Loading...
HomeMy WebLinkAboutPermit 88-05-CA - CITY OF TUKWILA - THORNDYKE ANNEXATION CODE AMENDMENTS88-05-ca 88-5-CA THORNDYKE ANNEXATION CODE AMENDMENT COMPREHENSIVE LAND USE PLAN COMPREHENSIVE PLAN City of Tukwila 2400 Columbia Center 701 Fifth Avenue Seattle, WA 98104 -7005 Office Of The City Attorney (206) 624 -1040 Tukwila City Council City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Dear Council Members: November 3, 1988 This letter is to explain why the proposed zoning text amendment ordinance for the Thorndyke annexation does not contain broader design review provisions even though such provisions have been discussed in connection with this annexation. The recommendation to expand the design review require- ments resulted from the hearings and deliberations of the planning commission. This was not an area the planning commission had been asked to address and therefore the published notice of the hearing made no specific mention of this area of consideration. Since the recommendation was to place further restrictions on the use of property, and since the amendment would affect all existing properties in Tukwila, it is our opinion that another hearing should be held with more specific notice thereof given. This may be an excess of caution but since there will have to be a hearing on the "cascading" issue, design review issues can be heard at the same hearing without causing any further delay. It should be noted that this opinion is, in part, based upon the city -wide restrictive impact of the code amendments. This differs from the text amendments contained in the Fire District #1 and Riverton ordinances, where the changes were site - specific to properties within those annexation areas or allowed more liberal rather than more restrictive uses on city -wide properties. In those cases there is far less concern about challenges based upon lack of specific notice JFC /rj . Tukwila City Council November 4, 1988 Page 2 Sincerely yours, John F. 'Colgrov even though the amendments were arrived at as late as the Council hearings. If there are questions or concerns either I or the staff will attempt to answer them at the meeting. CE OF THE CITY ATTORNEY TUKWILA CITY COUNCIL CO TTEE OF THE WHOLE MEETING MINU. October 24, 1988 (_. Page 2 NEW BUSINESS - Contd. Disc. on pre - annexation zoning & comp. plan amendments for Foster annex. - contd. RECESS 8:42 - 8:47 P.M. Disc. on pre= annex. zoning & comp. plan amend- ments for Thorn - dyke annexation area. MOVED MOVED BY MORIWAKI, SECONDED BY DUFFIE, THAT THE COMPREHENSIVE PLAN IN AREA 3 BE MEDIUM DENSITY AND R -1 ZONING.MOTION CARRIED. Councilmember Robertson requested an area beside Area 3 be known as Area 3A. MOVED BY ROBERTSON, SECONDED BY MORIWAKI, THAT AREA 3A BE R -1 ZONING AND MEDIUM RESIDENTIAL DENSITY ON THE COMPREHENSIVE PLAN. MOTION CARRIED. Jack Pace, Senior Planner, stated Area 4 has current zoning RM -1800 high density in the County. The Task Force and Planning Commission recommended R -1. Chairman Bauch stated the Tukwila City Council concurred with the Task Force and Planning Commission recommendation. Jack Pace, Senior Planner, stated in Area 5 the Task Force could not come up with any recommendation. The Planning Commission recommended R -4. MOVED BY HERNANDEZ, SECONDED BY MORIWAKI, THAT AREA 5 BE ZONED AS R -2 AND MEDIUM DENSITY ON THE COMPREHENSIVE PLAN. MOTION FAILED, WITH ROBERTSON, BAUCH AND DUFFIE VOTING NO: STOKNES, HERNANDEZ, AND MORIWAKI VOTING YES. ** MOVED BY DUFFIE, SECONDED BY BAUCH, THAT AREA 5 BE REZONED TO R -3 AND A COMPREHENSIVE PLAN DESIGNATION OF MEDIUM DENSITY. MOTION FAILED. STOKNES, HERNANDEZ AND MORIWAKI VOTING NO: DUFFIE, BAUCH AND ROBERTSON VOTING YES. Councilmember Robertson called for a reconsideration of the original motion. ** MOTION CARRIED, WITH STOKNES AND HERNANDEZ VOTING NO. Jack Pace, Senior Planner, stated R -2 was recommended by the Task Force for Area 6. MOVED BY ROBERTSON, SECONDED BY MORIWAKI, THAT AREA 6 BE ZONED R -1 WITH A SINGLE FAMILY COMPREHENSIVE PLAN DESIGNATION. MOTION CARRIED. Chairman Bauch called for a 5- minute recess. Chairman Bauch called the Committee of the Whole Meeting back to order, with Councilmembers present as previously listed. Moira Bradshaw, Associate Planner, explained Area 1 and stated the Task Force recommended R -3 and County zoning was between R -3 and R -4. The Planning Commission recommended R -3. MOVED BY ROBERTSON. SECONDED BY MORIWAKI, THAT AREA 1 OF THE THORNDYKE ANNEXATION BE ZONE[ R -1 AND THE COMPREHENSIVE PLAN BE MEDIUM DENSITY WITH A POTENTIAL N( HIGHER THAN R -3. MOTION FAILED, WITH ROBERTSON, HERNANDEZ, STOKNES, BAUCH VOTING NO. MOVED BY HERNANDEZ, SECONDED BY STOKNES, THAT IN AREA 1 COUNCIL ACCEPT THE COMPREHENSIVE PLAN AND ZONING AS RECOMMENDED BY THE PLANNING COMMISSION OF R -3. MOTION CARRIED, WITH DUFFIE VOTING NO. Councilmember Robertson requested that the area immediately to the east of the property just discussed as Area 1 be noted as Area 1A. MOVED BY ROBERTSON, SECONDED BY MORIWAKI, THAT AREA lA BE CHANGED TO R -1 AND MEDIUM RESIDENTIAL DENSITY COMPREHENSIVE PLAN DESIGNATION. MOTION FAILED, WITH HERNANDEZ, DUFFIE, BAUCH VOTING NO. MOVED BY HERNANDEZ, SECONDED BY BAUCH, THAT AREA IA BE ZONED R -3 WITH P -0 OFFICE DESIGNATION ON THE COMPREHENSIVE PLAN. MOTION FAILED, WITH HERNANDEZ AND BAUCH VOTING YES. . 7:00 P.M. CALL TO ORDER COUNCIL MEMBERS -- PRESENT OFFICIALS PRESENT NEW BUSINESS Disc. on pre - annexation zoning & comp. plan amendments for Foster annex. 0/70 City Hall October 24, 1988 TUKWILA CITY COUNCIL COMMITTEE OF THE WHOLE MEETI rG Council Chambers MINUTES f•10VED BY MORIWAKI, SECONDED BY DUFFIE, THAT COUNCILMEMBER BAUCH ACT AS CHAIRMAN OF THE MEETING IN THE ABSENCE OF COUNCIL PRESIDENT HARRIS. MOTION CARRIED. Chairman Bauch called the Tukwila City Council Committee of the Whole Meeting to order. JOE H. DUFFIE, EDGAR D. BAUCH (CHAIRMAN), MARILYN G. STOKNES, JOAN HERNANDEZ, DENNIS L. ROBERTSON, CLARENCE B. MORIWAKI. Mayor Gary L. Van Dusen, Maxine Anderson (City Clerk), Rick Beeler (Planning Director), Moira Bradshaw (Associate Planner), John Colgrove (City Attorney), Ross Earnst (Public Works Director), Jack Pace (Senior Planner). CITIZEN'S COMMENTS Tukwila Historical Janelle Baldwin, audience, President of the Tukwila Historical Society, Society stated she has been concerned because the storage area and vault where the Society has kept historical objects has been entered. The storage area has been cleared and the library is now using the area. In 1978 the Society was given access to two areas by referendum in the library building. The items stored in the storage area were mainly furniture such as chairs, two doors of value and a table. Mayor Van Dusen stated that due to the need of space for the library it was necessary to use that storage space. The doors have been put in a dry crawl space and the chairs are being used by the library. Councilmembers voiced the opinion that the Historical Society should have been notified that the space was needed for the library and the whereabouts of the contents of the room made known to the Society. Louise Strander, audience, stated she received a call from the City Clerk explaining the need for the storage area in the absence of Janelle Baldwin and Joan Davis. She assumed a follow -up letter would be sent to.the Historical Society. Mayor Van Dusen stated the material from the storage room did not leave the library building. Chairman Bauch requested that a report on the matter be sent to the Community Affairs Committee. Councilmember Moriwaki noted that this and the next discussion on the Thorndyke annexation is not a second public hearing asindicated on the agenda. Jack Pace, Senior Planner, explained the City zoning versus County zoning. The area being discussed is near the Park and Ride lot. MOVED BY ROBERTSON, SECONDED BY HERNANDEZ, THAT AREA 1 BE ZONED AS IT IS -- R -1 AND BE GIVEN THE COMPREHENSIVE PLAN ZONING OF C -1 WITH A RESTRICTION THAT NO RESIDENCES HIGHER THAN R -1 CAN BE BUILT THERE. MOTION CARRIED, WITH DUFFIE VOTING NO. Jack Pace, Senior Planner, opened the discussion on Area 2 stating the Task Force recommended Single Family and the Planning Commission recommended C -M Industrial Park. MOVED BY ROBERTSON, SECONDED BY HERNANDEZ, THAT AREA 2 BE ZONED AS R -1 AND SHOWN ON THE COMPREHENSIVE PLAN AS LIGHT INDUSTRIAL - COMMERCIAL. MOTION CARRIED. Jack Pace, Senior Planner, opened the discussion on Area 3, explaining the Task Force recommended R -1 and the Planning Commission recommended R -3. MOVED BY ROBERTSON, SECONDED BY DUFFIE, THAT AREA 3 AND THE PIECE OF PROPERTY ACROSS THE STREET BE ZONED AS R -2 AND SHOWN ON THE COMPREHENSIVE PLAN AS MEDIUM DENSITY. MOTION FAILED, WITH HERNANDEZ VOTING YES. TUKWILA CITY COUNCIL COMA iEE OF THE WHOLE MEETING MINUTE; October 24, 1988 ti Page 3 NEW BUSINESS - CONTD. Disc. on pre - annex. zoning & comp. plan amend- ments for Thorn - dyke annexation - contd. Chairman Bauch stated it was the consensus of the Council that they accept the Planning Commission and Task Force recommendation of single family low density for Area 4. P -0 & Design Rev. Moira Bradshaw, Associate Planner, said the text amendment dealt with the P -0 and design review. The design review has been distributed to the Councilmembers. Some things have been added to the design review. This has been summarized under Scope of Authority. It is, in essence, any development in the City, and this would include any areas that annex to the City, would be subject to design review except single family homes, developments of less than 10,000 gross square feet of building area in C -1, C -2, C -P and CM except when they abut or are across the street from residential uses or districts and within 200 feet of the Green River and all developments in M -1 and M -2 except when they abut or are across the street from residential uses or districts and within 200 feet of the Green River. REPORTS Mayor Staff City Attorney a/7 MOVED BY BAUCH, SECONDED BY ROBERTSON, THAT AREA lA BE ZONED R -1 WITH OFFICE DESIGNATION ON THE COMPREHENSIVE PLAN. MOTION CARRIED. Moira Bradshaw, Associate Planner, explained current zoning on Area 2 is RM 1800 and R7200. The Planning Commission recommended R -3. After discussion, Chairman Bauch stated the consensus of the Council is that they accept the Planning Commission recommendation of R -3. Moira Bradshaw, Associate Planner, explained Area 3 has a Comprehensive Plan designation of single family and the Planning Commission recommended single family. Chairman Bauch stated it was the consensus of the Council that they accept the Planning Commission recommendation of single family zoning for Area 3. Moira Bradshaw, Associate Planner, stated for Area 4 the Planning Commission recommended single family low density and this was also the recommendation of the Task Force. Ms. Bradshaw explained (b) would be any exterior modifications in excess of 10,000 square feet in C -2, C -P and C -M are exempt from design review. MOVED BY ROBERTSON, SECONDED BY HERNANDEZ, THAT ADMINISTRATION MAKE THE TEXT AMENDMENT SUGGESTED BY THE PLANNING DEPARTMENT ON THE DESIGN REVIEW. MOTION CARRIED. Chairman Bauch stated the items discussed at this meeting will be on the agenda of the Regular Meeting on November 7, 1988. Mayor Van Dusen reported the budget will be finalized and ready Friday or at the latest on Monday. Comments from the Councilmembers are requested as soon as possible. Rick Beeler, Planning Director, stated the Riverton, Foster, Thorndyke Task Force is active, getting out information about the annexation and making people aware of the meetings that are being held. The status of the Fire District #1 annexation is not known at this time. The Cascade annexation is being circulated. Larry Hard, City Attorney, stated a letter was sent to the Valley View Estates stating the City would require a great number of conditions. He advised the best course would be for the City to notify the owner that a 180 -day extension period is being granted to them to process a building permit. c COMMITTEE OF THE WHOLE MEETING MINUTES October 24, 1988 Page 4 REPORTS Contd. City Attorney - Mr. Hard stated the Tukwila Pond development will go to the Board of contd. Architectural Review next week. MISCELLANEOUS Billboards on Councilmember Buach requested information on the two billboards on Interurban Interurban be furnished to the Council soon. ADJOURNMENT 10:27 P.M. Chairman Bauch adjourned the Committee of the Whole Meeting. Chairman Edgar D. Bauch Noma Booher, Recording Secretary TUKWILA CITY COUNCIL, REGULAR MEETING October 17, 1988 Page 2 PUBLIC HEARING Pre - Annexation Zoning and Comp. Plan Amendments for the Thorndyke annexation area (Second Hearing) Mayor Van Dusen declared the public hearing open on the pre- annexation zoning and comprehensive plan amendments for the Thorndyke annexation area located south of South 144th and north of South 160th from Pacific Highway to the current City boundary on the east. Letters from the following people were acknowledge: Wayne and Hazel Ketchersid 14637 51st Ave. So., Seattle, WA 98168 Myrtle Roberson 14859 51st Ave. So., Seattle, WA 98168 Melvin E. Roberson 14859 51st Ave. So., Seattle, WA 98168 Steven Lawrence 4461 So. 144th, Seattle, WA 98168 i“/ Hazel Ketchersid, 14637 - 51st Avenue South, said she has lived on her street since 1930. She and her neigh- bors are interested in what is happening to their area. She requested that Council change the Planning Commission's recommendation for the property west of 51st Avenue South from South 144th to South 154th, from R -3 to R -4. She stated the following reasons: R -4 Zoning is more in line with the present King County RM 2400 Zoning - they have paid taxes on this zoning for over 20 years - Developers feel there is no way they can recover their cost of developing this property if the number of units is limited to that designated in the R -3 Zone. The only way the street can be improved is for developers to be allowed to develop it. She added that when she and her husband were going to build their home in 1949, banks would not grant a loan for their area because it was too run down. Donna Swanberg, 14809 51st Avenue South, explained that she has lived next to the Ketchersids for 17 years. They have put a lot of time and money into remodeling their home. With the zoning change, everyone on the street feels they are forced to sell their homes before the annexation takes place because afterward, the deve- lopment costs will be high. This is the reason they are requesting that they retain the RM 2400. Myrtle Roberson, 14859 51st Avenue South, said they are neighbors of the Swanbergs and have lived their since 1949. They have been very happy with the area, it is a small Community and a small School District. With the on -set of the freeway and the shopping mall, their street became a thoroughfare. The freeway has created a lot of traffic noise, they never leave their doors open. Their land value has gone down considerably because of this noise from the freeway. They did not ask to be zoned 2400, King County felt that is what it should be and increased their taxes accordingly. They are willing to come into Tukwila but feel they should retain their 2400. Melvin Roberson, 14859 51st Avenue South, discussed the same area as previous speakers. He, along with the rest of the property owners, would like to retain their pre- sent County zoning of RM 2400. They have been paying taxes based on this, the zoning is correct. Improvements to the street will have to be borne by the City unless the zoning is raised to R -4. This would TUKWILA CITY COUNCIL, REGULAR MEETING October 17, 1988 Page 3 PUBLIC HEARING - Cont. Pre - Annexation Zoning and Comp. Plan Amendments for the Thorndyke annexation area (Second Hearing) (cont.) allow a developer to install new utilities and upgrade the street. There have been no new homes built along here since 1959. He asked Council to hold to the County Zoning of RM 2400. Phillip Swanberg, 14809 51st Avenue South, reviewed what the previous speakers had said. They are requesting an equivalent designation of R -4 with 2400 square feet size restriction. The King County 2400 has been in effect on their property for 20 years. Development costs are con- siderable and are not economically feasible for develo- pers under the R -3 Zoning proposed. Development of this property will bring improvements to the utilities and streets. There is a Right -of -way along the west side of 51st Avenue South already designated for improvements of the street. Topography on the back of this property is quite steep and provides a natural buffer. He thanked Council for listening to them. Clifford Godwin, 15819 42nd Avenue South, explained that his property is now zoned single - family residential but would be more fair to have it as a buffer zone around the commercial and RMH development. He felt R -2 or R -3 would be better zoning. Pastor Gary Cowden, 15880 Military Road South, from the Riverton Heights Presbyterian Church. He explained that the church property lies on the boarder of the Thorndyke annexation. The map indicates that this property is designated single - family residential. The church has been located here since 1931. They would like the pro- perty zoned to reflect the Church Ministry and the potential for growth. Vern Merryhew, 4431 South 148th, stated that as a member of the Task Force, he would support C -2 Zoning for the church property. This zoning would match the rest of the area. Robert Aldrich, 4059 South 158th, said he owns a very large piece of property with a single house on it which is completely surrounded by large complexes of con- dominiums. He asked Council to consider upgrading the zoning on his property for multiple use. Cecelia Wheeler, 3723 South 150th, asked Council what kind of services she is going to get should her property come into Tukwila. She has some real concerns about cost. Mayor Van Dusen referred her to a pamphlet put out by the City that should answer her questions. Cecil Hendricks, 4234 South 154th, explained that his property lies between a large apartment complex and a 15 unit apartment. He asked to have the RMH Zoning, to his east, extended to include his property and the 15 unit apartment. There being no further comments from the audience, Mayor Van Dusen closed the Public Hearing. MOVED BY STOKNES, SECONDED BY ROBERTSON, THAT COUNCIL DISCUSS THE PRE- ANNEXATION ZONING FOR THORNDYKE AND FOSTER AT THE NEXT COMMITTEE OF THE WHOLE. MOTION CARRIED WITH BAUCH VOTING NO. MOVED BY MORIWAKI, SECONDED BY DUFFIE, THAT ORDINANCES BE PREPARED FOR ADOPTION BY COUNCIL AT THE NEXT REGULAR MEETING. MOTION CARRIED. PUBLIC HEARING - Cont. Pre - Annexation Zoning and Comp. Plan Amendments for the Foster Annexation area (Second Hearing) TUKWILA CITY COUNCIL, REGULAR MEETING October 17, 1988 Page 4 Mayor Van Dusen declared the Public Hearing open on the Pre - Annexation Zoning and Comprehensive Plan amendments for the foster annexation area located north of South 144th to the Riverton annexation boundary and between Pacific Highway to the west and the current city limits on the east. Letters from the following people were acknowledged: Rena Sawyer 4318 So. 140th, Seattle, WA 98168 Clarence Cook 13604 Macadam Road So., Seattle, WA 98168 Michael Silver, Superintendent South Central School District 406 4640 So. 144th St., Seattle, WA 98168 o1' Alan Pachuck, speaking for Audrey Bullock, 4011 South 139th, under the King County zoning her property is zoned high -use commercial; under the proposed Tukwila zoning she would be single family. On one side of her property there is a hotel, across the street there is a hotel, and in back of her a laundromat. For single family, her property is worthless. She has been paying taxes on high use property and this is the only way she can sell it. She would like the zoning to stay commer- cial or multi unit. Alva Davis, 13806 Macadam Road South, said she has lived at this address since 1965. She signed a petition two weeks ago asking for commercial zoning on the property east of Macadam Road. She doesn't really care as long as all of the property east of Macadam Road is zoned the same otherwise, it will split the neighborhood. Her King County zoning is for apartments. The noise from the freeway is so bad you do not open the windows. The area from South 144th to South 136, east of Macadam Road should all be zoned the same. Peter Thomson, owns of property at 13450 51st Avenue South that is currently zoned P -0. He was on the Task Force for the Foster annexation. They do want to become a part of Tukwila. They are in `avor of the P -0 zoning but would like to see some latitude. Until this evening, they did not know Council was considering deleting the Cascade zoning. They would like the P -0 with R -4 use, if not this, then C -1. Ken Eldridge, 4821 South 136th, said he bought his home about 6 months ago but has lived in the area all his life. The freeway noise does not bother them. He has a nice big yard where his son can play. A house about 50 feet from the freeway sold recently. He feels the area between Macadam Road and the Freeway should stay residential. Mildred Sarri, 13535 53rd Avenue South, said she agrees with what Mr. Thomson had to say. They came to the meeting with one idea and now it is going to be changed. She wondered if the property that sold, was sold at a loss or if the new owner is planning to do something else with the property. TUKWILA CITY COUNCIL, REGULAR MEETING October 17, 1988 Page 5 PUBLIC HEARING - Cont. Pre - Annexation Zoning and Comp. Plan Amendments for the Foster Annexation area (Second Hearing) (cont.) c / ‘7 Norris Sarri, 13535 53rd Avenue South, feels that apart- ment living is a little different than single - family. Apartments are built more solid, better insulated for noise control. Apartment dwellers are more apt to be away from the property during the day and not out working in the yard like single family owners are. Apartment units would be more suitable for the noisier areas. They would like to sell their property for a good price but with R -1 zoning, it is not appropriate for the area. People will not buy a house in this area to live in. He asked Council to reconsider the cascading zoning for their area so they will have more opportunities to sell their property. He proposed that the property be zoned commercial or P -0 with cascading zoning. Roy Dailey, 14220 and 14228 41st Avenue South, said his property is located one block west of Foster High School. First, he explained that he does not live in the area but would like a chance to vote on this. Second, there has been considerable comment about noise pollution along the freeway, there is also emissions pollution from the vehicular traffic. A lot of the area along the freeway in King County is greenbelt, Tukwila should look into this possibility. Larry Howe, 13568 139th Place SE, Renton, owns property along Macadam Road South of South 138th. The more of these meetings he attends, the more confused he becomes. There has been much said about the areas adjacent to the freeway not being suitable for single - family - or multi family for that matter. The area lends itself more to commercial activities. Development problems could be discussed later. It doesn't seem practical that people would buy this property for residential. C -M seems reasonable with cascading zoning. If the property is not suitably zoned to sell, you could create a greenbelt while not really intending to. He would like to see C -M or RMH with some flexibility. Terri Craig, 5306 South 137th, has lived on this pro- perty for 15 years. They bought here with the understanding they would raise their family, have the property zone apartments and sell to a developer. They would like P -0 zoning - unclassified. This is what they agreed to at the Task Force meetings. Maybe it should be C -1 which would allow P -0. The only way to get the property developed is to get the zoning so a developer can afford to do it. Joan Merryhew, 4431 South 148th, representing Eleanor Whitmore who lives at 14006 Macadam Road. Mrs. Whitmore would like to live her remaining days in her single family home without being pushed out by commercial. Mrs. Merryhew said she has noticed that directly across the freeway they have moved in at least three single - family homes. Maybe a greenbelt is a good suggestion for some of this property. Mrs. Whitmore agreement with duplexes of triplexes for the property under long range planning. Pam Carter, 4115 South 139th, clarified that Audrey Bullock's house on South 139th is currently zoned RM 1800. TUKWILA CITY COUNCIL, REGULAR MEETING October 17, 1988 Page 6 PUBLIC HEARING - Cont. Pre - Annexation Zoning and Comp. Plan Amendments for the Foster Annexation area (Second Hearing) (cont.) RECESS: 9:00 p.m. -9:15 p.m. REPORTS LID #32 o /68 Thomas Whitley, 14240 41st Avenue South, owns three pieces of property and two businesses in the annexation area. One of his major concerns is what are the taxes going to be like after the annexation. Also, it con- cerns him that mobile homes are not allowed in Tukwila. If an existing one is destroyed he understands that it could not be replaced. This eliminates the use he has planned for his property. He understands this annexa- tion was started in April 1988 and wonders what the hurry is to get this through. Annexation should be looked at very closely because it is going to affect our taxes greatly. Dave Whitlow pointed out his property on the map and said that at this time they do not know how to develop this whole piece. It will depend on how roads and uti- lities can be developed. We should have the flexibility to decide with the Planning Commission and the City Council together at the time we want to propose a deve- lopment. Committing hard and fast right now is a mistake, it should be kept flexible. David Craig, 5306 South 137th, explained that their pro- perty is a buffer zone between the Terrace Apartments and Commercial. If their area is designated P -0 without cascading zoning that is not what the Task Force discussed. If we had known abou this change, we would have asked for C -1 so we would ave had some flexibi- lity. Eva Painter, 13526 53rd Avenue South, explained that they tried to sell their home as residential and could not sell it. Finally, through the County they were zoned RM 2400 and they put it up for sale again - and it sold. The house was divided into four apartments but the owners could not make a go of it so they had to let it go. They need higher zoning in this area to make sale of their property desirable. There being no other comments from the floor, Mayor Van Dusen closed the Public Hearing. Council declared a recess. Mayor Van Dusen called the Regular Meeting of the Tukwila City Council back to order with all Council Members present. Council Member Moriwaki, Transportation Committee, reported that the engineers have discovered the sewer pipe installed under LID #32 is settling. It will take $30,000 more to correct the problem. The soil in which the pipe is installed is inadequate. Also, the pipe was mismeasured; they were short by 6 ". It will take $4,000 to correct this. We are responsible for these projects. John McFarland, City Administrator, explained that test borings were taken on either side of the street but not in the middle. It appears that there is a vain of peat that the pipe has been placed over and there was no way to determine visually that the peat was there. Because of vibration of traffic over the street, there has been some settlement. The consultant has proposed a solution TUKWILA CITY COUNCIL, REGULAR MEETING October 17, 1988 Page 7 REPORTS LID #32 - Cont. Reservoir Right -of -Way Telephone survey of businesses by Chamber ADJOURNMENT 9:50 p.m. and the contractor will be back this week to repair it. The pipe has settled and the system will not work the way it is now. We want to get this line repaired before the Christmas traffic starts. This is the No. 1 priority in the Public Works Department. Lawrence Hard, Attorney, reported that they are still negotiating with the Sweeneys for the right -of -way through their property for the reservoir. The City is taking a firm stand; the offer is a good one. Council President Harris reported that Council had received a letter from the Chamber about a telephone survey to the business relating to annexation and incor- poration. This survey was done as part of their contract with the City. As part of this, they had a question relating to the Mayor's salary. It was suggested that Council should have reviewed the questions prior to the survey. The Chamber said they will give the results to Council prior to release. If Council is not pleased, they would not want it released. MOVED BY HARRIS, SECONDED BY DUFFIE, THAT THE REGULAR MEETING OF THE TUKWILA CITY COUNCIL ADJOURN. MOTION CARRIED. Gary L. Van Ousen, Mayor ale Anderson i t Y Clerk 0/6 October 17, 1988 7:00 P.M. CALL TO ORDER and PLEDGE OF ALLEGIANCE ROLL CALL OFFICIALS CONSENT AGENDA Amend Agenda and withdraw Item 7A Cascading zoning TUKWILA CITY COUNCIL Regular Meeting MINUTES Current Fund City Street Arterial Street Land Acq., Bldg., Dev. Water Fund Sewer Fund Water /Sewer Construction Foster Golf Course Equipment Rental Firemen's Pension a. Approval of Minutes: October 3, 1988 b. Approval of Vouchers Claims Fund Vouchers #36593 - #36763 $ 60,658.88 8,850.54 155,657.00 70,142.00 8,779.69 52,580.94 226,359.01 14,030.10 9,276.52 1,312.89 $607,647.57 Tukwila City Hall Council Chambers Mayor Mayor Van Dusen called the Regular Meeting of the Tukwila City Council to order and led the audience in the Pledge of Allegiance. EDGAR D. BAUCH; MARILYN STOKNES; JOAN HERNANDEZ; DENNIS L. ROBERTSON; CLARENCE B. MORIWAKI. JOHN COLGROVE, City Attorney; MAXINE ANDERSON, City Clerk; ROSS EARNST, Public Works Director; LUCY LAUTERBACH, Council Analyst; JACK PACE, Senior Planner. MOVED BY BAUCH, SECONDED BY MORIWAKI, THAT THE CONSENT AGENDA BE APPROVED AS PRESENTED. MOTION CARRIED. MOVED BY STOKNES, SECONDED BY HERNANDEZ, THAT NEW BUSINESS BE CONSIDERED AT THIS TIME AND THAT ITEM 7A (Acceptance of road- way and utilities at Silverview Development) BE WITHDRAWN. MOTION CARRIED. Authorize Mayor MOVED BY MORIWAKI, SECONDED BY STOKNES, THAT THE MAYOR BE to execute an emergency AUTHORIZED TO ENTER INTO AN EMERGENCY INTERTIE AGREEMENT WITH agree. with W.D. #25 WATER DISTRICT NO. 25 FOR THE SALE OF WATER. MOTION CARRIED. Mayor Van Dusen asked for the clarification of a motion made by Council Member Bauch at the September 26, 1988, meeting concerning cascading zoning. Council Member Bauch explained that the intent of the motion is to eliminate cascading zoning. It is mainly aimed at the present City. If approved, it will revise the zoning code. This will control the building of high density residential in commercial zones. Council Member Robertson explained that there would be no residential cascading allowed in commercial or industrial zoning. If this passes, you cannot build any residential developments on property zoned for commercial business or industrial. 7:15 p.m. COUNCIL MEMBERS HARRIS AND DUFFIE ARRIVED AT THE MEETING. City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 CITY OF TUKWILA PLANNING COMMISSION SEPTEMBER 22, 1988 Mr. Coplen and Mr. Kirsop were absent. 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. 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 CommissLo 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 C1, C2, CP and CM districts, except when abutting or across street from residential uses or districts or within 200 feet of the Green /Duwamish River that requires a shoreline permit. (3) 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. 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 TO: Tukwila Planning Commission FROM:' Tukwila Planning Department DATE: September 21, 1988 SUBJECT: DESIGN REVIEW EXISTINQ b. All commercial development in C2 CM CP MEMORANDUM Review of the Riverton, Foster and Thorndyke annexation proposals have elicited concerns over quality of development and questions about a level of review comparable to that currently required within the City. The Planning Commission made two separate recommendations on this subject following the public hearings. These recommendations combined with several other recent amendments to the design review section of the zoning code necessitate clarification and summary of when and what type of development would come before the Board of Architectural Review. 1. Development within 200 feet of the Green River requiring a shoreline permit. 2. a Commercial development in excess of 10,000 square feet in RMH FO C1 c. Exterior modification in excess of 10,000 square feet of building area of existing commercial development in C2 CM OP 3. Development of multi - family in excess of twelve (12) units in R2 R M H R3 FO R4 C1 4. Development exceeding basic height limits. 5. Development north of 1 -405 and east of 1 -5 in all zones excluding single - family homes. 6. Developments which receive a design review condition through a rezone or other land use action of the City Council or by the SEPA official. NOW BEING CONSIDERED The following are additional recommendations pending before the City Council that are a result of Riverton: 1. Require design review for developments in CM districts adjacent to residential areas. and Foster/Thorndyke: 2. Require design review for all development with the exclusion of single - family homes; development Tess than 10,000 square feet in C2, CP and CM districts; and development in M1 and M2 districts. ANALYSIS AND RECOMMENDATION Residential areas adjacent to M1 and M2 should be added to provide consistence in the level of review. In addition, Planning staff suggests that when commercial development in excess of 10,000 occurs in residential areas, review is warranted. At this point, it becomes simpler and more understandable to list when review is not required than when it is required. A consolidation of the existing code and pending recommendations is 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 Tess than 10,000 gross square feet of building area in C1, 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. Concerns about development in PO districts, which more often abut residential, are as acute as those expressed for other districts. Therefore, staff suggests adding PO to the above list of districts. (3) 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. The following recent requirement has raised questions about the scale and clarification of type of modification the Planning Commission would like to review. Given the recent cumulative changes, is this type of review actually desirable? B. Any exterior modifications to existing commercial development in excess of 10,000 gross square feet in building floor area in C2 CP CM To: Tukwila City Council Sef,..mber 12, 1988 Subject: Tukwila Comprehensive Zoning on West side of 51st Ave. South from South 144th to South 152nd As noted in the Planning Dept. report, this area has been a controversy since the beginning of the task force meetings this past summer. The debate centered around zoning as R3 versus R4. The opposition for an R4 zoning, as shown on the large Thorndyke annexation map, comes from non residents of that area with the effected owners wanting R4. The present county zoning is RIG 2400 which-is closer to the Tukwila R4 code. The Roberson and Ketchersid homes were the last homes to be built within the subject area and that was 30 years ago. Since the freeway cut thru the area there has been no market for single family residence. Duplexs and /or fourplexs cannot be built because septic tanks are not feasible. A duplex market cannot pay for the tremendous cost of water and sewer upgrading. Recently two builders have shown interest and signed purchase agreements based on the county.zoning of Rm 2400 and acquisition of several acres on which to build. Both builders have signed agreements for sufficient acreage, however, one builder has stated that he cannot build with a density of less than Rm 2400 because of the high cost of private upgrading of the sewer and water lines. mathmatically the figures calculate to a devaluation of approximately $20,000 per acre from an R4 zoning to an R3 zoning. In reality, it is much more because an R3 zoning essentially kills any market as noted in the previous para— graph. It is virtually impossible for us in this area to support a favorable vote when it would cost us from $40,000 to $50,000 each. Cascade zoning has been brought up several times in the task force meetings. For this area it is a moot point because the hill area essentially isolates 51st Avenue from the Thorndyke plateau above. The "not opened" streets of 146, 148, and 150th are impractical to cut thru because they all exceed the maximum grade allowance of Tukwila. We, the undersigned, strongly urge and recommend a comprehensive zoning code of R4 for the subject area. Nam Address /3 2 - N _ Address 1 2 `1'; - c b /4(e - 5 V .54 /4 Address 7 3/ S e /4z Name - 7)'Y n a a /7 (2 , Address `7 3/ /V�-, 41 Address Ifr L, ._�I 444 Z v September 12, 1988 7:00 P.M. CALL TO ORDER AND PLEDGE OF ALLEGIANCE ROLL CALL OF COUNCIL MEMBERS CITY STAFF CITIZEN'S COMMENTS Sign for Blood Bank BID AWARDS Award bid for No. Hill Reservoir & Pump Sta. Ph. I Excavation Proj., Sch. A &B,in amt. of 5398,409.60. PUBLIC HEARINGS Pre - annexation zoning & comprehensive plan amendments for prop. Thorndyke annexation (1st Public Hearing). TUKWILA CITY COUNCIL City Hall SPECIAL MEETING t Council Chambers MI `LUTES Mayor Van Dusen called the Tukwila City Council Special Meeting to order and led the audience in the Pledge of Allegiance. MABEL J. HARRIS (COUNCIL PRESIDENT), JOE H. DUFFIE, EDGAR D. BAUCH, MARILYN G. STOKNES. JOAN HERNANDEZ, DENNIS L. ROBERTSON, CLARENCE B. MARIWAKI. Maxine Anderson (City Clerk), Rick Beeler (Planning Director), Moira Bradshaw (Associate Planner), John Colgrove (City Attorney), Alan Doerschel (Finance Director), Ross Earnst (Public Works Director), Lucy Lauterbach (Legislative Coordinator), Jack Pace (Senior Planner), Don Williams (Parks and Recreation Director). Linda Baker, Puget Sound Blood Center, stated the Blood Center would like an exception to the sign code. The new building owners have put out their sign and many people are unable to find the Blood Center. They have approximately 65 - 70 donors a day and the sign is important. They are a nonprofit organiza- tion. Mayor Van Dusen said he would refer the problem to the Planning staff. Senior Planner Jack Pace stated he would advise Ms. Baker as to the procedure to follow in requesting the sign. Ross Earnst, Public Works Director, explained the bids that were submitted. He recommended the bid be awarded to the low bidder, Jack McCann Company, Inc., in the amount of 5398,409.60. MOVED BY STOKNES, SECONDED BY HARRIS, THAT THE BID FOR SCHEDULES A &B FOR THE NORTH HILL RESERVOIR AND PUMP STATION, PHASE I EXCAVATION CONTRACT, IN THE AMOUNT OF 5398,409.60 BE AWARDED TO THE JACK MCCANN COMPANY. MOTION CARRIED. Mayor Van Dusen opened the Public Hearing at 7:20 p.m., stating the second public hearing on this subject will be heard in 30 days on October 17, 1988. Mayor Van Dusen stated a letter dated September 12, 1988 with seven signatures regarding the zoning on the west side of 51st Avenue South from South 144th to South 152nd has been received. Melvin E. Roberson, 14859 51st Avenue South, stated he was talking about a portion of the annexation which deals with zoning on the west side of 51st Avenue South from South 144th to South 152nd. The debate at the task force meetings centered around zoning as R -3 versus R -4. The opposition for the R -4 zoning cones from non - residents of that area with the affected owners wanting R -4. The present County zoning is RM -2400 which is closer to the Tukwila R -4 code. Recently two builders have shown interest and signed purchase agreements based on the County zoning of R!'1 2400 and acquisition of several acres on which to build. Both builders have sinned agreements for sufficient acreage, however, one builder has stated he cannot build with a density of less than RP-1 24(10 because of the high cost of upgrading sewer and water lines. An P -3 zoning kills any market for the property. It would be imnossible for the people in the area to support a favorable vote when it would cost from S40,000 to 550,000 each. We would like the City Council to consider this as R -4 rather than R -3. Across the street it is compatible to R -4. James Angle, 4831 S. 146th, stated he has lived here for 51 years. R -4 is what the zoning designation should be. It has been RM 2400 for a long time. Vern Merryhew, 4431 S. 148th, was in the Task Force meetings. It was a big concern what the impact of R -4 would have on the TUKWILA CITY COUNCIL SP"IAL MEETING September 12, 1988 Page 2 PUBLIC HEARINGS - Contd. Pre - annexation zoning & comprehensive plan amendments for prop. Thorndyke annexation (1st Public Hearing) - contd. Purchase of Property neighborhood. As R -3 it will provide a buffer. In the Task Force meetings the R -3 designation was decided upon. Phillip R. Swanderhearst, 14809 51st S., said he attended the Task Force meetings. They were influenced that it would be R -4. They would lose money. Verna Ketchused, 14637 51st Avenue South, stated she agreed with Mr. Roberson. There should be a buffer zone. When the Council seesthe property the back is steep. Joan Merryhew, 4431 S. 148th, stated this area was discussed extensively. The investers do not live in the community and do not care about the zoning, except to make money. It would be detrimental to have a business come in and rape the land. R -3 is the zoning she would like. Councilmember Harris stated this area is almost 10 acres. She asked if the owners would collectively build or build on an individual basis. Mel Roberson, 14859 51st Avenue South, stated none of the owners plan to do their own building. Builders would come in and develop the land. They would sell their property to a developer to come in and build. Don Pitts, developer, stated he is associated with a developer for investment and it has been assumed this property will be R -4. The new buildings would upgrade the area because there would be improvements to the streets and sidewalks. Donna Swanberg, 14809 51st So., stated she would like the zoning to be R -4. Councilmember Moriwaki asked if these citizens were members of the Task Force and if they made their desires known at that time. Melvin E. Roberson, 14859 51st Avenue S., said he thought density was being talked about in the Task Force meetings. He did not know they were talking about R -4. He did not know it was 3000 sq. ft. density. They have never been talking about high desnity apartments. The buffer is not an issue. The lay of the land becomes a buffer. James Angle, 4831 S. 146th, said there is a noise problem. If apartments are developed provision is made to abate the noise. Moira Bradshaw, Associate Planner, stated the Thorndyke Task Force and the Planning Department recommendations were alike. King County designation was medium density. The Planning Commission has recommended medium density. The City zoning is different than the County. Our R -3 allows 14.5 units per acre. The County allows 18 per acre. R -4 allows 24. The Planning Commission and Task Force recommendations are the same. MAYOR VAN DUSEN CLOSED THE PUBLIC HEARING AT 7:56 P.M., STATING THE SECOND PUBLIC HEARING WOULD BE HELD ON OCTOBER 17, 1°88. Larry Hard, City Attorney, asked if the purchase of property could be considered next on the agenda. Purchased property is next to the Foster Golf Course and deals with environment. An old tank has been dug UD and there is still some contaminated soil from gas and oil. The cost to clean the soil was estimated at S8,000. The amount of $7,800 has been spent and there is need of more. Mr. Hard recommended that the City continue with the purchase. Some of the soil will have to be removed. The additional cost will be $15,000 to $20,000. This will make clean soil without health hazards. TUKWILA CITY COUNCIL SPF"TAL MEETING September 12, 1988 e l - Page 3 PURCHASE OF PROPERTY - contd. PUBLIC HEARINGS Pre - annexation zoning & comprehensive plan amendments for prop. Foster annexation (1st Public Hearing) Councilmember Hernandez asked if the City could negotiate with the seller if the cost exceeds $20,000 so the seller would be paying some of the cost. Larry Hard, City Attorney, stated it would probably be up to the City to pay the cost. There is a possibility that the the contaminated soil could be spread out over the entire site. Councilmember Robertson said he would prefer to clean the soil and not spread it over the entire site. MAYOR VAN DUSEN OPENED THE PUBLIC HEARING AT 8:12 P.M. Jack Pace, Senior Planner, explained the history of the Foster annexation. Mayor Van Dusen entered as an Exhibit a letter dated September 10, 1988 regarding Foster Annexation, Issue Area #1 with five pages of signatures from the area; letters dated September 10 and 11, 1988 from Ronald and Nancy Lamb; letter from Eva Painter and letters in the agenda packet. Peter Thomson, 13450 tlst South, stated he supported the annexation with cascading effect and restrictions on the cascading. He would like to keep the P -0 designation, that would be economical use of the property. Councilmember Bauch pointed out that the City Council has not approved P -0 without restriction. Councilmember Moriwaki asked Mr. Thomson if he was a resident of the area. He stated he has been but is not at present time. Terri Craig, 5306 S. 137th, stated the area is unique and surrounded by Tukwila. The area lends itself to apartment living. She pointed to a map of the area that she provided. The apart- ments have been using the area as a thoroughfare. The County came in and improved the road with 18' of asphalt but it has not helped. Many children cannot walk to the bottom of the hill. It has been suggested to be R -3. RMH is across the street. The traffic is terrific. She stated she had been at the Task Force meetings. At present we would be unable to sell our single family homes due to traffic noise. There is no future for home owners on the street; it is no longer a single family neighborhood. What is needed is P -0 non - restrictive cascading zoning. Norris Saari, 13535 53rd Ave. So., stated it seems the property is more suitable for high density. Tukwila is annexing more property; Tukwila is growing because more people are coming in. He would propose it should be given high density rating. Joan Merryhew, 4431 S. 148th, stated she was speaking for a friend who would like the area to remain single family. The friend is Elanor Whitmore. Ron Lamb, 4251 S. 139th, stated he was a member of the Task Force and the Planning Commission came up with a recommendation not in line with the Task Force. Their concerns are the same as in the area to the south. Macadam Road is narrow and twisting; traffic is busy and no sidewalks. He suggested this be changed to the P -0 zoning. David Craig, 5306 S. 137th, stated the area is impacted by apartments. Karen Layton, 14115 43rd So., stated there are concerns about the traffic, by zoning higher traffic will be added. Putting in a light will not help. The zoning should be lower. Dennis Westphall, 2261 NE 68th, stated he owns property at 53rd and 137th. He moved because of the traffic and noise. He was in favor of P -0 zoning with cascading. TUKWILA CITY COUNCIL SPcCIAL MEETING September 12, 1988 h � Page 4 HEARINGS - Contd. Pre - annexation zoning & comprehensive plan amendments for prop. Foster annexation (1st Public Hearing) - contd. NEW BUSINESS Approve scope of work & authorize contract for Sea -Tac annexa- tion study. Ray Vomenici, 4822 S. 135th, stated he was not at the Task Force meetings. They would like to come into Tukwila. They would like this to be an improved area for the community. Larry Howe, 13568 139th P1. SE, stated he was not included in the Task Force meetings. In Area 2 his property is located. It is zoned R -1 and recommended R -3. It is not R -1 by the County zoning. He would like to see the area between 136th to 144th be C -M. In the agenda packet there is a letter signed by the residents and they are all in agreement. One would like it to remain R -1; it is RM 1800 according to the County. Mildred Saari, 13535 53rd Ave. S., stated they do not have a community any more. The noise is terrible, from traffic, voices and planes. They have found they cannot sell their property for these reasons. They would like to stay in the community. Diane Deano, 4622 S. 138th, stated she is in the part zoned C -M. None of the residents were on the Task Force. There are 9 people who are land owners; 6 are in favor of the zoning and 1 would not comment. The noise is terrifc. They would like to move. Councilmember Moriwaki said they moved there in 1977, how was the noise then? Ms. Deano said she did not notice the noise at that time. She has not attempted to sell her home. Pam Carter, 4115 S. 139th, stated she was on the Task Force. R -4 zoning was discussed; the office designation is different. She would support the change to allow P -0 to R -3 and below. She said she did not believe anyone developing will widen or straighten Macadam Road. The traffic will remain. Eva Painter, 13526 53rd, stated they have decided to sell their property. She recommended P -0 unrestricted in order to develop the property. She stated she would like to live in Tukwila, but not where she is. Diane Meyers, 13919 42nd Ave. So., stated high desnity zoning will bring in more traffic. She stated it is not feasible for light industrial as it will bring in more traffic. Bob McGreger, 5351 S. 136th, stated the area is natural for apartments. Teri Craig, 5306 S. 137th, stated the area has been impacted by the high density. The zoning will have to be changed to make it right. We would like P -0. 95% of the people signing the petition want P -0 unrestricted; maybe design review is needed so people will want to stay. Joan Merryhew, 4431 S. 148th, said she did not mean they wanted P -0 unrestricted. Mr. Whitton has said it is perfect for offices Norris Saari, 13535 53rd Ave. S., said the people on the Task Force looked for lower density zoning and they are not the ones living in the area. He stated he was speaking for the ones living here. MAYOR VAN DUSEN CLOSED THE PUBLIC HEARING AT 9:38 P.M., STATING THE SECOND PUBLIC HEARING WOULD BE ON OCTOBER 17, 1988. MOVED BY DUFFIE, SECONDED BY HARRIS, THAT COUNCIL APPROVE THE 555,000 FOR THE PROPOSED STUDY OF THE SEA -TAC ANNEXATION PRIOR TO THE VOTE. MOTION CARRIED. ADJOURNMENT c TUKWILA CITY COUNCIL SPECIAL MEETING September 12, 1988 Page 5 MOVED BY BAUCH, SECONDED BY DUFFIE, THAT COUNCIL ADJOURN THE SPECIAL MEETING AND GO INTO THE COMMITTEE OF THE WHOLE MEETING TO CONTINUE THE AGENDA ITEMS. MOTION CARRIED. Mayor Gary L. Van Dusen r � Norma Booher, Recording Secretary City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 The meeting was called to order at 8:00 p.m. by Mr. Haggerton, Acting Chairman. Members present were Messrs. Kirsop, Haggerton, Knudson, Verhalen, Cagle and Hamilton. Mr. Coplen was absent. CITY OF TUKWILA PLANNING COMMISSION SEPTEMBER 8, 1988 Representing the staff were Jack Pace, Moira Bradshaw and Joanne Johnson. Mr. Haggerton explained that the Public Hearing was closed and the purpose of the meeting was to come to a decision on a recommendations to the City Council on the Foster and Thorndyke Annexations. The decision would be based on the testimony received at the August 30, 1988 meeting as well as written testi- mony. MR. CAGLE MOVED AND MR. HAMILTON SECONDED A MOTION TO APPROVE THE MINUTES OF THE AUGUST 30, 1988 MEETING AS WRITTEN. MOTION CARRIED UNINMOUSLY. Jack Pace, Senior Planner, reviewed the proposed Zoning Code Amendments regarding the Height Exception Area, PO - Professional Office Zone, and Design Review. Discussion ensued on these issues. MR. HAMILTON MOVED AND MR. CAGLE SECONDED A MOTION TO ACCEPT THE STAFF RECOMMENDATION ON THE HEIGHT EXCEPTION AREA AS PRESENTED. MOTION UNANIMOUSLY APPROVED. The recommended Zoning Code change is as follows: Amend map 2 "Building Height Exception Area" (p. 290 of Tukwila Zoning Code) to show area adjacent to SR -99 and SR -518 inter- change as "Up to and including 115 feet ". Planning Commission September 8, 1988 Page 2 Amend TMC 18.50.040 - Building Height Exceptions up to and Including 115 Feet: "Authorization of building height greater than the heights contained in Section 18.50.020 (Table 1) up to and including 115 feet in the areas of the City as designated on Map 2 shall be made by the Planning Commission acting as the Board of Architectural Review pursuant to the guidelines and procedures specified in Chapter 18.60. Discussion ensued on PO Professional Office Zone. MR. HAMILTON MOVED AND MR KIRSOP SECONDED A MOTION TO MOVE THE PO PROFESSIONAL OFFICE DESIGNATION IN ORDER OF SEQUENCE IN THE ZONING CODE SO THAT IT FOLLOWS R -3. THE MOTION PASSED WITH VERHALEN, KIRSOP, HAGGERTON AND HAMILTON VOTING YES; AND CAGLE AND KNUDSON VOTING NO. Discussion ensued on the zoning change for Design Review. MR. HAMILTON MOVED AND MR. CAGLE SECONDED A MOTION TO HAVE DESIGN REVIEW ON ALL DEVELOPMENTS (EXCEPT SINGLE FAMILY HOMES AND DEVELOPMENTS LESS THAN 10,000 SQUARE FEET) IN ALL ZONING DIST- RICTS EXCEPT M -1 AND M -2 ZONES. MOTION WAS UNANIMOUSLY APPROVED. FOSTER ANNEXATION Jack Pace, Senior Planner, reviewed the various maps depicting the Foster annexation area. He then reviewed the testimony at the August 30, 1988 hearing, as well as written testimony received. Mr. Pace reviewed the proposed zoning for Area #1 of the Annexa- tion area, which includes property owned by Mr. Whitlow, Mr. Hopper, Terri Craig and Eva Painter. He noted that the Task Force recommended zoning for the area is P -0 Professional Office. The Planning Commission concurred with the P -0 Professional Office designation for this area. Mr. Pace then reviewed the proposed zoning for Area #2 and the testimony given by Mr. Howe, Mr. Vomenici, Joan Meryhew who represented Eleanor Whitmore, Pam Carter, Mr'. DeAno, and Mr. Davis. MR. HAMILTON MOVED AND MR. VERHALEN SECONDED A MOTION TO ESTAB- LISH C -M AS THE ZONING FOR THE AREA BORDERED BY 136TH (APPROX.) TO THE NORTH, MACADAM TO THE WEST, 138TH TO THE SOUTH, RIGHT -OF- WAY FOR I -5 TO THE EAST; ESTABLISH R -3 FOR THE BALANCE OF AREA 2. Planning Commission September 8, 1988 Page 3 THE MOTION WAS UNANIMOUSLY PASSED. MR. HAMILTON MOVED AND MR. CAGLE SECONDED A MOTION THAT THE AREA INCLUDED IN THE RIVERTON ANNEXATION WHICH IS LOCATED APPROXI- MATELY SOUTHEAST OF 48TH, AND ABUTTING I -5 AND 136TH, BE CHANGED FROM SINGLE FAMILY TO C -M. THE MOTION PASSED WITH VERHALEN, HAGGERTON, CAGLE, HAMILTON AND KNUDSON VOTING YES; AND MR. KIRSOP VOTING NO. The next area covered was the property owned by Jeff Bowman and zoned single family. The Planning Commission concurred with the single family designation. Area 4 -B was the next area to be covered which was the location of a trailer park. MR. KIRSOP MOVED AND MR. KNUDSON SECONDED A MOTION TO DESIGNATE AREA 4 -B AS R -4 ZONING. THE MOTION CARRIED UNANIMOUSLY. The Planning Commission concurred that Area 4 -C remain single family. Area 4 -A was the next area under discussion which is located in the southwest corner of the annexation area. MR. HAMILTON MOVED AND MR. KNUDSON SECONDED A MOTION THAT THE AREA WEST OF 41ST AVENUE BE DESIGNATED C -2, AND THE AREA LOCATED BETWEEN 41ST AND 42ND BE DESIGNATED R -4. THE MOTION PASSED WITH HAGGERTON, CAGLE, HAMILTON, KIRSOP AND KNUDSON VOTED YES; AND MR. VERHALEN VOTED NO. Area 3 was the next area under discussion which is located in the southeast corner of the annexation area. The Planning Commission concurred with the R -3 designation of this area. A 5- minute recess was called; the meeting reconvened at 9:55 pm. THORNDYKE ANNEXATION Moira Carr Bradshaw reviewed the minutes of the August 30, 1988 meeting and the testimony given that night, as well as written testimony received subsequent to that meeting. She pointed out the location of property owned by Steve Oatsmith, Steve Lawrence and Ed Jackson who testified first at the previous hearing. The Planning Commission made no changes on the zoning designation of these properties. Planning Commission September 8, 1988 Page 4 Next she reviewed the circumstances related to the property owned by Al Pachucki located at 3725 S. 150th. MR. KIRSOP MOVED THAT THE PACHUCKI PROPERTY BE ZONED R -1 AND THE COMPREHENSIVE PLAN REFLECT A MEDIUM DENSITY DESIGNATION. MR. KNUDSON SECONDED THE MOTION WHICH WAS UNANIMOUSLY APPROVED. The comments of Curt Drake at 4444 S. 146th street and Vern Meryhew at 4431 S. 148th was noted. She then reviewed the oral comments and written testimony submitted by Mr. Donald Guilbault who owns property located in Issue -Area 2. The . Planning Commission concurred that this property remain R -1. The next item reviewed was letters received by Mr. & Mrs. Swanberg and Mrs. Ketchersid who own property in Issue Area 8. The current King County Highline Plan designates the area as residential and with zoning of RM -2400, the closest comparable medium density Tukwila zoning is R -3 which will result in 3.5 units less per acre than currently allowed. MR. KIRSOP MOVED TO LEAVE THE ZONING R -3 ON THE ASSUMPTION THAT IF THIS AREA REALLY CREATES A PROBLEM AND THEY ARE WILLING TO EXPEND THE MONEY TO DEVELOP THE ROADWAYS AND THE WATER THEN WE CAN THEN REVIEW THE PROS AND CONS AND EITHER GRANT IT OR NOT. MR. KNUDSON SECONDED THE MOTION WHICH UNANIMOUSLY PASSED. The last comment reviewed was a letter submitted by Mae Nelson who supported the comments of Ed Jackson and Steve Laurence. MR. CAGLE MOVED TO ACCEPT STAFF'S RECOMMENDATION FOR THE THORN - DYKE ANNEXATION AREA WITH THE CHANGES THAT HAVE PREVIOUSLY BEEN ENTERED. MR. KIRSOP SECONDED THE MOTION WHICH WAS UNANIMOUSLY ACCEPTED. MR. HAMILTON MOVED TO ACCEPT STAFF RECOMMENDATIONS FOR THE FOSTER ANNEXATION AREA WITH THE EXCEPTIONS THAT HAVE BEEN MADE TONIGHT IN THE MEETING. MR. VERHALEN SECONDED THE MOTION WHICH WAS UNANIMOUSLY ACCEPTED. DIRECTOR'S REPORT Mr. Pace reviewed the agenda planned for the September 22, 1988 Planning Commission meeting which will include discussion of the 1989 Work Plan and Budget. ADJOURNMENT Planning Commission September 8, 1988 Page 5 The meeting was adjourned at 10:25 p.m. Respectfully submitted, Joanne Johnson, Secretary rt ..11114: j5 4 r S. 156th ST. S. 48th ST S. 1 2 ST. t i ;— 1 rt t- GNI r , t • S. 154th ST STATC FOUR FAMILY DWELLINGS MULTIPLE-RESIDENCE HIGH DENSITY COMMUNITY RETAIL BUSINESS REGIONAL RETAIL BUSINESS PROFESSIONAL/OFF10E BUSINESS IF R -• rA. • \‘' '.• NORTH -- • _ • ":` I \V\ \ \ 1 \ • \o W es \ \ \ . n r r c V ; N ..‹. -:: ■ '.,.. . , , '..N....., • :..... ,...„...: ' :N. •••:', ---. - ,•• co :., ••••'s 1 •-. 'N. l 7 _T : 'S, -:. 1 s_:_- ,sans=sr.=.-= • • ".‘ ATTACHMENT F Citli.of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 DATE: September 9, 1988 TO: Tukwila City Council FROM: Tukwila Planning Commission SUBJECT: ZONING CODE TEXT AMENDMENT FOR THE FOSTER AND THORNDYKE ANNEXATIONS The Planning Commission has recommended the following Zoning Code Text Amendments in conjunction with the Foster and Thorndyke Pre - Annexation Zoning. 1) Height Exception Area (Thorndyke Area) Amend Map 2 "Building Height Exception Area" to show area adjacent to SR -99 and SR -518 interchange as "Up to and in- cluding 115 feet" (See Thorndyke Staff Report Attachment G) 2) PO - Professional Office Zone Amend the PO - Professional Office Zone of the Zoning Code to allow only a multi- family density up to the R -3 zone (Three /Four Family Residence). Design Review Amend Section 18.60.030 Scope of Authority Remove Section 18.60.030 (B /C) (8) Commercial development in excess of ten Thousand gross square feet of building floor area in the RMH, P -0, and C -1 districts of the City; (C) Development of multiple- family complexes in excess of twelve dwelling units in the R -2, R -3, R -4, RMH, P-0, and C- 1 districts of the city; Reword Section 18.60.030 (2) (E) (E) All proposed developments in all zone districts excluding single .family homes; C2 /CP /CM development less than 10,000 square feet; M -1 and M -2 zones; APPENDIX A •City,, of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 CITY OF TUKWILA PLANNING COMMISSION AUGUST 30, 1988 The meeting was called to order at 8:00 p.m. by Mr. Coplen, Chairman. Members . present were Messrs. Coplen, Kirsop, Hagger- ton,Knudson, Verhalen, Cagle and Hamilton. Representing the staff were Jack Pace, Moira Bradshaw and Joanne Johnson. ' Mr. Coplen explained the public hearing procedure, as well as the annexation process. 88 -5 -R, 88 -5 -CPA, 88 -5 -CA FOSTER ANNEXATION - Request for: 1. Pre - annexation zoning for the Foster area. 2. Amending Tukwila Comprehensive Land Use Plan Map. 3. Amending the Tukwila Zoning Code. Jack Pace, Senior Planner, reviewed the staff report and various maps depicting the Foster annexation area. He further reviewed the hearing process, as well as the annexation process. . Mr. David Whitlow, 5408 153rd Pl. S.E., Bellevue, WA, pointed out his property as being located in Area 01. He felt his property is not conducive to Single Family zoning and favored a PO zoning designation. He indicated he would suffer unfair economic impacts with a Single Family zoning designation. Ron Lamb, 4251 5. 139th, spoke as a member of the Task Force representing a number of citizens in the annexation area. He read a letter submitted to the Planning Commission which outlined a number of land use issues the Task Force attempted to resolve in the annexation area. This letter is on file in the Planning Department. He favored design review process for multi - family development. Lawrence Hopper, 5105 S. 136th, pointed out his property which is located in Area 1. He spoke in favor of multi - family use rather than a PO designation in order to maintain the residential quality of the neighborhood. APPENDIX C Planning Commission August 30, 1988 Page 2 Larry Howe, 13568 - 139th S.E., Renton pointed out his property which is located in Area 2. He favored a multi - family zoning designation for that area and felt to zone it single- family would be down- zoning it and would result in the property being unmar- ketable. Terri Craig, 5306 S. 137th, pointed out her property on the map. She favored a PO zoning designation for this area, and if cascading zoning is eliminated, she prefers no less than R -4. She felt that the roads in the area cannot support multi- family. She stated that 90% of persons polled in the area favored P0. Regarding a single - family designation, she felt it would create an economic hardship because there is no market for single family in this area. Pam Carter, 4115 S. 139th, a member of the Task Force, favored design review for multi- family development which would protect single family residents from impacts of this type of development. Regarding cascade zoning, she supported making the recommended change for cascade zoning in the PO designation. She expressed a concern regarding impacts of increased traffic resulting from more intensive development, which would occur on streets that are at a maximum efficiency now. Jeff Bowman, 18014 N.E. 125, Redmond, pointed out his property which is located in Area 2. He favors multi- family zoning. He felt this property is not conducive to single - family zoning and further, it would create an economic hardship because there is no market for single - family in that area. Joan Meryhew, 4431 S. 148th, represented Eleanor Whitmore at 14006 McAdam. She stated that Ms. Whitmore favored preserving her property single - family residential while she is still living, but she would not object to some kind of business designation in the long -range plan for this area. She expressed a concern regarding the surface water that accumulates on her property from nearby development. Rayble Vomenici, 4822 S. 138th Street, he favored M -1 zoning, not R -1, for the area between McAdam Road and I -5. Nancy Lamb, 4251 S. 139th felt that R -4 or RMH designations would have a negative impact to the South Central School District providing a more transient student population. She felt that it would also have a negative impacts on other city services and further, it would not enhance Tukwila. She concurred with earlier comments regarding PO with R -3 and below usage permitted. She supported design review for multi- family development. The public hearing was closed at 9:10 p.m. Planning Commission August 30; 19B8 Page 3 Joanne Poirier, 13405 42nd Avenue S. spoke in general regarding the inadvisability of single family zoning in some areas that are not conducive to single family living. She favored the ability to rezone property. Eva Painter, 13526 - 53rd S. owns property located in Area =1. She spoke in support of PO zoning in view of the fact she feels it is impossible to sell her property as residential. Mr. Coplen expressed his thanks for those who testified and explained the Planning. Commission would come to a decision at their meeting on September 8, 1988. A five minute recess was called and the meeting resumed at 9:25 p.m. to consider the Thorndyke Annexation. 88 -4 -CPA, 88 -4 -R, 88 -5 -CA - THORNDYKE ANNEXATION Request for: 1. Pre- annexation zoning for the Thorndyke area. 2. Amending Tukwila Comprehensive Land Use Plan Map. 3. Amending the Tukwila Zoning Code. Moira Bradshaw, Associate Planner, reviewed the Thorndyke Annexation staff report, entering it as Exhibit I. She referred to the Designation Comparison map of the Thorndyke area which was entered into the record as Exhibit II and the Comparison of Hlghline Comp. Plan with Proposed Tukwila Comp Land Use Plan which was entered into the record as Exhibit III. Steve Oatsmith, 7213 - 240th S.E., Woodenville, pointed out the location of his property which is located in Area 8. He favored retaining cascading zoning in PO if the streets are able to handle the impacts. Steve Lawrence, 4461 S. 144th spoke in favor of PO but not the RMH of cascading zoning. He spoke in opposition to apartments as it would adversely impact schools, lower the quality of neighbor- hoods. Ed Jackson, 4727 S. 144th, expressed his concern regarding the traffic on 144th. He favored preserving a single family quality of life. Al Pachucki, 3725 S. 150th, spoke in support of low density, not medium density. He was generally in favor of the annexation. Planning Commission August 30, 1988 Page 4 Curt Drake, 4444 S. 146th, expressed a concern regarding the likelihood of having to accept the obligations of the Fire District. He supported the current R -1 zoning. Vern Meryhew, 4431 S. 148th, a member of. the •Task Force concurred with PO zoning designation but not to include cascading zoning. He favored a zoning change to anything but R -1 or R -2. Donald Guilbault, 12040 Standring Ct, Seattle, 98146, pointed out his property which is located in the central area of Thorndyke and the norther border of area 2. He favors a zoning designation of anything but R -1 or R -2. The Public Hearing was closed at 9:55 p.m. A meeting was scheduled for September 8, 1988 at which time :the Planning Commission will come to a decision on the two annexation requests: Mr. Coplen explained that written testimony would be accepted up until 5:00 p.m. Friday, September 2, 1988. ADJOURNMENT The meeting was adjourned at 10:07 pm. .Respectful lsubmitted, Q 411 " 44 'cianne Joho on Secretary Tukwila Planning Commission 6200 Southcenter Boulevard Tukwila, Washington 98168 To Whom It May Concern: 14809 51st Avenue South Seattle, Washington 98168 September 2, 1988 We are writing to express concern over the proposed zoning requirements in our area if we are annexed to the City of Tukwila, and the impact it will have on us as property owners. The current RM2400 zoning has been designated for our property for at least 20 years. The zoning was designated as part of a long -range comprehensive. plan influenced in part because the 51st Avenue South corridor is bounded on the east by the 1-5 freeway and on the west by a topographical barrier, Bremer Hill. These factors, combined with the feeder arterial, Klickitat Drive, would indicate good planning. The purchase of our property in 1975 was based on this zoning, as an investment for our retirement years. We have invested a.great deal of time and money to improve the property for resale. It is our plan to retire in two or three years. If we are, in effect, "down - zoned" because of larger space requirements per unit, we stand to S35,000 to 545,000, based on recent sales on our street. This will have a substantial impact on our relocation. It is also a fact that ernest money agreements have been signed for all properties on the west side of 51st Avenue South from South 151st, north to Bonsai Northwest, with the exception of two parcels, ours and the Ketchersids, who border us on the north. Even though it is a major upheaval for us to sell at this time, we feel we are being forced to do so prior to the annexation in order to protect our retirement investment. The prospect to choosing to move or lose a substantial amount of our investment is adding a great deal of stress to an already stressful time in our lives. Mr. Swanberg is recuperating from a heart attack and having other health problems of a more serious nature. Mrs. Swanberg has recently been hospital- ized as well. We strongly feel the input of local residents in annexation planning is largely biased to single family because most are single family residents. Some have been very vocal about apartments on 51st Avenue South It is our opinion they are unaware this zoning was arrived at by good planning guidelines and has been in place for many years APPENDIX D Tukwila Plannik_:,Commission The discussion at one of the earlier planning meetings indicated that current zoning requirements would remain 'unchanged along 51st Avenue South. Your proposed space requirements represent a substantial change. We therefore request zoning that will retain the present space requirements on the property under discussion. Thank you for listening to our concerns. Sincerely, Phillip H Swanberg i 'Donna Swanberg AUGUST 31, 1988 CITY OF TUKWILA PLANNING COMMISSION 6200 SOUTHCENTER BOULEVARD TUKWILA, WA RE: ANNEXATION AND REZONING OF THORNDYKE AREA LOT 15, BLOCK 7, ADAMS HOME TRACT, LESS WEST 60' GENTLEMEN: FIRST, I WISH TO STATE THAT I AM IN FAVOR OF THE ANNEXATION. SECO %D, I WOULD LIKE TO ADDRESS THE ISSUE OF ZONING. WE OWN A PROPERTY AT 4049 SOUTH 146TH STREET. OUR HOUSE, ALONG WI; THE THREE HOUSES TO THE WEST AND ONE TO THE EAST, ARE THE ONLY HOUSES IN THIS BLOCK. THEY ARE NOT ON SEWER AND SEWER IS ONLY AVAILABLE ON PACIFIC HIGHWAY SOUTH. THERE ARE THREE PROBLEMS: 1. WITH THE MOBILE HOME PARK AND A STORAGE LOT TO THE WEST (UPHILL) AND THE FOUR HOUSES ON SEPTIC SYSTEMS, ALL SURFACE WATER DRAINS ONTO OUR PROPERTY. THIS RESULTS IN THE LOT FLOODING AND CRE:.TV.G WHAT WE BELIEVE COULD BE A HEALTH HAZARD. THE PROPERTIES nl.. NOT PERC AND ACCEPT NEW SEPTIC DRAIN FIELDS. 2. WITH THE ABOVE CONDITIONS AND THE TRANSIENT NATURE OF THE NEIG -- BORHOOD, THE HOUSES RENT FOR A FRACTION (75`:) OF COMPARABLE PROPERTIES. 3. WHEN THE SEPTIC SYSTEMS EVENTUALLY FAIL, NO ONE WILL BE ABLE 7C LIVE THERE. THAT LEAVES ONLY ONE SOLUTION -- FOR A DEVELOPER TO PURCHASE ALL THE PROPERTIES AND CHANGE THE USE OF THE PROPER' FROM SINGLE FAMILY RESIDENTIAL. THEREFORE, PLEASE CONSIDER CHANGING THE ZONING FROM R -1 TO ANY 20 ".i'.'J THAT WILL ACCEPT MULTI - RESIDENTIAL, PUBLIC STORAGE, LIGHT INDUSTRi�_ OR SIMILAR USE, WITH DESIGN REVIEW CONTROL TO ASSURE THAT THE -TOME= TO THE SOUTH ARE BUFFERED. THANK YOU FOR YOUR CONSIDERATION. SINCERELY, DONALD R. GUILBAULT 12040 STANDRING COURT SW SEATTLE, WA 98146 APPENDIX D NG COUNTY ASb4. • • PJ • ` 041 • • • . :.• ► • 't as •7 •• I• r• 1• •f at •/ � U.•.4.. - — - 1s' a 1 •• �M JIM a s • • • . / • •• • - r :IS O••• � , .01 r . a• lor ; .. .rail: - • - ..*-s•• • • •• • / Q i t..\ e ( I • ti 1 so • «s • .1 1 ••• i ••7 I NI ammo SCIILE r• 100' L.G �ws • •a+ , w • ,• ,19 0••! , PI • . .• 1rta•s� - -- • — -- -- we •r• • I IS •• •, . r r . • -T ulr'' • • Phial •... ••..7 -' • 1 l• 1 , r t.• `k 7 " s (...t a . i 61988 ! 42€ Q-ii -- k-1 . 4 * - -rea-ut 4// a C( . 7 •14-t ge........7 / 4172.P.M., let vi.t.4.-- c ...-f. ,) ,4 ..,„.....7-- . -•.. fr 717 7 . /4 --- dC4. 4 2 . ce ,.. .*- €.4"44...- . c 06.4 ..,01.41:ele,4.4 1.$44 , 3 - '4 f...44 s . 8 1 a4 ..7-- 6 4‘04*%-Rx r g°4 / 1) LC ( geP~..e sot Z 4-e CU.. d --47 ' a , e ' ".. -7o a -, a - Ca., --(WA/ . e,tx / 5 , - CO - T � / a. -W . At d -- ete.? -- Tt4.4. - • .c.. ■ vi p 43 44 ei , ...t.t4444.44.e...e. x4'4. M,,. / 1"� t,, o�7 (3 a-m.44) z........... ,.."......r... ,..,„,„,,,e 13401 4....d: . ...., Q../ , _.....e.&7- “._ 7L c' 4?ad am, 4�- dN • 6.2„.0 / /71 APPENDIX D jtk%�'�' v- 0-1.2 amt dva . is-0a S - 7 c 4 cJ ( c ' 7 , 4.6.44_ (14ia,..44 --1%11 a th 3 ! s ) eu,e. 0 •-s1.-g- a,c c (r -7`Z: �P -�N c Gam+ t.f' -re (e c'u / e • Ca 1 7 c,14.‘ - sope, _a f GK OA yet-.-e C 34 --4-e- 44 , fit 01. oel.:4, ) - , krxr-z-i-i-g-e? /4437 S a:re. S Gentlemen: August 31,1988 Planning. Commission City of Tukwila 6200 Southcenter Boulevard Tukwila, WA 98188 Re Thorndyke Annexation to Tukwila I have resided at my present location nearly twenty years and would like to advise you that I am in favor of the Thorndyke annexation to Tukwila. I am in complete agreement with the comments made Tuesday evening, August 31st, 1988 by Steve Lawrence and Ed Jackson. • Very truly yours, 7 7 104.a. , 6. Mae E. Nelson 4206 S. 148th St. P. 0. Box 68235 Seattle, WA 98168 APPENDIX D LOCATION: City cif Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 STAFF REPORT to the Planning Commission Prepared August 26, 1988 HEARING DATE: August 30, 1988 FILE NUMBER: 88 -4 -CPA, 88 -4 -R, 88 -5 -CA INITIATED BY: Thorndyke Annexation petitioners REQUEST: 1. Comprehensive Land Use Plan Map Amendments 2. Pre - Annexation Zoning 3. Zoning Code Text Amendments ACREAGE: 469.15 acres The annexation area is generally bounded by South 144th Street, Pacific Highway South, South 160th Street, and the City limits (Attachment H) COMPREHENSIVE PLAN DESIGNATION: See Attachments A and B ZONING DISTRICT: See Attachment C SEPA DETERMINATION: Determination of Non - Significance issued July 1, 1988 ATTACHMENTS: (A) King County Highline Community Plan Map (B) Existing Tukwila Comprehensive Land Use Plan Map (C) Existing King County Zoning Map (D) Issue Areas Map (E) Proposed Tukwila Comprehensive Land Use Plan Map Amendments (F) Proposed Tukwila Zoning Map (G) Height Exception Map (H) Thorndyke Annexation Area Map STAFF REPORT to the (-- Planning Commission BACKGROUND PRE - ANNEXATION ZONING PROCESS FINDINGS - -88 -4 -CPA, 88 -4 -R, 88 -5 -CA In May 1988, the City of Tukwila received a petition requesting an election for annexation to Tukwila of the area shown on Attachment H. The petition contained 67 valid signatures. Of the 1,106 registered voters residing in the area, 346 voted in the last general election, therefore the signatures exceed the required 10 %. The petition requesting an annexation election also requested the simultaneous adoption of pre- annexation zoning. The procedure for designating pre- annexation zoning has been varied. In annex- ation areas where there has been little development change and the current King County zoning is compatible with the Tukwila Comprehensive Plan, then the Tukwila Comprehensive Plan is used to create the appropriate Tukwila zoning. However, in areas where there is substantial development or County zoning inconsistent with Tukwila's Comprehensive Plan, then a Tukwila Comprehensive Plan update is undertaken. Substantial change in land use and development has occurred in. the Thorndyke area in the blocks which form its boundary and in the blocks which abut the freeways. CITIZEN INVOLVEMENT Since June a group of residents, property owners and business people have been working as a Task Force on the Tukwila Comprehensive Plan for the area and pro- posed Tukwila Zoning. The Task Force was formed by volunteers who signed up at the first public information meeting on June 8, 1988, and from volunteers res- ponding to a letter requesting participation; sent to all residents who signed the petition. The proposal was then presented to the community on August 18, 1988 for comment and discussion. The majority of the comments received were concerns by property owners about the decrease in the number of units allowed on their parcels, particularly in Issue Areas 5 and 8. For the Planning Commission public hearing, notices with the proposed zoning were mailed to all property owners and public notice appeared in the local papers. As part of the public notice, hearing dates for the City Council hearings were also mentioned. REPORT ORGANIZATION This report is divided into three sections. The first section discusses general annexation information. The second section discusses the Comprehensive Land Use Plan Map and Tukwila pre- annexation zoning. The third section addresses the proposed text amendments to the Tukwila Zoning Code. 1 STAFF REPORT to the x ' - 88 -4 -CPA, 88 -4 -R, 88 -5 -CA Planning Commission King County RM -1800 High Density Multiple Dwelling (24 dwelling units per acre) B -N Neighborhood Business C -G General Commercial ANNEXATION As shown on Attachment B, the Thorndyke Annexation request is within the Tukwila Planning Area. This annexation ties in with the Foster annexation to the north and the 1985 McMicken annexation to the east. The annexation area population is estimated at 4,604 people. Existing land use in the area is mixed between commercial /multi - family along Pacific Highway South, South 154th and South 158th Streets; public schools along South 144th Street; and single - family in the central and eastern areas. As part of the environmental review process, the City examined capital and operation costs of the annexation to the City. Based upon that preliminary information provided by the consultant, additional research will be done by City staff in preparing an amended City budget. The amended budget will be approved by the City Council this fall, to address the additional service needs if the voters approve the annexation. COMPREHENSIVE LAND USE PLAN MAP AMENDMENTS AND PRE - ANNEXATION ZONING Existing land uses and King County zoning (Attachment C) were compared with the Tukwila Comprehensive Land Use Plan Map, which was adopted in 1978 and revised in 1982 (Attachment B). Zoning categories from Tukwila and King County were also compared. See Table 1 below. This comparison found substantial variation between what exists and is allowed by the County and what is planned for the area by the City. The major change has been an increase in housing density along collector arterials. The areas of difference are referred to as sub -areas and grouped into issue areas identified on a vicinity map (Attachment D). Each sub -area is discussed in detail on the following pages. In the remaining blocks in the annexation area, where there are no conflicts in the zoning and no pro- posed changes in the City's Comprehensive Plan, the current zoning is RS -7200 and the proposed zoning is R- 1 -7.2. COMPARABLE ZONING SR -1500, RS -7200 Single Family Residential (2.8, 6 dwelling units per acre, respectively) RD -3600 Low Density Multiple Dwelling (12 dwelling units per acre) RM -2400 Medium Density Multiple Dwelling (18 dwelling units per acre) 3 CATEGORIES Tukwila R -1 -12.0 R -1 -7.2 Single - Family Residential (3.6/6 dwelling units per acre) R -2 Two Family Residential (11 dwelling units per acre) R -3 Three /Four Family Residential (14.5 dwelling units per acre) R -4 Low Apartments (21.8 dwelling units per acre) RMH Multi- Residence High Density (29 dwelling units per acre) C -1 Community Retail Business C -2 Regional Retail Business STAFF REPORT to the Planning Commission ( "88 -4 -CPA, 88 -4 -R, 88 -5 -CA There have recently been several new apartment or townhouse developments in the Thorndyke area. The task force's goals were to maintain a quality, stable single - family neighborhood, and control direct traffic impacts. To carry out these goals, they used medium - density residential to provide transition between high and low density residential. The desire to control the housing density of the area has resulted in some inconsistent designations of medium density in the overall plan. Transition is not provided, however, in all blocks between Pacific Highway and 42nd Avenue South. The City may wish to consider transition areas for the Comprehensive Plan (Attachment E) but retain the proposed zoning on Attachment F. THORNDYKE ISSUE AREA 1 EXISTING SUB- AREA TUKWILA COMPREHENSIVE PLAN A High Density Residential B High Density Residential C Low Density Residential DISCUSSION 146TH ST. COUNTY ZONING LAND USE RM -1800 Commercial parking, public utility office and storage RS -7200 Single - family dwellings RM -1800 Single- family dwelling The proposed Comprehensive Plan change from high- density residential to Commer- cial and a C -1 zone for Sub -Area A is to accommodate the existing water district office. Sub -Area B is surrounded by high- density uses, therefore it is appro- priate to include it in the proposed RMH district. The proposal for Sub -Area C is a compromise between its current zoning, existing land use and Tukwila Comp Plan designation. The Comp Plan policy (p. 47) which states, "Provide medium - density 'transition areas' between high- and low - density residential areas" supports the proposed medium - density Comp Plan designation and rezone. The zoning to the north of South 144th Street is medium density as well. The Task Force reviewed and concurs with the recommendation. RECOMMENDATION Sub - Area Tukwila Comprehensive Plan Zoning A Commercial B High- Density Residential C Medium - Density Residential The recommendation for the remaining area in the block is shown on Attachments E and F. (26 /TA.AREA1) -5- C -2 and C -1 RMH R -2 DISCUSSION MIL RECOMMENDATION Sub - Area Tukwila Comprehensive Plan A Commercial 6 High- Density Residential C High- Density Residential D Medium- Density Residential (26 /TA.AREA2) THORNDYKE ISSUE AREA 2 EXISTING SUB- COUNTY AREA TUKWILA COMPREHENSIVE PLAN ZONING A High- Density Residential B Low- Density Residential C Commercial D High- Density Residential BC /RM -1800 RM -1800 BC /RM -1800 RS -7200 The proposed designations for Sub -areas A, B and C would reflect the existing uses of the sites. Sub -area D is proposed as a medium - density transition area rather than its current high- density designation. The City and County have failed to create gradual change or transition between residential uses. Sub -Area D is an opportunity for creating a transition between high- and low- density areas. The Task Force reviewed and concurs with the recommendation. -6- Zoning C -2 RMH RMH R -2 LAND USE Commercial parking Portion of mobile home park Multi- family development Single - family dwellings The recommendation for the remaining area in the block is shown on Attachments E and F. , OiC£Q : :` IL ..... •: . :gi p ; :: :t : :.• 6,:-::::::::::::::::::::.:::::::;::...4:::::::.:ii7::-::::!:.:.:.: r.,...„.....,..,.::,,...:„,...:":„ ..:::.......g.....,..,...,...,:.......%■-:_• ti 1 Hit I 4fr ' 1 •,,,v 1 - - - 1 --- 1 I 1 r ° I IN in . ft :;L 71 • THORNDYKE ISSUE AREA 3 EXISTING SUB- COUNTY AREA TUKWILA COMPREHENSIVE PLAN ZONING A High- Density Residential B High - Density Residential C High- Density Residential D Public Facility DISCUSSION . L 150TH ST, LAND USE RM -1800 Single-family.dwelling RM -1800 Vacant RS -7200 Single- family dwellings RS -7200 Single - family dwelling Land in Sub -Areas A and B is not yet developed at high densities, as currently planned by their Comp Plan designations and zoning. A less dense transition between the existing commercial businesses west of the lots and the low- density residential immediately east of the lots in Sub -Area C would be medium density. A Public Facility designation is no longer needed or planned for Sub -Area 0 and is therefore recommended for low- density residential. The Task Force reviewed and concurs with the recommendation. RECOMMENDATION Sub - Area Tukwila Comprehensive Plan A Medium - Density Residential R -3 B Medium - Density Residential R -3 C Low- Density Residential R -1 -7.2 D Low- Density Residential R -1 -7.2 The recommendation for the remaining area in the block is shown on Attachments E and F. (26 /TA.AREA3) -7- Zoning THORNDYKE ISSUE AREA 4 EXISTING SUB- COUNTY AREA TUKWILA COMPREHENSIVE PLAN ZONING LAND USE A High- Density Residential RM -1800 2 fourplexes on separate lots 6 High- Density Residential RM -1800 Single - family dwellings DISCUSSION w ■•■ In J . Based on policies of the Tukwila Comp Plan, it is appropriate to designate the sub -area for medium - density to provide transition between the existing low- density land use to the east and the high- density residential to the west. The Task Force reviewed and recommended R -2 for Sub -Area B and high- density RMH for Sub -Area A. After further review of the sub - areas, staff recommends a medium density /R -3 for both sub -areas since Sub -Area A needs R -3 to be a conforming use. RECOMMENDATION Sub - Area Tukwila Comprehensive Plan Zoning A Medium - Density Residential R -3 B Medium - Density Residential R -3 The recommendation for the remaining area in the block is shown on Attachments E and F. (26 /TA.AREA4) -8- THORNDYKE ISSUE AREA 5 EXISTING SUB- AREA TUKWILA COMPREHENSIVE PLAN A Low- Density Residential B Low- Density Residential C Low - Density Residential D Low- Density Residential E Low- Density Residential F Low- Density Residential DISCUSSION The recommendation for the remaining Attachments E and F. COUNTY ZONING A High- Density Residential RMH B Commercial C High- Density Residential D Low- Density Residential E High- Density Residential F Medium - Density Residential R -3 RM -1800, RM -2400, RS -7200 RM -1800 RM-900 RM -1800 RM -1800, C -2 RMH R -1 -7.2 RMH LAND USE The Task Force reviewed and concurs with the recommendation. RECOMMENDATION Sub - Area Tukwila Comprehensive Plan. Zoning: Single- and multiple- family dwellings BC 2 single - family dwellings surrounded by a commercial parking lot Multiple- family complex Single- family dwelling Multiple- family dwellings 2 single - family dwellings, 7 fourplexes, and vacant The recommendations for Sub -Areas A, B, C, E and F reflect the predominant use in each of the sub -areas and require a change to Tukwila's Comprehensive Land Use Plan Map from low- to high- or medium - density residential or commercial. Sub -Area D, however, is a spot of RM -900 zoning in a block of RS -7200; therefore R -1 -7.2 is proposed. area in the block is shown on THORNDYKE ISSUE AREA 6 EXISTING SUB- AREA TUKWILA COMPREHENSIVE PLAN ZONING LAND USE A Low - Density Residential B Low- Density Residential RM -1800 Vacant C Low - Density Residential RM -1800 4 single- family dwellings DISCUSSION The proposal for A and C reflects the predominant land use in the sub - areas. Commercial in Sub -Area B mirrors the designation north of 158th Street and along its west property line. The Task Force reviewed and concurs with the recommendation. RECOMMENDATION Sub - Area Tukwila Comprehensive Plan Zoning A High- Density Residential RMH B Commercial C -2 C High- Density Residential RMH The recommendation for the remaining area in the block is shown on Attachments E and F. (26/TA.AREA6) COUNTY RM -1800 Multiple- family dwellings with RS -7200 2 single - family homes in the southeast corner THORNDYKE ISSUE AREA 7 EXISTING SUB- COUNTY AREA TUKWILA COMPREHENSIVE PLAN ZONING LAND USE A Low - Density Residential RM -1800, Duplexes, low apartments, RS -7200 single - family dwelling with non - conforming manufacturing use, sensitive vacant lot B Low - Density Residential RM -1800 Multiple - family dwellings C Low- Density Residential RS -7200 3 single - family dwellings DISCUSSION Sub -Area A was the most difficult in this issue area to treat because of the wide mix of uses. A medium density designation, although low for the existing apartment's actual density at approximately 4200 - 154th Street, is more appropriate for the entire area due to the small size of the parcels and the sensitive area - a deep wide ravine - in the easternmost portion of the sub -area. For Sub -Area B, the proposed high density merely reflects the existing land uses. Sub -Area C is a small pocket of single - family homes. The lots to the north and east of C have access from 51st Avenue South and are proposed for medium - density residential; therefore, medium is also proposed for Sub -Area C. The Task Force reviewed and concurs with the recommendation; however, staff is proposing R -3 zoning of Sub -Area C to reflect the surrounding zoning, instead of R -2. (Either are appropriate zones for a medium- density designation.) RECOMMENDATION Sub - Area Tukwila Comprehensive Plan Zoning A Medium - Density Residential R -2 and R -3 B High - Density Residential RMH C Medium - Density Residential R -3 The recommendation for the remaining area in the block is shown on Attachments E and F. (26 /TA.AREA7) -12- THORNDYKE ISSUE AREA 8 DISCUSSION Issue Area 8 was the most difficult area for the task force to review for appropriate land use. The following factors were discussed: 1. The road, 51st Avenue South, is a collector arterial and has direct access to SR -518 and I -5. It is substandard for a majority of its length. If a higher intensity of use were to occur, right -of -way dedication and improvement would be needed. Traffic counts for 51st equaled other busy collectors like Southcenter Boulevard between 62nd and 65th Avenue South. 2. The area is visible from I -5.and vice versa. There is no substan- tial grade change between the freeway for Sub -Area C. 3. The noise level negatively impacts the properties and more so for Area B than C because it is upslope from the freeway. 4. There are environmentally sig- nificant grades and streams in a majority of Sub -Area B. 5. The parcels are relatively large and have not been subdivided. 6. Sewer lines are non - existent and would have to be extended down from South 144th Street or up from 52nd Avenue. The water line is substandard and would also have to be improved if the area were to be developed for denser uses. The Task Force reviewed 11 alterna- tives from low density to commercial. A quality single - family neighborhood did not seem viable due to the prox- imity, views and noise of and from the freeway. Office, which is aesthetically more acceptable to residents than commercial due to building design and site development, is a good transition from the freeway. The medium density on the east could be more sensitive to site limitations of steepness and surface water and more marketable than single- family because of accessibility and location near jobs and shopping. Bonsai Northwest and a cellular tele- phone business are located in Sub -Area A. C -1 zone would be comparable with the existing BN zone and would accom- modate the existing uses. Although no consensus was achieved, the majority opinion in the Task Force felt the recommendation was the most appropriate. EXISTING SUB- COUNTY AREA TUKWILA COMPREHENSIVE PLAN ZONING LAND USE A Low - Density Residential BN Retail businesses, single- family B Low - Density Residential RS -7200, Single- family dwellings RM- 2400, RM -1800 C Low- Density Residential RS -7200, Single - family dwellings RM -2400 RECOMMENDATION Sub - Area Tukwila Comprehensive Plan Zoning A Commercial C -1 B Medium - Density Residential R -3 C Office P -0 (restricted, no cascade) (26 /TA.AREA8) STAFF REPORT to the k; L 3 -4 -CPA, 88 -4 -R, 88 -5 -CA Planning Commission ZONING CODE AMENDMENTS This section will review the proposed text amendments to the Zoning Code in conjunction with pre- annexation zoning discussed in the preceding section. There are two proposed amendments: Height Exception and the Professional Office Zone. The proposed amendments would become effective upon annexation of this area to Tukwila. The single - family setback standards were also a concern for the task force. At this time there are no proposed amendments to the setback standards. HEIGHT EXCEPTION Existing Tukwila The Tukwila Zoning Code, page 290, maps areas of the City where buildings may exceed the height limits of the underlying zones. Proposed Amend map 2 "Building Height Exception Area (p. 290) to show area adjacent to SR -99 and SR -518 interchange as "Up to and including 115 feet ". See Attachment G. Amend (shown in bold print) TMC 18.50.040 - Building Height Exceptions up to and Including 115 Feet: Section 18.50.040 Building Height Exceptions up to and Including 115 Feet Authorization of building height greater than the heights contained in Section 18.50.020 (Table 1) up to and including 115 feet in the areas of the City as designated on Map 2 shall be made by the Plan- ning Commission acting as the Board of Architectural Review pursuant to the guidelines and procedures specified in Chapter 18.60. Discussion The height limits in King County for regional retail districts allow unlim- ited heights subject to one -foot setbacks for one foot increases in height over 45 feet. In Tukwila, 35 feet is the height limit in regional retail districts. The C -2 district at the SR -99 and SR -518 intersection is sur- rounded by high- density residential and commercial uses. (The height limit in RMH - Maximum Density Multiple Family districts is 45 feet.) Therefore, a maximum height of 115 feet subject to design review would be appropriate and consistent with the location other height exception areas in the City. PROFESSIONAL OFFICE ZONE Existing Tukwila The Tukwila Zoning Code is descriptively referred to as a cascading zoning code. As the code progresses from the single - family zones to the heavy industry zone, it allows the uses permitted in the more restrictive zones preceding. Specifically, the P -0 zone allows single, two, three and four family dwellings, apartments, townhouses, nursing homes, libraries, offices, and educational schools and studios. Proposed Amend. the Zoning Code (TMC 18) by renumbering Chapter 18.26 P -0 District Professional and Office District to Chapter 18.17. STAFF REPORT td the c 88 -4 -R, 88 -5 -CA Planning Commission Amend (shown in bold print) TMC 18.26.020 Principally Permitted Uses - (1) Any principally permitted use in the R -3 district; Discussion The task force felt that the distinction between a professional office and apartment /high- density residential zone was important in the land use deci- sion, and recommend no residential uses. In two previous quasi - judicial decisions, the City has permitted rezones from single - family to P -0 subject to "conditions" of no high /maximum density (RMH) residential in the first instance and no multiple dwellings whatsoever in the second instance. The proposed change has City -wide implications. The P -0 districts currently within Tukwila are located along Southcenter Boulevard and South 178th Street. Many parcels within these districts have had office proposals made and approved by the City, only to not be developed. The impact of the proposal is to eliminate the opportunity for high density residential in these areas. One of the purposes of the P -0 district is to serve as a buffer between residential districts and commercial and /or industrial areas. Recent legislative actions and discussions have focused on the concern about the high percentage of multiple family in the City and the opportunity for increasing this percentage through increasing P -0 districts. A comparison of bulk and size between the P -0, RMH, R -4 and R -3 reveals that R -4 and P -0 have the same height limit of 35 feet versus 45 and 30 for RMH and and R -3 respectively and that R -4 /RMH and P -0 are likely to be similar size and type developments. In order to fulfill its purpose as transition yet also control opportunities for housing density staff proposes allowing up to R -3 uses in the P -0 zone. SINGLE FAMILY SETBACK STANDARDS A concern was raised during task force meetings regarding placement of buildings on a single - family lot. KING COUNTY TUKWILA Maximum lot width 60' 50' Front yard 20'* 30' Side yard 5 4' -8' (10% of width) Rear yard None 10' Maximum lot coverage 35% None * In addition, the County allows projections of one and a half feet of eaves, fireplaces, bay windows and enclosed stair landings in a required yard. The Tukwila Code places greater restriction on the front, rear and side yards; however, it is more flexible regarding the total use of the lot. A section of the Tukwila Zoning Code (TMC 18.50.070(3)) does allow the Planning Department to waive the front yard requirement and substitute a required yard that is the average of the front yards on adjacent lots. This provision would allow any homeowner who wishes to remodel an oppor- tunity to extend an addition in the front yard to something less than the required 30 feet. Side and rear yard waivers are not however mentioned. It also would provide consistency in the building fronts along a street that was developed under different standards. RECOMMENDATION Planning staff recommends that the text amendments for Height Exception Area and Professional Office be approved. Based on public testimony regarding single - family setbacks, the Planning Commission may wish to recommend to the City Council direction for further review and /or change. - 15 - 0042.150.009 JEH /gg 08/13/87 JEH002700 -1- CITY OF TUKWILA WASHINGTON ORDINANCE NO. / AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE COMPREHENSIVE PLAN LAND USE MAP DESIGNATION FOR CERTAIN REAL PROPERTY LOCATED AT 5665 SOUTH 178TH STREET FROM LOW DENSITY RESIDENTIAL TO OFFICE, REZONING THE PROPERTY FROM R -A (AGRICULTURAL) TO P -O (PROFESSIONAL AND OFFICE) AND AUTHORIZING EXECUTION OF A CONCOMITANT ZONING AGREEMENT. WHEREAS, Mr. and Mrs. Roy Martin, hereinafter referred to as "the Martins," are the owners of certain real property located at 5665 South 178th Street in the City of Tukwila, Washington and WHEREAS, the property has a current Comprehensive Plan Land Use Map designation of Low Density Residential and a zoning designation of R -A (Agricultural), and WHEREAS, the Martins have applied for an amendment of the Comprehensive Plan Land Use Map designation for the property to Office and for a rezone of the property to P -0 (Professional and Office) under City file Nos. 86 -19 -CPA and 86 -20 -R, and WHEREAS, the Planning Commission held a public hearing on June 25, 1987 concerning the proposed Comprehensive Plan Land Use Map change and the rezone of the property as requested by the Martins and at the conclusion of said public hearing, adopted Findings, Conclusions and a recommendation to the City Council to approve the requests, and WHEREAS, the City Council held a public hearing on August 3, 1987 to consider the Planning Commission's recommendation, and WHEREAS, during the hearing the Martins proposed to restrict potential Residential Development on their property to single- family dwellings by Agreement in order to limit the impact of the Martin's development on adjacent properties, and WHEREAS, after hearing the testimony of all those who indicated to desire to speak concerning the proposed changes and after considering the Martins' proposal, the City Council determined to adopt Findings and Conclusions and to rezone the property subject to execution of a Concomitant Zoning Agreement, now, therefore, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Findings and Conclusions Adopted. The City Council hereby adopts the Findings and Conclusions attached hereto as Exhibit A and incorporated herein by this reference as if set forth in full. Section 2. Comprehensive Land Use Plan Map Amended. the Comprehensive Land Use Plan Map of the City of Tukwila, was adopted by Ordinance No. 1039, is hereby amended by changing the designation of certain property generally located at 5665 South 178 Street and more particularly described on Exhibit B attached hereto and incorporated herein by this reference as if set forth in full, from Low Density Residential to Office. Section 3. Zoning Map Amended. The Official Zoning Map of the City of Tukwila as adopted by Ordinance No. 1247, is hereby amended to change the zoning classification for the property described on Exhibit B from R -A (Agricultural) to P -O (Professional and Office). Section 4. Concomitant Zoning Agreement. The Mayor is hereby authorized to execute, and the City Clerk to attest to, that certain agreement entitled "Concomitant Agreement for Martin Rezone" attached hereto as Exhibit C and incorporated herein by this reference as if set forth in full. Section 5. Duties of Planning Director. The Planning Director is hereby instructed to make, the necessary changes to the Comprehensive Land Use Plan Map.and the Official Zoning Map of the City to reflect the changes authorized by this Ordinance. Section 6. Severability. If any section, sentence, clause or phase of this ordinance should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity JEH002700 -2- 0042.150.009 JEH /gg 07/31/87 On i( et,2t � 7 , 1987, the City Council of the - City of Tukwila passed Ordinance No. /9" 7' which provides as follows: Section 1. Adopts Findings and Conclusions. Section 2. Changes the Comprehensive Plan Land Use Map designation of property located at 5665 South 178th Street and more particularly described on Exhibit A to this summary from Low. Density Residential to Office. Section 3. Rezones the property described on Exhibit A from R -A (Agricultural) to P -O (Professional and Office). Section 4. Authorizes the Mayor and City Clerk to sign a Concomitant Zoning Agreement for the property. Section 5. Requires the Planning Director to make the changes in the maps authorized by this Ordinance. Section 6. Provides for severability. Section 7. 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 JEH002270 AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE COMPREHENSIVE PLAN LAND USE MAP DESIGNATION FOR CERTAIN REAL PROPERTY LOCATED AT 5665 SOUTH 178TH STREET FROM LOW DENSITY RESIDENTIAL TO OFFICE, REZONING THE PROPERTY FROM R -A (AGRICULTURAL) TO P -O (PROFESSIONAL AND OFFICE), AND AUTHORIZING EXECUTION OF A CONCOMITANT ZONING AGREEMENT SUMMARY OF ORDINANCE NO. //,4/41 1987. CLERK, MAXINE ANDERSON -1- or constitutionality of an other section, sentence, clause or phrase of this ordinance. Section 7. Effective . Date. This ordinance shall take effect and be in full force five (5) days after publication of the attached summary which is hereby approved. DATED this / 7 = day of ATTEST /AUTHENTICATED: ‘ 7 4 1 - 444 ;� C CLERK, MAXINE ANDERSON LERK: OUNCIL: APPROVE AS TO FORM: OFFICE OF THE9I 'Y A ORNEY FILED WITH THE CITY PASSED BY THE C TY PUBLISHED: - 2/-37 EFFECTIVE DATE: 6 ;T6 ORDINANCE NO. /f/ JEH002700 -3- t ,,u.2f , 1987. APP O A GA L. VANDUSEN FINDINGS, CONCLUSIONS AND DECISION OF THE CITY COUNCIL RE: MARTIN COMPREHENSIVE MAP AMENDMENT & REZONE CITY FILE NOS. 86 -19 -CPA AND 86 -20 -R VICINITY /SITE INFORMATION /BACKGROUND Exhibit A 1. Project Description. The applicants, Mr. and Mrs. Roy Martin, are the owners of property located at 5665 South 178th Street. The applicants originally applied for: a. An amendment to the Comprehensive Land Use Plan Map from a designation of Low Density Residential to Office, and b. A change in the Tukwila Zoning Code Map from a designation of R -A (Agricultural) to PO (Professional and Office). 2. Existing Development. The subject property encompasses 1.62 acres and is currently developed with a single - family residence. The site has been generally graded into three terraces with 6 -8 foot berms. Grading was done several years ago as evidenced by 5" diameter alder trees on the lowest terrace (toward 57th Avenue South). Approximately the eastern third of the site is overgrown with blackberry bushes and alder trees. Site development is shown in Attachment C. 3. Surrounding Land Use: The nearby land use pattern is shown in Attachment D. In general, rural and low density uses are to the south and west while retail and commercial uses are located to the north and east. 4. Terrain. The subject property is located on the western toe of the Green River Valley wall as shown in Attachment E. The site itself has been graded into three general terraces which are separated by five to seven -foot banks. 5. Vegetation: There are no known rare or endangered species on the site. 6. Access: South 178th Street and 57th Avenue South run along the site's northern and southern boundary respectively. The South 188th Street Connector, a four -lane arterial, is early in the planning stage. One of the alternative routes would run along the site's western boundary. Findings and Conclusions of City Council -1- Re: Martin Rezone JEH00271A The applicant proposes to access the site only from 57th Avenue South. The Public Works Department supports this condition. Site development potential with a rezone from single - family to office uses would significantly increase potential traffic generation in this intersection area. Potential traffic generation could use up significant roadway capacity with the location of an access point within 175 feet of the 178th /57th intersection as well as limit the length of a left turn lane. The planning department and the applicants are in agreement as to access restrictions and right of way dedications which would support the Comprehensive Plan Amendment and rezone. These provisions are contained in a letter from Roger Blaylock to Vernon Umetsu dated June 22, 1987 and are proposed as conditions of the rezone. Additional project specific impact analysis and mitigation shall be addressed when a building permit application is received. 7. Utilities. The site is adequately served with water by King County Water District No. 75; however, the site is not directly served by sewer or storm drainage facilities. A 12 -inch sewer main is located directly across 57th Avenue from the site. The main may require upgrading pursuant to the Tukwila Comprehensive Sewer Plan to meet cumulative area demands. There is an 18 -inch storm drainage stub at the northeast corner of the property and a 12 -inch main along the north property line. The ability of these lines to meet expected area -wide demands has not been established at this time. Adequacy of all systems will be verified when a specific development application is reviewed. The City's South 57th Avenue road improvement project will extend utilities to the south, past the property in approximately 1988/89. 8. Comprehensive Plan Designation. An evaluation of the Comprehensive Plan indicated that the property was designated Low Density Residential due to its location on the west valley wall and steep topography. 9. The Planning Commission held a public hearing on June 25, 1987 on the applicant's request. After the hearing, the Planning Commission recommended approval of the request as proposed. 10. The City Council held a public hearing on August 3, 1987. During the hearing, the applicants proposed to amend their proposal to restrict residential development on the site to single - family residential use, i.e., not to allow any multi- family (R -2 and greater density) development. 11. The planning staff recommended to the City Council that the amended proposal be approved. Findings and Conclusions of City Council -2- Re: Martin Rezone JEH00271A FINDINGS ON COMPREHENSIVE PLAN AMENDMENT CRITERIA A Comprehensive Plan Amendment is justified if one of the three criteria below is met. Generally, the more significant the change, the greater will be the burden of showing that the change is justified and in conformance with the overall Comprehensive Plan. 1. There is an error in the factual basis of the plan. There is no known error in the factual basis of Comprehensive Plan as of this date. The applicant does allege any error. 2. There is an unforeseen change in circumstances from point at which the plan was adopted. Several changes in City transportation policies after 1977 adoption of the Comprehensive Plan directly affect project site: 1 . the not the the the The (four -lane) 188th Connector was incorporated into the Transportation Improvement Plan for construction in 1990. Preliminary engineering was completed in 1985, and 20,000 to 30,000 vehicles are projected to use this arterial daily. The most probable alignment runs through a small portion of the west property boundary and along the north property line. 2. The City's current functional classification road map has upgraded 57th Avenue South and South 178th Street from the collector arterials shown in the Comprehensive Plan, to the equivalent of a secondary arterial. the Comprehensive Transportation Improvement Plan envisions improving 57th Avenue South to a minimum four -lane secondary arterial in 1990. 3. South 178th Street has been upgraded from a collector arterial to the equivalent of a secondary arterial in the Circulation Plan and has been improved to a 4 - 5 land roadway along the northern property boundary. The redesignation of 57th Avenue South and South 178th Street from collector arterials to secondary arterials, along with the 188th Connector, would together constitute a significant change in circumstances. Implementation of the above improvements could result in bordering the subject property on three sides with four -lane arterials. 3. There is some unforeseen and demonstrated public need. There is a public need to ensure that Comprehensive Plan map designations reflect public policy. There is a clear Findings and Conclusions of City Council -3- Re: Martin Rezone JEH00271A inconsistency between the site's map designation and the Comprehensive Plan policies calling for protection of residential neighborhoods from incompatible land uses (Neighborhood Objective No. 1) and using office areas to separate residential 'areas from other land uses (Commerce /Industry Policy No. 4.1). The Comprehensive Plan policies which are directly applicable to this situation are shown below along with a discussion of site conditions. Natural Environment Policy 3.1: Discourage development on slopes in excess of 20 percent. The site has been graded into three general terraces (see Terrain). The eastern half of the site may be viewed as having a general slope of 18 to 22 percent. The northern half of the property has an average slope of 10 percent. Natural Environment Objective 8: Recognize the environmental basemap of the Tukwila Planning Area which' depicts the distribution and extent of natural amenities based on the previously mentioned objectives and use this map as a general planning guide. The site is designated as having Special Development Considerations due to steep slopes and /or water. Slopes are as described above. The general hillside area is known to have springs. Neighborhood Policy 1.1: Use natural features, like topography, to separate incompatible land uses from the residential areas. The project site rests on the bench of an eastward extending toe of McMicken Heights. A 40 -foot grade change separates the (western) development area from Southcenter Parkway. A seven -foot terrace separates the development area from a residence to the west. Commerce /Industry Policy 4.1: Encourage the use of commercial office development as buffers between residential land uses and other land uses. Designation of this transitional area (see Conclusion No. 4.c.) as Office would buffer upslope single - family residential areas from commercial and industrial activities to the east. Commerce /Industry Policy 4.3: Encourage the location of commercial offices in areas of high natural amenities. The subject site has cross - valley views to the east. Findings and Conclusions of City Council -4- Re: Martin Rezone JEH00271A 178th & 57th NEW RIGHT -OF -WAY EXHIBIT B That portion of the southeast 1/4 of the northwest 1/4 of Section 35, Township 23 North, Range 4 East, W.M., described as follows: Beginning at the northwest corner of said subdivision; thence south 87o51'O1" east along the north line of said subdivision 800 feet; thence south perpendicular to said north line of said subdivision 250 feet; thence east parallel with said north line of said subdivision to the westerly margin of 57th Avenue South (formerly County Rd. 540) and the TRUE POINT OF BEGINNING; thence west parallel with said north line, a distance of 7 feet; thence north 8o46'00" : east, a distance of 170`feet more or less to its intersection with the westerly margin of 57th . Avenue South as established under King County Superior Court File No. 698092; thence southerly along said westerly margin to the TRUE POINT'OF BEGINNING. except county road Exhibit A That portion of the southeast quarter of the northwest quarter of Section 35, Township 23 North, Range 4 east, W.M. in King County, Washington, described as follows: BEGINNING at the northwest corner of said subdivision; THENCE south 87 °51'01" east along the north line of said subdivision 800 feet to the true point of beginning; THENCE south perpendicular to the said . north line of said subdivision 250.00 feet; THENCE east parallel with said north line of said subdivision to the west line of County Road No. 540; THENCE northerly along the said westerly line of said county road to the intersection, with the said north line of said subdivi- sion; THENCE north 87 °57'01" west along said north line of said subdivision 335 feet, more or less, to the true point of beginning; and except that portion condemned in King County Cause No. 698092 by the City of Tukwila for road purposes. ATTEST /AUTHENTICATED: By : �uC � City C e k, Maxine Anderson APPROVED AS TO FORM: OFFICE O THE CITY AT •R STATE OF WASHINGTON ) )ss: COUNTY OF ) I certify that I know or have satisfactory evidence that Roy E. Martin signed this instrument and acknowledged it to be his free and voluntary act for the purposes mentioned in this instrument. DATED this �Z/ day of STATE OF WASHINGTON ) )ss: COUNTY OF fj2d ) I certify that I know or have satisfactory evidence that Wirtorta. W Martin signed this instrument and acknowledged it to be her free and voluntary act for the purposes mentioned in this instrument. DATED this 2J = day of JEH00266A/0042.150.009 -4- 0 , 198Z. 4 N A Y PUBLIC My commission expires: 9- 3 -Yf . , 1982 e l i1t.C� TARY PUBLIC My commission expires: 9,13-Fr. ACCEPTED BY: The Ci I M "yor,' G- ry L - nD sen JEH00266A/0042.150.009 -3- required to pay a proportionate share of the costs of such improvement. 5. Binding Effect - Recording. This agreement shall be recorded with the King County Auditor and shall constitute a covenant and servitude running with the land described on Exhibit A, and shall be binding upon the Owners, their successors in interest and assigns. The Owners shall pay all recording fees necessary to record this Agreement. 6. Police Power. Nothing in this Agreement shall be construed to restrict the authority of the City to exercise its police powers. 7. Enforcement. In addition to any other remedy provided by law, the City may, at its discretion, maintain a lawsuit to compel specific performance of the terms and conditions of this Agreement or to otherwise enforce its provisions, through injunctive or other relief, and if the City prevails in such action, it shall be entitled to recover all costs of enforcement, including reasonable attorneys' fees. 8. Severability. In the event any section, paragraph, sentence, term or clause of this Agreement conflicts with applicable law, or is found by any court having jurisdiction to be contrary to law, such conflict shall not affect other sections, paragraphs, sentences, terms or clauses of this Agreement, which can be given effect without the conflicting provision, and to this end the terms of this Agreement shall be deemed to be severable, provided, however, that in the event any section, paragraph, sentence, term or clause of this Agreement is found to be in conflict with applicable law, the City shall have the right to bring the proposed development back before the City Council for further review and imposition of appropriate conditions to ensure that the purposes for which this Agreement is entered into are, in fact, accomplished and the impacts of the proposed development are mitigated. DATED this c "2/ day of (2 .a , 1987. OWNERS Roy Ma tin Martin 2. Dedication. The Owners hereby dedicate, grant, convey and warrant to the City of Tukwila approximately seven (7) feet of property along 57th Avenue South which is legally described on Exhibit B attached hereto and incorporated herein by this reference. Said property is dedicated and conveyed for street purposes. 3. Access to 57th Avenue South. A. Access to Owners' property described on Exhibit A will be restricted solely to 57th Avenue South, unless at the time of development of the subject site or construction of the proposed South 188th Street connector, the City of Tukwila determines that some form of limited access to the proposed connector is acceptable. The burden of proof to assure that a safe access can be accomplished will rest with the Owners or applicant for development permit as part of a future traffic analysis. The pending design and reconstruction of 57th Avenue South by the city will include a curb cut for the Owners' future access. B. Only one access point will be provided onto 57th Avenue South from the property described on Exhibit A unless the City determines that a secondary emergency access is required on any of the adjacent streets as a condition of development approval. C. The access point will be at the far south end of the property and not less than 175 feet from the existing (January, 1987) south edge of the pavement at the intersection of South 180th Street and Southcenter Parkway (57th Avenue South). If this location creates a sight distance problem from the south at the bridge, the property owner or developer is not responsible for upgrading the bridge, but the city may, in its discretion, require the access point to be located at a distance which is safe. 4.Further Traffic Analysis. At the time of the filing of an application development of the property described on Exhibit A, the Owners shall, at the Owners' sole cost and expense, provide a traffic analysis of a scope to be determined by the City in order to determine whether further mitigating measures with respect to traffic may be required as part of the development proposal. However, because of the specific restriction by the City to limit access to the subject site to 57th Avenue South, improvements to the bridge lying south of the subject site on 57th Avenue South will not be included as a mitigating measure unless the traffic study or other analysis by the City clearly shows that any improvements are necessary to mitigate a significant, adverse, environmental impact attributable to the development. In such case, the Owners or developer will be JEH00266A/0042.150.009 -2- Cr; ! F . Exhibit C ''J u . 9/ i;;'(•t it; ;:S CONCOMITANT ZONING AGREEMENT FOR MARTIN REZONE WHEREAS, the City of Tukwila is a Washington noncharter optional municipal code city and as such has the power to enact laws and enter into agreements to promote the health, safety and welfare of its citizens and thereby control the use and development of property within its jurisdiction, and - WHEREAS, Mr. and Mrs. Roy Martin, hereinafter referred to as "The Owners," are the owners of certain real property located in the City of Tukwila, King County, Washington, which is the subject of this Agreement and which is legally described on Exhibit A attached hereto and incorporated herein by this reference as if set forth in full, and WHEREAS, the Owners have applied for an amendment of the Comprehensive Land Use Plan Map designation for the property from Low Density Residential to Office and for a rezone of the_ property from R -A (Agricultural) to P -O (Professional and Office) under City File Nos. 86 -19 -CPA and 86 -20 -R, and WHEREAS, the Planning Commission held a public hearing on June 25, 1987 concerning the proposed Comprehensive Land Use Plan Map change and the rezone of the property and at the conclusion of said public hearing, adopted Findings, Conclusions, and a Recommendation to the City Council to approve the request, and WHEREAS, the City Council held a public hearing on August 3, 1987 to consider the Planning Commission's recommendation, and WHEREAS, during the hearing, the Owners proposed that the Council limit residential development on the property to a density no greater than single family as a condition of the property being rezoned to P -O, and WHEREAS, the City Council has authorized the preparation of an Agreement reflecting such limitation, now, therefore, IN THE EVENT THAT the property legally described on Exhibit A is reclassified from R -A (Agricultural) to P-O (Professional and Office), the Owners hereby covenant and agree as follows: 1. Restrictions on Development. No residential development shall be permitted on the property described on Exhibit A attached hereto and incorporated herein by this reference as if set forth in full at a density which is greater than that permitted under the City's R -1 (Single Family Residence) regulations. The development regulations applicable in the R -2, R -3, R -4 and RMH Districts shall not apply to the property and no residential development other than single family shall be permitted. JEH00266A/0042.150.009 -1- ;: Exhibit B That portion of the southeast quarter of the northwest quarter of Section 35, Township 23 North, Range 4 east, W.M. in King County, Washington, described as follows: BEGINNING at the northwest corner of said subdivision; THENCE south 87 °51'01" east along the north line of said subdivision 800 feet to the true point of beginning; THENCE south perpendicular to the said north line of said subdivision 250.00 feet; THENCE east parallel with said north line of said subdivision to the west line of County Road No. 540; THENCE northerly along the said westerly line of said county road to the intersection, with the said north line of said subdivi- sion; THENCE north 87 °57'01" west along said north line of said subdivision 335 feet, more or less, to the true point of beginning; except county road and except that portion condemned in King .County Cause No. 698092 by the City of Tukwila for road purposes. Findings and Conclusions of City Council -7- Re: Martin Rezone JEH00271A 1. The proposed Zoning Amendment from R -A to P -O will comply with the Comprehensive Plan as discussed in the Comprehensive Plan Amendment section of those Findings and Conclusions 2. The applicant has provided enough information concerning site development to show that the site can be developed to P -0 levels of intensity. 3. The proposed zone change is in response to development that has occurred to the south and west of the site. What was once a quiet agricultural and residential area has now become an area with large numbers of commercial and industrial uses. These changes justify rezoning the property to P -O. DECISION The City Council approves the Comprehensive Plan amendment and rezone applications as modified with the following conditions: 1. All rezone conditions relating to restriction on use and access proposed by the applicants at the hearing and in the letter from Roger Blaylock to'Vernon Umetsu dated June 22, 1987 shall be included in a Concomitant Zoning Agreement and recorded with the King County Recorder at the time of rezone. can be responsibly developed, the actual mitigating measures to be required, and assurance of project compatibility with surrounding areas will be addressed at the building permit phase when an actual project is proposed. 3. When the request is not in agreement with the Comprehensive Land Use Policy Plan, the applicant shall provide evidence to the City Council's satisfaction that there is an additional need for the requested land classification. The applicant has presented a policy evaluation regarding the appropriateness of P -O zoning at the site (Attachment F). The Council concurs that changed circumstances (new and increased road development), and an analysis of applicable policies would justify rezoning the property from R -A to P- 0 . 4. The relationship of the proposed zoning change to the existing land uses and zoning of surrounding or nearby property: The proposed rezone would provide a strong rationale for rezoning the property to the south from R -A to some higher use classification. This is the subject of a sub -area Comprehensive Plan update to be completed by the Planning Department in 1987. No other potential, significant land use compatibility conflicts are anticipated. The exclusion of multi - family by the proposed agreement removes the incompatibility of multi - family development with surrounding uses. 5. What changes have occurred in the character, conditions or surrounding neighborhood that would justify or otherwise substantiate the rezone. The rezone from R -A to P-0 is justified by the changes in traffic circulation set forth under Comprehensive Plan Amendment Criteria 2 above. 6. The relative gain to the public as compared with the hardship imposed upon the individual owner Approval of the rezone would result in substantial gain to the property owner, and the City would become subject to higher land acquisition costs for the 188th Connector which could cover a portion of the site. ZONING AMENDMENT CONCLUSIONS Based upon the Findings above, the Council Concludes the following: Findings and Conclusions of City Council -6- Re: Martin Rezone JEH00271A COMPREHENSIVE PLAN AMENDMENT CONCLUSIONS The applicant has demonstrated sufficient justification for reviewing the appropriateness of the Comprehensive Land Use Plan Map at this site. The applicant's analysis in Attachment F supports an Office designation for the parcel. The Council generally concurs with the analysis and specifically concludes that: 1. Existing land uses and roads, as well as planned public improvements seriously degrade the viability of the subject site for solely single- family residential use. 2. This is the only site in the City which is comprehensive planned for single - family residential uses and is surrounded on three sides by areas planned for Office, Light Industrial, and Heavy Industrial uses, and bordered on the fourth side by a four -lane arterial. 3. The site should be viewed as a transitional area between commercial /industrial activities to the north and east, and residential areas to the west. ZONING AMENDMENT CRITERIA The City must consider the following criteria (in bold type) in its evaluation of rezone requests. 1. 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. The proposed zoning change as modified to exclude multi- family uses, will be in conformity with this criteria if the proposed amendment to the Comprehensive Land Use Plan Map is approved. 2. 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. General areas have been shown as being appropriate for P -O uses. These development areas conform to building setback requirements and generally demonstrate site developability if sufficient mitigation is provided. The Council concludes that the site can be developed to some level of P -O use intensity. The actual level of use which Findings and Conclusions of City Council -5- Re: Martin Rezone JEH00271A 0042.150.009 JEH /sal /gg 05/12/87 05/27/87 and JEH000450 CITY OF TUKWILA WASHINGTON ORDINANCE NO. /4/1/430 j� (.' 0Wit j i / 3 E r' /..irc& r'eve. re' ' «) - ite.? -1- AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE COMPREHENSIVE LAND USE POLICY PLAN DESIGNATION ON CERTAIN PROPERTY LOCATED GENERALLY AT 15419 62ND AVENUE SOUTH, FROM HIGH DENSITY RESIDENTIAL TO OFFICE AND REZONING THE SAME PROPERTY FROM R -4 (LOW APARTMENTS) TO P -O (PROFESSIONAL /OFFICE), AND AUTHORIZING EXECUTION OF CONCOMITANT ZONING AGREEMENTS. WHEREAS, Michio and Hisako Kato and Tom and Katie Kato, have applied for a comprehensive plan amendment and rezone for certain property located generally at 15419 62nd Avenue South, under City file Nos. 86 -65 -CPA and 86 -66 -R, and WHEREAS, the Tukwila Planning Commission held a public hearing on January 22, 1987 to consider amending the Comprehensive Land Use Policy Plan designation for the property from High Density Residential to Office and also to consider rezoning the property from R -4 (Low Apartments) to P -O (Professional /Office), and WHEREAS, after considering all testimony presented at the public hearing, the Planning Commission, at public meeting held on March 26, 1987, adopted findings and conclusions, together with a recommendation to the City Council that the Comprehensive Land Use Policy Plan amendment and rezone be approved subject to the condition that no residential development be allowed on the property at greater than the density permitted in the R -4 zone, WHEREAS, the City Council held a public hearing on the proposed rezone and Comprehensive Land Use Policy Plan amendment on May 4, 1987 and at the conclusion of said hearing determined to adopt the findings, conclusions and recommendation of the Planning Commission as the City Council's decision and directed JEH0•00 4 50 that the condition relating to residential density be incorporated in a concomitant zoning agreement to be signed by the owners of the property, now, therefore, THE CITY COUNCIL OF THE. CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Findings and Conclusions. The City Council hereby adopts the Findings and Conclusions of the Planning Commission dated March 26, 1987 and relating to the Kato property. Section 2. Comprehensive Land Use Policy Plan Map Amended. The Comprehensive Land Use Policy Plan Map of the City of Tukwila, as adopted by Ordinance No. 1039, is hereby amended by changing the designation of certain property generally located at 15419 62nd Avenue South and more particularly described on Exhibit A attached hereto and incorporated herein by this reference as if set forth in full, from High Density Residential to Office, subject to execution of, and compliance with, the terms and conditions of the Concomitant Zoning Agreements attached hereto as Exhibits B and C and incorporated herein by this reference as if set forth in full. Section 3. Zoning Map Amended. The Official Zoning Map of the City of Tukwila as adopted by Ordinance No. 1247, is hereby amended to change the zoning classification for the property described on Exhibit A from R -4 (Low Apartments) to P -O (Professional /Office) subject to the execution of, and compliance with all terms and conditions of, the Concomitant Zoning Agreements attached hereto as Exhibits B and C. Section 4. Authorization to Execute. The Mayor is hereby authorized to execute, and the City Clerk authorized to attest to, the Concomitant Zoning Agreements attached hereto as Exhibits B and C. Section 5. Duties of Planning Director. The Planning Director is hereby instructed to make the necessary changes to the Comprehensive Land Use Policy Plan and the Official Zoning Map of the City to reflect the changes authorized by this Ordinance and the Concomitant Zoning Agreements. -2- JEH000450 ei I Section 6. Severability. If any section, sentence, clause or phrase of this ordinance should be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause or phrase of this ordinance. Section 7. Effective Date. This ordinance shall take effect and be in full force five (5) days after publication of the attached summary which is hereby approved. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a regular meeting thereof this /g day of ,1;7, , 1987. ATTEST /AUTHENTICATED: C CLERK MA XINE ANDERSON APPROVED AS TO FORM: OFFICE OF THE CITY ATTOR EY FILED WITH THE CITY CLERK PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVE DATE: ORDINANCE NO. /q.30 -3- APPROVED: ,4%49. L. VAN DUSEN DESCRIPTION: PARCEL A: PARCEL B: ATTACHMENT A That portion of tract 11, Interurban Addition to Seattle, according to plat thereof, recorded in Volume 10 of Plats, page 55, records of King County, Washington, described as follows: Beginning at the Southeast corner of said tract 11, thence South 89 ° 52' West along the Southerly line thereof 300.86 feet, thence North 0 ° 08'West 124.53 feet, thence North 89 ° 52'East 141.65 feet, thence North 0 ° 08'West 38.26 feet, thence North 89 ° 52' East 159.21 feet to a point on the Easterly line therof which is 162.79 feet North of the point of beginning, thence South 0 °08' East 162.79 feet along the Easterly line of said tract 162.79 feet to the point of beginning. That portion of the West 150 feet of the East 450.86 feet of the Tract 11, Interurban Addition to the City of Seattle according to the plat recorded in Volume 10 of Plats, page 55, in King County, Washington described as follows: Beginning at the Southeast corner of the West 150 feet of the East 450.86 feet of said Tract 11, thenceN01 ° 21'40 "E along the East line thereof 124.53 feet, thence N65 ° 52'04 "W along a line parallel to the centerline of Southcenter Boulevard (Renton - Three Tree Point Road) 162.68 feet to the West line of the East 450.86 feet of said Tract 11, thence SO1 ° 21'40 "W 165.17 feet to the Northerly Margin of PSM No. 1 as conveyed by deed under Auditors File No. 5473599, thence S69 ° 17'02 "W along said highway margin 66.33 feet to intersect the South line of said Tract 11, thence S88 ° 24'47 "E along said south line 87.42 feet to the Point of Beginning. 0042.150.009 JEH /sal /gg 05/12/87 05/27/87 AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE COMPREHENSIVE LAND USE POLICY PLAN DESIGNATION ON CERTAIN PROPERTY LOCATED GENERALLY AT 15419 62ND AVENUE SOUTH, FROM HIGH DENSITY RESIDENTIAL TO OFFICE AND REZONING THE SAME PROPERTY FROM R -4 (LOW APARTMENTS) TO P -O (PROFESSIONAL /OFFICE), AND AUTHORIZING EXECUTION OF CONCOMITANT ZONING AGREEMENTS. On � /G c/ 1 J City of Tukwila passed Ordinance No. /V39 which provides as follows: Section 1. Adopts findings and conclusions. Section 2. Amends the Comprehensive Land Use Policy Plan designation property generally located at 15419 62nd Avenue South and more particularly described on Exhibit A to this summary, from High Density Residential to Office, subject to Concomitant Zoning Agreements. Section 3. Rezones the property from R -4 to P -O, subject to Concomitant Zoning Agreements. Section 4. Authorizes the Mayor and City Clerk to sign the Concomitant Zoning Agreements. Section 5. Prescribes the duties of the Planning Director. Section 6. Provides for severability. Section 7. 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 ///ii / , 1987. PUBLISH: VALLEY DAILY NEWS - SUNDAY, MAY 31, 1987 JEH000460 SUMMARY OF ORDINANCE NO. 30 , 1987, the City Council of the -1- MA I ANDER 0 . CITY CLERK 0042.150.009 JEH /sal /gg 05/12/87 05/27/87 JEH00047A L.rf / , Y i rr , :A .__;;-�� 1 x Y I I r -) 7- a3 x..87 g7- DDS'- 7 93 CONCOMITANT ZONING AGREEMENT FOR KATO REZONE WHEREAS, Michio and Hisako Kato (hereinafter referred to as "the Owners "), have applied for a comprehensive plan amendment and rezone for certain property located generally at 15419 62nd Avenue South, under City file Nos. 86 -65 -CPA and 86 -66 -R, and WHEREAS, the Tukwila Planning Commission held a public hearing on January 22, 1987 to consider amending the Comprehensive Land Use Policy Plan designation for the property from High Density Residential to Office and also to consider rezoning the property from R -4 (Low Apartments) to P -O (Professional /Office), and WHEREAS, after considering all testimony presented at the public hearing, the Planning Commission, at public meeting held on February 26, 1987, adopted findings and conclusions, together with a recommendation to the City Council that the Comprehensive Land Use Policy Plan amendment and rezone be approved subject to the condition that no residential development be allowed on the property at greater than the density permitted in the R -4 zone, and WHEREAS, the City Council held a public hearing on the proposed rezone and Comprehensive Land Use Policy Plan amendment on May 4, 1987 and at the conclusion of said hearing determined to adopt the findings, conclusions and recommendation of the Planning Commission as the City Council's decision and directed that the condition relating to residential density be incorporated in a concomitant zoning agreement to be signed by the owners of the property, and WHEREAS, the Owners have indicated a willingness to sign a Concomitant Zoning Agreement limiting the uses on the property if rezoned, now, therefore, IN THE EVENT THAT the City of Tukwila approves a Comprehensive Land Use Policy Plan Map amendment for the property generally located at 15419 62nd Avenue South and more particularly described on Exhibit A, attached hereto and incorporated herein by this reference as if set forth in full, from High Density Residential to Office and rezones the property from R -4 to P -O, the Owners covenant and agree as follows: -1- ORIGINAL JEH00047A -2- 1. Restrictions on Development. No residential development shall be permitted on the property on Exhibit A at a density which is greater than the maximum density permitted under the City's R -4 zoning regulations. The development regulations of the Tukwila Zoning Code for RMH (Multiple - Residence High Density) shall have no application to development on the property and all residential development shall be governed by the R -4 zoning regulations or such less intensive residential development regulations as may apply to the particular development proposed. 2. Binding Fact - Recording. This Agreement shall be recorded with the King County Recorder and shall constitute a covenant and servitude running with the land described on Exhibit A, and shall be binding upon the Owners, their successors in interest and assigns. The Owners shall pay all recording fees necessary to recorrd this Agreement. 3. Police Power. Nothing in this Agreement shall be construed to restrict the authority of the City to exercise its police powers. 4. Enforcement. In addition to any other remedy provided by law, the City may, at its discretion, maintain a lawsuit to compel specific performance of the terms and conditions of this Agreement or to otherwise enforce its provisions, through injunctive or other relief, and if the City prevails in such action, it shall be entitled to recover all costs of enforcement, including reasonable attorneys' fees. 5. Severability. In the event any section, paragraph, sentence, term or clause of this Agreement conflicts with applicable law, or is found by any court having jurisdiction to be contrary to law, such conflict shall not affect other sections , paragraphs, sentences, terms or clauses of this Agreement, which can be given effect without the conflicting provision, and to this end the terms of this Agreement shall be deemed to be severable, provided, however, that in the event any section, paragraph, sentence, term or clause of this Agreement is found to be in conflict with applicable law, the City shall have the right to bring the proposed development back before the City Council for further review and imposition of appropriate conditions to ensure that the purposes for which this Agreement is entered into are, in fact, accomplished and the impacts of the proposed development are mitigated. ORIGINAL OWNERS Michio Kato AL.:L / Hisako Kato ACCEPTED BY: THE CITY OF TUKWILA Li': 2 ' ATTEST /AUTHENTICATED: CITY CLERK, MAXINE ANDERSON APPROVED AS TO FORM: OFFICE OF THE CITY ATTORNEY STATE OF WASHINGTON ) )ss: COUNTY OF King JEH00047A GCj DATED this 7 — day of I certify that I know or have satisfactory evidence that Michio Kato signed this instrument and acknowledged it to be his free and voluntary act for the purposes mentioned in this instrument. DATED this / d ay of , 1987. NOTAR 4y IC My co.- ssion expires: * /9/90 . -3- ORIGINAL JEH00047A CL DATED this/ day o -4- STATE OF WASHINGTON ) )ss: COUNTY OF King ). I certify that I know or have satisfactory evidence that Hisako Kato signed this instrument and acknowledged it to be her free and voluntary act for the purposes mentioned in this instrument. r - - L EXHIBIT A That portion of the West 150 feet of the East 450.86 feet of the Tract 11, Interurban Addition to the City of Seattle according to the plat recorded In Volume 10 of Plats, page 55, in King County, Washington described as follows: Beginning at the Southeast corner of the West 150 feet of the East 450.86 feet of said Tract 11, thence N01'21'40 "E along the East line thereof 124.53 feet, thence N65 °52'04 "W along a line parallel to the centerline of Southcenter Boulevard (Renton - Three Tree Point Road) 162.68 feet to the West line of the East 450.86 feet of said Tract 11, thence S01 ° 21'40 "W 165.17 feet to the Northerly Margin of PSM No. 1 as conveyed by deed under Auditors File No. 5473599, thence S69 °17'02 "W along said highway margin 66.33 feet to intersect the South line of said Tract 11, thence S88 ° 24'47 "E along s south line 87.42 feet to the Point of Beginning. ORIGINAL � ..! :R.., : Fx }-11 b ( r ('1 0042.150.009 1 _� �_ a392 A : ►G i iQ$7 1 JEH /sal /gg 7._ j � 05/12/87 i. � ?' ;f ....1•; ;,.0. 05 " ....... :i , .!;c:.:s CONCOMITANT ZONING AGREEMENT FOR KATO REZONE WHEREAS, Tom and Katie Kato (hereinafter referred to as "the Owners "), have applied for a comprehensive plan amendment and rezone for certain property located generally at 15419 62nd Avenue South, under City file Nos. 86 -65 -CPA and 86 -66 -R, and WHEREAS, the Tukwila Planning Commission held a public hearing on January 22, 1987 to consider amending the Comprehensive Land Use Policy Plan designation for the property from High Density Residential to Office and also to consider rezoning the property from R -4 (Low Apartments) to P -O (Professional /Office), and WHEREAS, after considering all testimony presented at the public hearing, the Planning Commission, at public meeting held on February 26, 1987, adopted findings and conclusions, together with a recommendation to the City Council that the Comprehensive Land Use Policy Plan amendment and rezone be approved subject to the condition that no residential development be allowed on the property at greater than the density permitted in the R -4 zone, and WHEREAS, the City Council held a public hearing on the proposed rezone and Comprehensive Land Use Policy Plan amendment on May 4, 1987 and at the conclusion of said hearing determined to adopt the findings, conclusions and recommendation of the Planning Commission as the City Council's decision and directed that the condition relating to residential density be incorporated in a concomitant zoning agreement to be signed by the owners of the property, and WHEREAS, the Owners have indicated a willingness to sign a Concomitant Zoning Agreement limiting the uses on the property if rezoned, now, therefore, IN THE EVENT THAT the City of Tukwila approves a Comprehensive Land Use Policy Plan Map amendment for the property generally located at 15419 62nd Avenue South and more particularly described on Exhibit A, attached hereto and incorporated herein by this reference as if set forth in full, from High Density Residential to Office and rezones the property from R -4 to P -O, the Owners covenant and agree as follows: JEH00096A -1- 4 1_ JEH00096A -2- 1. Restrictions on Development. No residential development shall be permitted on the property on Exhibit A at a density which is greater than the maximum density permitted under the City's R -4 zoning regulations. The development regulations of the Tukwila Zoning Code for RMH (Multiple - Residence High Density) shall have no application to development on the property and all residential development shall be governed by the R -4 zoning regulations or such less intensive residential development regulations as may apply to the particular development proposed. 2. Binding Fact - Recording. This Agreement shall be recorded with the King County Recorder and shall constitute a covenant and servitude running with the land described on Exhibit A, and shall be binding upon the Owners, their successors in interest and assigns. The Owners shall pay all recording fees necessary to record this Agreement. 3. Police Power. Nothing in this Agreement shall be construed to restrict the authority of the City to exercise its police.powers. 4. Enforcement. In addition to any other remedy provided by law, the City may, at its discretion, maintain a lawsuit to compel specific performance of the terms and conditions of this Agreement or to otherwise enforce its provisions, through injunctive or other relief, and if the City prevails in such action, it shall be entitled to recover all costs of enforcement, including reasonable attorneys'. fees. 5. Severability. In the event any section, paragraph, sentence, term or clause of this Agreement conflicts with applicable law, or is found by any court having jurisdiction to be contrary to law, such conflict shall not affect other sections , paragraphs, sentences, terms or clauses of this Agreement, which can be given effect without the conflicting provision, and to this end the terms of this Agreement shall be deemed to be severable, provided, however, that in the event any section, paragraph, sentence, term or clause of this Agreement is found to be in conflict with applicable law, the City shall have the right to bring the proposed development back before the City Council for further review and imposition of appropriate conditions to ensure that the purposes for which this Agreement is entered into are, in fact, accomplished and the impacts of the proposed development are mitigated. .3;,, OWNERS DATED this day of k' tL Tom Kato Katie Kato ACCEPTED BY: THE CITY OF TUKWILA / Gary L. Van Dusen, Mayor APPROVED AS TO FORM: OFFICE qF THE CITY ATTORNEY ei JEH00096A 7,1/Cz • ATTEST /AUTHENTICATED: ' e e CITY CLERK, MAXINE ANDERSON -3- I certify that I know or have satisfactory evidence that Tom Kato signed this instrument and acknowledged it to be his free and voluntary act for the purposes mentioned in this instrument. DATED this "ay of , 1987. OTARY UBL C My commission expires: ;/ . instrument. DATED this /- day of JEH00096A STATE OF. WASHINGTON ) )ss: COUNTY OF King ). I certi th •I know or have satisfactory evidence that q�/� = �2 1f4 0e 1`5 Katie Kato signed this instrument and acknowledged it to be her free and voluntary act for the purposes mentioned in this , 1987. NOTAR My commission expires: V/ Oa. EXHIBIT A That portion of tract 11, Interurban Addition to Seattle, according to plat thereof, recorded in Volume 10 of Plats, page 55, records of King County, Washington, described as follows: Beginning at the Southeast corner of said tract 11, thence South 89 ° 52' West along the Southerly line thereof 300.86 feet, thence North 0 °80' West 124.53 feet, thence North 89°52' East 141.65 feet, thence North 0'80' West 38.26 feet, thence North 89'52' East 159.21 feet to a point on the Easterly line thereof which is 162.79 feet North of the point of beginning, thence South 0'80' East 162.79 feet along the Easterly line of said tract 162.79 feet to the point of beginning. LESS the Easterly 6 feet thereof previously conveyed to the City of Tukwila by Deed recorded under king County Auditors file No. 8102100335 C ' N L "77 k r : �t� " -,MgIuLIIL 1•11r11Qsm NIZ,N 1.11.IGNAMMIvtL.IAlIi! • (jr," /UM P11r !'J1,l �InidJu »7 IfrII IIHrK6°� { -'� u. ?lane •. -4 1.11.IM.4 1144t1f4MY1'I - n II.II ' - u. !- _ °'- •t" u 1!! ! 1 1 r lii 1i' I . �� n .f �l• itiil 1 �t� ';:11;1)..1,11.,111}11i! F —I �� l�. �� = f Ili n i 1 1i I - � 1 :1 �� ! i IIIiIIIi I 1 11 1 u I il � `I �...- lirl:i:M!!;111 '1` I • ✓'� ;x;11 M' u � ` I 1 1 ' :,:: ! i �,:i j 11111 ;11V1 11 1pl nw an -. "1 : :- .. 1!0 i_ 1 L F r ��. � � 1 a 1 a$` Ll [ r I r � c � 11 I [• 1 O ih . t11 a t :I.@ 1 1 I I- 1 ` + M I'I � II = 17111AI 111 1 11 Ii ' 11 •�11 ' 111 !I! ' !" �w luln �� 1I j'� 1 {fr ; lllFzl 1 11 ;Ir � '�i'�� •'Y.1�,•�iinil• IN �Mai�1ii11�1'Il � f �. 'IiUC 1 1, ij` 111' S1 illyIr . . • n1 .c.ru.a r1 n - +Inll 'i 1 11 i ■WIa1�t]I]r,, 7 1' . 11011 I I wR161 i - l iiiq J4.'nill 41rllL�/ dl ��l x( 15 % I, 'LtIMIi4Cl 1191I..MU •a•.n7•'f V t t IR,IIIIII; • J LA..a,arzi .IN,.' C ..�aa - _e- .cp0111E ,,A Wmg = =Ill1 11!73;1►.. +:l. Ml MZ IIMMUNIMIIi.\ri 1111= 1 , An 11...L WA.r.:7;4iJ.1L ..L•11 .71 ..Ioeir,u'x6win/ a •-1I irwIllli;.1'LAmirmr 1711317 f �l . c.r�Hr rrYi :.r r; 111 1...11911117.II1t.1 i�! I.r.11IB I a.rl.P l_1O L titi: ;. ..u.aru.urrr;��; , w: ! NORTH 3IGT 1•! . IIIIiJ % / / % glint J �� „ /f�/ - .. 1GF . SPtl:iMelemmM.11 i .'saOVIM Ji'. IlrmilmNiuriMMAII.. ;]IP .Etak adaUhliE51:.RP1. RWAVWMP t... irY .11l. 1. 61.11R.u..a.nui.Lrmal pi Nem111M.YII.... xo4.- r�ra - .al a11I1 , •'���'� �•,�- ---•..._ - -.. - -mmem 191... :ll111...Efl11...51 - -.1Pwrimxiannur. 6 '.lInCC3'., A 1 ATTACHMENT A s THORNDYKE ANNEXATION KING CO. HIGHLINE COMMUNITY PLAN MAP 1 , NS. u M4.$1 01∎40 5nar` = : " 11 i M , 7:3C-14,141 TWIRrialpt WV .>!�7 !m•':a ram �.s� rryye� ! OF'9 • pl.Im C� • r I lei" s ; j s LEGEND °NEIGHBORHOOD AND COMMUNITY BUSINESS EI HIGHWAY ORIENTED COMMERCIAL • HIGH /MAXIMUM DENSITY HOUSING 1.I ® SINGLE FAMILY I °J COMMUNITY FACILITIES 1 PARK AND RECREATION 13 LOW /MEDIUM DENSITY HOUSING I J 1, .w I 1 • "� N • ♦ hl � sss • O£ 6Z ee LZ 9Z SZ 4 CZ; ZZ { nnlnn1nnlinl1nnlnu1llu111111tlulnn nnlnnlnn11111 11111 11 1111111' 111111111111111' 11111111111111111111111h!1I 11-IIIIIIII11111 111{1111 0 10TH61NCH 1 2 3 _4 Li.LI1Il!.111p4p pitoJ l_IC I_(J I IJ �-I u! 1 l 1 1' 1 I p 11 1 111 1 111 I 1 I ! 111 1' 11 1 1 11 1' 11 11 6 _ .. ._. 7.__ .. ,..8, 9 10 11 MMxIHOI*MNIV 12 IF THIS MICROFILMED DOCUMENT IS LESS • CLEAR THAN THISNOTICE, IT IS'-DUE TO S Z THE IUAL.ITY OF THE ORIGINAL DOCUMENT 6 8 L 9 b E 1 ww ._ o itiIiTllI�ln �T i nn n tin uit nil 111111! iinlunhliih iiluil I ii _ mI mi 11111111 iC iii(iin iin inihili�unlilii�niilliii�iinliiii�iuiliin�ilnluii�iiiilnli�inilnil�uilhlu�niillnil , � r.,...;. f,n+rprT r.s,.,� n�rl r ., Snt rr ; . . I ( r ' \ �.. �•rg'•, 1,,.+� r ( r""",'t*!1 • I 1 , I' N 11, 11 0 1. 1' 111 " „E , I1 .I1 1 i r 1 ; ;1 ' I1;.:Iu.I I1 , ,, i t6 II 1 1 r'ai I,II III E it �I mU 111i1 Il;ll LII � 11111 . l Il i uld1111�,d ` 111111':1 i1Ii1n1111111h1 !i1 1 r I1 11:11117171i1:;IIr � Ill I , . 1 I 11 .II ,,ie � I'I',L. � y �� I I II r 1 1 d11��161 L,!;I 1' ! q� I! I II '' ���> �I' VII ; Ilnl !,Illli � II�` I I I�'IIIIR :III 7. 11 I l jj � 1 �11 II � E.. °; E l II � i II':IIII III III'll' 11�1IIjil I� E.: ��I I ICI I 1di , ',.., t1 i j I. r , I: . I I !III.;: % iifll III : L 111 II 11 IFI f 111..11 ,., ,1I•�11 it .L.,I „I � R . ul „ '' ; III " ' 1 :Ildlf . .1i I l', I� li 1 1lt 11 : .:,.11lll In1;.ii u 9 :'. ' Ilflil .i I 11 E IIIL 11 �l ; iL m ii I I I 1, 1111111 I!iil11 II' , ll ii IIIllllf Ili II+1'.111111 � � I I ���� 'ij �'llI�\I I $' X11 I j `x!1,,1 II i: ' :'II �lllllllll i �I i 1 tq h IP III i� i , '. , II 117 I 1 I1' I yII II I III l { {I! ti l l i lli 11 1 I l i 11 li l II • ry I, 1 fln�di � �j I I �II III I IIII,''I11III Il,lli iIIIId I Ii 1 1 '� "l', lll hI ° ''III � �II ►u;,,��::- �,liul �, I III �I I,d► II Ilif E , E I � 4ise4 -11 1„ ∎,,, , ,mil 1Ni I I '. ;' 'l w l.i l ' �` .1 I II:1111� LI :: ::III I II II 11 'f���.; ; : ' 1 II 1 � ��ia:a r.. 1 1 1 IIE. :Ill lnil iiii''I,, III :: � r III, II� iil ljllil ' ,pll . affl 1 i al : I li a • I `Illli!!:li,: ; k ll II 11111�IIII CIIII!�� 11iI I I 1 ., ,Illgll 1 1 l jK .�i. ' 1111111111111111111111111111111111111111111111111 1111111v i 1111111 l l 11 111111 In III I lsYNS1NeN I!- oc 6Z Be LZ 9Z SZ 4Z EZ I ZZ IZ I 11111111111 ►IIIUI IIII111111111111111LInii ll I111111n ti1111III1 11 111114111 ( I , ATTACHMENT B I-W 1 1 1 1- 1 -1-d- _liiiiii! L1J I 1iII II I! I-i! Ili! 1 ! 1 1 1 1 1 1 1 ! 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 I 6 ..._.. -- ....._ 7 _.-1 8 9 10 ' 11 MADE INGERMANY 12 IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THISNOTICE, IT IS-DUE TO THE 'UALITY ..OF THE ORIGINAL DOCUMENT i e 9 L 9 s e z 1 uii IIII IIt 1111 nn 1111 iiIiiihn llll�ll ilfil►infiii ii ii � i lin IIII ''1IjI1n1111111111111111 11111 11111In IIInn THORNDYKE ANNEXATION TUKWILA COMPREHENSIVE PLAN "EXISTING" COMMERCIAL HIGH DENSITY RESIDENTIAL IIII LOW DENSITY RESIDENTIAL PARKS AND OPEN SPACE PUBLIC FACILITIES 11111111•••• ICUCC.IM 111“1111••11111 141•1••• ......,..... ••■■ rite . . • .''• ' A r ATTACHMENT C THORNDYKE ANNEXATION KING COUNTY ZONING "EXISTING" LEGEND B-C COMMUNITY BUSINESS CLASSIFICATION B-N NEIGHBORHOOD BUSINESS CLASSIFICATION C-G GENERAL COMMERCIAL CLASSIFICATION M RS-7200 SINGLE FAMILY RESIDENTIAL RM-2400 MEDIUM DENSITY MULTI-DWELLING RM-1800 HIGH DENSITY MULTI-DWELLING - RM-900 MAX DENSITY MULTI-DWELLING API 11111111111111111111111111111111111111111111111111\1111111111111111111E1111111111111111111111111 1 1 1 1 1 1 .11111111111114n 111J 1111111 1 1111111111111111111111111111111111111111111111111 0 10 THS INC 3 9 C ROTITTC CO' POCUMOTt E SS CLEAR THAN THIS NOTICE, IT IS-DUE TOk 10 1 1 "" MANN 12 H 1 0 6Z 8G LZ 9E SZ I7Z eZ ZZ LZ THE UALITY OF THE ORIGINAL DOCUMENT4t 8 L 9 S i 7 7, tin nil 11111111111111111111R1 laraiiiiiitlifla11111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 , 4•N , , :511. N.* 4 1711MOM7LU sm kE 4 ATTACHMENT D THORNDYKE ANNEXATION CO Ill l' I L \ ' ILA. Itz. =`; Enk,-111111CMANCIE VI ws-oa owalliaCIErAggin . IN !LIM IIIPIC 'IF in Mr I Pi • .414 W.. .4 MC r ni .111.1161195:17farif rnj lifis %MOM 1 ri ro: 1 an ,REI CM IMICII CM t XICIENINI" LV "...;rwram.Ai..-.:illp, MR iirl. lii]FiEgE EV El 1 IIAllii NORTH I!. SOUTACENTER1 06 6Z Ele LZ 9Z SZ CZ ; ZZ 1110416141011164111d1116MWM1111 . ..„ „„. ••= , • " • ' I 1 4 1111111111111111111111111111111111111111111 1111111 1111111V111111 1 11111111111111111111111111111111111111111111111111 0 18 THS INCH 1 3 11 0 10E , Nouto)NY 12 9 10 • IF THIS MIROFILMED DOCUMENT IS LESS CLEAR THAN THISNOTICE, IT IS‘DUE TO THE UALITY OF THE ORIGINAL DOCUMENT 111 1111 • 6 8 L. 9 S E Z 14 " . ....„ . , ..„ • ..• 1 - 9.1 k :■"0 m 40. 7 =1 : EFIII?e 7 IMN111$ .150ildirr 1.0 I!IIi i 111 1 1111 0 14111 1i ii i t• .7.,■ ; '1 1111 a 11 ' I ;41 It ti44 7N ! ,.1.111:111110 lii:lig:1111111.!:11.111,111,i11111:1)11 .02 *tint Th. gRIMINIMMIMMOREM _ 1111 Ili II I 111 i • , amolocum 1 • • • • • 9- .0'.( 1 1111 11 111 ° 1 10 ■1 11 [111 1 11 &111 .0 f ?..,- 1111 1"11MMIMIE 111:;11!!!! ' ;; .11:■■ 1111.,M111rne .i.MM MMMMMM 11 1111111 1 1111 1 111111 111111111111 1114 1 1111111 11111111111 OA h A 10111 1 1 %Il ill I: — l 1 1111111111 1 incr.riimp.... 1 gi 11161 !MIMI lighig 11 111111 f WIIIIII1 LA -- --=_— 6a 6•1.al riew, itasskins rgIVI F" must =imam 1,147:Jili nand/ Empos 'WW1 nirt3 oppiellimmumniz,...42==.-mt LOC 1 LI a ..21 311L■1:11 110111r; Marna NlillinEWS ma= rai MIMIC PIIMI MIN •- 1111131:111wAyil Pg IIIIM11 • net ksimoni 6 4E0 gliN05:11 510101591r,g'i" - •••■rnFmcw, " 1711111WT1 • 1 I "AMENDED"' ATTACHMENT E THORNDYKE ANNEXATION PROPOSED TUKWILA COMPREHENSIVE LAND USE PLAN COMMERCIAL OFFICE (RESTRICTED-NO CASCADE) PUBLIC FACILITIES PARKS AND OPEN SPACE LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL 42 • •.• • ...••-ro ^;■.; I_L111111111Utililliiiiiitlijilnlilliri I il1 111111111111111111111111111111IIIIIIIIIIIIIIII 8 9 10 11 WANINNI 12 H () IGTHSINCH 1 2 3 . 7 - 1 47-7,.. .,....... A-. . ..6 7 ,!, IF. THIS, MICROFILMED DOCUMENT Ts LESS i CLEAR THAN THISNOTICE, IT IS-DUE TO 0 € sz se Lz 9Z SZ ti EZ : zz ta THE UALITY OF THE ORIGINAL DOCUMENT 6 7 1,. 9 s , 7 z 1 -- 0 • juldimipiqpilluillunlindmiliiiihmlindinilliiiiiiiiliiiiiiiiifiniliii im 1111 iv vi 1111 III mligiiihrii lin no 0 miliinliiiihmilmillffillmiliiiilimillinliiiiiiiiiIiiiihilifilimillinilOnil - L. -'.:, , •."." , • - :' , •:':''! , , , :fr.•.=:'''..',1:••,: - ..v.,?.:s 4 ,:•-:`.,;.• , 1. :4 ...=''''' k,t,..:*,%,.411' ,.,• i.,,,, + ,,,,,.„,,,..,„;,..; ,,p ....,. s 4, ,.... , -4, .; ,, :',;."..%, ',.•;,.•:, ,f,:::.. , .:, 77;17gcMI')j.,SZ , . . 4 • • ' . .• : .; • . - . =. : z : :1 i LARGER COPIES OF MAP AVAILABLE IN TUKWILA PLANNING OFFICE mommumilmammls m••• IMMMIUMMUMANIMMUMMEMIMMILMMEHNEMMEMMINMEMINEMCOMMEHMEUMMO IMOMMIMMEMMUMMIIMMEMMEMMIMMMINIMMMEMMOMMEMIIIMIMMEMMUNOMMMEIM 411.1 IMNIMMMMOMUMMW71MMEMIMEMIOMMIIMICJIMMINHMEMMIMMMI IMIIMMINMEMMMIOMMIWAIMMMIMIEM2MMISMIUMMMINMEMMAIMUNI IMMEMMMUMI L IMUMMIMMEMMEMMMHAMOMMEMIMMEMMMILMMIMMEHMMIMMIMMUMI ,mi.. 11MMENNOMMIMMMI WOMMMMUMI HIMMOVIIMMEMMOMO.UMARAMIMMEMIM •MIMMKIMMOIMMmitme M.■111111:71-, •.M111 TX714,,,f VIAC`a DPW tni Swillninc•mrirnocim1161, 3q1:1 : 11Mortpzirpt 1:7171:111%.1 IMM+Vrinti r airE rrs Warrit " 1:•••117A,,lif ATTACHMENT 0 THORNDYKE ANNEXATION HEIGHT EXCEPTION AREA A III Oj Ate, • .0. .1, COMPAN/..-. • •••■■••■•■ t• • ▪ DI toot LIKISO weft. X tv,,,F-•;!-44■N'al! . . , 1 Illat 1 I 7 — 0 le THS INCH 1 , • k : OE 6Z 8G LE 9Z SE 4 7E CZ EZ LE 6111111111114i111111111111111111111111111111111111111111111111111165 , 0 Minn. 1.gli sera ea•IN 0162-23.4 ===.' •-•::■••••' At4ilicMAIRAVA 111101.041; C011.11,11C MATTA TkA$VOW AlugssornoN I 1 1 1 1 111 1 111 1 111-1111[11111A113_111.111_11 11111111111111111111111111111111111111111111111111111111 _ 6 7 .. . 8, 9 10 OADE IN ORMAN, 12 IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, IT IS-DUE TO THE SUALITY OF THE ORIGINAL DOCUMENT nit 111 111 1 6 8 L 9 S C Z WI 0 , • ■ .• • t • '• I, , • I a • •a. 111111111111111111111' 1111111111111111111111111111 \I111 1_11111111111111111 0 ie YNO INCH 1 2 3 , 1 1 50. 144th St.'j ATTACHMENT H ..„...\ warm MEL val.plaim Du laild Mai MC NAM THORNDYKE mmi ANNEXATION AREA (469.15 ACRES) CITY BOUNDARY LINE SCALE 1" = 880' NORTH rc j 111111111 1 11 I4LI111 .1.1110I11I,IIII11IIIJIuI III1IIII11111j1II1I1IIIIIII1I1IIIII1I1IIIIIIIIIII1IIIIIII1IIIIII 8 9 10 11 MMOINOGMANY 12 IF THIS MICROFILMED DOCUMENT IS LESS CLEAR. THAN • THIS NOTICE, IT' IS-DUE . ^ TO. •w