to Interurban
Avenue South (across from the Foster Golf Links) and 51st Avenue
South, and more particularly described on Exhibit A attached to
this summary, subject to seven (7) conditions relating to building
design, pedestrian linkages, trees, landscaping, water pressure,
siding and improvements to 56th Avenue South.
Section 2. Adopts Findings and Conclusions relating to the
PRD designation and plan.
Section 3. Directs the Planning Director to amend the City's
Official Zoning Map to reflect the PRD designation and to
reference this ordinance.
Section 4. Establishes an effective date.
The full text of this ordinance will be mailed without charge
to anyone who submits a written request to the City Clerk of the
City of Tukwila for a copy of the text.
APPROVED by the City Council at their meeting of
1985.
CITY CLERK, MAXINE ANDERSON