HomeMy WebLinkAboutPermit 88-01-CUP - CITY OF TUKWILA - NORTH HILL RESERVOIR CONDITIONAL USE88-01-cup 88-1-CUP 14953 53rd avenue South
city of tukwila reservoir pump station and apparatus
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
CITY OF TUKWILA
PLANNING COMMISSION
SEPTEMBER 22, 1988
The meeting was called to order at 8:00 p.m. by Mr. Haggerton,
Acting Chairman. Members present were Messrs. Haggerton,
Knudson, Verhalen, Cagle and Hamilton.
Mr. Coplen and Mr. Kirsop were absent.
Representing the staff were Rick Beeler, Jack Pace, Vernon Umetsu
and Joanne Johnson.
Approval of the minutes was moved to follow Item V on the agenda.
88 -7 -DR - EMBASSY SUITES HOTEL Continuation of hearing for
design review of an 8 -story hotel /3 -story parking structure.
Mr. Vernon Umetsu, Associate Planner, reviewed the staff report
for the project recommending a number of modifications enumerated
in the staff report.
He read into the record a letter from Henry G. Liebman, attorney
representing Whitney Brothers which opposed the development.
They felt it will interfere with ingress and egress of their
business.
Discussion ensued on the question of the impact this development
will have on access to and from their business or if they were
referring to another hotel development which is planned for the
area.
Public Works Director Ross Earnst clarified the location of the
Poon Development and also the location of the subject develop-
ment. He stated that the vacation of Nelson Place has nothing to
do with the subject development.
Mr. Dick Chapin, representing the applicant, felt he has complied
with all the City's requirements.
Planning Commission
September 22, 1988
Page 2
Mr. Dean Powell, Mesa Arizona, spoke in behalf of the applicant.
Mr. Ross Tunnell represented Helen Nelsen, the property owner of
the development. He stated Mrs. Nelsen approved the site plan as
represented by the applicant.
Mr. Walter Wallis, Industrial Crating and Packing, located in the
Nelson Place area, read a letter into the record which objects to
the development.
Robert S. Losey Sr., owner of the Renton Auction Barn expressed
his concern regarding lack of sidewalks in the area of his
business and other concerns regarding access onto Longacres Way.
Mr. Palmer Arzo, Industrial Crating and Packing asked why he
wasn't notified of the project.
Mr. Umetsu clarified the notification area for the project.
Mel Taylor, owner of property to the north of the parking garage
asked for clarification of the plans to put in a sidewalk on the
street adjacent to his property and clarification of the design
and height of the parking garage for the project.
Mr. Nick Olivas, Fire Marshal clarified the Fire Department's
position regarding fire access relative to the project.
Discussion ensued on the project.
MR. CAGLE MOVED TO ACCEPT THE PROJECT AS SUBMITTED WITH THE
CHANGES AS MADE BY THE OWNER THAT ARE LISTED, PROVIDED THEY
COMPLY WITH ALL THE STAFF'S RECOMMENDATIONS AND INCLUDE SOME TYPE
OF GRID TO BE PLACED ON THE GARAGE WINDOW OPENINGS TO PROVIDE
SCREENING, PROVIDED IT DOES NOT VIOLATE ANY FIRE REGULATIONS.
MR. KNUDSON SECONDED THE MOTION WHICH PASSED WITH CAGLE, VERHA-
LEN, KNUDSON, HAGGERTON VOTING YES. MR. HAMILTON VOTED NO.
88 -1 -CUP NORTH HILL RESERVOIR - Request for approval of a
Conditional Use Permit for a water reservoir, pump station and
related appurtenances for the City of Tukwila.
Mr. Jack Pace, Senior Planner reviewed the proposal recommending
approval with conditions outlined in the Staff Report.
Mr. Ross Earnst, Public Works Director clarified the proposal.
Planning Commission
September 22, 1988
Page 3
Mr. Cliffard Sweeney owns property that is in condemnation
proceedings as a result of this project. He expressed his
objection to the project and the negative impacts to his prop-
erty.
Mr. Knudson expressed his objection to a property owner being
treated unfairly in the course of a development and resulting
negative impacts associated with a development. Mr. Hamilton
concurred with these comments.
Discussion ensued on this issue.
MR. HAMILTON MOVED AND MR. VERHALEN SECONDED A MOTION TO ACCEPT
THE FINDINGS AND CONCLUSIONS OF FILE NO. 88 -1 -CUP NORTH HILL
RESERVOIR PLANS AS SUBMITTED BY STAFF, WITH THE FOLLOWING CONDIT-
IONS:
1. Submit a revised landscape plan, stamped by a licensed
landscape architect, subject to Planning Department approval,
to show:
a. Increase deciduous tree caliper to 2 to 2 1/2 inch caliper.
b. Increase evergreen tree height to 8 feet.
c. A variety of trees will be provided on both sides of the
fence.
d. Increase use of evergreen varieties in proposal including
bermed area.
2. Provide a project timeline which the Planning Commission may
review, thereby allowing a variation of standard time limits of
Condition Use Permit.
MOTION PASSED WITH CAGLE, VERHALEN, HAGGERTON AND HAMILTON VOTING
YES. MR. KNUDSON VOTED NO.
88 -4 -CA HAZARDOUS WASTE ZONING CODE AMENDMENT - Request to review
Tukwila's Zoning Code to permit use and storage of hazardous waste in
compliance with State law.
Mr. Pace reviewed the proposal recommending approval of the request.
Discussion ensued on the proposal.
MR. HAMILTON MOVED THAT FILE NO. 88 -4 -CA HAZARDOUS WASTE ZONING CODE
AMENDMENT BE APPROVED AS RECOMMENDED BY STAFF. MR. VERHALEN SECONDED
THE MOTION WHICH WAS UNANIMOUSLY PASSED.
Planning Commission
September 22, 1988
Page 4
APPROVAL OF MINUTES FOR SEPTEMBER 8, 1988
Mr. Pace asked for clarification of the intent of the Planning
Commission regarding their motion on September 8, 1988, in reference
to the zoning change for design review.
In a memo to the Planning Commission, Staff's recommendation are as
follows:
18.60.030 Scope of Authority
A. Any development in the City (and in areas that annex) will be
subject to design review with the following exceptions:
(1) Single - family homes.
(2) Developments less than 10,000 gross square feet of building
area in Cl, C2, CP and CM districts, except when abutting
or across the street from residential uses or districts or
within 200 feet of the Green /Duwamish River that requires a
shoreline permit.
Developments in M1 and M2 districts except when abutting or
across the street from residential uses and districts or
within 200 feet of the Green /Duwamish River.
(3)
B. Any exterior modifications to existing commercial development in
excess of 10,000 gross square feet in building floor area in:
C2 CP CM zoning districts.
MR. KNUDSON MOVED AND MR. HAMILTON SECONDED A MOTION TO APPROVE THE
MINUTES OF THE SEPTEMBER 8, 1988 MEETING AS CLARIFIED. MOTION
UNANIMOUSLY APPROVED.
DIRECTOR'S REPORT
Mr. Rick Beeler reviewed the 1989 Work Plan, 1989 Budget. The
consensus for Planning Commission meeting dates was November 22, 1988
and December 20, 1988.
ADJOURNMENT
The meeting was adjourned at 11:05 p.m.
Respectfully submitted,
Joanne Johnson, Secretary
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
STAFF REPORT
to the Planning Commission
Prepared September 12, 1988
HEARING DATE: September 22, 1988
FILE NUMBER: 88 -1 -CUP: North Hill Reservoir
APPLICANT: City of Tukwila Public Works Department
REQUEST: A conditional use permit for a 118 -foot diameter concrete
water reservoir, pump station and appurtenances.
LOCATION: 14953 - 53rd Avenue South
ACREAGE: 1 acre
COMPREHENSIVE
PLAN DESIGNATION: Low- density Residential
ATTACHMENTS: (A) Vicinity Map
(B) Excavation Site Plan
(C) Site Plan
(D) Section
(E) Elevations
(F) Landscape Plan
ZONING DISTRICT: R -1 -12, Single Family Residential
SEPA
DETERMINATION: Determination of Non - Significance in June 1984,
addendum in September 1987
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STAFF REPORT to the 88 -1 -CUP: North Hill Reservoir
Planning Commission Page 2
VICINITY /SITE INFORMATION
FINDINGS
1. Project Description: Two million gallon concrete water reservoir, water
distribution pump station, and accessory parking and landscaping.
2. Existing Development: Vacant.
3. Surrounding Land Use: Single - family to the north and east, multiple - family
to the south, vacant to the west.
4. Terrain: Moderately steep - 15 to 25 percent slopes.
5. Vegetation: Wooded with maple and cottonwood and a dense undergrowth of
blackberry bushes.
6. Access: 57th Avenue South will provide direct access for maintenance vehi-
cles. A temporary haul road and permanent storm drainage easement proceeds
west /northwest to South 150th Street which connects with Macadam Road.
BACKGROUND
There are two expiration periods of a Conditional Use Permit (CUP) which are as
follows:
1. A CUP shall automatically expire one year from approval if a building permit
is not obtained within the one year period.
2. Substantial construction must be completed within two years.
This is the third time the reservoir project has been before the Planning Com-
mission. A CUP was first approved in June 1984, and expired in 1985 without a
request for a renewal. The Planning Commission approved a CUP for a second time
in 1986, which also has expired. The project has not moved ahead since 1986 due
to the difficulty of obtaining easements for the storm drainage and haul road
easements, immediately west of the site (see Attachment A).
The Planning Commission may authorize longer periods if appropriate for the
project. An uncertainty at this stage is the excavation of rock, which will be
removed by rock chipping. If the task seems lengthy due to the amount of rock
found, then the project could be delayed for Council review and approval of
blasting. The Planning staff would suggest that the Public Works Department
provide a project timeline to the Planning Commission due to the time limits of
a CUP.
STAFF REPORT to the
Planning Commission
DECISION CRITERIA
88 -1 -CUP: North Hill Reservoir
Page 3
The Planning Commission shall use the following criteria in its review of a CUP:
(1) The proposed use will not be materially detrimental to the public welfare or
injurious to the property or improvements in the vicinity of the proposed
use or in the district in which the subject property is situated.
Eighty percent of the site will be regraded (Attachment B). The method of
rock excavation is currently by non - explosive mining. If explosives appear
more economical, the contract will be delayed pending Tukwila City Council
review and authorization. Either an amended or new contract would have to
be issued. If the Council does not authorize explosives, the project must
proceed with the more expensive and perhaps time - consuming process of
chipping rock.
The location of the haul road and the storm drainage is finalized. The
location of the permanent storm easement will have an effect on future use
of Lots 20 and 19 (Attachment A).
(2) The proposed use shall meet or exceed the performance standards that are
required in the district it will occupy.
The standards of the R -1 zone require that any structure meet front yard of
30, rear of 10 and side of 8 feet. The height limit is 30 feet.
The setbacks are not indicated on the site plan. From previous review, the
front yard is 141 from the property line. A front yard variance was granted
on April 3, 1986 by the Board of Adjustment. The remaining yards meet the
minimum standards.
Attachment D shows a natural ground line that obscures a majority of the
structure. Initially, the hillside will be razed to an elevation of 222.2
(Attachment B), the concrete reservoir will be inset into the hill and then
regrading will be done up to 244 and to 250. The elevation at the top of
the reservoir is 253.13. The tallest point of the pump station is eleven
feet.
(3) The proposed development shall be compatible generally with the surrounding
land uses in terms of traffic and pedestrian circulation, building and site
design.
The project's location will not disrupt traffic or pedestrian circulation.
Access to the project is at the southern end of an improved public right -of-
way, 57th Avenue South, which becomes a pedestrian trail continuing south
leading down the hill to South 152nd Street. The use does not interrupt
the pedestrian or traffic flows. The structure is not similar to adjacent
structures but if screened would not be incompatible.
A storm runoff and drainage easement over Lots 20 and 19 precedes develop-
ment of the single - family zoned land. The easement, while not incompatible,
will be a constraint on future subdivision of the two parcels.
STAFF REPORT to the
Planning Commission
Page 25
Policy 1
Page 26
Policy 1
Policy 3
Page 29
88 -1 -CUP: North Hill Reservoir
Page 4
(4) The proposed use shall be in keeping with the goals and policies of the
comprehensive land use policy plan.
The proposed development shall be in keeping with the goals and policies of
the Comprehensive Land Use Policy Plan. The following goals and policies
from the Plan relate to the proposal.
Natural Environment
Page 24
Policy 1 Maintain the wooded character of the steep slopes and upland
plateau, and encourage the use of vegetation in slope stabil-
ization.
Policy 3 Discourage disturbance of vegetation when not in conjunction
with the actual development of the property.
Strive to retain viable areas of wooded hillsides, agricul-
tural lands, wetlands, streams and the Green River for
wildlife habitat.
Objective 3 Recognize the advantages and opportunities afforded by the
topography and plan its use accordingly.
Discourage development on slopes in excess of 20 percent.
Preserve and promote the quality of natural land form.
Objective 6 Recognize the characteristics of local geology and consider
them in the land use planning process.
The cities policies clearly outline a goal to preserve steep
hillsides and wooded areas in a scenic condition.
Due to the nature of a water reservoir, its location at the highest eleva-
tion from its surrounding users is the most effective placement. The hill-
side location is very prominent visually. The rock within the hillside will
actually provide support and require less regrading on the east side with
heavy relandscaping and earth regrading necessary on the west.
STAFF REPORT to the
Planning Commission
88 -1 -CUP: North Hill Reservoir
Page 5
Transportation /Utilities
Page 81
Objective 1 Provide an efficient and adequate water supply to the resi-
dents and business of the City.
Page 82
Objective 2 Provide water utility systems which promote planned land use
development patterns.
Policy 2 Provide reservoir capacity within the City water system.
Currently no reservoir exists in the City's water system. Water pressure is
substandard and fire flow is a concern. The Comprehensive Water Plan, 1983,
identifies the site and the need for the reservoir and recommended its
implementation as Phase I.
(5) All measures have been taken to minimize the possible adverse impacts which
the proposed use may have on the area in which it is located.
The applicant indicates that the extensive site grading, which allows the
reservoir to fit into the mass of the hill and then regrading and reland-
scaping will minimize adverse impact.
The Planning staff sees three potential adverse impacts:
a. Noise and Light Impacts: According to the engineers, noise from the
pump station will not be noticeable to a pedestrian outside the pump
house. No on -site lighting is proposed.
b. Aesthetic Impacts: Views of the hillside from the valley will be
changed from its current natural state. The majority of the heavily
vegetated hillside will be cut, therefore the relandscaping will need
to be an integral part of the project (see Attachment F).
A 27 -foot high berm of grass is visible along the south and northwest
sides. In addition, the proposed trees (Attachment F) are proposed
inside the perimeter of the chain link fence surrounding the site. The
nursery stock being proposed just to the inside will therefore not be
visible from off -site.
STAFF REPORT to the
Planning Commission
1. The proposed use can meet the objectives regarding an adequate efficient
water supply that provides for planned uses. Additional landscaping must be
used to mitigate the aesthetic impacts and in order to meet with criteria
relating to the character of the site.
2. This is the first review the Planning Commission of the haul road and its
location. The location, which will constrain future development, appears to
have been settled in the negotiation process with the adjacent land owner.
3. The use will not be materially detrimental under the present alternative of
excavation. Staff has not reviewed the impacts of blasting on property or
improvements in the area. Further environmental review would be required
under SEPA.
4. With the front yard variance and the regrading to occur after the reservoir
has been constructed, the use will meet the standards of the R -1 zone.
5. The use will generate less pedestrian and vehicular traffic than from the
surrounding homes. The design of a reservoir is not similar in building
design, but is designed and can be landscaped to screen from surrounding
uses.
Planning staff recommends approval of the Conditional Use Permit with the
following conditions:
1. Submit a revised landscape plan, stamped by a licensed landscape architect,
subject to Planning Department approval, to show:
a. Increased deciduous tree caliper to 2 -22" caliper.
b. Increased evergreen tree height to 8'.
c. A variety of trees outside the fence on all sides.
d. Increased use of evergreen varieties in proposal including bermed area.
e. Replacement of grass with ground cover requiring less maintenance.
2. Provide a project timeline which the Planning Commission may review, thereby
allowing variation of standard time limits of CUP.
(22/88- 1- CUP.1 &2)
CONCLUSIONS
RECOMMENDATIONS
88 -1 -CUP: North Hill Reservoir
Page 6
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.WAY MAPLE
1. Case Number:
Applicant:
Request:
Location:
2. Case Number:
Applicant:
Request:
Location:
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
City of Tukwila
PUBLIC HEARING NOTICE
Notice is hereby given that the City of Tukwila Planning Commission and Board
of Architectural Review will conduct a public hearing on September 22, 1988, at
8:00 p.m. in the City Council Chambers at Tukwila City Hall, 6200 Southcenter
Boulevard, to consider the following:
Planning Commission Public Hearing
88 -1 -CUP: NORTH HILL RESERVOIR
City of Tukwila
A conditional use permit for a 118 -foot diameter concrete
water reservoir, pump station and appurtenances.
Generally 14953 - 53rd Avenue South, Parcel A, Tukwila Short
Plat 84- 20 -SS, SW Sec. 23, 23 -4
88 -4 -CA: HAZARDOUS WASTE ZONING
City of Tukwila
Revise Tukwila's zoning code to allow on -site and /or off -site
hazardous waste use and /or storage in non - residential zones
per RCW 70.105
Various commercial and industrial zones throughout Tukwila
Board of Architectural Review Public Meeting
3. Case Number: 88 -7 -DR: Embassy Suites Hotel
Applicant: Gaelic Management, Inc.
Request: Continued review of an eight- story, 236 -room hotel and
separate three -story parking structure on a 3.27 -acre site.
Additional information being submitted on parking structure
and landscaping.
Location: SE corner of SR- 181 /Longacres Way intersection, in SW* of
Sec. 24, Twn. 23, Rge. 4; Tukwila, WA.
Persons wishing to comment on the above cases may do so by written statement
or by appearing at the public hearing. Information on the above cases may be
obtained at the Tukwila Planning Department. The City encourages you to notify
your neighbors and other persons you believe would be affected by the above
items.
Published: - Valley Daily News - Sunday September 11, 1988
Distribution:- Mayor,'City Clerk, `Property Owners /Applicants,
Adjacent Property Owners,
(21/NTC.9 -22)
STRANDER
• 5T TH AVE. S.
we Of C rb-/
Br Cowries San
R7-1
�i lewd Section
'Eonc�ete Sda.atk
4401
,t.
Trail Mwkiq Pag
c
Property Line
-water Meer
r.
End g UtderMww/q
20 b q 20
1.3 417 es.
tv
R•15
Ensue Owens,
/Loma4 Reloning War
40
E..sbr.g
(2 cb.
r oan
8' Concrete
Sanitary Seise
Stub To Property
Line At 2%
Greta, Retekibq Welt WS
Fence Peet Seim S.. 6+50
To 6 +20 Short RetwiS Mr
w;rA Fence Peet Shrew Its
� 0 Ts 6+60 See 00e1
B' Condo..
Sweeny Sew
Sir T. Peewee,
1 Prellare, Lint
MOO C.1we..
Pens Y her
0t tircb
q Twootry tow ches Eeeewrr\ She, .
lialliltalMWSTw■V
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End Curettes Curb And
S.. 4 +94 W M)
240
Remae Come Mother
And Plug 12' U..—
Room Aid
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�y Sewer
Shel To Property
Lbw Al 2%
5' Two.w, Cwrwctfei
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• 150'
VC
SRLTS
14951
Property LW
Road Eeewiwe —s
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5.. 6 +05 To 6+64
Gravity War
wmi Termnd Barer ,Property Lint
Sto 6+40 To 6 +47 (Cr Re)
Ste Woe Profits Shoe
And Detoi Sheet
— Standud Caetner WM Type 2 WWI Boris
Sto 5+57 To 6440 (K) RI)
Set Wet Profile She
r- -Rewrow Manhole And 48' Denindoe Pipe
Emmons
Rower And ReWn with Type 1 48'.Sw I.y Sewer Dee Weed,
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Wen Ereeleq Srdews& Ard Concrete Curb And Geler
,deer Meter
tieing 3' Wooden Fence
End Rock Wt$
Sto 6•65(22.5' P1)
See woe Profile Sheet
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See Wei Pvofi Sheel
And Deal Sheet
Renew Tree
6' PVC
Soritwy Sewer
Stub To Property
Line Al 2%
Ad)uet Idnehoie an WW1
END OF PROJECT
STA 6 + 90
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tote: 1) Al Offsets From Roadway (.
2) Siqu Are Shows Y Thor
Approainote Leese. Fine
Location To Bt De..rmined By
Engineer.
3) Where Recces.', Adpr lever
Lie Around Oyer Unities As
DiFc..d By The Engieer.
4) Sidewalk. Curb And Gower As
Per APwA Standard Plan. Cob
And Gutte, Section Type A.
3
F
a
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PUBL (
IC -.it/ORK8 DEPARTMEP4
ENGINEERING
8900 8outhoenter Boulevard
Tukwila, Washington 88188
20
•20/.02.
,00,v
5 X32..
A4
Xvia coy/zoo& /ow,
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CONDITIONAL USE APP itA iOiV
AUG 2G1988
1 . BRIEFLY DESCRIBE YOUR PROPOSAL: 1 1 8 FT. DIAMETER ( 2 MILLION G . M . )
46 FT X
CONCRETE RESERVOIR, 32 FT X/50 FT. DEPTH PUMP STATION AND
APPURTENANCES
2. PROJECT LOCATION: (Give street address or, if vacant, indicate lot(s),
block, and subdivision; or tax lot number, access
street, and nearest intersection)
14953 - 53RD AVENUE SOUTH
Quarter: N w Section: 71.1 Township: 2 -3 Range:
(This information may be found on your tax statement.)
3. APPLICANT :* Name:
Address:
Phone:
Signature: (lCil?
4. PROPERTY Name:
OWNER
Address:
Phone:
I/ WE,Esignature(s)]
p
CITY OF TUKWILA
433 -0179
AFFIDAVIT OF OWNERSHIP
CITY OF TUKWILA
6300 SOUTHCENTER BLVD.
* 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.
6300 SOUTHCENTER BLVD.
433 -0179
L1
Date: 6/3/&5
swear that I /we ?e tjierownel`(s) or contract purchaser(s) of th?
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: ER/CA Veer
YES
RESPONSE:
a
:rc
5. PRESENT USE OF PROPERTY:
6. PROPOSED CONDITIONAL USE REQUESTED (from list in TMC 18.64.020):
WATER RESERVOIR AND PUMP STATION, PARKING, LANDSCAPING
7. ADJACENT LAND USES:
NORTH:
SOUTH:
EAST:
WEST:
RESIDENTIAL
MULTI FAMILY RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
8. DETAILED DESCRIPTION OF PROPOSED USE (for example, describe the manufactur-
ing processes used, wholesale /retail /warehouse functions, outside storage of
goods or equipment or other information which will facilitate understanding
of the activities you proposed to develop on this site):
14953 - 57TH AVENUE SOUTH, 22,000 SQUARE FEET OF LANDSCAPING,
7,000 SQ. FT. OF HARD SURFACE - PROVIDE A 2 MILLION GALLON
RESERVOIR, APPROX. 60 FT. RADIUS METAL DRUM 30 FT. IN DEPTH
AND A PUMP STATION APPROX. 51 X 35 X 50 FT. DEEP WITH
ASSORTED LANDSCAPING AND ACCESS AND PARKING
9. Will the conditional use be in operation and /or a building to house the use
be started within a year of issuance of the permit?
10. Describe the manner in which you believe that your request for a
Conditional Use Permit will satisfy each of the following criteria
as specified in TMC 18.64 030 (attach additional sheets, if necessary).
A. The proposed use will not be materially detrimental to the public
welfare or injurious to the prooerty or improvements in the vicinity
of the proposed use or in the district in which the subject property
is situated.
USE IS COMPATIBLE WITH RESIDENTIAL
NEIGHBORHOOD
VACANT LOT
Cbi`nDITIONAL USE APPLICATION
Page 2
RESPONSE:
RESPONSE:
RESPONSE:
(29 /COND.APP1,2)
--- VIEW OF THE MOUNTAINS
CONSTRUCTION PERIOD
LANDSCAPING WILL RESTORE PASTURE AND
CONDITIONAL USE APPLICATION
Page 3
B. The proposed use shall meet or exceed the performance standards that
are required in the district it will occupy.
RESERVOIR STRUCTURE WILL BE A CIRCULAR
GROUND STRUCTURE PARTIALLY EXPOSED
C. The proposed development shall be compatible generally with the sur-
rounding land uses in terms of traffic and pedestrian circulation,
building and site design.
EXCESSIVE TRAFFIC, ETC. ONLY DURING
D. The proposed use shall be in keeping with the goals and policies of the
Comprehensive Land Use Policy Plan.
GOAL NO. 8 - STRIVE TO PROVIDE THE
MOST EFFECTIVE SERVICE LEVEL NEEDED AS
EFFICIENTLY AS PRACTICABLE
E. All measures have been taken to minimize the possible adverse impacts
which the proposed use may have on the area in which it is located.
RESPONSE: EXTENSIVE SITE GRADING WILL ALLOW FOR RESERVOIR TO
FIT INTO THE GENERAL MASS OF THE HILL AND THE RE-
••
••
feet - Lot 20, Plat of Broo'kdale Garden Tracts, filed
in VlL., 10 at plats of page 47, rec. 's of King
County Washington, except the east 20 Teet thereof for
road. (57th Avenue South) containing 1.0 acres more
or less.
Parcel 8 - The north 154.35 feet of the east 268.00
f it o Lot 20, Plat of Brookdale Garden Tracts, filed
in Volume 10 of plats at page 47, records of King
County Washington, except the east 20 feet thereof for
road. (57th Avenue South).. Together with the south
8.00 feet of the east 268.00 feet of Lot 19 Plat
of Brookdale Garden Tract, filed in Volume 10 of plats
at page 47, records. of.King County Washington except ,
the east 20 feet thereof for'raod. (57th Avenue South)
containing 0.92 acres more or less.
•
W
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1.' 1 d/
8 - 20' PERPETUAL
ACCESS E.SMr K. J19414
Parcel g
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1 ,
244.02
3.11
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MAR i 37986
CITY OF TUKWf ,A .
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CITY OF 'TUKWILA, WASHINGTON
NORTH HILL RESERVOIR AND PUMP STATION
CITY OFFICIALS
MAYOR — GARY L WAI DUREN
DIRECTOR OF PUBLIC WOIVCS — SYRON MEM
PROJECT MANAGER PUBUC WORKS — PINUP R. FRASER
VICINITY MAP
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