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HomeMy WebLinkAboutPermit 89-01-CPA - PRIMARK - SYLVAN GLEN DEVELOPMENT COMPREHENSIVE PLAN AMENDMENT89-01-CPA 18059 57TH AVENUE SOUTH WITHDRAWN SYLVAN GLEN FEES WERE REFUNDED. • • THIS PROJECT WITHDRAWN BY APPLICANT. (7Y1- OWNER Phone 624 -1669 (Jane Preuss) Phone: 241- AFFIDAVIT OF OWNERSHIP 4. PROPERTY Name: Primark (contract purchaser) COMPrEHENSIVE PLAN AMENDMENT COMPREHENSIVE LAND USE PLAN AMENDMENT APPLICATION a7Pic- -1-43 8?-1-co P / ems 1 -Wsii 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Construction of 144 residential units plus school licensed for 75 pre- and elementary school children with supporting recreational facilities under a binding site plan agreement per subdivision c d 2. PROJECT LOCATION: (Give street address or, if vacan, indcae lot(s), block, and subdivision; or tax lot number, access street, and nearest intersection) 18059 Southcenter Parkway Quarter: SE4 of NW4 Section: 35 Township: 23N Range: 4E, W.M., King Cc Washington (This information may be found on your tax statement.) 3. APPLICANT :* Name: Primark (see address below) /Jane Preuss (contact person) Address: 1009 7thiAvenue; Suite 1000; Seattle, WA 98101 (Jane Preuss)_ Signatu rrz - 1- Date: 2/23/89 * The applic nt 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. Address: 1200 192nd St; Suite 102k Seattle, WA 98148 I /WE,[signature(s swear that 7 e owner(s) or c ct purchaser(s) of th? property involved n this application an that the foregoing statements and answers contained in this application are true and correct to the best of my /our Z3 / knowledge and belief. Date: (/ i.V A;:: 45,.,..,,;:;+; s':.._...+ .niia;t4�d- 5;;e':4 »`.ixhnv.ra, DESIGNATION RESPONSE: RESPONSE: RESPONSE: COMPREHENSIVE (.AN AMENDMENT APPLICATION Page 2 5. COMPREHENSIVE PLAN Existing Low Density Residential Proposed High Density Residential with binding site plan 6. ZONING: Existing RA Proposed R -4 Low Apartments and binding site plan 7. USE: Existing Two residences and vacant Proposed Multi - family and school 8. COMPREHENSIVE PLAN AMENDMENT CRITERIA: The burden of proof in demonstrating that the change is appropriate lies solely upon the proponent. Generally, the more dramatic the change, the greater will be the burden of showing that the proposed change meets the criteria by the Zoning Ordinance. The proponent must show in a clear and precise manner why the amendment application should be granted. The Planning Commission and City Council will review your proposal using the following criteria. You may attach additional sheets and submit other documentation to support your request. A. Unforeseen changes in circumstances have occurred in community condi- tions that justify a Comprehensive Plan redesignation of the subject property or existing plan policies. (Examples are Functional road classifications or new or changed City policies /plans) See attached discussion B. Factual evidence supports an additional or changed public need for the proposed designation. See attached discussion 9. To supplement the above criteria discussion, analyze the Tukwila Compre- hensive Plan policies which relate to your proposed Comprehensive Plan amendment. Identify the policies and their page numbers. See attached discussion (29 /MB.COMP) ... The supporting documentation which follow are: • Figure 1: Comprehensive Plan • Figure 2: Existing Land Use • Figure 3: Parks and Recreation • Figure 4: Zoning • Figure 5: Slope Map • Figure 6: Site Plan The school will be accredited for primary grades K -3, and licensed to provide childcare for children, ages 4 weeks to 12 years. The regula- tion size (20' x 40') swimming pool will be used by the school and greater community for swimming lessons. The school will also be set up to provide summer sports camp, gymnastics, foreign language, youth theatre, and computers. The proponent intends to make these later activities open to children from the general community. DESCRIPTION OF THE PROJECT The proposal is to build a family - oriented project which includes 144 residential units; a school with an enrollment of between 75 -80 children; supporting on -site active and passive recreation facilities; and 307 parking stalls. This application is for: • a comprehensive plan amendment from low density residential to high density residential; • a rezone from RA to R4 under a binding site plan agreement; • a conditional use permit in order to build the school; • a permit for the swimming pool. . COMPREHENSIVE PLAN AMENDMENT APPLICATION 8. COMPREHENSIVE PLAN AMENDMENT CRITERIA A. UNFORESEEN CHANGES IN COMMUNITY CONDITIONS Uses Incompatible with Family Oriented Life Styles The comprehensive plan actively designates uses which are incompati- ble with family oriented life styles on three sides of the site. The only heavy industry designation in Tukwila is directly across the street. Light industry is located to the south of the site; office is adjacent to the site on the north. These designations are all non - residential in character. It should be noted that the commercial designation of the property adjoining the site to the north is a recent rezone. Thus, community conditions have changed to increase incompatible uses in the immediate vicinity of the site. The Comprehensive Plan provides for the range of uses accommodated by any "healthy" community. Healthy implies that each use be guaranteed prerequisites for operation. Industry must operate without the interference of neighbors complaining about the hours of operation and other inherent aspects of this use such as noise and dust. Conversely, residents have the right to be buffered from noise, dust, etc. The site plan proposes a buffering setback; with the school and recreation center to be located across 57th from the heavy indus- trial use. The south side of the property will be buffered from the light industry designated use by parking and circulation. Road Classifications The City has already provided or is in the process of providing the infrastructure such as major truck routes to facilitate continued industrial growth immediately across the street from the site. Southcenter Parkway is a five lane major north -south connector to I -5 and I -405. From 180th to S200, the City is initiating design to improve 57th Avenue South to five lanes. This improved roadway 2 : 3 and light industry in the valley and will be incompatible with single family use. B. FACTUAL EVIDENCE SUPPORTS ADDITIONAL OR CHANGED PUBLIC NEED The site is bounded by light industrial designation to the south, heavy industrial to the east directly across 57th Avenue South and P.O. adjacent to the property on the north. The western boundary of the site adjoins undeveloped single family designated property. Figure 1 shows Comprehensive Plan designations. Designation of this site as S.F. across the street from Tukwila's only heavy industry designated area conflicts with policies designed to create buffers which ensure livability. Single family use would be unable to create a buffer from noise and air contamination caused by dust and other attributes of a healthy industrial area. The proposed action will permit creation of buffers from the surrounding uses. It will also enable the developer to create a residential neighborhood with family amenities which are lacking in this portion of Tukwila. The 1980's have produced several trends which influence the development of housing options. Couples tend to require a longer period of time to save towards a downpayment for their first home. These couples are comparatively sophisticated in terms of selecting both housing and quality care and education for their children. Statistics indicate that families invest more of their combined income for housing and childcare than they have in the past. The applicant of the proposed action has developed similar types of projects in Renton and Olympia. Data from the Olympia project indicates the following trends: • Families tend to move into the project because they are specifically attracted by the school and daycare facilities. • There is less turnover than comparable projects because families are reluctant to disrupt their children. • When families moved out, they have tended to relocate in single family homes nearby so that their children could continue to attend the school. ' 9. ANALYZE THE TUKWILA COMPREHENSIVE PLAN POLICIES WHICH RELATE TO YOUR COMPREHENSIVE PLAN AMENDMENT. POLICY PLAN CONCEPT (page 2) The Tukwila Comprehensive Plan is a "policy plan ". The sections per- taining to purpose of the plan define the underlying orientation of the plan: "Comprehensive" means that the plan encompasses all geographical parts of the community and all functional policies and proposals and does not indicate specific locations or detailed regulations. "Long range" means that the plan looks beyond the foreground of current (1982) problems. PROPONENT'S DISCUSSION The proposed Comprehensive Plan Amendment is consistent with functional elements of the plan and with long range goals to provide a balance between a strong residential character and a strong economy. The site is bounded by industrial designations on two sides and office commercial designation on one side. The present Comprehensive Plan use designa- tion is then inconsistent with element goals which would separate incompatible uses while creating the support environment for a strong family oriented residential community. Thus, granting of the amendment would make the policies embodied in elements (as discussed below) consistent with the Comprehensive Plan map. ELEMENT GOALS The Comprehensive Plan includes goals for five elements: (1) Natural Environment,* (2) Open Space,* (3) Residence,* (4) Com- merce /Industry and (5) Transportation /Utilities. The proposed amend- ment affects /is affected by the three elements marked with an asterisk. NATURAL ENVIRONMENT (page 15) Goal 1: Gauge development of the land in a manner suitable to the natural environment. 4 Goal 2: Use and preserve the natural features and resources of the physical environment in a wise and posterity- oriented manner. Goal 3: Protect and enhance the natural amenities and aesthetic resources of the Tukwila area for the public's welfare. PROPONENT'S DISCUSSION The site plan clusters development in the least sensitive portions of the site in order to maximize preservation of natural features including hillside areas and trees. Cuts and fills are minimized by the plan in order to retain approximately 38% of the site as open space. Comparison of the Slope Map with the Site Plan illustrates that the structures are clustered in the areas with less than 15% slope. OPEN SPACE (page 16) Goal 1: Create an integrated network of open space based on existing and proposed recreational areas, lands least suitable for other development, and the natural amenities of the Tukwila area. Goal 2: Provide vivid, diverse open space experiences which fit easily into the pattern of daily life. Goal 3: Provide meaningful recreational opportunity for all people of Tukwila regardless of sex, age, color, or socioeconomic status. PROPONENT'S DISCUSSION Review of Parks and Recreation facilities as illustrated in Figure 3 shown that southeast Tukwila is notably devoid of parks and recreation. Virtually all of the family oriented /residential uses and facilities are located on the plateau and are separated from the site by I -5. None are in walking distance or are within safe bicycling range for children. These amenities are important attributes of family oriented neighborhoods. The only pool is located in the northeast portion of the City across the freeway from the site. The majority of park facili- ties and schools are also in this area. 5 • : Because of he unavailability of family oriented facilities in the southeast p.rtion of Tukwila the project proposes to provide these facilities en -site. Recreation facilities included in the proposal are a swimming 'ool (available to the public for swimming lessons), two sports cour s, a large toy play area, a tot lot, a barbecue pit adjacent to the recreation center, and a separate daycare. Other recreation opportunities will also be available through the school during non - school hou s such as little theater and computer lessons. RESIDENCE (page 17) Goal 1: 'reserve the pleasantness and integrity of viable single - amily areas. Goal 2: While protecting the single - family areas of Tukwila, provide a equate room for multiple - dwellings. Goal 3: ssure an adequate and diversified housing supply within the esidential community. PROPONENT'S DISCUSSION The site is not a viable single family area because of the incompatible surrounding land uses. It does not lend itself to creation of a viable single family neighborhood because the noise and air quality conditions of the heavy industry designation across the street should be buffered from single family. Furthermore, none of the supporting features outlined in the residential "livability" section of the Comprehensive Plan (page 7 of this submittal) exist. An integrated concept such as the proposal which provides the complemen- tary school and recreational opportunities while buffering the resi- dences from the non - residential uses in the vicinity can create a family environment internally. The proposal will create a unique family /residential atmosphere inter- nally on s The proposed Comprehensive Plan amendment would permit development of a day care center and school licensed for approximately 70 children, plus 144 residential units. This type of project does not 6 presently exist in Tukwila and thus, the amendment is consistent with the Comprehensive Plan objective to provide for a diversified housing supply within the residential community. RESIDENTIAL ELEMENT: LIVABILITY (page 44) "Livability" of residential areas is the focus of both sections of the Residence Element. The first section seeks to create or maintain livable living areas by establishing a healthy land use climate and guaranteeing the future integrity of these areas. The second section seeks to establish an adequate, suitable, and diversified housing supply fit to meet the demands. NEIGHBORHOOD OBJECTIVES AND POLICIES (page 45) Objective 1: Protect all viable residential neighborhoods from intru- sions by incompatible land uses. Policy 1: Use natural features, like topography, to separate incompatible land uses from the residential areas. By utilizing natural features to separate incompatible land uses, the City ensures the integrity of its residen- tial areas while creating an efficient land use pattern. Objective 2: Minimize the incompatibilities between different types of residential uses. Policy 1: Provide for medium density "transition areas" between high and low density residential areas. Policy 2: Multiple - family developments should be located func- tionally convenient to a primary or secondary arterial street where traffic generated by these uses does not pass through single - family residential areas. , PROPONENT'S DISCUSSION • The proposed amendment will protect any future residential neighbor- hood on the site from intrusions by incompatible land uses. The site is separated from other single family areas by I -5 and by the city's topography. All city schools and neighborhood oriented services are located on the other site of I -5. This area appears not to have developed into a viable single family neighborhood because of incompa- tible uses across the street and because it does not include the amenities present in other Tukwila neighborhoods. • The use and the proposed site plan creates a transition between the heavily urbanized uses surrounding the site to the S.F. neighborhoods on the plateau. The site gains up to 201 feet of elevation from the valley floor. The topography itself is a major factor influencing the site plan of the project. The rezone of the parcel to the north and the industrial are essentially incompatible land uses. By using the topography of the site, this project will be a transi- tion between the industrial uses along 57th South and the residential uses on the plateau. The school and pool provided as part of the project will extend residential amenities across the freeway in the southern part of town while creating a buffer from the industrial use. It is expected that the project will geographically extend the family image of the community and serve as a transition between the industry and commercial uses on the valley floor and residential uses on the plateau. ■ The site is convenient to transportation linkages, but will not generate traffic through existing neighborhoods. The site is served by 57th South which becomes Southcenter Parkway with direct access to I -5 and I -405. Thus, it has easy access for residents from S.F. neighborhoods who wish to enroll their children in the school or for swimming lessons. It will, however, not generate traffic which will pass through the neighborhoods. HOUSING OBJECTIVES AND POLICIES (page 51) Objective 1: Assure a diversified supply of housing in the planning area. Policy 1: Encourage housing developments which provide a diversity of housing types. PROPONENT'S DISCUSSION The proposed action encourages diversity of housing types in Tukwila because there are no comparable projects. There are no self- contained residential projects with a school and extensive recreational opportuni- ties on site. Objective 4: Encourage incorporation of crime reducing elements into the residential developments in the planning area. Policy 1: Encourage housing designs in which building forms and spaces allow residents to adopt proprietary attitudes beyond their normal living spaces. Discourage housing designs which cause anonymity among residents and foster feelings of helpless isolation. Policy 2: Encourage housing designs which provide for the visual surveillance of public spaces both from the dwelling units and the street. Policy 3: Encourage the adequate lighting of residential streets and parking lots. PROPONENT'S DISCUSSION The site plan features cluster arrangements with units looking onto central open space recreation areas which are equipped to draw users of the tot lot and sports court. The parking lots and entryways will be well lit. Each building entry will be equipped with a.locking security system at the entryway. 9 Source: City of Tukwila URBAN REGIONAL RESEARCH Tukwila Community Center King County Southgate Park South Central Pool Hazelnut Park Crystal Springs Park King County Crastvlaw Park _ 'Tr Foster Golf Unks King County Fort Dent Park Tukwila Park lkawa Park Bicentennial Park hristenssn Greenbelt Park Parks and Recreation Sylvan Glen Submitted by Primark URBAN REGIONAL RESEARCH N 626.72 Feet Existing Structure_ AN Site Existing 30" Cedar Existing Structure �♦ `' 0 Existing 40" Cedar Jr „ R Rockeries 10 :a Fa 505.17 Feet 4 i m r 0R' VO O 5 is ovi St• Natural and Man -made Features Sylvan 'Glen Submitted by Primark URBAN REGIONAL RESEARCH 60 Foot Right H of Way properh► Line 60 Foot Right of Way S ite Site South 180th Street me ND Approx.. 1600 feet to Green River Rights -of -Way Sylvan Glen Submitted by Primark ILOC-01601/.1 / •seer ■rway) 7- Office Commercial Parks and Open Space Low Density, Residential Heavy Industry Light Industry URBAN REGIONAL RESEARCH Comprehensive Plan Sylvan Glen Submitted by Primark Vacant Land, Commercial 31311 Industrial NMI Residential (Within 1000 foot radius) URBAN REGIONAL RESEARCH ••■■ MID Existing Land Use Sylvan Glen Submitted by Primark