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HomeMy WebLinkAboutPermit 89-01-R - PRIMARK - SYLVAN GLEN DEVELOPMENT REZONE89-01-R WITHDRAWN SYLVAN GLEN THIS PROJECT WITHDRAWN BY APPLICANT. FEES WERE REFUNDED. - 74(77'74- REZONE ZONING CODE AMENDMENT COMPREHENSIVE LAND USE PLAN AMENDMENT COMPREHENSIVE PLAN AMENDMENT 1. BRIEFLY DESCRIBE YOUR PROPOSAL: Construction of 144 residential units plus a school licensed for 75 pre- and elementary school children with supporting recreational facilities under a binding site plan agreement per subdivision code. 2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s), block, and subdivision; or tax lot number, access street, and nearest intersection) 18059 Southcenter Parkway R APPLICATION Quarter: SEa of NW4 Section: 35 Township: 23N Range:4E, W.M., King Co., Washington (This information may be found on your tax statement.) 3. APPLICANT :* Name: Primark (see address below) /Jane Preuss (contact person) Addre s: 1809 7th Avenue; Suite 1000; Seattle, WA 93101 (Jane Preuss) Phone 624 -1669 (Jane Preuss) Signa, ;: (ice Date: 2/23/89 V * 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: Primark (contract purchaser) OWNER Address: 1200 S. 192nd St; Suite 102; Seattle, WA 93148 Phone: 241 -'' AFFIDAVIT OF OWNERSHIP I /WE,Csignat - (in - !!. swe• * ' the owner s or co ract purchasers o the 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: 2/23/89 5. WHAT IS THE CURRENT ZONING OF THE PROPERTY? 6. WHAT IS THE SIZE OF THE PROPERTY? 12.445 acres 7. WHAT ZONING CLASSIFICATION IS REQUESTED? Low Apartments and Binding Site Improvement Plan 8. WHAT IS THE COMPREHENSIVE LAND USE MAP DESIGNATION? Low Density Residential REZONE 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 is in conformance with the Comprehensive Plan as implemented by the Zoning Ordinance. The proponent must show in a clear and precise manner why the rezoning 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 rezone application. 9. 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; RESPONSE: See attached dicruccinn RA REZONE APPLICATION Page 2 10. The use or change in zoning requested in the zoning map 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; RESPONSE: See attached land use vicinity map and architectural site plan 11. When the request is not in agreement with the Comprehensive Land Use Policy Plan, the applicant shall provide evidence to the City Council's satisfac- tion that there is an additional need for the requested land classification. To respond to this criteria, obtain a Comprehensive Plan Amendment Applica- tion and submit in conjunction with Rezone Application. RESPONSE: RESPONSE: See attached discussion. RESPONSE: See attached discussion. RESPONSE: See attached discussion. (29 /REZN.APP1,2) REZONE APPLICATION Page 3 See attached Comprehensive Plan Amendment application and attached rezone discussion. 12. Significant changes have occurred in the character, conditions or surround- ing neighborhood that justify or otherwise substantiate the proposed rezone. 13. The proposed rezone is in the best interest of the public health, safety, and welfare as compared to the hardship, such as diminution of property value, imposed on the individual property owner. 14. The unimproved subject property is unsuitable for the purpose for which it has been zoned considered in the context of the length of time the property has remained unimproved and land development in the surrounding area. V. REZONE APPLICATION 9. The attached Comprehensive Plan amendment application documents that the proposed change is consistent with Comprehensive Plan amendment criteria. The Comprehensive Plan amendment has been requested because the present plan designation is inconsistent with goals contained in the Natural Environment, Open Space, and Residential Elements of the Comprehensive Plan. The Comprehensive Plan provides for a transition between incompa- tible uses. This transition is necessary in order to ensure con- tinued health of adjacent industrial uses which are of economic importance to the community. The transition is also necessary to - ensure a quality residential atmosphere. The proposal will create a transition use between the heavily industrial and commercial uses on the valley floor and the residential uses on the plateau. Internally, the project will provide buffers against incompatible surrounding land uses. The public interest is served in three ways: • Creation of a transitional buffer The site is located directly across the street from the only heavy industry designation in the City. As such, the noise and dust are incompatible with single family uses. Conversely, healthy industry must have the freedom to operate without com- plaints from a S.F. neighborhood. The proposal will provide an orderly transition between these uses. • Creation of neighborhood diversity The proposal creates a type of neighborhood which does not pre- sently exist in Tukwila; an integrated project with housing, recreation, and education /childcare. • Provision of family oriented amenities This project has a strong family orientation. Not only will it attract new families to Tukwila, but it will also provide needed family amenities in a portion of Tukwila where they do not pre- sently exist. Review of the Parks and Recreation Facilities map indicates the concentration of community facilities supporting family life styles are clustered in the northern and western portions of the community, for the most part across the freeway. These sites are, for the most part, inaccessible to children. The proposed action includes a school, the facilities of which will be open for use by the neighborhood children for swimming, little theater, computer lessons, etc. As such, the project will significantly enhance the residential character of this portion of Tukwila. 11. In order to encourage economic development of the industrial desig- nated land, the Comprehensive Plan proposes heavy industry across the street from the site and light industry to the south of the site. The proposed action is complementary to the Comprehensive Plan uses and is needed by the community because it a) creates a buffer on site from the industrial impacts and b) extends family oriented housing into the portion of Tukwila where no new housing has been developed. See attached Comprehensive Plan Amendment application for additional information. 12. Land use patterns in the vicinity of the site have become increas- ingly intensive. The parcel adjoining the site to the north has recently been rezoned P.O. This commercial use will attract addi- tional traffic to 57th Avenue South. It also creates a non- residen- tial character to the corner. In addition, the planned widening of 57th Avenue South to South 200th will create a convenient linkage to Orillia Road /the plateau. It is anticipated that this improved facility will be heavily used by trucks and other traffic avoiding the steep grades of South 178th /180th and /or the traffic on South - center Parkway. These conditions, while not amenable to single family use, have been buffered against by the proposed site plan. 13. The proposed rezone is in the best interests of public health and safety of the present residents of Tukwila. It will facilitate continued healthy operation of existing industrial uses yet will buffer residents from the unsafe and unhealthy attributes of those uses, i.e. heavy truck traffic, dust, and noise. 14. The site is unsuitable for the purposes for which it has been zoned for three reasons: • Geographic location isolated from other single family neighbor- hoods and from family amenities The site is surrounded on three sides by non - residential uses. To the west is the only heavy industry designated land in Tukwila. To the south, the land which is presently vacant has a comprehen- sive plan designation of light industry. Adjoining that property immediately south of the city limits is industrial use. To the north, the land is designated office. Only on the west is the land designated for residential use. • Proximity to incompatible uses. See foregoing discussion of proximity to the only heavy industry in Tukwila. • Unsuitable topography As the attached slope map indicates, the majority of the site is 15% grade or greater. Large portions of the site exceed 40 %. Because of the steep slopes the proposal intends to cluster development in the most suitable areas while leaving the most hazardous areas in their natural state. See attached geotechnical report prepared by Golder Associates which describes suggestions for optimizing stability of the site. Office Commercial Parks and Open Space Low Density. Residential Heavy Industry Light industry URBAN REGIONAL RESEARCH Sylvan Glen Submitted by Primark Comprehensive Plan . tot ■Ittl.et .44 • t.I 4' tf st.e.t t P-0 (Professional and Office) C-2 (Regional Retail) CM (Industrial Park) M-2 (Heavy industry) R-A (Agricultural) URBAN REGIONAL RESEARCH Zoning Sylvan Glen Submitted by Primark Vacant Land. Commercial INEini Industrial MINI Residential (Within 1000 foot radius) URBAN REGIONAL RESEARCH Existing Land Use Sylvan Glen Submitted by Primark : ,c�eux'a+xau.:iai:.aviaora% Source: City of Tukwila URBAN REGIONAL RESEARCH Tukwila Community Center King County Southgate Park South Central Pool Hazelnut Park Crystal Springs Park King County • Crestview Park Foster Golf Unks King County Fort tent Park Tukwila Park I Park Bicentennial Park hristensen H Greenbelt Park Parks and Recreation Sylvan Glen Submitted by Primark URBAN REGIONAL RESEARCH 0% - 10% 10% - 15% 15% - 20% 20% - 30% 30% - 40% 40% + Slope Map Sylvan Glen Submitted by Primark a. e" s. - -4 SITE PLAN