HomeMy WebLinkAboutPermit 88-01-R - CITY OF TUKWILA - FIRE DISTRICT #1 ANNEXATION REZONE88-01-R 88-1-R
AREA WIDE ZONING CODE AMENDMENT
COMPREHENSIVE PLAN COMPREHENSIVE LAND USE PLAN
FIRE DISTRICT #1 ANNEXATION REZONE
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 - 1800
Gary L. vanDusen, Mayor
BOUNDARY REVIEW BOARD PUBLIC HEARING
Tuesday August 9, 1988 - 7:30 p.m.
Foster High School Cafeteria
4242 South 144th, Seattle
The intent of this notice is to inform you of the upcoming important meeting and
the possible results from the decision to be made by the Boundary Review Board.
King County has requested that the 16th Avenue bridge and surrounding residen-
tial area be included in the Fire District No. 1 annexation proposal to Tukwila.
The meeting is a continuation of the June 16 meeting. At the first hearing,
the City of Tukwila presented the King County Boundary Review Board with its
intention to annex Fire District No. 1, positively responding to the petition
requesting annexation as proposed by the petitioners.
King County Public Works requested that the Boundary Review Board add additional
area to the annexation proposal, primarily to include the 16th Avenue Bridge.
The bridge would be an expensive addition to service and capital costs for
Tukwila; annual costs for maintenance and operation are approximately $250,000.
In addition, repair and/or replacement of the bridge is urgently needed, a
capital cost which has been estimated at $30 million.
The City of Tukwila feels this particular bridge is a regional facility, and
that the costs of the bridge should be shared by all users, including King
County and Seattle. The Tukwila City Council passed Resolution 1078 stating its
agreement to participate with other agencies for its fair share of the costs.
Tukwila requested the King County Council to adopt a similar commitment. Tukwila
City Council President Mae Harris and Mayor Gary Van Dusen have had on -going
discussions with elected King County officials and further meetings will hope-
fully produce an agreement that can be presented to the Boundary Review Board at
the meeting on August 9.
It is important for everyone affected by the proposed Fire District No. 1
annexation to Tukwila, to understand that, if the bridge is included without
cost sharing, the annexation is in jeopardy. Without regional sharing of costs,
Tukwila cannot afford the bridge and would probably not accept the annexation.
This is to inform you and to give notice of the meeting on August 9, where the
fate of this important annexation may be determined. The Mayor of Tukwila may
also request from the BRB, if approved by the City Council, a delay in the pro-
ceedings to allow Seattle, Tukwila, King County and other agencies to negotiate
and work out an appropriate cost - sharing resolution. This action would postpone
the November election into 1989.
Please plan to attend. For further information or answers to any questions,
please contact Mayor Van Dusen at 433 -1805, or the Tukwila Planning Department
at 433 -1849. :"'
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1909
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila. Washington 98188
(206) 433-1849
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1908
Dear Mr. Shaw:
Mr. Charles Shaw
Spider Staging Corporation
13536 Beacon Coal Mine Road S.
Seattle, Washington 98178
MCB /sjn
enclosure
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City o Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
Subject: FIRE DISTRICT NO. 1 ANNEXATION
Enclosed is the adopted pre- annexation zoning ordinance for the Fire
District No. 1 proposal.
Your site is shown as M -2 - Heavy Industrial. We have cascading zoning,
which permits uses allowed in all the more restrictive zones. I have
copied and included herein the permitted uses in the proposed district
for Spider Staging. If you have any other questions, please call me at
433 -1848. If you would like to purchase a copy of our zoning code, they
are $5.00 each and you should contact Joanne Johnson at 433 -1849.
June 27, 1988
Sincerely,
Moira Carr Bradshaw
Associate Planner
(206) 255-8267
FAX: (206) 772 -5943
TELEX: 32 -1008
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Mr. Richard Beeler, Planning Director
City of Tukwila
6200 Southcenter Boulevard
Tukwila, Washington, 98188
Re: King County Fire Dist. #1 Annexation
Tukwila Planning cases 88 -1 -CPA, 99 -1 -R
and 88 -1 -CA
Dear Mr. Beeler:
I • 1 i'
JUN 231988
June 20, 1988 -- •.-.
Joe Westover, Spider's Vice President of Manufacturing, and I attended the
Boundary Review Board hearing on the proposed Fire District 111 annexation Houston
last Thursday, June 16, 1988. One of the items mentioned at the hearing
seems to me, on reflection, to be worth inquiring about: it was mentioned
in passing that your proposed zoning for our area (immediately East of the Los Angeles
Burlington Northern railroad right -of -way, on Beacon Coal Mine Road South)
has now changed from M -2 to "light industrial ", presumably M -1, and we of
course find this to be of interest if it is indeed true.
As I believe you're aware, Spider manufactures powered scaffolding
equipment (see enclosed advertising brochure) out of aluminum and various
cast and manufactured products. Since I have no idea how you define your New York
M -1 and M -2 zones, I would appreciate your advising us on whether we are a
permitted use in the zone that you plan for us, and if not, what effect
that classification might have on an increase in the size of our plant; I
would also appreciate copies of the rel eX'ant portions of your zoning Orlando
ordinance that define these uses. I'm uncomfortable with the idea of
becoming a "pre- existing use ", since my management may well want to expand
our operations on this site. Philadelphia
SPIDER STAGING CORPORATION
Corporate Headquarters
13536 Beacon Coat Mine Rd. S.
Seattle, Washington 98178
Cordial your- -
Charles A. Shaw
Staff Counsel
1f ?i' r :EPT
cc: Jeff Levy, President
Joe Westover, V.P. Manf.
Atlanta
Baltimore
Boston
Chicago
Cleveland
Detroit
New Orleans
San Francisco
Seattle
St. Louis
Vancouver, B.C.
Washington, D.C.
411 A
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
FIRE DISTRICT NO. 1 ANNEXATION
BULLETIN
BOUNDARY REVIEW BOARD HEARING
DATE: June 16, 1988
TIME: 7:30 p.m.
LOCATION: Foster High•School
Cafeteri a
South 144th & 42nd Ave. South
ISSUES: ° King County's request to add the 16th Avenue Bridge and adja-
cent areas on both sides of the Duwamish River at the north end
of the annexation.
° Conformance of the annexation to the Boundary Review Board
decision criteria.
° Renton's request to delete the south part (subarea 3) from the
Annexation.
PURPOSE OF THE BOUNDARY REVIEW BOARD: The Board is tasked by state law to
guide the logical growth of cities and arbitrate competing interests of
that growth. A Public Hearing to that end is being held to gather addi-
'ional factual information and give affected citizens a final opportunity
,o be heard. The Board's decision will be made on July 14, 1988.
1909
. , City of Tukwila •
PLANNING DEPARTMENT
6200 Southcenter Boulevard
• Tukwila, Washington 98188
(206).433.1849
SEATTLE COMMUNITYKABLEVISION
4316 S 104 PL
SEATTLE, WA 98178
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PUBLIC HEARING:
July 30, 1980
OFFICE OF' THE ZONING' AND SUBDIVISION EXAMINE
KING COUNTY, WASHINGTON
REPORT AND RECOMMENDATION TO THE KING COUNTY COUNCIL.
SUBJECT: Building and Land Development File No.250 -80 -R
Proposed Ordinance No. 80 -704
SUMMARY OF RECOMMENDATIONS:
Division's Preliminary:
Division's Final:
Examiner:
PACIFIC' TANK ERECTORS, INC.
From S -R (Subruban Residential) to M -P
(Manufacturing Park).
0.21 acres (9240 square feet) lying on the west
side of 44th P1.S., 270' N of S. 122nd St.
Place on Call, to allow submission of
plans.
Deny.
Deny.
PRELIMINARY REPORT: The Building and Land Development Preliminary
Report on Item No. 250 -80 -R was received by
the Deputy Examiner on July 14, 1980.
l `31
CITY ()1- i .�:.. IL..\
After reviewing the Building and Land Develop-
ment Report, examining available information on
file with the application and visiting the property
and surrounding area, the Deputy Examiner conducted
a public hearing on the subject as follows:
The hearing on Item No. 250 -80 -R was opened by the Deputy Examiner at
10:40 A.M., July 24, 1980, in Room No. 215, King County Administration
Building, Fourth Avenue and James Street, Seattle, Washington, and
closed at 12:35 P.M. A verbatim recording of the hearing is available
in the office of the Zoning and Subdivision Examiner.
FINDINGS, CONCLUSIONS & RECOMMENDATIONS: Having reviewed the record in
this matter, the Deputy Examiner now makes and enters the following:
FINDINGS:
1. General Information:
Location:
Existing Zone:
Requested Zone:
STR:
Size:
Water District:
Sewer District:
Fire District:
School District:
MASTER COP
Lying on the west side of 44th P1.S.,
270' north of S. 122nd St.
S -R (Suburban Residential)
M -P (Manufacturing Park)
E 10 -23 -4
0.21 acres (9240 square feet)
#25
None
#1
South Central #406
it
250 -80 -R page 2
2. Approval of this application will constitute a "major
action" under the provisions of R.C.W. 43.21C and W.A.C.
197 -10. The applicant submitted an environmental check-
list with the application. After reviewing the environ-
mental checklist, the Manager of the Building and Land
Development Division made a threshold determination that
approval of this application will not have a significant
adverse impact upon the quality of the environment and
that an environmental impact statement is not required.
The Building and Land Development Division transmitted a
proposed declaration of non - significance to other agencies
with jurisdiction on June 10, 1980. After the elapse of
fifteen days following the transmittal and after reviewing
comments submitted by agencies with jurisdiction and by
other parties, the Manager of the Building and Land Devel-
opment Division adopted the proposed declaration as a
final declaration of non - significance. At the public
hearing on this application a representative of the
Building and Land Development Division reported that having
considered the comments and testimony by agencies with
jurisdiction and by other parties, having visited the subject
property, and having evaluated the natural, physical and
social systems related to this application, the Building
and Land Development Division reaffirms its determination
that approval of this application will not have a significant
adverse impact on the quality of the environment and an
environmental impact statement is not required.
3. The purpose of this application is to expand the present
industrial site to allow additional employee parking.
4. The existing tank manufacturing plant was authorized by a
reclassification about 20 years ago. Other properties in
the immediate area are clumped and developed as single -
family residential. Beyond the immediate area are railroad
yards and heavy industrial zoning to the east. The community,
known as Allentown, is surrounded by developing industrial
properties.
5. The Environmental Assessment included in the Building and
Land Development Division Report for the July 24, 1980
hearing is adopted into this report by reference.
6. The application was supported by one property owner who
corresponded prior to the hearing. Adjacent property owners
who attended the public hearing stated their objections,
which related primarily to what is perceived as an expansion
of the operation of the plant but is also related to the
impact of additional parking on adjacent residents and the
need for greater visual and noise buffers.
7. The Building and Land Development Division changed its
recommendation from "continue" to "deny" as a result of
information brought out at the hearing. It was determined
by the Building and Land Development Division that based on
the number of employees now working at the site, the parking
within the existing M -P zone meets the code requirements.
250 -80 -R page 3
CONCLUSIONS:
1. Based upon the whole record, and according substantial
weight to the determination of environmental significance
made by the Division of Building and Land Development, it
is concluded that approval of the subject action would not
significantly affect the quality of the environment. All
evidence of environmental impact relating to the proposed
action and reasonable alternatives to the proposed action
have been included in the review and consideration of the
subject action.
2. Allowing the expansion of narking onto the subject property
would create a situation adverse to adjacent property
owners - making it more difficult to rent or sell their homes
and imposing an unreasonable impact on these properties
as home sites.
3. The existing site provides adequate space for parking, based
on the current level of operation. An expansion of the
operation would be unreasonably detrimental to other properties.
RECOMMENDATION: Deny.
ORDERED THIS 30th day of July, 1980.
Robert A. Eveleigh
DEPUTY ZONING & SUBDIVISION EXAMINER
TRANSMITTED this 30th day of July, 1980, by certified mail, to the
parties of record:
Pacific Tank Erectors, Inc. Stuart Garrett
Gerald Brown James Green
Joy Jenne Dorothy Davis
Sharon Stanley
Sally Peirano
Donald Wilkinson
TRANSMITTED this 30th day of July, 1980 to the following:
King County Division of Building and Land Development
King County Department of Public Works & Transportation
King County Department of Health
Washington State Highway Department
NOTICE OF RIGHT TO APPEAL
Pursuant to Chapter 20.24.190 of the King County Code, notice of appeal
must be filed in writing on or before August 13, 1980. If a notice of
appeal is filed, the original and 15 copies of a written appeal state-
ment specifying the basis for the appeal and arguments in support of the
appeal must be filed with the Clerk of the King County Council on or
before August 20, 1980. If no written appeal statements or arguments
are filed within 21 calendar days of the date of this Report and Recom-
mendation, the Clerk of the Council shall place a proposed ordinance
which implements the Examiner's recommended action on the agenda of the
next available Council meeting.
Note that King County Council Ordinance No. 4461 has made the timely
filing of written appeal arguments a jurisdictional requirement for
consideration of an appeal by the Council.
Pursuant to Chapter 20.24.210 of the King County Code: "Action of the
Council Final. The action of the Council approving or rejecting a
decision of the Examiner shall be final and conclusive unless within
twenty (20) days from the date of the action an aggrieved party or person
obtains a writ of certiorari from the Superior Court in and for the
County of King, State of Washington, for the purpose of review of the
action taken."
RAE /hdm
Attachment
MINUTES OF THE JULY 24, 1980 PUBLIC HEARING
BUI - LDING AND LAND DEVELOPMENT FILE NO. 250 -80 -R
PACIFIC TANK ERECTORS, INC.
The Building and Land Development Division made the following
addition to their Preliminary Report.
Correspondence: Letter dated June 25, 1980 from Marvin Wickham.
Persons participating were: Jerry Marbett and Lanny Hennoch,
representing the Building and Land Development Division; Wm. O'Connell,
Jr., representing the applicant, Stuart Garrett, Sharon Stanley, Joy
Jenne, Gerald Brown, Sally Pierano.
The following Exhibits were offered and entered into the record:
Exhibit No. 1 -
Exhibit No. 2 -
Exhibit No. 3 -
Exhibit No. 4.-
Exhibit No. 5 -
Exhibit No. 6 -
Exhibit No. 7 -
Exhibit No. 8 -
Exhibit No. 9 -
Exhibit No. 10 -
The final recommendation made by the Building and Land Development
Division was to Deny the reclassification.
hdm
Building and Land Development Report:
Dated July 8, 1980.
Application: Dated May 15, 1980.
Environmental Checklist: Dated May 15, 1980.
Declaration of Non - significance: June 10, 1980.
Affidavit of Posting: June 12, 1980.
Affidavit of Publication: Medium News, July 2, 1980.
King County Assessor Map: July 8, 1980, SE 10 -23 -4.
Aerial Photo: No. 30 -740, Flown June 25, 1979.
Land Use Sheet - Kroll May 315E.
Seventeen Photos, submitted by applicant
•
FIG. 1 - NOMENCLATURE
OF OFF- STREET PARKING AREA
�. N : : � A _. Y~• I •� 1•�fr i':`.l+:.1 i �. w �� •• •'. 4 "... . •. ..
UPIIT PARKING DEPTH
(for f')
APPENDIX A
F-- -STALL DEPTH —�
1
PERPENDICULAR
TO AISLE
(e ore')
•
�Aa
a
b
c
d
I e
e'
,—
f
.___
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0°
MINIMUM
8'
22' 6"
20'
1 8'
— —
='.
;au
— —
0
DESIRABLE
8 '
2 2 6"
2 4'
8'
— —
€ 0'
— -
30 °
malimUM
8' 6"
17'
20'
16' 6"
14'
53'
40'
30 °
DESIRABLE
9'
18'
24'
17'
I 13'6"
16'
58'
58'
1 1
Le) it)
..........
45 °
mtrit mum
8'6"
12'
20'
1 19'
45°
DESIRABLE
9 '
12' 8"
24'
L_ 20'
24'
19'
20'
20'
16'
17'
17'
62'
56'
60
MINIMUM
8'6
9. 10
60'
64'
54-'
60 °
DESIRABLE
9'
10' 5"
58'
90°
MINIMUM
8' 6"
8' 6" 22
21'
--
63'
--
90
DESIRABLE
9'
9' 23'
20'
- -
63
--
PARKING STALL ENG AISLE DEPTH OF STALL UNIT PARKING
�! PERPENDICULAR
ANGLE WIDTH
CAR WIDTH TO AISLE DEPTH
TABLE 2 PARKING AREA DIMENSIONS
TWO —WAY AISLE
Applicant:
Pacific Tank Erectors, Inc
Zone Change: S -R to M -P
STR: E 10 -23 -
Proposed
Reclassification
S
S- R
c
S-R
122nd.
S- R
124th.
S
S -R
S- R
•
FILE 250 -80 4
S -R
ST.
MH
0' 200'
S- R
125th ST.
S - t
a
b
c
• d
e
e'
f
f'
0
MINI
8'
22' 6"
10'
8'
. --
26'
—
0°
8' 8'
22' 6"
12'
8'
--
28'
-- —
30°
MINIMUM
8' 6"
17'
10'
16' 6"
14'
43'
38'
. 3 0 °
DESIRABLE
9'
18'
12'
17'
13'6"
46'
39'
45 °
MINIMUM
8' 6"
12'
1 1'
19'
16' -
49'
43'
45 °
DESIRABLE
9'
12' 8"
12'
19'
(6'
50'
44'
60 °
M IliIMUM
81611
9' l0"
18'
20'
17'
58'
52'
6 0 °
DESIRABLE
9'
10' 5"
18'
20'
17'
58'
52'•
PARKING
ANGLE
ONE-WAY AISLE
STALL CURB AISLE DEPTH OF STALL UNIT PARKING
WIDTH LENGTH WIDTH PERPENDICULAR DEPTH
PER CAR. TO AISLE ,
TABLE I. PARKING AREA DIMENSIONS
3296C5/334A
WASHINGTON
ORDINANCE NO. /16
Page 1
CITY OF TUKWILA
AN ORDINANCE OF THE CITY OF TUKWILA PURSUANT to RCW 35A.14.330
ADOPTING ZONING REGULATIONS, ADOPTING ZONING MAP, AND AMENDING THE
TUKWILA ZONING CODE TO PROVIDE FOR THE AREA DESCRIBED AS FIRE
DISTRICT NO. 1 STUDY AREA AND PROVIDING THAT SAID AREA SHALL BECOME
SUBJECT TO SAID ZONING REGULATIONS UPON ANNEXATION TO THE CITY OF
TUKWILA.
WHEREAS, it is reasonable to expect that the hereinafter described area
may at some time in the future be annexed to the City of Tukwila, and
WHEREAS, the SEPA responsible official made a determination of
significance and draft and final environmental impact statements have been
prepared and issued, and
WHEREAS, in December of 1987 the planning staff held land use meetings in
the community, and
WHEREAS, the Planning Commission held public hearings on March 31, 1988
and April 14, 1988 and recommended that a land use plan be adopted amending
and extending the existing Comprehensive Land Use Policy Plan and amending the
Zoning Code and Zoning Map and that the existing plan, zoning code and plan,
and zoning maps, be amended to include such changes, and
WHEREAS, the City Council of the City of Tukwila held two public hearings
on April 4, 1988 and May 16, 1988, to consider the recommendations of the
Planning Commission and the comments of all those wishing to be heard, and
WHEREAS, it is desirable to add a new use zone to accommodate existing,
unique, heavy industrial trucking areas that require less strict design
standards and flexibility in front yard landscaping, and
WHEREAS, on May 16, 1988, the Tukwila City Council adopted Ordinance
No. /i/47 , amending the existing Comprehensive Land Use Policy Plan and
plan map to provide for a plan for the area in the event of annexation,
NOW, THEREFORE, THE TUKWILA CITY COUNCIL DO ORDAIN AS FOLLOWS:
Section 1. Area Affected. The area subject to this Ordinance is known as
Fire District #1 Study Area and is as shown on Exhibit A hereto.
Section 2. Zoning Code and Map Adopted Upon Annexation. At such time as
the area described in Exhibit A, or any part thereof, shall be annexed to the
City of Tukwila, the City Council may provide in the annexation ordinance that
so much of said area as is thereby annexed shall be subject to the Zoning Code
of the City of Tukwila and to the zoning map which consists of Exhibits B, C,
and D hereto, said zoning map and zoning regulations herein adopted to be an
extension to the zoning regulations for the City of Tukwila.
Section 3. Zoning Code Amended Upon Annexation. At such time as said
described area, or any part thereof, shall be annexed to the City of Tukwila,
Title 18 of the Tukwila Municipal Code is amended as follows:
A. Section 18.42.020(4) of the Tukwila Municipal Code is hereby amended
to read as follows:
(4) The manufacturing, processing, assembling and /or packaging of
previously manufactured metals including, but not limited to, iron and
steel fabrication; steel production by electric arc melting, argon oxygen
refining, and consumable electrode melting; structural iron or pipe works;
stamping, dieing, shearing, punching, open die hammer or press forging of
metal, wire and rod mills, chain and cable manufacturing, and the
manufacture of cans, fasteners, bolts, and screws.
B. Section 18.42.020 of the Tukwila Municipal Code is hereby amended to
reflect the addition of the following:
(7) Truck terminals.
C. Section 18.42.030 of the Tukwila Muncipal Code is hereby amended to
read as follows:
18.42.030 Accessory uses. Uses and structures customarily appurtenant to
the principally permitted uses, such as service, repair and training
activities.
D. Section 18.42.040(4) of the Tukwila Municipal Code is hereby amended
to read as follows:
(4) Railroad freight or classification yards;
E. Section 18.50.030 of the Tukwila Municipal Code is hereby amended to
read as follows:
18.50.030 Building height up to one hundred fifteen feet permitted
outright. Structures may be erected up to and including 115 feet in that
area of the city located south of Interstate 405 and east of Interstate 5
and the area of the City located north of the Duwamish River along East
Marginal Way and south of the Duwamish River bounded by SR -599, SR -99 and
East Marginal Way as 'shown on Map 2.
F. Revise Map 2 referred to in both Tukwila Municipal Code 18.50.030 and
Tukwila Municipal Code 18.50.040 to include areas as shown on Exhibit E.
G. Section 18.50 of the Tukwila Municipal Code is hereby amended to
reflect the addition of the following:
18.50.045 Height regulations around major airports. For the purposes of
regulating heights within the vicinity of major airports, there are
established and created certain height limitation zones which include all
the land lying within the instrument approach zones, noninstrument
approach zones, transition zones, horizontal zones and conical zones.
Such areas may be shown and defined on an "Airport Height Map" which shall
become a part of this ordinance by adoption of the Council. No building
or structure shall be erected, altered or maintained, nor shall any tree
be allowed to grow to a height in excess of the height limit herein
established in any of the several zones created by this section; provided,
however, that this provision shall not prohibit the construction of or
alteration of a building or structure to a height of thirty -five feet
above the average finish grade of the lot.
Where an area is covered by more than one height limitation zone, the more
restrictive limitations shall prevail. Under the provision of this
section, the city adopts the following airport height map:
3296C5/334A
A. Airport Height Map: King County International Airport (Boeing
Field), August 1, 1986, and as the same may be amended.
Page 2
H. Section 18.70 of the Tukwila Municipal Code is hereby amended to
reflect the addition of the following:
18.70.055 Mobile and Manufactured Homes. Legally pre- existing mobile and
manufactured homes may be replaced. The replacement must be with a
HUD- approved manufactured home and must also meet the following standards:
(1) Shall have roofing material that is residential in appearance
including, but not limited to, approved wood, asphalt composition
shingles, or fiberglass, but excluding corrugated aluminum,
corrugated fiberglass or metal roof.
(2) Shall have a minimum roof pitch of 3 inch rise for each 12 inches of
run, or about 25 percent.
(3) Shall be installed in accordance with manufacturer's instructions,
which shall include design specifications for Seismic Zone 3 and
windload factor of eighty (80) miles per hour.
(4) Shall have exterior siding that is residential in appearance
including, but not limited to, clapboards, simulated clapboards such
as conventional vinyl or metal siding, wood shingles, shakes or
similar material, but excluding smooth, ribbed, or corrugated metal
or plastic panels.
(5) Shall have the hitch, axles and wheels removed.
I. Section 18.06.220 of the Tukwila Municipal Code are hereby amended as
follows:
18.06.220 Dwelling, mobile home. "Mobile home dwelling" means a detached
residential dwelling unit which does not conform to the Uniform Building
Code or the Federal Manufactured Home Construction and Safety Standards,
and which is designed for transportation after fabrication on streets or
highways on its own wheels or on flatbed or other trailers, and arriving
at the site where it is to be occupied as a dwelling complete and ready
for occupancy except for minor and incidental unpacking and assembly
operations, location on jacks or other temporary or permanent foundations,
connections to utilities, and the like. A travel trailer, a manufactured
home, or a modular home is not considered a mobile home.
J. Section 18.06.240 of the Tukwila Municipal Code is hereby amended to
read as follows:
18.06.240 Dwelling, single- family. "Single- family dwelling" means a
detached residential dwelling unit other than a mobile or manufactured
home, designed for and occupied by one family only. (Ord. 1247 § 1(part),
1982). A modular home which is factory built, transportable in one or
more sections, and meets the Uniform Building Code is considered to be a
single - family dwelling.
K. Section 18.06 of the Tukwila Municipal Code is hereby amended to
reflect the addition of the following:
18.06.221 Dwelling, Manufactured Home. Manufactured dwelling means a
detached residential dwelling unit fabricated in an off -site manufacturing
facility for installation or assembly at the building site, bearing a
label certifying that it is built in compliance with the Federal
Manufactured Housing Construction and Safety Standards.
L. Title 18 of the Tukwila Municipal Code is hereby amended to reflect
the addition of the following:
3296CS/334A
Page 3
Sections:
CHAPTER 18.43
M -2L DISTRICT - -HEAVY INDUSTRY /SPECIAL LANDSCAPING
18.43.010 Purpose.
18.43.020 Principally permitted uses.
18.43.030 Accessory uses.
18.43.040 Conditional uses.
18.43.050 Height, yard and area requirements.
18.43.060 Parking regulations.
18.43.010 Purpose. The purpose of this district is to recognize and
provide for a unique industrial area which developed long before other City
zoning districts were formed, which has uses of significant air and water
pollution, noise, vibration, glare and other environmental impacts, and which
requires less strict design standards and flexibility in front yard
landscaping in recognition of use trends of heavy truck• terminals and
servicing thereof.
18.43.020 Principally permitted uses. In the M -2L district, no building
or land shall be used and no building shall be erected, altered, or enlarged,
which is arranged, intended or designed for other than the following uses,
except as otherwise provided in Section 18.42.030 and 18.42.040:
(1) Any principally permitted uses in the M -1 district;
(2) Any principally permitted uses in the M -2 district;
(3) Truck terminals.
18.43.030 Accessory uses. Uses and structures customarily appurtenant to
the principally permitted uses, such as service, repair and training
activities.
18.43.040 Conditional uses. The following uses require a conditional use
permit from the city as provided in Chapter 18.64:
(1) Conditional uses as provided in the M -1 district;
(2) Conditional uses as provided in the M -2 district;
(3) General conditional uses as specified in Chapter 18.64 of this title.
18.43.050 Height, yard and area requirements. In the M -2L district, the
minimum dimensions of lots and yards and maximum height of buildings shall be
as specified in Chapter 18.50.
18.43.060 Parking regulations. Parking regulations shall be as provided
in Chapter 18.56.
M. Table 2, Required Landscape Areas, of Chapter 18.52.020 of the Tukwila
Municipal Code, is hereby amended to reflect the addition of the following:
Front Yard Side Yard Rear Yard
Zone Landscape Landscape Landscape
District (in feet) (in feet) (in feet)
M -2L 5 none none
Section 4. A certified copy of this ordinance shall be filed in the
Office of the King County Department of Records and Elections. Certified
copies shall be filed with the following City of Tukwila Departments:
3296C5/334A
A. Office of the City Clerk
Page 4
Section 5. This ordinance shall be in force and effect five days after
publication of the attached Summary which is hereafter approved.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, this 40 day
of , 1988.
B. Planning Department
C . Department of Public Works
D. City Attorney
ATTEST /AUTHENTICATED:
WY IV461
CLERK, INE ANDERSON
APPROVED AS TO FORM:
OFFIC iF THE CITY TTORNEY
i"
FI 1 WITH THE CITY CLERK: S/- 4- S'P
PASSED BY THE CITY COUNCIL: 6-46-ST
PUBLISHED: 4 - 42- f
EFFECTIVE DATE: L _ 1q pp
ORDINANCE NO.: '47
By
3296C5/334A
DUSEN
7
FIRE DISTRICT *1
ANNEXATION STUDY
Study Area: Street System
inclid
semis= Study Arca Boundary
EXHIBIT A
1
CCA inc
HUGH G. GOLDSMITH & ASSOC.,INC.
STALZER & ASSOCIATES
TDA INC.
T
` NORTH
ATTACHMENT A
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FIRE DISTRICT *1
ANNEXATION STUDY
Tukwila Proposed Zoning/
Sub-Area 3
11111
NORTH
Single-family Residence R-1-7.2
Multiple Residence/High Rh,.
Density
Low Apartments
Regional Retail Business
Light Industry
Heavy Industry
12:7 INDUSTRIAL PARK
EXHIBIT C
CCA Inc
HUGH G. GOLDSMITH & ASSOC.,INC.
STALZER & ASSOCIATES
WA INC.
ATTACHMENT K
C-2
M-1
M-2
CM
(.....■•••■■••••••■••■•■.,\
FIRE DISTRICT *1
ANNEXATION STUDY
Tukwila Proposed Zoning/
Sub-Area 2 & 4
Le gend
MAN
Single-family Residence R-1-7.2
R-4
[ Low Apartments
re.II&
10)11111rilil
11111111111
/t•
NORTH
Multiple Residence/High Rmii
Density
Professional and Office PO
Community Retail Business c-1
Regional Retail Business
Light Industry
Heavy Industry
Industrial Park
EXHIBIT D
CCA Inc
HUGH G. GOLDSMITH & ASSOC.,INC.
STALZER & ASSOCIATES
TDA INC.
ATTACHMENT L
c-
M-1
M-2
CO 3 1 1 . •
hi g
W � i� �
k i
J
AN ORDINANCE OF THE CITY OF TUKWILA PURSUANT to RCW 35A.14.330
ADOPTING ZONING REGULATIONS, ADOPTING ZONING MAP, AND AMENDING THE
TUKWILA ZONING CODE TO PROVIDE FOR THE AREA DESCRIBED AS FIRE
DISTRICT NO. 1 STUDY AREA AND PROVIDING THAT SAID AREA SHALL BECOME
SUBJECT TO SAID ZONING REGULATIONS UPON ANNEXATION TO THE CITY OF
TUKWILA.
On , 1988, the City Council of the City of Tukwila
passed inance No. /141 , which provides as follows: Adopts zoning
regulations, a zoning map and amends the Tukwila Zoning Code to provide for
the area described as Fire District No. 1 Study Area; said regulations, map
and amendments to become effective upon annexation of the City of Tukwila of
said area, or any part thereof; and 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
Ribush % Vo -Ile Dal _ew3 - Jurie- /02, Orr
3296C2/6/334A
SUMMARY OF ORDINANCE NO. "4
MAX ANDERSON, CIT CLERK
, 1988.
CITY OF TUKWILA
WASHINGTON
NO. /
AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, ENACTED PURSUANT TO
RCW 35A.14.330, REPEALING ORDINANCES 1118 AND 1138, ADOPTING A
COMPREHENSIVE LAND USE POLICY PLAN AND PLAN MAP FOR THE AREA
DESCRIBED LYING OUTSIDE OF THE CITY OF TUKWILA AND KNOWN AS FIRE
DISTRICT # 1 STUDY AREA, AND PROVIDING THAT SAID AREA SHALL BECOME
SUBJECT TO SAID COMPREHENSIVE LAND USE POLICY PLAN AND PLAN MAP UPON
ANNEXATION TO THE CITY OF TUKWILA.
WHEREAS, it is reasonable to expect that the hereinafter described area,
at some future time, will be annexed to the City of Tukwila, and
WHEREAS, parts of said area are within the City's planning area and
therefore subject to the existing Comprehensive Land Use Policy Plan, and
WHEREAS, existing ordinance nos. 1118 and 1138 provide for land use
planning and zoning regulation for two parts of said area, and
WHEREAS, the SEPA responsible official made a determination of
significance and draft and final environmental impact statements have been
prepared and issued, and
WHEREAS, in December of 1987 the planning staff held land use meetings in
the community, and
WHEREAS, the Planning Commission held public hearings on March 31, 1988
and April 14, 1988, and recommended that a land use plan be adopted amending
and extending the existing Comprehensive Land Use Policy Plan and that the
existing plan map be amended to include such changes, and
WHEREAS, the planning area of the City of Renton includes portions of
Sub -Area 3 of the Fire District #1 Study Area and the Tukwila City Council has
met with the Renton City Council, and
WHEREAS, Sub -Area 3 is characterized by steep slopes, unstable soil
conditions and sensitivity to seismic activity according to the King County
Seismic Area Map, and
WHEREAS, Sub -Area 3 would be more appropriately developed by light
industrial /commercial uses, and
WHEREAS, the City Council of the City of Tukwila held two public hearings
on April 4 and May 16, 1988, to consider the recommendations of the Planning
Commission and the comments of all those wishing to be heard,
3359C2/392A
Page 1
NOW, THEREFORE, THE TUKWILA CITY COUNCIL DO ORDAIN AS FOLLOWS:
Section 1. Ordinance Nos. 1118 and 1138 of the City of Tukwila are hereby
repealed.
Section 2. The Comprehensive Land Use Policy Plan Map is hereby amended
to reflect that the property known as Fire District #1 Study Area and shown on
attached Exhibit A is hereby added to such plan map, and the policies and
standards for future development, utilization, and future growth of the City
of Tukwila as adopted in Ordinance No. 1039 and amended in Ordinance No. 1246
and as hereafter amended, shall apply to said area.
Section 3. At such time as said described area or any part thereof shall
be annexed to the City of Tukwila, the City Council may provide in the
annexation ordinance that so much of said area as is thereby annexed shall be
subjected to and a part of the Comprehensive Land Use Policy Plan herein
adopted as an extension to the Comprehensive Plan for the City of Tukwila.
Section 4. The Comprehensive Land Use Policy Plan for the subject area is
shown on the map which is attached as "Exhibit B ".
Section 5. A certified copy of this ordinance shall be filed in the
Office of the King County Department of Records and Elections. Certified
copies shall be filed with the following City of Tukwila Departments:
A. Office of the City Clerk
B. Planning Department
C. Department of Public Works
D. City Attorney
Section 6. This ordinance shall be in force and effect five days after
publication of the attached Summary which is hereafter approved.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, this Pt
day of , 1988.
ATTEST /AUTHENTICATED:
IT CLERK, INE ANDERSON
APPROVED AS TO FORM:
OFFICE OF THE CITY ATTORNEY
By
FIL 2 WITH THE CITY CLERK: 41-4-or
PASSED BY THE CITY COUNCIL: 6
PUBLISHED: 4 - 42 - IT
EFFECTIVE DATE: 6 - I7 - Pf
ORDINANCE NO.:
3359C2/392A
Page 2
, I� . r ug �pu � rI !!illy • "p '
, , Jpl�iu��.. 4111, t 111711.411411—.1116‘ 11411241"1:111111111114111.1 IlU''apii,.,.id il � ,iI0 111 � uIIIH! ; , ill N �i�
l!II I I I I Ii! 1 13 11 III lI dl ;,• I IIIII I "
FIRE DISTRICT *1
ANNEXATION STUDY
Study Area: Street System
J.caen4
some Study Arca Boundary
EXHIBIT A
CCA inc
HUGH G. GOLDSMITH & ASSOC.,INC.
STALZER & ASSOCIATES
TDA INC.
NORTH
ATTACHMENT A
FIRE DISTRICT *1
ANNEXATION STUDY
Proposed Comprehensive Land
Use Plan Designations
Legend
1 1
Commercial
tAlitria
Low Density Residential
High Density Residential
Professional/Office
Light Industrial
Heavy Industrial
Parks and Opcn Space
Public Facility
EXHIBIT B
CCA Inc
HUGH G. GOLDSMITH & ASSOC.,INC.
STALZER & ASSOCIATES
TDA INC.
NORTH
ATTACHMENT I
tIGURE 9
3359C2/392A
SUMMARY OF ORDINANCE NO. /4
AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, ENACTED PURSUANT TO RCW
35A.14.330, REPEALING ORDINANCES 1118 AND 1138, ADOPTING A COMPREHENSIVE
LAND USE POLICY PLAN AND PLAN MAP FOR THE AREA DESCRIBED LYING OUTSIDE OF
THE CITY OF TUKWILA AND KNOWN AS FIRE DISTRICT # 1 STUDY AREA, AND
PROVIDING THAT SAID AREA SHALL BECOME SUBJECT TO SAID COMPREHENSIVE LAND
USE POLICY PLAN AND PLAN MAP UPON ANNEXATION TO THE CITY OF TUKWILA.
On 6 , 1988, the City Council of the City of Tukwila
passed dinance No. /4/ , which repeals Ordinance Nos. 1118 and 1138,
amends the Comprehensive Land Use Policy Plan Map to add Fire District #1
Study Area, provides for the application to said area of standards for future
development, utilization and growth of the City as adopted in Ordinance
No. 1039 and Ordinance No. 1246, and 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 lc , 1988.
7i7q4;" a" °t4--*
MAXINE ANDERSON, CITY CLERK
Publish ; Va.i19 .D0-111 News - Jane. /.Z 19PP'
May 23, 1988
7:00 P.M.
CALL TO ORDER
COUNCIL MEMBERS
PRESENT
CITY STAFF PRESENT
CITIZEN'S COMMENTS
Black River Quarry
Coalition
EXECUTIVE SESSION
7:10 - 7:30 P.M.
SPECIAL ISSUES
Prop. Ord. adopting
Comprehensive Land
Use Policy Plan &
Plan Map for Fire
Dist. #1.
and
Prop. Ord. amending
Tukwila Zoning Code
to provide for Fire
Dist. #1.
rI
TUKWILA CITY COUNCIL
COMMITTEE OF THE WHOLE MEETING
* MOTION CARRIED.
City Hall
Council Chambers
AGENDA
Council President Harris called the Tukwila City Council Committee
of the Whole Meeting to order.
MABEL J. HARRIS (COUNCIL PRESIDENT), JOE H. DUFFIE, EDGAR D. BAUCH,
MARILYN G. STOKNES, JOAN HERNANDEZ, CLARENCE B. MORIWAKI.
Rick Beeler (Planning Director), Larry Hard (City Attorney), Ross
Earnst (City Engineer).
Michelle Nangle, 14140 56th South, Tukwila, presented the Black River
Quarry Coalition's platform and urged all citizens to join the
Coalition in order to support our quality of life. It is a
nonprofit corporation formed to oppose the siting of a King County
garbage incinerator at the Black River Quarry. The Coalition
offers alternatives to incineration in a combination of waste
reduction, recycling, composting and material recovery strategies.
Ms. Nangle circulated the Coalition's platform. membership
enrollment form and sign -up sheet.
MOVED BY DUFFIE, SECONDED BY MORIWAKI, TO GO INTO EXECUTIVE
SESSION FOR A PERIOD NOT TO EXCEED TWENTY MINUTES. MOTION CARRIED.
The Committee of the Whole Meeting was called back to order by
Council President Harris, with Councilmembers present as previously
listed.
Rick Beeler, Planning Director, explained the area concerned and the
information in the agenda packet.
Mr. Beeler explained the residents along the freight lines where it
is zoned R -1 were not interested in a land use change at this time.
The Map 4 recommendation by staff was for comparable zoning from
King County. The batching plant proposal would go in there. The
City zone of C -M would be the closest to Renton's for a business
park. The quarry plant would be a non - conforming conditional use.
The next closest would be C -2 which is for retail.
Council President Harris said we have pledged with Renton that we
would discuss compatible uses of neighboring areas.
Councilmember Duffie said the people in Fire District #1 have faith
in Tukwila that we will zone in a manner that will be beneficial to
them. Councilmember Moriwaki stated he also cannot agree to an
interlocal agreement at this time with Renton.
Council President Harris said we should provide zoning and use areas
that would blend in with surrounding area. Councilmember Bauch
suggested the Council go along with the staff recommendation of
C -M.
Larry Hard, City Attorney, stated the zoning of C -M would be better
than M -2.
Council President Harris stated the consensus of the Council is then
that it should be C -M.
Rick Beeler, Planning Director, stated if zoned C -M that would make
the operation of the Black River Quarry non - conforming and Stoneway
would have to come back for a non - conforming permit.
MOVED BY BAUCH, SECONDED BY DUFFIE, THAT STAFF BRING TO THE COUNCIL
A PROPOSAL ZONING THE AREA DISCUSSED C -M TO OAKSDALE. *
Larry Hard, City Attorney, stated there is professional office zoning
as an alternative.
Dan Wolf, Chairman of the Task Force on the proposed annexation,
stated the residents in the area of the railroad tracks have not
TUKWILA CITY COUNCIL COMMT - TEE OF THE WHOLE MEETING MINUTE':
s . May 23, 1988
Page 2
SPECIAL ISSUES - Contd.
Prop. Ord. adopting
Compre. Land Use
Policy Plan & Plan
Map for F. D. #1
and
Prop. Ord. amending
Tukw. Zoning Code to
provide for F.D. #1
- contd.
Approval of Labor
Agreement for
Sueprvisor Bar-
gaining Unit for
1 -1 -87 - 12- 31 -89.
CIP Policies
1988 Agreement w/ Councilmember Hernandez stated this agreement has come from the
Chamber of Commerce Finance Committee.
REPORTS
Council President
Community Affairs
Finance & Safety
Utilities
objected to the zoning. The dwellings are deteriorating. It is
an isolated area. No one objected to bringing in warehouse. No one
wants to live in there.
Rick Beeler, Planning Director, stated on Exhibit D in the upper
corner that would come in as professional office. The zoning of
M -2L would permit trucking and related. It would allow for 5' of
landscaping rather than 15' of landscaping. This is a unique
industrial area developed some time ago.
John Miller, representing Rainier Bank, said they would like to
have the option of being able to build to 115'. There are not
special plans for increasing the height but they would like to have
that option. With the 65' height allowance we could come in and
ask for a height variance. On the east side of the building the
annexation line is through the building itself.
Council President Harris stated at the Regular Meeting of the
Council on June 6 the two ordinances concerning the plan map and
the zoning code for Fire District #1 will be on the agenda.
Council President Harris stated the approval of the labor agreement
for the Supervisor Bargaining Unit contract from January 1, 1987
through December 31, 1989 will be on the agenda of the Regular
Meeting on June 6, 1988. It has the approval of the union.
MOVED BY HERNANDEZ, SECONDED BY DUFFIE, THAT THE SUPERVISOR
BARGAINING UNIT CONTRACT FROM JANUARY 1, 1987 THROUGH DECEMBER 31,
1989 BE ON THE AGENDA OF THE REGULAR MEETING OF THE COUNCIL ON
JUNE 6, 1988. MOTION CARRIED.
Council President Harris stated the CIP policies will be on the
agenda of the June 6 meeting. In the meantime all City Council
members should go through the policies and bring back ideas as to
what they would like to have changed.
Pam Thorsen, representing the Tukwila /Sea -Tac Chamber of Commerce,
explained the service performance of last year's contract. The
proposal is to continue to perform the services outlined in the
contract.
Council President Harris stated the City Council members will look
over the projects that have been outlined and make suggestions.
It will be on the agenda of the Regular Meeting on June 6.
Council President Harris reported the Suburban Cities meeting is
coming up. The water rate change will be discussed on June 13, 1988.
Chairman Duffie reported the noise ordinance is being discussed in
committee.
Chair Hernandez reported a large attendance at the last meeting where
the tow truck rates were discussed. They will need legal advice
on the matter.
MOVED BY STOKNES, SECONDED BY MORIWAKI, THAT THE AUTHORIZATION FOR
THE MAYOR TO ENTER INTO AN AGREEMENT WITH HORTON DENNIS & ASSOCIATES
TO CARRY OUT THE SEWER -WATER COMPREHENSIVE PLANS UPDATE TO A FEE LIMIT
OF $40,000 AND APPROVE A BUDGET TRANSFER BE ON THE AGENDA OF THE
JUNE 6, 1988 REGULAR MEETING. MOTION CARRIED.
MOVED BY STOKNES, SECONDED BY MORIWAKI, THAT THE AWARDING OF THE
CONSTRUCTION CONTRACT TO GREEN RIVER CONSTRUCTION COMPANY IN THE AMOUNT
OF $24,390 AND APPROVAL OF THE BUDGET TRANSFER BE ON THE AGENDA OF
THE JUNE 6, 1988 REGULAR MEETING. MOTION CARRIED.
TUKWILA CITY COUNCIL REGUI - MEETING
May 16, 1988
Page 2
PUBLIC HEARINGS - Contd.
Pre - annexation Zoning
& Comprehensive Plan
Amendments for .72 ac.
of land located at
13530 53rd Ave. S.
from Single - family res-
idential to commercial
(1st Public Hearing)
Amendments to Comprehen-
sive Land Use Plan &
Zoning Maps for F. D. #1
annexation area & to the
City's Zoning Code.
Jack Pace, Senior Planner, identified the area as approximately
.72 acres of land located at 13530 53rd Avenue South, Tukwila.
Mayor Van Dusen opened the Public Hearing.
Cris Crumbaugh, attorney for the applicant, discussed the appearanc
of fairness, stating the mayor is his client on a corporate
matter.
Mayor Van Dusen asked the audience if anyone had any objections
or felt the appearance of fairness had been violated. There were
no objections. The matter was discussed with the City Attorney
and the opinion was expressed there was no conflict; further
study brought forth the possibility of a conflict due to the
fact that the area involves a single property owner rather than
a large area involving many property owners. Council President
i
Harris stated she did not discuss it except as it related to being an agenda meeting item.
Since there were no objections Mr. Crumbaugh stated the owners
have requested the Comprehensive Plan map changes from Low Density
Residential to Commercial, and pre- annexation zone designation of
Regional Retail Business (C -2). This area is not appropriate
for residential due to the Park and Ride lot nearby.
Mayor Van Dusen stated this is one of two hearings. The second
hearing will be held in 30 days on June 20, 1988.
There being no further comments Mayor Van Dusen closed the Public
Hearing.
Moira Bradshaw, Associate Planner, addressed the issue for the
Planning Department, going over the previous discussion material.
The potential M -3 zone would remain; with regard to mobile -
manufactured homes the proposal as originally recommended was
that individual lots that have mobile or manufactured home at
the time of annexation the code will be changed so they can upgrade
or replace with ones that meet the HUD code. The Rainier bank is
half in Fire District #1 and half in the Riverton annexation area.
Under King County code they can go up to 45' and up additional
footage for each foot of setback. Under Tukwila code they can go
to 45'. Rainier Bank would like to have the ability to exceed
the 45'. The Planning Commission recommended height exception of
up to 65' with ability to go up to 115' with BAR approval.
In sub -area 4 there was only one owner who felt R -1 was not
suitable. The houses back up to the railroad yard. A member of
the Task Force went there about the proposed change but the people
did not object.
Mayor Van Dusen opened the Public Hearing.
Robert Mackin, 1301 Aetna Plaza, Seattle, attorney for Scott
Traverso and Six Robblees, Inc., stated his concern was the
adverse impacts the landscaping requirement of the M -2 zone would
have on businesses presently operating in the area. A reduction
to 5' would make it comparable to what they would get in King
County. There would be a problem to expand and meet the 15'
requirement. King County is planning to extend the road. This
would make it difficult to enter and exit, park or unload.
Councilmember Moriwaki said the 15' landscaping requirement is
15' beyond the sidewalk.
Mr. Mackin stated sidewalks are included in the plans on the east
side. Sidewalks would not be included in the 15' or if reduced
to 5'.
Ross Earnst, City Engineer, stated the sidewalk is on the
right -of -way. Setbacks are from the right -of -way.
Council President Harris said this would be three lanes on the
west side and two plus sidewalks on the east side of the planned
street.
TUKWILA CITY COUNCIL REG'' 'R MEETING
*May 16, 1988
Page 3
Amendments to Comprehen-
sive Land Use Plan &
Zoning Maps for F.D. #1
annexation area & to
City's Zoning Code -
contd.
OLD BUSINESS
a. Prop. ord. adopting
Comp.Land Use
Policy Plan &
plan map for area
known as F. D. #1
b. Prop. ord. amending
Tukwila Zoning Code to
provide for area known
as F. D. #1.
Minutes of Regular Mtg.
of April 18, 1988
PUBLIC HEARINGS - Contd.
Ross Earnst, City Engineer, stated the bridge is being replaced
now. The bridge is wider than the street so the street will have
to be widened.
Councilmember Robertson stated Mr. Mackin then would like the
15' landscaping requirement reduced to 5' because the buildings
are in the way and the room is needed to get trucks in and out
and maneuver the trucks and trailers. He asked if others had
asked to have the landscaping reduced.
Moira Bradshaw, Associate Planner, stated one request was made
in the area heavily populated with truck traffic. The proposed
M2 -L which would permit flexible landscaping was explained.
Councilmember Moriwaki stated it has been said that the lines
would not cut into any buildings. The drawings show 5' clipped
off a warehouse.
Attorney Mackin said this is not accurate and explained the
drawings.
George Crestwich, 1221 2nd Avenue, Seattle, stated Stoneway
Concrete is in sub -area 3 and the Black River Quarry. They
want to continue and consolidate office and long -term planning.
They have just learned about the annexation. They would like
to maintain as is. This property, sub -area 3 and Black River
Quarry, has been designated heavy industrial and is not
consistent with what it is now. It is understood the City
Council has considered changing it from heavy industrial to
light industrial or light manufacturing. They would challenge
that. It is heavy manufacturing. They would like it to be
consistent. They would like the City to make it heavy industrial.
James Hawk, Kent, stated the quarry has been in operation for
a long time. There is a lot of truck traffic.
Councilmember Moriwaki stated the Renton City Council has
indicated they do not believe heavy industrial would be
appropriate for that area.
Mr. James Hawk said they would like to remain in the County.
Council President Harris stated the Black River Quarry is the
site the County has in mind for a burning site.
Mr. Hawk said they have heard that and they would not like to
see it happen. The County can condemn the property and
buy it, they have that power.
John Richards, 1532 64th Avenue, representing Rainier National
Bank, stated the property owned by the bank is cut in half by
the proposed annexation. The City would like to match the
zoning of King County. The other property is zoned M -2. The
bank property is designated M -1.
There being no further commented, Mayor Van Dusen closed the
Public Hearing.
MOVED BY HARRIS, SECONDED BY DUFFIE, THAT ITEMS (a) AND (b),
AGENDA ITEM 8, OLD BUSINESS, BE FURTHER DISCUSSED AT THE
COMMITTEE OF THE WHOLE MEETING ON MAY 23, 1988, AND BE ON THE
AGENDA OF THE REGULAR MEETING OF THE COUNCIL ON JUNE 6, 1988.
MOTION CARRIED.
Councilmember Robertson said it was not his intent to table
the appointment of Jerry Hamilton to the Planning Commission;
his intent was to postpone the appointment until he could be
interviewed by members of the Council who had not met him.
Mayor Van Dusen stated the Motion that was made would have to
be reflected in the Minutes in the language it was given as
TO:
FROM:
DATE:
SUBJECT:
MCB /sjn
attachments
Cit'y(if Tukwila.
6200 Southcenter Boulevard
Tukwila Washington 98188
tit 4334e00
Gary L vanousen, Mayor
MEMORANDUM
Tukwila City Council
Moira Carr Bradshaw
May 12, 1988
SUB -AREA 3 - COMPREHENSIVE PLAN AND PRE - ANNEXATION ZONING
At the beginning of the process the original direction from the City Council was
to provide comparable zoning. Therefore the attached transmittal of Planning
Commission minutes and recommendation does not reflect recent discussions of CM,
Industrial Park for Sub -Area 3.
Comprehensive Plan
The City Council may modify and approve as modified the comprehensive plan or
refer it back to the Planning Commission. An affirmative vote of four (4) is
required for adopting the attached Comprehensive Plan Ordinance. Modifications
to reflect recent discussions would include 1) amendment of Exhibit B to show
Light Industry for all Heavy Industry in Sub -Area 3, and 2) the addition of
the following within the text of the ordinance: "Whereas Tukwila has met with
the City Council of Renton whose Planning Area includes portions of Sub -Area 3,
and whereas the area is characterized by steep slopes, unstable soil conditions
and sensitivity to seismic activity by the King County Sensitive Area Map,
and whereas the area would be more appropriately developed by light industrial/ -
commercial uses due to its environmental constraints and surrounding residential
land uses...."
Pre - Annexation Zoning
A pre- annexatton zoning ordinance is also attached. Exhibit C is the map of
Sub -Area 3, Aare the Heavy Industrial areas could be amended to CM, Industrial
Park.
WASHINGTON
ORDINANCE NO.
CITY OF TUKWILA
AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, ENACTED PURSUANT TO
RCW 35A.14.330, REPEALING ORDINANCES 1118 AND 1138, ADOPTING A
COMPREHENSIVE LAND USE POLICY PLAN AND PLAN MAP FOR THE AREA
DESCRIBED LYING OUTSIDE OF THE CITY OF TUKWILA AND KNOWN AS FIRE
DISTRICT 4 1 STUDY AREA, AND PROVIDING THAT SAID AREA SHALL BECOME
SUBJECT TO SAID COMPREHENSIVE LAND USE POLICY PLAN AND PLAN MAP UPON
ANNEXATION TO THE CITY OF TUKWILA.
WHEREAS, it is reasonable to expect that the hereinafter described area,
at some future time, will be annexed to the City of Tukwila, and
WHEREAS, parts of said area are within the City's planning area and
therefore subject to the existing Comprehensive Land Use Policy Plan, and
WHEREAS, existing ordinance nos. 1118 and 1138 provide for land use
planning and zoning regulation for two parts of said area, and
WHEREAS, the SEPA responsible official made a determination of
significance and draft and final environmental impact statements have been
prepared and issued, and
WHEREAS, in December of 1987 the planning staff held land use meetings in
the community, and
WHEREAS, the Planning Commission held public hearings on March 31, 1988
and April 14, 1988, and recommended that a land use plan be adopted amending
and extending the existing Comprehensive Land Use Policy Plan and that the
existing plan map be amended to include such changes, and
WHEREAS, the City Council of the City of Tukwila held two public hearings
on April 4 and May 16, 1988, to consider the recommendations of the Planning
Commission and the comments of all those wishing to be heard,
Section 1. Ordinance Nos. 1118 and 1138 of the City of Tukwila are hereby
repealed.
Section 2. The Comprehensive Land Use Policy Plan Map is hereby amended
to reflect that the property known as Fire District #1 Study Area and shown on
attached Exhibit A is hereby added to such plan map, and the policies and
standards for future development, utilization, and future growth of the City
of Tukwila as adopted in Ordinance No. 1039 and amended in Ordinance No. 1246
and as hereafter amended, shall apply to said area.
4744.4
NOW, THEREFORE, THE TUKWILA CITY COUNCIL DO ORDAIN AS FOLLOWS:
Page 1
ATTEST / AUTHEIR ICATED :
Section 3. At such time as said described area or any part thereof shall
be annexed to the City of Tukwila, the City Council may provide in the
annexation ordinance that so much of said area as is thereby annexed shall be
subjected to and a part of the Comprehensive Land Use Policy Plan herein
adopted as an extension to the Comprehensive Plan for the City of Tukwila.
Section 4. The Comprehensive Land Use Policy Plan for the subject area is
shown on the map which is attached as "Exhibit B ".
Section 5. A certified copy of this ordinance shall be filed in the
Office of the King County Department of Records and Elections. Certified
copies shall be filed with the following City of Tukwila Departments:
A. Office of the City Clerk
B. Planning Department
C. Department of Public Works
D. City Attorney
Section 7. This ordinance shall be in force and effect five days from and
after its passage by the Council and publication as required by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, this
day of , 1988.
• CITY CLERK, MAXINE ANDERSON
APPROVED.AS :TO FORM: •
OFFICE OF THE CITY ATTORNEY
By
FILED WITH THE CITY CLERIC:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NO.:
4744■4
MAYOR, GARY VAN DUSEN
• EMMY �•
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FIRE DISTRICT *1
ANNEXATION STUDY
Study Area: Street System
Leung
•Salo♦taw Study Area Boundary
ail Linp`k
EXHIBIT A
CCA inn
HUGH G. GOLDSMITH $ ASSOC.,INC.
STALZER & ASSOCIATES
TDA INC.
T
NORTH
ATTACHMENT A
FIRE DISTRICT *1
ANNEXATION STUDY
Proposed Comprehensive Land
Use Plan Designations
L ": ��' °�="' Commercial
Low Density Residential
High Density Residential
Professional /Office
Light Industrial
Heavy Industrial
W WI Parks and Open Space
Public Facility
EXHIBIT B
CCA bee
HUGH G. GOLDSMITH & ASSOC.,NC.
STALZER & ASSOCIATES
TDA INC.
1 IN ATTACHMENT 1
NORTH tIVRE
3296CS
Page 1
CITY OF TUKWILA
WASHINGTON
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF TUKWILA PURSUANT to RCW 35A.14.330
ADOPTING ZONING REGULATIONS, ADOPTING ZONING MAP, AND AMENDING THE
TUKWILA ZONING CODE TO PROVIDE FOR THE AREA DESCRIBED AS FIRE
DISTRICT NO. 1 STUDY AREA AND PROVIDING THAT SAID AREA SHALL BECOME
SUBJECT TO SAID ZONING REGULATIONS UPON ANNEXATION TO THE CITY OF
TUKWILA.
WHEREAS, it is reasonable to expect that the hereinafter described area
may at some time in the future be annexed to the City of Tukwila, and
WHEREAS, the SEPA responsible official made a determination of
significance and draft and final environmental impact statements have been
prepared and issued, and
WHEREAS, in December of 1987 the planning staff held land use meetings in
the community, and
WHEREAS, the Planning Commission held public hearings on March 31, 1988
and April 14, 1988 and recommended that a land use plan be adopted amending
and extending the existing Comprehensive Land Use Policy Plan and amending the
Zoning Code and Zoning Map and that the existing plan, zoning code and plan,
and zoning maps, be amended to include such changes, and
WHEREAS, the City Council of the City of Tukwila held two public hearings
on April 4, 1988 and May 16, 1988, to consider the recommendations of the
Planning Commission and the comments of all those wishing to be heard, and
WHEREAS, it is desirable to add a new use zone to accommodate existing,
unique, heavy industrial trucking areas that require less strict design
standards and flexibility in front yard landscaping, and
WHEREAS, it is desirable to add a new category of height restriction
exception areas allowing for heights up to 65 feet as a matter of right, and
WHEREAS, on May 16, 1988, the Tukwila City Council adopted Ordinance
No. , amending the existing Comprehensive Land Use Policy Plan and
plan map to provide for a plan for the area in the event of annexation,
NOW, THEREFORE, THE TUKWILA CITY COUNCIL DO ORDAIN AS FOLLOWS:
Section 1. Area Affected. The area subject to this Ordinance is known as
Fire District #1 Study Area and is as shown on Exhibit A hereto.
Section 2. Zoning Code and Map Adopted Upon Annexation. At such time as
the area described in Exhibit A, or any part thereof, shall be annexed to the
City of Tukwila, the City Council may provide in the annexation ordinance that
so much of said area as is thereby annexed shall be subject to the Zoning Code
of the City of Tukwila and to the zoning map which consists of Exhibits B, C.
and D hereto, said zoning map and zoning regulations herein adopted to be an
extension to the zoning regulations for the City of Tukwila.
Section 3. Zoning Code Amended Upon Annexation. At such time as said
described area, or any part thereof, shall be annexed to the City of Tukwila,
Title 18 of the Tukwila Municipal Code is amended as follows:
A. Section 18.42.020(4) of the Tukwila Municipal Code is hereby amended
to read as follows:
3296CS
(4) The manufacturing, processing, assembling and /or packaging of
previously manufactured metals including, but not limited to, iron and
steel fabrication; steel production by electric arc melting, argon oxygen
refining, and consumable electrode melting; structural iron or pipe works;
stamping, dieing, shearing, punching, open die hammer or press forging of
metal, wire and rod mills, chain and cable manufacturing, and the
manufacture of cans, fasteners, bolts, and screws.
B. Section 18.42.020 of the Tukwila Municipal Code is hereby amended to
reflect the addition of the following:
(7) Truck terminals.
C. Section 18.42.030 of the Tukwila Muncipal Code is hereby amended to
read as follows:
18.42.030 Accessory uses. Uses and structures customarily appurtenant to
the principally permitted uses, such as service, repair and training
activities.
D. Section 18.42.040(4) of the Tukwila Municipal Code is hereby amended
to read as follows:
(4) Railroad freight or classification yards;
tion 18.50 of the Tukwila Municipal Code is here y_amended to
reflect the a ion of the following:
18.50.025 Building hei to— sixty -five feet permitted outright.
Structures may be erects o • c�ludin 65 feet in areas as shown on
Map 2. Autho . at4o ( for buildinng hei ve 65 feet up to and
including_115 feet shall be made by Board of ArchiteCtural, pursuant
tothe'"guidelines and procedures specified in Chapter 18.60.
F. Section 18.50.030 of the Tukwila Municipal Code is hereby amended to
read as follows:
18.50.030 Building height up to one hundred fifteen feet permitted
outright. Structures may be erected up to and including 115 feet in that
area of the city located south of Interstate 405 and east of Interstate 5
and the area of the City located north of the Duwamish River along East
Marginal Way and south of the Duwamish River bounded by SR -599, SR -99 and
East Marginal Way as shown on Map 2.
G. Revise Map 2 referred to in both Tukwila Municipal Code 18.50.025 and
Tukwila Municipal Code 18.50.030 to include areas as shown on Exhibit E.
H. Section 18.50 of the Tukwila Municipal Code is hereby amended to
reflect the addition of the following:
18.50.045 Height regulations around major airports. For the purposes of
regulating heights within the vicinity of major airports, there are
established and created certain height limitation zones which include all
Page 2
the land lying within the instrument approach zones, noninstrument
approach zones, transition zones, horizontal zones and conical zones.
Such areas may be shown and defined on an "Airport Height Map" which shall
become a part of this ordinance by adoption of the Council. No building
or structure shall be erected, altered or maintained, nor shall any tree
be allowed to grow to a height in excess of the height limit herein
established in any of the several zones created by this section; provided,
however, that this provision shall not prohibit the construction of or
alteration of a building or structure to a height of thirty -five feet
above the average finish grade of the lot.
Where an area is covered by more than one height limitation zone, the more
restrictive limitations shall prevail. Under the provision of this
section, the city adopts the following airport height map:
A. Airport Height Map: King County International Airport (Boeing
Field), August 1, 1986, and as the same may be amended.
I. Section 18.70 of the Tukwila Municipal Code is hereby amended to
reflect the addition of the following:
329iCS
18.70.055 Mobile and Manufactured Homes. Legally pre - existing mobile and
manufactured homes may be replaced. The replacement must be with a
HUD - approved manufactured home and must also meet the following standards:
(1) Shall have roofing material that is residential in appearance
including, but not limited to, approved wood, asphalt composition
• shingles, or fiberglass, but excluding corrugated aluminum,
corrugated fiberglass or metal roof.
(2) Shall have a minimum roof pitch of 3 inch rise for each 12 inches of
run, or about 25 percent.
(3) Shall be installed in accordance with manufacturer's instructions,
which shall include design specifications for Seismic Zone 3 and
windload factor of eighty (80) miles per hour.
(4) Shall have exterior siding that is residential in appearance
including, but not limited to, clapboards, simulated clapboards such
as conventional vinyl or metal siding, wood shingles, shakes or
similar material, but excluding smooth, ribbed, or corrugated metal
or plastic panels.
(5) Shall have the hitch, axles and wheels removed.
J. Section 18.06.220 of the Tukwila Municipal Code are hereby amended as
follows:
18.06.220 Dwelling, mobile home. "Mobile home dwelling" means a detached
residential dwelling unit which does not conform to the Uniform Building
Code or the Federal Manufactured Home Construction and Safety Standards,
and which is designed for transportation after fabrication on streets or
highways on its own wheels or on flatbed or other trailers, and arriving
at the site where it is to be occupied as a dwelling complete and ready
for occupancy except for minor and incidental unpacking and assembly
operations, location on jacks or other temporary or permanent foundations,
connections to utilities, and the like. A travel trailer, a manufactured
home, or a modular home is not considered a mobile home.
K. Section 18.06.240 of the Tukwila Municipal Code is hereby amended to
read as follows:
Page 3
18.06.240 Dwelling, single- family. "Single- family dwelling" means a
detached residential dwelling unit other than a mobile or manufactured
home, designed for and occupied by one family only. (Ord. 1247 § 1(part),
1982). A modular home which is factory built, transportable in one or
more sections, and meets the Uniform Building Code is considered to be a
single- family dwelling.
L. Section 18.06 of the Tukwila Municipal Code is hereby amended to
reflect the addition of the following:
18.06.221 Dwelling, Manufactured Home. Manufactured dwelling means a
detached residential dwelling unit fabricated in an off -site manufacturing
facility for installation or assembly at the building site, bearing a
label certifying that it is built in compliance with the Federal
Manufactured Housing Construction and Safety Standards.
M. Title 18 of the Tukwila Municipal Code is hereby amended to reflect
the addition of the following:
Sections:
3296C5
CHAPTER 18.43
M -2L DISTRICT - -HEAVY INDUSTRY!
18.43.010 Purpose.
18.43.020 Principally permitted uses.
18.43.030 Accessory uses.
18.43.040 Conditional uses.
18.43.050 Height; yard and area requirements.
18.41.060 Parking regulations.
18.43.010 Purpose. The purpose of this district is to recognize and
provide for a unique industrial area which developed long before other City
zoning districts were formed, which has uses of significant air and water
pollution, noise, vibration, glare and other environmental impacts, and which
requires less strict design standards and flexibility in front yard
landscaping in recognition of use trends of heavy truck terminals and
servicing thereof.
18.43.020 Principally permitted uses. In the M -2L district, no building
or land shall be used and no building shall be erected, altered, or enlarged,
.which is arranged, intended or designed for other than the following uses,
except as otherwise provided in Section 18.42.030 and 18.42.040:
(1) Any principally permitted uses in the M -1 district;
(2) Any principally permitted uses in the M -2 district;
(3) Truck terminals.
18.43.030 Accessory uses. Uses and structures customarily appurtenant to
the principally permitted uses, such as service, repair and training
activities.
18.43.040 Conditional uses. The following uses require a conditional use
permit from the city as provided in Chapter 18.64:
(1) Conditional uses as provided in the M -1 district;
(2) Conditional uses as provided in the M -2 district;
(3) General conditional uses as specified in Chapter 18.64 of this title.
Page 4
18.43.050 Height, yard and area requirements. In the M -2L district, the
minimum dimensions..of lots and yards and maximum height of buildings shall be
as specified in Chapter 18.50
18.43.060 Parking regulations. Parking regulations shall be as provided
in Chapter 18.56.
N. Table 2, Required Landscape Areas, of Chapter 18.52.020 of the Tukwila
Municipal Code, is hereby amended to reflect the addition of the following:
Front Yard Side Yard Rear Yard
Zone Landscape Landscape Landscape
District (in feet) (in feet) (in feet)
M -2L 5 none none
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, this day
of , 1988.
ATTEST /AUTHENTICATED:
CITY CLERK, MAXINE ANDERSON
APPROVED AS. TO FORM:
OFFICE OF THE CITY ATTORNEY
By
FILED WITH THE CITY CLERK:
PASSED BY THE CITY COUNCIL:
PUBLISHED:
EFFECTIVE DATE:
ORDINANCE NW:
329iCS
MAYOR, GARY VAN DUSEN
NAM
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FIRE DISTRICT *1
ANNEXATION STUDY
Study Area: Street System
Lasing
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EXHBIT A
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HUGH G. GOLDSMITH & ASSOC.,IHC.
STALZER & ASSOCIATES
TOA INC.
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ANNEXATION STUDY
Tukwila Proposed Zoning/
Sub-Area 2 lc 4
MON
M .:7:71 Low Apartments
Multiple Residence/High
Density
Weee■
Professional and Office
Comasunity Retail Business
Regional Retail Business
Light Industry
Heavy Industry
2221 Industrial Park
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Single-family Residence
EXHIBIT D
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HUGH G. GOLDSMITH & ASSOC..INC.
STALZER & ASSOCIATES
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ATTACHMENT L
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ANNEXATION STUDY
HEIGHT EXCEPTION
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EXHIBIT E
UP TO & INCLUDING 115"
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HUGH G. GOLDSMITH & ANOC.,MC.
STALZER • ASSOCIATES
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NORTH
ATTACHMENT M
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45 -115'
May 9, 1988
Dear Mr. Shaw:
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary 1. VanDusen, Mayor
Mr. Charles A. Shaw
Staff Counsel
Spider Staging Corporation
Corporate Headquarters
13536 Beacon Coal Mine Road South
Seattle, WA 98178
.... -..... .. �.... ..... ..�. .•. r r, c�• t�F: t:•;' ...::...i.:rx�rr,2v:s�..:.fc:C: : ^'e5�;;.. ur,^.yrR �:'i::"i;i �.�..�.. "..; 7.: ..
J
11RY 0 t. 1988
C rrY
PLANNING DEPT.
Your letter of April 4. 1988 requested that the City respond to three questions
regarding sanitary sewer service to your property within the Fire District 1
annexation area.
The first question was: "When, and at what cost to Spider, will sanitary sewage
disposal services be provided to the Beacon Coal Mine Road South area, in the
Southeastern end of the proposed annexation area ?" The City of Tukwila will not
be preparing a comprehensive sewer service plan for the area until the area has
annexed to the City. At that time discussions will be made on how to fund the
planning effort and when the plan will be prepared. Our current policy on
funding of sewer service is to require the property owners to pay for sewer
service, usually by an LID.
Question two had to do with legal methods of sewage disposal. Within the current
city limits, when sewer service is not available to a property, permits for on-
site disposal are issued by King County Public Health Department, which is also
true for properties in King County. If a system is legal in King County it is
also legal in Tukwila. You could continue to use legal methods in both King
County and the City until sewer service was provided to the property.
The response to question number three is that an on -site system acceptable to
King County's Department of Public Health is also acceptable in Tukwila. The
system as long as functional will be allowed until a sewer system is provided.
If additional information is required please call me at 433 -0179.
Sincerely yours,
Ross A. Earnst, P.E.
City Engineer
xc: Moira - -: •Bradsha w ;: P1auning
Gary L. Van Dusen Mayor '
Keith Harris
CD:Disk 6
SPIDBR.RAE
Mr. Robert Mackin
1301 Aetna Plaza
2201 - 6th Avenue
Seattle, WA 98121 -1832
MCB/ sj n
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
Subject: AREA -WIDE PRE - ANNEXATION ZONING
FIRE DISTRICT NO. 1 - 88 -1 -R
May 4, 1988
Dear Bob:
I appreciate your suggestion of wording for the purpose section of the new
zone. However, I do not feel that it accurately reflects the Commission's
intent. I have reviewed my notes and the minutes of the Planning Commis-
sion meeting.
The rationale for the language "flexible front yard landscaping" is to
allow the five feet of required front yard landscaping to occur back from
the street around the building. As Mr. Robblee stated, it is not his
intent to create a moonscape. Therefore it cannot be construed that no
landscaping was the intent of the Commission's recommendation. For safety
reasons, for the landscaping and vehicular movement, it was agreed place-
ment should be discretionary.
The City's Board of Adjustment is empowered to grant a variance from the
minimum five feet as you are suggesting. The process is similar to BAR
review as you are recommending.
The decision will ultimately be made by the Council at the hearing on Mon-
day, the 16th of May. You will have an additional opportunity to comment
on the Commission's recommendation at this time. Please call if you have
any questions.
Sincerely,
Moira Carr Bradshaw
Associate Planner
: i;;ic,�iuJ,�»troflut�.7t r:a4r's: • �,. �. um::. �n.....�,,..nn...._.._._....�._ _r..�__..._
Membe-5 o. the
Tukrr . .a : :y col:r..4:7
Hon. Gary Van Duser
Mayor, City of :,;.w' 1 a
Mr. Byror G. Sreva, Director
Department of Public Works
City of Tukwila
6200 Southcenter Boulevard
Tukwila, Washington, 98188
Ladies and Gentlemen:
Corporate Headquarters
13536 Beacon Coal Mine Rd. S.
Seattle, Washington 98178
(206) 255 -8267
.YN.:NrM.'V gViPx!zr an, Y�t' M1' F. UIDY�! ftNf! i6Y�. ytms. an+ a..wer..ew.w..r�...u...........
Re: Sanitary Sewer Service
K. Cnty. Fire District #1 Annexation
Tukwila Planning cases 88 -1 -CPA,
88 -1 -R and 88 -1 -CA
May 2, 1988
p ers of the
Renton Clty Council
Hon. Earl Clymer
Mayor, City of Renton
Director
Department of Public Works
City of Renton
200 Mill S.
Renton, Washington, 98055
....- ...--- ..•rn.+.,.uMw k as:wa95'.'�* - Y.: b�t"�i:.
RECEIVED
MAY 041988•
Spider Staging Corporation is located near the southern boundary of
Tukwila's proposed annexation of King County Fire District #1, known to
Tukwila's Planning Department under the above case numbers. Our
manufacturing plant is located at 13536 Beacon Coal Mine Road South, which
places us to the East of the railroad right -of -way bisecting the
annexation area, and near the southern end of the proposed annexation
area.
The Issue of Immetate comae rr, to our Cobtm ry , or wt ~ we reouestec the
Girec_':or T.t&*'a Ctty Counci' err: amelnistrative cs ;.c:als by tar
letter of A:.ril t. 1988, has to oc wiz/ sanitary sewage Eisposai. At
preser._, our mana.fact4.ring facility generates only a small amount of
"domestic effluent (we have some 95 employees at Headquarters), which has
been disposed of via an on -site drainfield for many years. However, King
County's Department of Health has determined that the drainfield is in a
failing condition, and has directed us to find some other method of lawful
sewage disposal. We must take action on this matter in the very near S
future.
Since annexation by either Renton or Tukwila would probably impact our stLQU
plant site in a number of ways, we were most interested to find (via the
SPIDER STAGING CORPORATION
V'anco.;,e- ° C
Reston Chronicle article of April 29) that properties in this vicinity are
now unce- discussion by both City . Councils as possible as sir
r4a ire a' sc no pet a > ,.. csa ! f e - mot to as 'a.:x. �:.s t
.:; hector' arc nave maze an inquiry aoout it; to Cate, however. we've not
receives a formal reply to either inquiry. We uncer'stand that Tuk is
'C!1.� • , wn'. ... .1 w l. a - • r eS i T`..yoe• �.� • i W a: i SO* '�coF '1. 9.r"V 3 :l r JY '• '�
:;.1s time, at'si. we isnow natr.ing of Improvemerts to roads ano ati : * :
tit were mentioned in the Chronicle article. Since these sorts of
y, -N' -ces it t' principal ,.::s".`: satior fc a:' ar'n xation, we art m'-
•t r c - a r n, e s c p u. t f t e res.^. ec t i v e bo s* t` :.rl s c` :' t twc cities. .`"t { c` e
present we co not understand. We believe treat a single comprer,ensive
utility system for the entire area, funded by revenue bonds, counciicanic
bonds or cenerai obligation bonds, would be far and away the best soli.ticc
fc a prb,'.ee ttat plagues not only Spider, but a number cf ctrtr
incustrial and residential properties as well.
We would like to be informed of the solutions proposed by your two
Governments to the problems facing us, so we may make an informed decision
on whether we should oppose the annexations under discussion. As you
might imagine, it is critically important that we receive a prompt and
concise response to the foregoing; our thanks for your attention. We
would appreciate your making this letter a part of the record of the next
public hearings held on the matter by both the City of Renton and the City
of Tukwila.
Cordia
Charles A. haw
Staff Counsel
cc: Seattle Rendering Works
King County Dept. of Health
ROBERT R. MACKIN•
MICHAEL R. SORENSEN
ALAN J. PEIZER
THOMAS G. RICHARDS
BRUCE N. EDWARDS
• ALSO MEMBER OF HAWAII BAR
City of Tukwila
5200 Southcenter Boulevard
Tukwila, WA 98188
ATTENTION: Moira Carr Bradshaw
Dear Moira:
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LAW OFFICES OF
MACKIN, SORENSEN, PEIZER, RICHARDS & EDWARDS, F(.S.
1301 AETNA PLAZA
2201 • 6TH AVENUE
SEATTLE, WASHINGTON 98121.1832
April 28, 1988
Re: Comments on Draft Environmental Impact Statement
Our File 3174
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UI I e 1:10 t_I``�I V.,t tli
1 i11 (11
1 tl 983
TELEPHONE •
' (206) 728.8800
TELECOPIER
(206) 443 -9356
This is a follow -up to the April 14th Planning Commission meeting. At the
meeting the Planning Commission recommended that staff's proposed alternative
One for the new M -2L district, with the purpose clause and five foot landscape
requirement as drafted by the staff, be adopted. However, they expressed
reservations as to whether the five foot landscaping requirement would be
necessary or practical at times. There was discussion as to whether some kind
of equivalent screening that would not involve five foot landscaping should be
available as an alternative. Comments were also made to the effect that the
difficulty of maneuvering large trucks may result in substantial harm to the
landscaping, and render it very impractical or useless. There were also
statements about limited trees because of the visibility and consequent safety
problems.
After these comments, the Planning Commission was searching for language
to reflect their thinking. You offered the additional language in the purpose
clause which would read "flexible front yard landscaping((.
I take this to mean that within the discretion of Tukwila, the front yard
landscaping could be reduced or even eliminated if an appropriate reason was
shown or perhaps alternative screening was provided. If I understand the
meaning of the additional language correctly, I share the concern of the
Planning Commission that several years down the road when the make -up of the
staff, Commission and Council has changed, we need to make sure that these
people understand the language in the same way.
We were pleased with the Planning Commission's treatment of our issue and
their recommendation. However, we would like to discuss with you the addition
of some language in the nature of a technical amendment. In other words,
language of clarification.
: 'Ji31'tkt�.;�1 ±15 . °vC9i tic t 'X1,4k 95g'Y."A 'wt:'nli' srr..vs.:aa;. ti bo' sor r x u. bare -l! ':.S?it ' .016 1
City of Tukwila
ATTENTION: Moira Carr Bradshaw
April 28, 1988
Page 2
RRM:dm /5258N
cc: Frederick W. McConkey
Neil Robblee
Ro ert R. Mackin
% , a paixer
I submit that to make it clear that there was intended to be flexibility
in the landscaping standard we add to the purpose clause a technical amendment
as follows:
after the words "flexible front yard landscaping" would be
inserted the words "which may dictate the reduction or
entire elimination of the five foot requirement stated in
Table 2 in the event that, in the opinion of the BAR, it
would be unreasonable or impractical to require the stated
landscaping requirement and the property taken as a whole is
visually acceptable."
We want to thank you and Tukwila for the courtesies extended us to date.
Very truly yours,
MACKIN, SORENSEN, PEIZER,
RICHARDS & EDWARDS, P.S.
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
CITY OF TUKWILA
PLANNING COMMISSION
APRIL 14, 1988
The meeting was called to order at 8:06 p.m. by Mr. Coplen,
Chairman. Members present were Messrs. Coplen, Kirsop, Knudson,
Hamilton and Haggerton.
Mr. Larson was absent.
Representing the staff were Moira Bradshaw and Joanne Johnson.
MINUTES
MR. KNUDSON MOVED TO ADOPT THE MINUTES OF THE MARCH 31, 1988
MEETING AS AMENDED. MR. HAGGERTON SECONDED THE MOTION WHICH
PASSED UNANIMOUSLY.
88 -1 -R and 88 -1 -CA: FIRE DISTRICT #1 ANNEXATION - Continued -
Continued Public Hearing from the March 31, 1988 Planning
Commission meeting regarding annexation area and City -wide
amendments to the Zoning Map and Zoning Code.
Moira Bradshaw reviewed the supplement to the March 17, 1988
staff report.
The Public Hearing was reopened.
Mr. Daniel P. Wolf, 11821 44th Avenue S. expressed his concerns
regarding a proposed rezone in the annexation area from R -1 to M-
1. He submitted a list of persons living in the affected area
which were surveyed for their preference. This was entered into
the record as Exhibit 9.
Mr. Mike Levy, 17310 S.E. 45th Street, Issaquah represented the
owner of a mobile home park in the annexation area. He expressed
his concern at the adverse impacts to low income residents should
a change be recommended from what is now presently permitted in
the area.
Ms. Bradshaw clarified that the park would be unaffected by the
proposed changes.
Panning Commission
April 14, 1988
Page 2
Bob Mackin, 1301 Aetna Plaza, 2201 Sixth Avenue, Seattle, WA
98121 represented Scott Traverso and Six Robblees Inc. His
concern was the adverse impacts the landscaping requirement of
the M -2 zone would have on businesses presently operating in the
area.
Neil Robblee, 11010 Pacific Highway South felt the landscaping
requirement would result in poor visibility and, thus, create a
safety hazard for trucks leaving his business. He requested
flexibility to move landscaping back from the street.
Scott Traverso, 11025 S.E. 60th, Renton, concurred with Mr. Rob -
blee and also felt that landscaping placed around the building
would be more appropriate.
Pete Hedegard, 16800 N.E. 31st, Bellevue favored landscaping
against the buildings or kept at lower levels and in narrower
areas. He felt trees would create a visual hazard for truck
traffic and therefore should not be part of the landscaping.
Bill Schaible, 5729 S. Pamela Drive, Seattle, WA. He has a 1973
mobile home on his property and wanted it grandfathered in. He
has three lots but they are difficult to develop because of their
shape and easements. Inability to use a mobile home would render
the property useless.
Discussion ensued on this issue.
Ed Woyvodich, 14415 - 57th Avenue S., pointed out that the fill
that took place on his property was in accordance with all King
County standards. He submitted a diagram of his property as
Exhibit 10. He felt that unless the property is designated
commercial, his property will be rendered useless.
John Richards, 15320 - 64th Avenue S. represented Rainier Bank.
He favored a 65 foot building height limitation or, subsequent to
Board of Architectural review, the option of going higher.
Sharon Stanley, 12072 - 44th Place S. was concerned with the
impacts a rezone from R -1 to M -1 would have on her property. She
wanted the neighborhood and quality of life to be maintained as
it is.
Norma Derr, 12507 - 50th Place S. expressed a concern regarding
the inability to use mobile homes would have on development of
the rather small lots in their area.
Glenda Knudson, 12050 - 44th Place S. requested information as to
the impacts the annexation and rezone will have on her property.
PLANNING COMMISSION
April 14, 1988
Page 3
Louis Stanley, 12072 - 44th Place S. asked if the current zoning
would remain the same if annexation were to occur.
Mr. Hamilton clarified that the intent is to preserve the current
zoning.
Dan Wolf asked for clarification on the current status of the
proposed rezone from R -1 to M -1.
Mr. Knudson clarified that a vote was not taken at the last
meeting.
The Public Hearing was closed and a 4- minute recess was called.
MR. HAMILTON MOVED TO APPROVE ALTERNATIVE 1 OF THE STAFF REPORT
WITH A PROPOSED NEW SECTION M -2L WHOSE PURPOSE SHALL READ AS
STATED IN THE STAFF REPORT WITH THE ADDITION OF "AND FLEXIBLE
FRONT YARD LANDSCAPING, TO AMEND TABLE 2 OF THE STAFF REPORT TO
SHOW THE M -2L ZONE WITH FIVE FEET OF FRONT YARD LANDSCAPING. MR.
KNUDSON SECONDED THE MOTION WHICH WAS UNANIMOUSLY APPROVED.
MR. HAMILTON MOVED THAT ISSUE NO. 2 MOBILE HOME /MANUFACTURED
HOMES THAT WE ACCEPT THE TASK FORCE RECOMMENDATION. MR. KNUDSON
SECONDED THE MOTION WHICH WAS UNANIMOUSLY APPROVED.
MR. HAGGERTON MOVED TO APPROVE THE HEIGHT OF THE ENTIRE DISTRICT
AS SHOWN ON THE MAP (BOARD 3) TO 65 FEET WHICH IS COMPATIBLE WITH
OUR EXITING CODE AND HIGHER SUBJECT TO BOARD OF ARCHITECTURAL
REVIEW APPROVAL ON AN INDIVIDUAL BASIS. MR. KIRSOP SECONDED THE
MOTION WHICH WAS UNANIMOUSLY PASSED.
MR. KIRSOP MOVED TO LEAVE THE DESIGNATION ON THE TWO BLOCKS
DESIGNATED LIGHT INDUSTRY ON THE COMPREHENSIVE PLAN AS R -1, 7.2.
MR. HAMILTON SECONDED THE MOTION. A VOTE WAS TAKEN WITH KIRSOP
AND HAMILTON VOTING YES; MR. KNUDSON VOTING NO AND MR. HAGGERTON
OBTAINING.
Mr. Coplen noted that a note of thanks was received from Mrs.
Sowinski.,
ADJOURNMENT
The meeting was adjourned at 10:50 pm.
Respectfully submitted,
Joanne Johnson
Secretary
Cit of Tukwila
PLANNING DEPARTMENT
6200 Southcenter. Boulevard
Tukwila, Washington 98188
(206) 433 -1849
(Corrected Minutes)
-April 14, 1988
CITY OF TUKWILA
PLANNING COMMISSION
March 31, 1988
:The meeting was called to order at 7 :00 p.m. by Mr. Coplen, ;Chairman.
..
Members present .were Messrs. Coplen, Knudson, Haggerton, and Hamilton.
Mr. Larson and Mr. Kirsop were absent.
Representing the staff were Rick Beeler and Moira Bradshaw. :'..
MINUTES
88 -1 -CPA, 88 -1 -R, 88- 1 -CA: Public Hearing Annexation area -wide amendments
to:
1. Comprehensive Land Use Plan Map
2. Zoning Map
3. Zoning Code ( annexation area and City -wide amendments)
Rick ,Beeler, Planning Director, explained the process that has been used in
responding to the request for annexation.
Moira Bradshaw, staff representative, entered into record Exhibits. 1: (Staff
Report) and 2 (letter from Spider Staging Corporation with respect to the
sanitary sewer; which will not be considered in this public hearing). She
explained the Fire District #1 annexation petition area and its four sub - areas.
In sub -area 1, which is industrial,there are not many problems between the
City and Kind, County's designation.
In sub -area 2 there are light manufacturing, retail, a non - conforming, auto
shop, apartments, and community center. The City would duplicate the zoning
except for transltional zone of Office /PO on Ryan Way and for an extension
of the hilkdimsity ' residential R -4 to include the two remaining lots on the
low apartment block.
The remainder is proposed for low density and R -1 -7.2
In sub -area 3 in the Empire Way neighborhood there are apartments and a mobile
home park, .commercial store type uses as well as light and heavy manufacturing uses.
No changes are proposed, although Renton's comprehensive plan is for a green belt
area for the southeast tip of the area.
Ms. Bradshaw explained the comprehensive plan and 'zoning changes which would be
in sub -area 4 to create comparable zoning.
PLANNING COMMISSION
March 31, 1.988
'''Page 2
;�
Ms. Bradshaw reviewed the zoning code amendments.
Chairman Coplen opened the Public Hearing at 8:10 p.m.
John Richards, 15320 53rd Avenue South, representing Rainier. Bank,
expressed concern with the height limitation. They . would like to have a
height : limit .that would give them the ability to redevelop at the current
height limit.
Dan Wolfe, Chairman of the Annexation Task Force, 11821 44th Avenue South,
stated they would like another zone district of M -3 which would eliminate
landscaping in a specified area.
Woody Wilkinson, 2505 3rd Avenue, representing Jorgenson Steel, Boeing and
Rhone Polene said they are interested in the passage of the annexation
packet and have worked consistently . with the Task Force to prepare these
recommendations.
Patrick Dillon, 3278 36th Avenue. SW, expressed desire to have the. City
take a look at the property on the sharp bend of the river and resolve
the zoning now so they would not have to wait to take action.
Rick Beeler, Planning Director, entered Exhibit #3 (Highline Plan),
Exhibit #4 (three zoning map boards), Exhibit #5 (Slides), Exhibit #6
(Drawings, Exhibit #7 (Revised staff recommendations regarding manufactured
homes), Exhibit #8 (photo maps of the Helstrom properties).
Mr. Dillon explained the present use of the property and his wanting it
to be light manufacturing.
'Chi Tai Chu, 4431 NE 23rd Court, Renton, inquired of his area, which is
R -1 low density.
Robert Mackin 1301 Aetna Plaza,, 2201 6th Avenue, Seattle, stated he is
attorney for McConky Development Company, and they would like to support
the Task Force recommendation that a new M-3 zone be created.
Neil Roblee, 11010 Pacific Highway South,, stated they have a family business
of trucks and distribute truck parts and equipment.
Scott Traverso,.11025SE 60th, Renton, objected to a 15' landscape setback
preventiroom to develop. Jack Minnehan 11901 E. ar inal Way South
stated & ., landscape setback would put them out of business.
Ed Wig 11148 52nd Avenue South, expressed the desire for M -1 zoning
on lots fronting 44th Place across from Union Tank Works and backing up to
Burlington Northern.
Saul Shapiro, 12929 Empire Way South, stated that the Tukwila code does not
address the special reeds of mobile homes in this area, therefore . special considerati
may need to be made. Mobile Homes provide valuable housing for low income amilies.
Chairman Coplen closed the Public Hearing on the Comprehensive Land Use elan
Map and the Zoning Map at 9:15 p.m.
RECESS
Orman Coplen declared a five - minute recess. The meeting was called back
to order with Commissioners present as previously listed.
PLANNING COMMISSION
March 31, 1988
Page,3
Chairman Coplen opened the Public Hearing . on the Zoning Code Text Amendments
at 9:25 p.m.
John Richards, 15320 53rd Avenue South, representing Rainier Bank, stated
page 13 of the Staff Report deals with heights. They would like . to continue
with the King: County , zoning as is suggested under discusslon page 13.
Chairman Coplen closed the Public Hearing on the Zoning Code Text
Amendments at 9:33 p.m.
MR. HAGGERTON MOVED AND MR. HAMILTON SECONDED A MOTION TO ACCEPT THE STAFF
RECOMMENDATION ON THE HEIGHT UP TO AND INCLUDING 115' ON AREA DESIGNATED
ON ATTACHMENT M. MOTION PASSED UNANIMOUSLY.
Rick Beeler stated height exception could be considered at another meeting.
MR. KNUDSON MOVED AND MR. HAGGERTON SECONDED A.MOTION TO INCLUDE THE AREA
NORTH. OF 116TH EAST OF 42ND AND WEST OF BURLINGTON NORTHERN IN AN M -1 ZONING DISTRICT
AND .A LIGHT INDUSTRIAL COMPREHENSIVE PLAN DESIGNATION BASED ON THE GENERAL
TOPOGRAPHY OF THE AREA AND THE PROXIMITY OF THE RAILROAD AND THE TWENTY -FOUR
HOUR BUSINESSES AND BASED ON THE FACT THIS CAN BE DONE WITHOUT NEGATIVELY
IMPACTING THE RESIDENTIAL AREA. MOTION PASSED, WITH MR. HAMILTON VOTING NO.
Chairman Coplen introduced discussion on the request for a new M-3 type of
designation.
Rick` Beeler, Planning Director, stated that the concern is with redevelopment
of the existing businesses.
MR. KNUDSON MOVED AND MR. HAGGERTON SECONDED. A, MOTION TO RECOMMEND APPROVAL
OF THE M -3 CLASSIFICATION BASED UPON. THE INFORMATION PRESENTED DURING THIS
MEETING AND IT BE ON THE AREA SHOWN BY STAFF.
Rick Beeler stated this issue could be brought back with a purpose statement.
*MOTION WAS WITHDRAWN BY MR. KNUDSON WITH THE APPROVAL OF MR. HAGGERTON WHO
SECONDED THE MOTION.
MR. KNUDSON.MOVED.AND MR. HAMILTON SECONDED A:MOTION TO TABLE'THE MATTER
UNTIL.THE'NEXT MEETING ON APRIL 14, "1988. MOTION PASSED UNANIMOUSLY.
.MR. HA MOVED AND MR. KNUDSON SECONDED A MOTION TO ADOPT THE COMPREHENSIVE
LAND USE AND.ZONING CODE MAP AS PROPOSED .AND AMENDED BY COPMISSION AND
ZONING.: ANIMMENTS EXCEPT FOR THE TWO BLOCKS NEXT TO THE RAILROAD TRACKS;
AND THE :ZONE, MOBILE HOMES,.AND HEIGHT EXCEPTION'FOR THE RAINIER BANK.
MOTION PASSED UNANIMOUSLY..
RECESS (10 :40 p.m.)
• MR. KNUDSON MOVED AND MR. HAGGERTON SECONDED A MOTION TO CONTINUE THE
MEETING UNTIL APRIL 14, 1988 AT 8:00 P.M. FOR CONSIDERATION OF THESE ITEMS.
MOTION PASSED UNANIMOUSLY.
Respectfully submitted,
Norma Booher, Secretary
Citc of Tukwila
PLANNING DEPARTMENT
Southcenter Boulevard
Tukwila, Washington 98188
('306) 433 -1849
CITY OF TUKWILA
PLANNING COMMISSION
APRIL 14, 1988
The , .was called to order at 8 :06 p.m. by Mr. Coplen
Chairman. Members present were Messrs..Coplen, Kirsop, Knudson,
Hamilton and Haggerton.
Mr. Larson was absent.
Representing the:staff'were Moira Bradshaw and Joanne Johnson
MINUTES
MR..KNUDSON MOVED TO ADOPT THE MINUTES OF THE MARCH 31, 1988
MEETING AS AMENDED. MR. HAGGERTON SECONDED THE MOTION. WHICH
PASSED UNANIMOUSLY:
88 -1 -R and 88 -1 -CA: FIRE DISTRICT #1 ANNEXATION - Continued -
Continued Public Hearing from the .March 31, A988 Planning
.;Commission meeting: regarding 'annexation area.. and City - wide
amendments to the Zoning:Map•and Zoning Code.
.Moira:, .Bradshaw reviewed the supplement to the,March 17, 1988
staff report.
The Public Hearing was reopened.
Mr. Daniel P. Wolf, 11821 44th Avenue S. expressed his concerns
regarding a proposed rezone in the annexation area from R -1 to M-
1. He submitted a list of persons living in the affected area
which um surveyed for their preference. This was entered into
the raoeti as Exhibit 9.
Mr. Mid Levy, 17310 S.E. 45th Street, Issaquah represented the .
owner of a mobile home park in the annexation area. He expressed
his concern at the adverse impacts to low income residents should
a change be recommended from what is now presently permitted in
the area.
Ms. Bradshaw clarified that the park would be unaffected by the
proposed changes.
Planning CommiLron
April 14, 1988
Page 2
Bob Mackin, 1301 Aetna Plaza, 2201 Sixth Avenue, Seattle WA
98121 represented Scott Traverso and Six Robblees. Inc. His
concern was the adverse 'impacts the landscaping requirement of
the M -2 zone would have on businesses presently operating in the
area.
Neil Robblee,' 11010 Pacific Highway.South felt the landscaping
requirement would result in poor visibility and, thus, 'create a
safety hazard for trucks leaving his business. He requested
flexibility to move landscaping.back from the street.
Scott Traverso, 11025 S.E. 60th, Renton, concurred with Mr. Rob -
blee and also felt that landscaping placed around the building
would be, more appropriate.
'Pete.Hedegard, 16800 N.E. 31st, Bellevue favored landscaping
against the buildings or kept at lower levels and in narrower
areas. He felt trees would create .a visual hazard for truck
traffic and therefore should not be part of the landscaping.
Bill Schaible, 5729 S. Pamela Drive, Seattle, WA. He has a 1973
mobile home on his and wanted it grandfathered in. He
has.three lots but they are difficult to develop because of their
shape and easements. Inability to use a mobile home would render
the property useless.
Discussion-ensued this issue.
Ed Woyvodich, 14415 57th Avenue 5., pointed out that the fill
that- took'place:on his property was'in accordance with all King
County standards. He submitted a diagram of his property as
Exhibit 10. He felt that lunless the property is designated
commercial, his property will be rendered useless.
John 15320 - 64th Avenue S. represented Rainier.Bank.
He favored a 65 foot building height limitation or, subsequent to
Board of Architectural review, the option of going higher.
Sharon Stanley, 12072 - 44th Place S. was concerned with the
impacts a rezone from R -1 to M -1 would have on her property. She -
wanted/-ir neighborhood and quality of life to be maintained: as
it i s.._.
Norma Derr, 12507 - 50th Place S. expressed a concern regarding
the inability to use mobile homes would have on development of
the rather small lots in their area.
Glenda Knudson, 12050 - 44th Place S. requested information as to
the impacts the annexation and rezone will have on her property.
PLANNING COMMI;5I0N
April 14, 1988
Page .3
Louis, Stanley, 12072 44th Place. S. asked if the current zoning
would remain the same if annexation were to occur.
Mr. Hamilton clarified that the intent is to preserve the current
zoning.
Dan Wolf .asked for clarification on the current.. status of the
;proposed rezone from R -1 to M -1.
Mr. Knudson clarified that a vote was not taken at the last
meeting.
The Public Hearing was closed and 4- minute recess was,ca.iled.
MR. HAMILTON MOVED TO APPROVE ALTERNATIVE 1,OF THE STAFF. REPORT
WITH:A PROPOSED-NEW SECTION :M-2L: WHOSE PURPOSE SHALL READ AS
STATED IN 'THE STAFF REPORT WITH. THE ADDITION; OF "AND FLEXIBLE
FRONT YARD LANDSCAPING, TO AMEND "TABLE 2 OF THE STAFF . REPORT TO
SHOW THE M -2L ZONE WITH'FIVE FEET OF FRONT YARD LANDSCAPING.' MR.
KNUDSON SECONDED THE MOTION WHICH WAS UNANIMOUSLY APPROVED.
MR. HAMILTON MOVED THAT ISSUE NO. 2 MOBILE HOME /MANUFACTURED
HOMES THAT WE ACCEPT THE TASK FORCE RECOMMENDATION. MR. KNUDSON
SECONDED THE MOTION WHICH WAS UNANIMOUSLY APPROVED.
MR. HAGGERTON MOVED TO APPROVE THE HEIGHT OF THE ENTIRE DISTRICT
AS SHOWN ON THE MAP (BOARD 3) TO 65 FEET WHICH IS COMPATIBLE WITH
OUR EXITING CODE AND HIGHER SUBJECT TO BOARD OF ARCHITECTURAL
REVIEW. APPROVAL ONAN.INDIVIDUAL BASIS. MR. KIRSOP SECONDED THE
MOTION WHICH WAS UNANIMOUSLY PASSED.
MR.: KIRSOP MOVED TO LEAVE THE DESIGNATION ON THE TWO BLOCKS
DESIGNATED LIGHT INDUSTRY ON THE COMPREHENSIVE PLAN AS R -1, 7.2.
MR. HAMILTON SECONDED THE MOTION. A VOTE WAS TAKEN. WITH KIRSOP
AND HAMILTON VOTING YES; MR. KNUDSON VOTING NO AND MR. HAGGERTON
OBTAINING.
Mr. Coplen noted that a note of thanks was received from Mrs.
Sowinski
The meting was adjourned at 10 :50 pm.
Respectfully'submitted,
Joanne Johnson
Secretary
G^t ty^.:rs. irr ma'' :uo,erm u. nvc,
V ADJOURNMENT
(21 /AGDA.4 -14)
rt:0, o-uccimtht'rAvwcwo=1rY..1-3Axv. . 52tt:itS
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
PLANNING COMMISSION
April 14, 1988
8:00 p.m. - Council Chambers in City Hall
AGENDA
I CALL TO ORDER
II ATTENDANCE
III APPROVAL OF MINUTES: March 31, 1988
IV OLD BUSINESS
Continued Public Meeting
Continuation - 88 -1 -R and 88 -1 -CA
Annexation area -wide amendments to:
1. Zoning Map
2. Zoning Code (annexation area and City -wide amendments)
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A F FUD A V I T
1 , JOANNF aft -1NSON hereby declare that:
[� Notice. of Public Hearing
[� Notice of Public Meeting
[� Board of Adjustment Agenda Packet
[( Board of Appeals Agenda Packet
0 Planning Commission Agenda Packet
J Short Subdivision Agenda Packet
O F D I S T R: U T I O N
(l Determination of Nonsignificance
[� Mitigated Determination of Non -
significance
C1 Determination of Significance
and Scoping Notice
�] Notice of Action
[] Official Notice
[[ Notice of Application for Q Other
Shoreline Management Permit
[[ Shoreline Management Permit [[ Other
was mailed to each of the following addresses on April 8, 1988 , 19
Name of Project
File Number 88-1 -R & 88 -1 -CA
Signature
�tcs�CRim cC' M..i` i ".Iii'
EXISTING
DISCUSSION
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
LANDSCAPE REQUIREMENT IN HEAVY INDUSTRY ZONE
Supplement to March 17 Staff Report
The 15 -foot front yard landscape requirement in the M -2 zone is 7 feet more than
the 8 -foot front yard landscape requirement of the existing M -H King County
zone. The Tukwila requirement of additional landscaping only appears to be
adverse in an area shown on Attachment N. The area is developed with a large
number of truck /trailer -type businesses and parcels which are constricted by
size, adjacent roads, the river, and /or utility easements.
The 15 feet of landscaping appears to be reasonable and desirable in the exist-
ing M -2 district in the City and the remaining M -2 districts in the annexation
area. Therefore some alternative not available in the current City code is
necessary to provide comparable zoning for the subject area.
The testimony received characterized the area as unique from typically large
heavy manufacturing sites which accommodate a manufacturing process. The area
currently is a mix of commercial, hotel, office, wholesale, truck terminal,
storage and residential uses. The predominant use is truck - related sales or
businesses which receive daily truck traffic.
A landscape buffer, however narrow, can be effective in defining the roadway and
providing visual improvement and relief from concrete and asphalt. A landscape
area helps separate maneuvering and parked traffic from the road. A grass strip
with trees strategically placed between curb cuts does not inhibit views or
public safety, or the City could not require landscaping in any commercial area.
A 4 -foot area requires expertise in tree selection, whereas 5 feet gives much
wider discretion in choice of plant material.
Much of the discussion has focused on the needs of truck traffic. These needs
and problems are felt in the existing business community of Tukwila. A
landscaping exemption for all businesses in the City and annexation area with
frequent truck traffic would eliminate landscaping in a majority of areas in the
City's commercial /industrial zones. Therefore one solution is to create a new
zoning district which recognizes the uniqueness of the annexation area.
However, other solutions are also available. These solutions are discussed
below.
LANDSCAPE REQUIREM
IN HEAVY INDUSTRY ZONE
Page 2
ALTERNATIVES
1. Add a new Section 18.43 - M -2L whose purpose would be as follows:
The purpose of this district is to recognize and provide for a unique in-
dustrial area which developed long before other City zoning districts were
formed, which has uses of significant air and water pollution, noise, vibra-
tion, glare and other environmental impacts, and which requires less strict
design standards in recognition of use trends of heavy truck terminals and
servicing thereof.
Amend Table 2 - Required Landscape Areas
ZONE FRONT SIDE REAR
M -2L 5 feet None None
To include grass and
street trees every 30 feet
2. Change the landscape requirement in the existing M -2 zone to permit 5 feet
of landscaping for truck terminals and heavy trucking - related businesses and
services.
3. Change the landscape requirement in the existing M -2 zone to 5 feet rather
than existing 15 feet.
EXISTING
ALTERNATIVES
(22 /88- 1- CPA.S)
rerrul
TRANSITION BETWEEN HEAVY INDUSTRIAL DI IRICT AND
SINGLE - FAMILY DISTRICTS IN ALLENTOWN /DUWAMISH NEIGHBORHOOD
As shown on Attachment D, the Tukwila Comprehensive Land Use Map, light indus-
try uses are positioned adjacent to low density residential uses. Now a heavy
industrial use - the Union Pacific and Burlington Northern Railroad railways
and yards - is adjacent to single - family development. The Planning Commission
recommended a Comprehensive Land Use Map and Zoning District change to Heavy
Industry for the railroad property and Union Tank Works, as shown on Attachments
I and L. This action leaves one block between the railroad and Union Tank Works
and another block just south of the Hub Center's entrance, with a Light Industry
Comprehensive Plan designation and R -1 zoning. The implication is that Light
Industry is perceived as appropriate but change in use is not ready to occur
until circumstances change (e.g., adequate utilities are available, streets are
improved, etc.).
The implications of a more intense zone for the subject blocks is discussed on
page 7, Item 5.b of the March 17 Staff Report.
There are 22 single - family homes in the subject blocks and one nonconforming
Light Industrial use. The Kroll Map indicates that two homes were recently
built and none.have been demolished. The condition of the homes range from poor
to excellent with no obvious pattern. Whereas the railroad tracks and freight
yard may be unappealing for the subject property owners, the view impact is
confined and can be screened with vegetation. Noise impact is not mitigated.
The traffic from the Burlington Northern HUB Center is also confined to the one
entrance and exit onto 124th Street. A change of zoning would eventually lead
to development that will introduce traffic onto the residential streets. That
traffic will have a greater adverse impact than the now - needed transition. In
addition, the land use intent of the annexation is to provide parity. The sub-
ject change would impact the 22 homeowners within the subject area as well as
the innumerable homeowners across the street and throughout the neighborhood.
1. Provide R -1 -7.2 zoning, thereby retaining the status quo.
2. Change the zoning to M - (Light Industry), which has a 25 -foot front yard
(4 feet less than the 30 feet required for R -1), no side and 5 -foot rear.
3. Change the zoning to C -M (Industrial Park), which has a 50 -foot front yard
setback and 5 -foot side and rear.
FIRE DISTRICT *1
ANNEXATION STUDY
Study Area: Street System
Lcgc pct
"MO". Study Arca Boundary
Aga: Proposed ''M District
CCA Inc
HUGH G. GOLDSMITH & ASSOC.,INC.
STALZER & ASSOCIATES
TDA INC.
NORTH
ATTACHMENT N
FIGURE 1
TUKWILA CITY COUNCIL, REGULAR MEETING
April 4, 1988
Page 4
PUBLIC HEARINGS (continued)
Consider amend-
ments to the
Comprehensive
Plan, Zoning
Code and Map for
the proposed
annexation of
the Fire District
No. 1 area
Mayor Pro Tem Harris declared the Public Hearing open.
Mr. Beeler explained that this is the beginning of the Coun-
cil's process in reviewing the annexation. They are required
to hold two public hearings on the annexation, including a
review of pre- annexation zoning, Comprehensive Plan amend-
ments and text amendments. The Planning Commission has held
one Public Hearing and has forwarded their recommendation to
the Council. He pointed out the area involved. They are
proceeding with the process so that it will be ready for the
citizens to vote on in November.
Before continuing the hearing, Attorney Hard issued an oath
to all those wishing to testify.
Moira Bradshaw, Associate Planner, gave an overview of the
proposed annexation area. She stated the present King County
zoning and what it would be on a comparative level under the
Tukwila Zoning Code. She also explained the changes in zon-
ing that are being proposed. The Planning staff went out
into the neighborhoods to talk to the people, explain to them
what is going on, and receive feedback on how the people feel
about their residential areas. They also had a citizen task
force that reviewed existing zoning and discussed what prob-
lems there might be. Based on these actions, the staff came
up with proposed changes. Part of the problems that surfaced
were due to spot zoning done by King County. An example
of this is the Union Tank Works, which is in the middle of
a residential area and had an Industrial Park Zoning -
Planning staff gave it an M -2 to allow that use. The Tukwila
Comprehensive Plan shows it as low density residential so a
Comprehensive Plan amendment is needed to be consistent with
present zoning. She explained other areas that are inconsis-
tent and the changes being proposed. There is quite a lot of
trucking going on in an area to the north - truck terminals,
truck distribution, truck sales, truck storage. In the
Tukwila Zoning Code, truck terminals are allowed only as a
Conditional Use in C -M, M -1 and M -2. The recommendation is
to make truck terminals a permitted use in M -2. Ms. Bradshaw
continued to explain the staff recommendations. The Planning
e �n approved ever thing recommended in the Staff
Report exce. •: adds ional light industrial and M -1
zoning for the blocks north .f 116th and east of 42nd. They
postponed three issue urther discussion: 1) additional
M -3 zone, 2) zoning for light industrial blocks in Allentown,
and 3) the mobile home issue.
Ms. Bradshaw distributed Exhibit/ a letter dated March 29,
1988 from Charles A. Shaw, Staff Counsel, Spider Staging
Corporation, concerning sanitary sewage disposal.
She also distributed Exhibit 9, a letter dated April 1, 1988
from James A. and Doreen R. Hamilton (12091 - 44th Place S.),
.concerning the zoning classification of the piece of property
lying along the entire northern boundary of their property.
Mr. Robert Macken, attorney representing McConkey Development
Company, showed the Council their location - Boeing Access
Road to the north, City Light right -of -way on the east, the
Duwamish River to the south and west. They are asking for
M -3 zoning. Basically, the businesses in that area are fam-
ily businesses. It is primarily a warehousing -type area.
This is an area that depends on heavy trucking - sales, dis-
tribution and warehousing. The problem is getting these
large rigs with trailers in and out. You cannot make a
90- degree turn with these vehicles. It will be even tighter
TUKWILA CITY COUNCIL, REGULAR MEETING
April 4, 1988
Page 5
PUBLIC HEARINGS (continued)
if King County widens the road. If this happens, the truck
trailer businesses will go out of business - there is no way
they could exist. The business character of the area will
change. This could reduce the square foot rental fees in the
area; over a period of years it would have a great impact.
If any of the businesses wanted to do a substantial remodel
that would require a building permit, they would face the
landscaping requirement. It is not realistic to figure they
will not remodel. They need this capacity in the future or
will not be able to stay in business. Landscaping has a
beautifying effect but in this area it is a safety hazard.
These large vehicles need to have good vision. Fifteen feet
of landscaping affects the visibility dramatically.
Mr. Pete Hedegard, major tenant in the area with Jencor
United, explained that because of the landscaping and curb
cuts for the building they are in, it is virtually impossible
for a 40 -foot truck trailer to turn into their property. If
the County widens the road they will be out of business un-
less they can get the curb cuts changed. Another factor is
the landscaping; the trucks just drive over it because they
cannot maneuver around it. Along the buffer there are small
trees, but as these grow the truckers will not be able to see
to get out of the property. This area is unique enough right
now that the landscaping requirement would be contrary to
good use of the land. There is very little foot traffic. It
makes sense to get the best utilization of the land in the
safest manner. It is a burden to the property to require a
setback of fifteen feet.
Mr. Neal Robblee, of the Six Robblees Truck Parts business
located in this area, explained that he has looked at the
City's M -2 zoned areas. The main difference is that the
fifteen -foot landscaped buffer designates an industrial park
environment. Where they are now was developed long before
the concept of industrial or business parks came into being.
They are stuck with what they have because the ownership of
the land is so cut up. This area is already built up and
it would tear them up to have an industrial park zone imposed
on them. They like to be there. There are five truck parts
businesses there and it is a very healthy environment. There
are no residential neighborhoods adjacent. All of these
businesses access onto a major highway, and this is another
thing that makes a landscape buffer impractical for this
area.
Mr. Robert Macken commented that these people have been there
for years. It is the old fashioned American business spirit
that is alive in Tukwila. It will be a shame if these people
can't continue. They would be very happy to join your City
if they can get some of these problems worked out. This area
was developed a long time ago; in order to fit into Tukwila
and still not have a damaging impact, we would appreciate
if we can get some cooperation and make some adjustments to
this particular zone. The M -3 zone is the best solution.
He thanked the Council for their time and said that if they
can't get some amendments to the zoning code, the character
of their businesses will eventually change.
Mr. Dan Wolf, chairman of the Annexation Task Force, lives
at 11821 - 44th Avenue South. He thanked the City for its
effort, time and resources in bringing the annexation process
to this point. The Task Force has been meeting weekly since
last fall sorting through the annexation issues that pertain
to the homeowners, businesses and the industrial community.
They are contributing information that will be helpful to
the annexation process. Some of the unresolved issues are:
TUKWILA CITY COUNCIL; REGULAR MEETING
April 4, 1988
Page 6
PUBLIC HEARINGS (continued)
RECESS
10:12 p.m.
1) The possibility of M -3 zoning; it is the consensus of the
Task Force to recommend this zoning. 2) The Mobile Home or
Manufactured Home Code recommendation; he felt that whatever
the County allows now, the City should allow. 3) Rezoning
the residential lots on 44th Place South that back the Bur-
lington Northern property. There is discussion on rezoning
this property to M -1 to create a buffer zone to the rest of
the residential area. We need to find out how the 20 home-
owners would feel about this. If the goes to M -1, it is
going to attract traffic and there are only three gates to
the area. It doesn't lend itself to multiple use.
Mr. Woody Wilkinson is with the firm representing the Boeing
Company, Jorgensen Steel and Rhone Poulenc. He has attended
every Task Force meeting. It has been a very noble experi-
ence. They are located in the north industrial area and
represent 80% of the assessed valuation. They have only one
voting resident. They were not consulted when the annexation
petition was drawn up. The initial reaction was negative.
Then, they thought that perhaps Tukwila would approach this
more rationally than Seattle did. Perhaps Tukwila would
create the opportunity for them to explore the prospect of
annexation, to look at the problems and to reach some conclu-
sions about what would be best for everyone. The Task Force
has done an excellent job of this. He commended the staff
that attended their meetings and answered their questions.
This annexation is different, it is not like McMicken
Heights. This is an annexation that has areas and functions
that are significantly different than those found in Tukwila
today. We are big and complicated and have enormous invest-
ments in what we do. The EIS really points this out. We
have a pretty well- defined set of needs and do not expect to
create a huge drain on the City. We have participated, gone
through the process, and basically recommend all of the zon-
ing recommendations that are included in the report coming
from the Task Force. We support the idea of creating a zone
specific for the Trucking Triangle.
Mr. Don Elfstrom, 8104 N.E. 121st, speaking for his father,
said they own property at the north end of Allentown which
the Planning Commission recommended be zoned to M -1. This
would make a good transition zone. His father has owned this
property for the past 22 years. There are several old houses
in there. With Burlington Northern there you can actually
feel the buildings shake. In the past five years, they have
torn down one four -plex and are looking at three others.
They cannot get enough rent money. He recommended the Coun-
cil agree with the Planning Commission.
There being no further testimony, the Public Hearing was
closed.
The Council declared a recess. All members previously pres-
ent returned to the Council table and the meeting continued.
Councilmember Bauch urged the Council to go along with him
and agree that the zoning will be a direct conversion and
not a rezone on any property. We have had people before
who wanted to use the annexation as a lever to get a rezone
when the County had already refused their request. Our in-
structions to the Planning Commission and Planning staff was
to look, as near as possible, to a direct conversion and not
any rezone. He said he hoped they would stick to those in-
structions. Councilmember Harris commented that during the
McMicken annexation some properties were downzoned.
'rt:akii Zag.a n"aYr.",':ibaatS` 'UAt uxkcr: srrXam ;&cvatnvvkrohr =ea,r „01 ' ':'t iln.:;147 7.. >.StATivA ::vbreavAws e.rwtovrn ,,,,+, «.„„„,,„.....a , n+»egortmrar r. ` pt` IM 0;f:Y ::
Moira Carr Bradshaw
Associate Planner
6200 Southcenter Boulevard
Tukwila, Washington 98188
Dear Ms. Bradshaw:
I am writing in
in the enclosed
side of 44th P1.
boundary of our
ADDITION TO THE
records of King
regards to the proposed zoning of the piece of property described
documents as "0.21 acres (9240 square feet) lying on the west
S., 270' N of S. 122nd St.” and which lies along the entire northern
property, Lots 30 and 31, Block 6, C.D. HILLMAN'S MEADOW GARDENS
CITY OF SEATTLE, DIVISION No.1...Volume 12 of Plats, page 64,
County, Washington.
For many years this parcel of land was used as an easement by Gerald Brown and his
mother, the previous owners of our property, but in 1979 Pacific Tank Erectors,
Inc. seized the land, fenced it, and applied to have the zoning changed from S -R
to M -P. The application was challenged by Gerald Brown, whose property we later
bought, and by seven other individuals, mostly owners of homes in the vicinity of
Pacific Tank Erectors, Inc. The application for rezoning was denied. The details
of that decision are described in the enclosed document, "Report and Recommendation
to the King County Council. Subject: Building and Land Development File No. 250 -80 -R
Proposed Ordinance No. 80- 704."
We have been unable to determine from mailings sent to our home or from our re-
cent conversation at the Tukwila Planning Office whether the land in question will
retain its S -R zoning classification. We would like
1. a clarification of this matter and
2. to request that the zoning remain S -R.
Sincerely,
t
am s l�ami on
Doreen R. Hamilton
12091 .44th Place South
Seattle, Washington 98178
April 1, 1988
L,
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Members of the Tukwila
City Planning Commission
Hon. Gary Van Dusen, Mayor
Mr. Byron G. Sneva, Director
Department of Public Works
Ms. Moira Carr Bradshaw, Associate Planner
Planning Department
City of Tukwila
6200 Southcenter Boulevard
Tukwila, Washington, 98188
Re:
Ladies and Gentlemen:
SPIDEr- STAGING COT - OnAT. ION
Corporate HeadgJarte•s
13536 Beacon; Coe! t:a ne Rs. S
Seattle V.asningto^ 9817E
(206; 255-5267
ACAIC
March 29, 1988
Sanitary Sewer Service
- K. Cnty. Fire District #1 Annexation
Planning cases 88 -1 -CPA, 88 -1 -R and
88 -1 -CA
Spider Staging Corporation is located within the boundaries of
Tuckwila's proposed annexation of King County Fire District #1,
known to you under the above case numbers. Our manufacturing
plant is located at 13536 Beacon Coal Mine Road South, which
places us to the East of the railroad right -of -way bisecting
the annexation area, and also immediately to the East of the
Seattle Rendering Works plant.
The issue of immediate concern to our Company, and the one on
which we request the direction of City administrative
officials, and which we would also like the Planning Commission
to take note of at your March 31 Public Hearing, has to do with
sanitary sewage disposal. At present, our manufacturing
facility generates only a small amount of "domestic" effluent
(we have some 95 employees on- site), which has been disposed of
via an on -site drainfield for many years. However, King
County's Department of Health has determined that the
drainfield is in a failing condition, and has directed us to
Sea:ae
St
• Vanco.,ver. B.0
Wasrmaton. D C
t:'
some other method of lawful sewage disposal. We must take
action on this matter in the very near future.
HAND DELIVERED cc:
3/29/88
impact our plant site in a
your proposal to some extent;
Tuckwila is unwilling to
Since annexation would probably
number of ways, we've looked into
however, we find that, apparently,
directly address the question of
at this time. Since this sort
justification for an annexation,
your City's position. We therefore ask that the City's
administrative officers respond to the following inquiries,
addressing both our company and making the responses part of
the Planning Commission record on this annexation:
se
of
we
wage disposal for our area
service is the principal
are most concerned about
1) When, and at what cost to Spider, will sanitary sewage
disposal services be provided to the Beacon Coal Mine Road
South area, in the Southeastern end of the proposed annexation
area?
2) If sanitary sewage disposal services will not be made
available to the Beacon Coal Mine Road South area in the very
near future, what types of sanitary sewage disposal methods ma
we legally use at our plant site; and if the area is annexed as
planned, how long may we continue to use the various
permissible methods of sewage disposal?
3) If we invest in an on -site septic system acceptable to
King County's Department of Health, can we safely assume that
this system, as long as functional, will be acceptable to
Tukwila after annexation?
As you might imagine, it is critically important that we
receive a prompt and concise response to the foregoing; our
thanks for your attention.
Cordial
C ar les A. Shaw
Staff Counsel
Seattle Rendering
King County Dept. of Health
City of Renton Planning Dept.
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attachment .
eovmr:.*. ne
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
ANYatt.rem iurz tAatwani :171 7ATa -Y .4: �q:tlW .R+N�dn�rts�.
MEMORANDUM
TO: City Council
FROM: Moira Carr Bradshaw
DATE: March 21, 1988
SUBJECT: FIRE DISTRICT NO. 1 PRE - ANNEXATION COMPREHENSIVE PLAN
AND ZONING AMENDMENTS - APRIL 4 AND MAY 16, 1988 PUBLIC HEARINGS
Attached is the staff report on the above subject. Because of its length
we are distributing it early. Please keep theni 4nd bring them with you
to the public hearings. You are required to hold a second hearing on the
subject in May.
The Planning Commission will be holding their hearing on Thursday, the 31st
of March. Their recommendation will be distributed the night of your first
public hearing.
This is a legislative action which you may discuss with the staff. Contact
Rick Beeler or me if you have any questions.
35A.14.310
county or road district. [1985 c 105 § 1; 1967 ex.s. c 119
§ 35A.14.310.]
35A.14.320 Annexation of federal areas— Provi-
sions of ordinance — Authority over annexed territory.
In the ordinance annexing territory pursuant to a gift,
grant, or lease from the government of the United
States, a code city may include such tide and shorelands
as may be necessary or convenient for the use thereof,
and may include in the ordinance an acceptance of the
terms and conditions attached to the gift, grant, or lease.
A code city may cause territory annexed pursuant to a
gift, grant, or lease of the government of the United
States to be surveyed, subdivided and platted into lots,
blocks, or tracts and lay out, reserve for public use, and
improve streets, roads, alleys, slips, and other public
places. It may grant or sublet any lot, block, or tract
therein for commercial, manufacturing, or industrial
purposes and reserve, receive and collect rents there-
from. It may expend the rents received therefrom in
making and maintaining public improvements therein,
and if any surplus remains at the end of any fiscal year,
may transfer it to the city's current expense fund. [ 1967
ex.s. c 119 § 35A.14.320.]
Title 35A RCW: Optional Municipal Cot
35A.14.330 Proposed zoning regulation— Purposes
of regulations and restrictions. The legislative body of
any code city acting through a planning „agency created
pursuant to chapter 35A.63 RCW, ° its
grated :powers; may prepare a proposed zoning regula-
tion to become effective upon the annexation of any area
which might reasonably be expected to be annexed by
the code city at any future time. Such proposed zoning
regulation, to the extent deemed reasonably necessary by
the legislative body to be in the interest of health, safety,
morals and the general welfare may provide, among
other things, for:
(1) The regulation and restriction within the area to
be annexed of the location and the '.usetof buildings,
stcuctures land for residence, trade, industrial and
other purposes; the height .ntitnber:.,ofi;slories, size, son -
struction' design of buildings and other structures;
the size of yards, courts and other open spaces on the lot
or tract; the density °of population; the'setback,;of,,
buildings and structures along highways, parks or public
water frontages; and the subdivision and development of
land;
(2) Thedivision of the area to be annexed °into6dis-
tricts'or zones of any size or shape, and within such dis-
tricts or zones regulate and restrict the erection,
construction, reconstruction, alteration, repair or use of
buildings, structures or land;
(3) The appointment of a board of adjustment, to
make, in appropriate cases and subject to appropriate
conditions and safeguards established by ordinance, spe-
cial exceptions in harmony with the general purposes
and intent of the proposed zoning regulation; and
(4) The time interval following an annexation during
which the ordinance or resolution adopting any such
proposed regulation, or any part thereof, must remain in
[Title 35A RCW—p 32J
effect before it may be amended, supplemented or modi-
fied by subsequent ordinance or resolution adopted b
the annexing city or town.
All such regulations and restrictions shall be designed,
among other things, to encourage the most appropriate
use of land throughout the area to be annexed; to lessen
traffic congestion and accidents; to secure safety from
fire; to provide adequate light and air; to prevent over-
crowding of land; to avoid undue concentration of popu-
lation; to promote a coordinated development of the
unbuilt areas; to encourage the formation of neighbor-
hood or community units; to secure an appropriate allot-
ment of land area in new developments for all the
requirements of community life; to conserve and restore
natural beauty and other natural resources; to facilitate
the adequate provision of transportation, water, sewer-
age and other public uses and requirements. [ 1967 ex.s.
c 119 § 35A.14.330.]
35A.14.340 Notice and hearing Filings and re-
cordings. The legislative body of the code city shall hold
two or more public hearings, to be held at least thirty
days apart, upon the proposed zoning regulation, giving
notice of the time and place thereof by publication in a
newspaper of general circulation in the annexing city
and the area to be annexed. A copy of the ordinance or
resolution adopting or embodying such proposed zoning
regulation or any part thereof or any amendment
thereto, duly certified as a true copy by the clerk of the
annexing city, shall be filed with the county auditor. A
like certified copy of any map or plat referred to or
adopted by the ordinance or resolution shall likewise be
filed with the county auditor. The auditor shall record
the ordinance or resolution and keep on file the map or
plat. [ 1967 ex.s. c 119 § 35A.14.340.]
Annexation of water, sewer, and fire districts: Chapter 35. 13A RCW.
35A.14.380 Ownership of assets of fire protection
district Assumption of responsibility of fire protec-
tion —When at least sixty percent of assessed valuation
is annexed or incorporated in code city. If a portion of a
fire protection district including at least sixty percent of
the assessed valuation of the real property of the district
is annexed to or incorporated into a code city, ownership
of all of the assets of the district shall be vested in the
code city, upon payment in cash, properties or contracts
for fire protection services to the district within one year,
of a percentage of the value of said assets equal to the
percentage of the value of the real property in the entire
district remaining outside the incorporated or annexed
area.
The fire protection district may elect, by a vote of a
majority of the persons residing outside the annexed
area who vote on the proposition, to require the annex-
ing code city to assume responsibility for the provision of
fire protection, and for the operation and maintenance of
the district's property, facilities, and equipment
throughout the district and to pay the code city a rea-
sonable fee for such fire protection, operation, and
maintenance. [1981 c 332 § 8; 1967 ex.s. c 119 §
35A.14.380.]
(1987 Ed.)
Ir
35A.14.310 fitle 35A RCW: Optional Municipal Cod
county or road district. [1985 c 105 § 1; 1967 ex.s. c 119
§ 35A.14.310.]
35A.14.320 Annexation of federal areas— Provi-
sions of ordinance --- Authority over annexed territory.
In the ordinance annexing territory pursuant to a gift,
grant, or lease from the government of the United
States, a code city may include such tide and shorelands
as may be necessary or convenient for the use thereof,
and may include in the ordinance an acceptance of the
terms and conditions attached to the gift, grant, or lease.
A code city may cause territory annexed pursuant to a
gift, grant, or lease of the government of the United
States to be surveyed, subdivided and platted into lots,
blocks, or tracts and lay out, reserve for public use, and
improve streets, roads, alleys, slips, and other public
places. It may grant or sublet any lot, block, or tract
therein for commercial, manufacturing, or industrial
purposes and reserve, receive and collect rents there-
from. It may expend the rents received therefrom in
making and maintaining public improvements therein,
and if any surplus remains at the end of any fiscal year,
may transfer it to the city's current expense fund. [ 1967
ex.s. c 119 § 35A.14.320.]
35A.14.330 Proposed zoning regulation— Purposes
of regulations and restrictions. The legislative body of
any code city acting through a planning agency created
pursuant to chapter 35A.63 RCW, or pursuant to its
granted powers, may prepare a proposed zoning regula-
tion to become effective upon the annexation of any area
which might. reasonably be expected to be annexed by
the code city at any future time. Such proposed zoning
regulation, to the extent deemed reasonably necessary by
the legislative body to be in the interest of health, safety,
morals and the general welfare may provide, among
'other things, for:
(1) The regulation and restriction within the area to
be annexed of the location and the use of buildings,
structures and land for residence, trade, industrial and
other purposes; the height, number of' stories, size, con-
struction and design of buildings and other structures;
the size of yards, courts and other open spaces on the lot
or tract; the density of population; the set –back of
buildings and structures along highways, parks or public
water frontages; and the subdivision and development of
land;
(2) The division of the area to be annexed into dis-
tricts or zones of any size or shape, and within such dis-
tricts or zones regulate and restrict the erection,
construction, reconstruction, alteration, repair or use of
buildings, structures or land;
(3) The appointment of a board of adjustment, to
make, in appropriate cases and subject to appropriate
conditions and safeguards established by ordinance, spe-
cial exceptions in harmony with the general purposes
and intent of the proposed zoning regulation; and
(4) The time interval following an annexation during
which the ordinance or resolution adopting any such
proposed regulation, or any part thereof, must remain in
(Title 3M RCW—p 32)
effect before it may be amended, supplemented or modi-
fied by subsequent ordinance or resolution adopted by
the annexing city or town.
All such regulations and restrictions shall be designed,
among other things, to encourage the most appropriate
use of land throughout the area to be annexed; to lessen
traffic congestion and accidents; to secure safety from
fire; to provide adequate light and air; to prevent over-
crowding of land; to avoid undue concentration of popu-
lation; to promote a coordinated development of the
unbuilt areas; to encourage the formation of neighbor-
hood or community units; to secure an appropriate allot-
ment of land area in new developments for all the
requirements of community life; to conserve and restore
natural beauty and other natural resources; to facilitate
the adequate provision of transportation, water, sewer-
age and other public uses and requirements. [ 1967 ex.s.
c 119 § 35A.14.330.1
35A.14.340 Notice and hearing Filings and re-
cordings. The legislative body of the code city shall hold
two or more public hearings, to be held at least thirty
days apart, upon the proposed zoning regulation, giving
notice of the time and place thereof by publication in a
newspaper of general circulation in the annexing city
and the area to be annexed. A copy of the ordinance or
resolution adopting or embodying such proposed zoning
regulation or any part thereof or any amendment
thereto, duly certified as a true copy by the clerk of the
annexing city, shall be filed with the county auditor._ A
like certified copy of any map or plat referred to or
adopted by the ordinance or resolution shall likewise be
filed with the county auditor. The auditor shall record
the ordinance or resolution and keep on file the map or
plat. [ 1967 ex.s. c 119 § 35A.14.340.J
Annexation of water, sewer, and tire districts: Chapter 35.13A RCW.
35A.14.380 Ownership of assets of fire protection
district Assumption of responsibility of fire protec-
tion —When at least sixty percent of assessed valuation
is annexed or incorporated in code city. If a portion of a
fire protection district including at least sixty percent of
the assessed valuation of the real property of the district
is annexed to or incorporated into a code city, ownership
of all of the assets of the district shall be vested in the
code city, upon payment in cash, properties or contracts
for fire protection services to the district within one year,
of a percentage of the value of said assets equal to the
percentage of the value of the real property in the entire
district remaining outside the incorporated or annexed
area.
The fire protection district may elect, by a vote of a
majority of the persons residing outside the annexed
area who vote on the proposition, to require the annex-
ing code city to assume responsibility for the provision of
fire protection, and for the operation and maintenance of
the district's property, facilities, and equipment
throughout the district and to pay the code city a rea-
sonable fee for such fire protection, operation, and
maintenance. [ 1981 c 332 § 8; 1967 ex.s. c 119 §
35A.14.380.]
(1987 Ed.)
ani LliC a 3 aguansrauw
I, JOANNE JOHNSON hereby declare that:
Q Notice of Public Hearing
[[ Notice of Public Meeting
[J Board of Adjustment Agenda Packet
J Board of Appeals Agenda Packet
[( Planning Commission Agenda Packet
0 Short Subdivision Agenda Packet
0 Notice of Application for
Shoreline Management Permit
0 Shoreline Management Permit
A F ; DAVIT O F DI STR„3UT I ON
was mailed to each of the following addresses on
(SEE ATTACHED)
FIRE DIST. #1 ANNEXATION
Name of Project
File Number 88 - - CPA, 88 - - R, 88 -1 - CA S ignature
O Determination of Nonsignificance
J Mitigated Determination of Non -
significance
0 Determination of Significance
and Scoping Notice
O Notice of Action
0 Official Notice
0 Other
Q Other
FRIDAY, MARCH 18, 1988
, 19 .
ti
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
City of Tukwila
PUBLIC HEARING NOTICE
Notice is hereby given that the City of Tukwila Planning Commission and Board
of Architectural Review will conduct a public hearing on March 31, 1988, at
7:00 p.m. in the City Council Chambers at Tukwila City Hall, 6200 Southcenter
Boulevard, to consider the following:
Planning Commission Public Hearing
Case Number: 88 -1 -CPA, 88 -1 -R, 88 -1 -CA
Applicant: City of Tukwila
Request: Area -wide amendments to:
1. Comprehensive Land Use Plan Map
2. Zoning Map
3. Zoning Code
Location: Proposed annexation area of Fire District No. 1, generally
bounded by the City of Seattle, Empire.Way, City of Renton,
City of Tukwila, East Marginal Way and the Duwamish River.
Persons wishing to comment on the above cases may do so by written statement, .
or by appearing at the public hearing. Information on the above cases may be
obtained at the Tukwila Planning Department. The City encourages you to notify
your neighbors and other persons you believe would be affected by the above
items.
Published: Valley Daily News - Sunday March 20, 1988
Distribution: Mayor, City Clerk, Property Owners /Applicants, File
61111-CCt (90L)
89 L 96 u04eU!4sOM 'oliffoln1
pionelnog Je4ueoLunos 00L9
Itant Vdia �JNINN11Id
elltA)Int m •
FIRE DISTRICT *1
ANNEXATION STUDY
PROPOSED COMPARABLE
TUKWILA ZONES
R-1 SINGLE FAMILY
R-4 LOW APARTMENTS
RMI MULTWLE RESIDENCE
HIGH DENSITY
C-1 NBGHBORHOOD RETAIL
C-2 REGIONAL RETAL
M-1 UGHT INDUSTRIAL
M-2 HEAVY INDUSTRY
PO PROFESSIONAL
OFFICE
/ I \
NORTH
CCA Inc
HUGH G. GOLDSMITH & ASSOCMC-
STALZER & ASSOOATES
TDA INC.
FIGURE
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
CITY OF TUKWILA
PLANNING COMMISSION
March 31, 1988
The meeting was called to order at 7:00 p.m. by Mr. Coplen, Chairman.
Members present were Messrs. Coplen, Knudson, Haggerton, and Hamilton.
Mr. Larson and Mr. Kirsop were absent.
Representing the staff were Rick Beeler and Moira Bradshaw.
MINUTES
88- 1- .CPA, : -1 - R', 813,1 CA: Public Hearing - . Annexation area -wide amendments
to:
1. Comprehensive Land Use Plan Map
2. Zoning Map
3. Zoning Code (annexation area and City -wide amendments)
Rick Beeler, Planning Director, explained the process that has been used in
responding to the request for annexation.
Moira Bradshaw, staff representative, entered into record Exhibits 1 (Staff
Report) and 2 (letter from Spider Staging Corporation with respect to the
sanitary sewer; which will not be considered in this public hearing). She
explained the Fire District #1 annexation petition area and its four sub - areas.
In sub -area 1, which is industrial,there are not many problems between the
City and King County's designation.
In sub -area 2 there are light manufacturing, retail, a non - conforming auto
shop, apartments, and community center. The City would duplicate the zoning
except for a transitional zone of Office /PO on Ryan Way and for an extension
of the high density residential R -4 to include the two remaining lots on the
low apartment block.
The remainder is proposed for low density and R -1 -7.2
In sub -area 3 in the Empire Way neighborhood there are apartments and a mobile
home park, commercial store type uses as well as light and heavy manufacturing uses.
No changes are proposed, although Renton's comprehensive plan is for a green belt
area for the southeast tip of the area.
Ms. Bradshaw explained the comprehensive plan and zoning changes which would be
in sub -area 4 to create comparable zoning.
PLANNING COMM'. ON
March 31, 1988
Page 2
Ms. Bradshaw reviewed the zoning code amendments.
Chairman Coplen opened the Public Hearing at 8:10 p.m.
John Richards, 15320 53rd Avenue South, representing Rainier Bank,
expressed concern with the height limitation. They would like to have a
height limit that would give them the ability to redevelop at the current
height limit.
Dan Wolfe, Chairman of the Annexation Task Force, 11821 44th Avenue South,
stated they would like another zone district of M -3 which would eliminate
landscaping in a specified area.
Woody Wilkinson, 2505 3rd Avenue, representing Jorgenson Steel, Boeing and
Rhone Polene said they are interested in the passage of the annexation
packet and have worked consistently with the Task Force to prepare these
recommendations.
Patrick Dillon, 3278 36th Avenue SW, expressed desire to have the City
take a look at the property on the sharp bend of the river and resolve
the zoning now so they would not have to wait to take action.
Rick Beeler, Planning Director, entered Exhibit #3 (Highline Plan),
Exhibit #4 (three zoning map boards), Exhibit #5 (Slides), Exhibit #6
(Drawings, Exhibit #7 (Revised staff recommendations regarding manufactured
homes), Exhibit #8 (photo maps of the Helstrom properties).
Mr. Dillon explained the present use of the property and his wanting it
to be light manufacturing.
Chi -Tai Chu, 4431 NE 23rd Court, Renton, inquired of his area, which is
R -1 low density.
Robert Mackin, 1301 Aetna Plaza, 2201 6th Avenue, Seattle, stated he is
attorney for McConky Development Company, and they would like to support
the Task Force recommendation that a new M -3 zone be created.
Neil Roblee, 11010 Pacific Highway South, stated they have a family business
of trucks and distribute truck parts and equipment.
Scott Traverso, 11025 SE 60th, Renton, objected to a 15' landscape setback
preventing room to develop. Jack Minnehan 11901 E. Marginal Way South,
stated a 15' landscape setback would put t out of business.
Ed Wodovich, 11148 52nd Avenue South, expressed the desire for M -1 zoning
on lots fronting 44th Place across from Union Tank Works and backing up to
Burlington Northern. "
Saul Shapiro, 12929 Empire Way South, stated that mobile homes are not the
best places to live.
Chairman Coplen closed the Public Hearing on the Comprehensive Land Use Plan
Map and the Zoning Map at 9:15 p.m.
RECESS
Chairman Coplen declared a five - minute recess. The meeting was called back
to order with Commissioners present as previously listed.
PLANNING COMMIS. .N
March 31, 1988
Page 3
Chairman Coplen opened the Public Hearing on the Zoning Code Text Amendments
at 9:25 p.m.
John Richards, 15320 53rd Avenue South, representing Rainier Bank, stated
page 13 of the Staff Report deals with heights. They would like to continue
with the King County zoning as is suggested under discussion page 13.
Chairman Coplen closed the Public Hearing on the Zoning Code Text
Amendments at 9:33 p.m.
MR. HAGGERTON MOVED AND MR. HAMILTON SECONDED A MOTION TO ACCEPT THE STAFF
RECOMMENDATION ON THE HEIGHT UP TO AND INCLUDING 115' ON AREA DESIGNATED
ON ATTACHMENT M. MOTION PASSED UNANIMOUSLY.
Rick Beeler stated height exception could be considered at another meeting.
MR. KNUDSON MOVED AND MR. HAGGERTON SECONDED A MOTION TO INCLUDE THE AREA
NORTH OF 116TH WEST OF 42ND AND EAST OF BURLINGTON NORTHERN IN AN M -1 ZONING DISTRICT
AND A LIGHT INDUSTRIAL COMPREHENSIVE PLAN DESIGNATION BASED ON THE GENERAL
TOPOGRAPHY OF THE AREA AND THE PROXIMITY OF THE RAILROAD AND THE TWENTY -FOUR
HOUR BUSINESSES AND BASED ON THE FACT THIS CAN BE DONE WITHOUT NEGATIVELY
IMPACTING THE RESIDENTIAL AREA. MOTION PASSED, WITH MR. HAMILTON VOTING NO.
Chairman Coplen introduced discussion on the request for a new M- 3 type of
designation.
Rick Beeler, Planning Director, stated that the concern is with redevelopment
of the existing businesses.
MR. KNUDSON MOVED AND MR. HAGGERTON SECONDED A MOTION TO RECOMMEND APPROVAL
OF THE M -3 CLASSIFICATION BASED UPON THE INFORMATION PRESENTED DURING THIS
MEETING AND IT BE ON THE AREA SHOWN BY STAFF. *
Rick Beeler stated this issue could be brought back with a purpose statement.
*MOTION WAS WITHDRAWN BY MR. KNUDSON WITH THE APPROVAL OF MR. HAGGERTON WHO
SECONDED THE MOTION.
MR. KNUDSON MOVED AND MR. HAMILTON SECONDED A MOTION TO TABLE THE MATTER
UNTIL THE NEXT MEETING ON APRIL 14, 1988. MOTION PASSED UNANIMOUSLY.
MR. HAGGERTON MOVED AND MR. KNUDSON SECONDED A MOTION TO ADOPT THE COMPREHENSIVE
LAND USE MAP AND ZONING CODE MAP AS PROPOSED AND AMENDED BY COMMISSION AND
ZONING. CODE AMENDMENTS EXCEPT FOR THE TWO BLOCKS NEXT TO THE RAILROAD TRACKS;
AND THE M -3 ZONE, MOBILE HOMES, AND HEIGHT EXCEPTION FOR THE RAINIER BANK.
MOTION PASSED UNANIMOUSLY.
RECESS (10:40 p.m.)
MR. KNUDSON MOVED AND MR. HAGGERTON SECONDED A MOTION TO CONTINUE THE
MEETING UNTIL APRIL 14, 1988 AT 8:00 P.M. FOR CONSIDERATION OF THESE ITEMS.
MOTION PASSED UNANIMOUSLY.
Respectfully submitted,
Norma Booher, Secretary
j(44 41 L:N!!.!.41..1 vJ/IV a.a . v.
HEARING DATE:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
ACREAGE:
COMPREHENSIVE
PLAN DESIGNATION: See Attachments C and D
ZONING DISTRICT: See Attachment E
SEPA
DETERMINATION:
ATTACHMENTS:
City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
STAFF REPORT
to the Planning Commission and City Council
Prepared March 17, 1988
March 31, 1988
88 -1 -CPA, 88 -1 -R, 88 -1 -CA
City of Tukwila
Annexation area -wide amendments to:
1. Comprehensive Land Use Plan Map
2. Zoning Map
and annexation area and City -wide amendments to
3. Zoning Code
Fire District No. 1 annexation area, north and northeast
of current City limits (see Attachment A) and City of Tukwila
Approximately 2.6 square miles or 1,700 acres
Determination of Significance -
see Draft and Final Environmental Impact Statements
(A) Annexation Area Boundary and Street Map
(B) Sub -Area Map
(C) King County Comprehensive /Highline Plan Map
(D) Tukwila Comprehensive Land Use Plan Map
(E) Existing Land Use Map
(F) King County Zoning
(G) Pre - annexation Zoning - 1979 - Allentown
(H) Pre - annexation Zoning - 1979 - Riverton
(I) Tukwila Proposed Comprehensive Land Use Plan Map
(J) Tukwila Proposed Sub -Area 1 Zoning
(K) Tukwila Proposed Sub -Area 3 Zoning
(L) Tukwila Proposed Sub -Areas 2 and 4 Zoning
(M) Tukwila Proposed Height Exception Area
STAFF REPORT to Planning 88 -1 -CPA, 88 -1 -R, 88 -1 -CA
Commission /City Council Page 2
BACKGROUND
Process
In January 1987, the City of Tukwila received a petition signed by residents
within the boundaries of King County's Fire District No. 1. The petition
requests the City to consider and approve annexation of the Fire District's
area and requests that an election by residents of the area be established.
Amending the City's Comprehensive Plan Map and Zoning Code and Map are
essential to the annexation decisions to be made by the City and area resi-
dents and property owners. The pre - annexation Comprehensive Plan and Zoning
Code amendments and comparable zoning are now before the Planning Commission
and analyzed in this report. The Commission is to make recommendations to
the City Council on this proposal.
An Environmental Impact Statement (EIS) was prepared for the annexation and
land use actions
In September and December of 1987, the Planning Staff held land use meetings
in the community. Concerns raised during those meetings are contained in
this report. Those meetings also caused the formation of an Annexation Task
Force to study the area and the issues. Separately, the task force will
present their analysis and recommendations to the Commission and Council.
State law requires the City Council to hold two public hearings of its own
on the proposal. After the second hearing, the Council is to adopt by
ordinance the Comprehensive Plan and Zoning Code amendments to become effec-
tive upon annexation.
During previous unsuccessful annexations, the Tukwila City Council adopted
pre- annexation zoning for the areas shown on Attachments F and G. Now those
ordinances must be repealed by the proposed subsequent ordinances.
Report Organization
The report is divided into four sections. The first section (blue) is
an Executive Summary of the entire staff report. It highlights the contents
of the other three sections and contains the recommended actions. The
second section (orange) addresses the Comprehensive Plan issues and the
amendment of the City's map. The third section (yellow) addresses zoning
districts and their delineation on the zoning map. The fourth section
(pink) addresses amendments to the text of the zoning code to provide com-
parable zones to King County zones.
STAFF REPORT to Planning 88 -1 -CPA, 88 -1 -R, 88 -1 -CA
Commission /City Council Page 3
EXECUTIVE SUMMARY
88 -1 -CPA: AREA -WIDE COMPREHENSIVE LAND USE PLAN
MAP AMENDMENTS
An amendment to the City's Comprehensive Plan is necessary because:
1. The City's Planning Area needs to be expanded to include sections of the
proposed annexation area.
2. Changes are needed in the existing plan to accommodate the intensity and
type of land uses that have developed in the area since 1977 when the City
adopted its existing plan (see pages 4 through 7).
Recommendation: Approve Comprehensive Land Use Plan Map shown on Attachment I.
88 -1 -R: AREA -WIDE PRE - ANNEXATION ZONING
The Tukwila zoning classifications which most closely compare with the existing
County zoning classifications are proposed for the annexation area (see Table 1,
page 8). Several exceptions are made from the above table to accommodate
differences between the County and City Zoning Codes when existing uses are
impacted. These exceptions are noted on pages 8 through 10.
Recommendation: Approve the proposed zoning maps shown on Attachments J, K,
and L.
88 -1 -CA ZONING CODE AMENDMENTS
The code comparison undertaken in the previous section reveals impacts that will occur
to the annexation area because of Tukwila's zoning code restrictions. Amend-
ments to the City's code are proposed (see pink section) to deal with these use
and site restrictions. The proposed amendments will affect the entire city, not
just the subject annexation area.
In the M -2 zone, changes are proposed to accommodate steel manufacturing pro-
cesses, truck terminals, and training facilities.
A Height Exception Area is proposed for several M -2 and M -1 districts adjacent
to East Marginal. Way, and a height restriction map is imposed to accommodate
King County International Airport.
Finally, a compromise proposal is presented to allow manufactured homes as
replacements for existing mobile and manufactured homes in annexation areas.
STAFF REPORT to Planning 88 -1 -CPA, 88 -1 -R, 88 -1 -CA
Commission /City Council Page 4
88 -1 -CPA: AREA -WIDE COMPREHENSIVE LAND USE PLAN
MAP AMENDMENTS
FINDINGS
Existing Comprehensive Planning
1. Three levels of comprehensive land use planning exist in the area. The King
County Comprehensive Plan (April 1985) is a general policy plan which desig-
nates the entire annexation area as Urban - areas planned for growth where
urban standards shall apply. The Allentown area has an Open Space Designa-
tion along the east bank of the Duwamish River for a public park and
recreation area.
2. The second level of planning is the more detailed King County Highline Com-
munity Plan (November 1977), augmenting the Comprehensive Plan. Only those
areas shown on Attachment C were given land use designations typically found
in community plans. The plan shows Industrial and Light Industrial designa-
tions for areas adjacent to East Marginal Way.
3. The third level of planning is the comprehensive plans of the cities which
plan beyond their current limits to encompass a planning area or sphere of
influence. Tukwila's and Renton's planning areas cover portions of the
annexation area (Attachment D).
4. Detailed information on Land Use /Housing /Population (pages 15 -24), Transpor-
tation (pages 25 -50), the Natural Environment (pages 10 -24), and Utilities
(pages 80 -91) are contained in the DEIS. Only changes from the existing
conditions or impacts are highlighted herein.
5. The character of the areas are clearly developed, shaped by the existing
land uses, the topography, and the transportation and utility systems.
6. The proposed Comprehensive Plan Map (Attachment I) makes no area -wide
changes. The small changes proposed are mentioned herein.
7. Sub -Area 1:
a. There is little undeveloped land. Therefore, any change would occur
through redevelopment.
b. The Highline Plan (Attachment C) designates the majority of the area as
Industry. This designation describes heavy industrial uses including
large -scale manufacturing and assembling, fabrication and processing,
bulk handling and shipping, large warehousing and storage and heavy
trucking. Tukwila's Comprehensive Plan does not include this area.
c. Proposed is a land use designation of Heavy Industrial (Attachment J),
similar to the Highline Plan. An exception is a small light industrial
designation at the northwest corner of the Boeing Access Road and Martin
Luther King, Jr. Way intersection.
STAFF REPORT to Planning 88 -1 -CPA, 88 -1 -R, 88 -1 -CA
Commission /City Council Page 5
8. Sub -Area 2:
a. The Highline Community Plan did not designate this area. The Tukwila
Comprehensive Plan does not cover this area.
b. Based upon existing land uses, designations of office, commercial, light
industrial and high density residential are proposed (Attachment I).
9. Sub -Area 3:
a. The City of Renton considers the area south of South 133rd Street to be
within their planning area and designates the area for Multi- family,
Heavy Industrial, and Greenbelt.
b. The area is not within the City of Tukwila's Planning Area. The County
has designated the area as Urban but the Highline Plan did not designate
this area.
c. The Tukwila proposed land uses designations are consistent with the
existing character of the area except for Light Industrial at the
southeast tip adjacent to Renton. Renton has indicated that they are
proposing amendments of their Comprehensive Plan to redesignate areas
currently shown as Heavy Industry as Office Park.
10. Sub -Area 4:
a. The Allentown /Duwamish neighborhood is one of the few remaining resi-
dential communities in the Duwamish River Valley. The majority of the
• residents are concerned about retaining the overall quality of their
residential neighborhood and the inability to locate individual mobile
homes on a single lot if annexed to Tukwila. A property owner would
like to request additional Light Industrial at the north end of the
neighborhood adjacent to the Burlington Northern railroad right -of -way.
b. The Tukwila Comprehensive Plan designates all the existing residential
areas except for one block (Light Industrial) as Low Density Residen-
tial. The proposal is to continue these designations. The Union Tank
Works, the Hub Center, and some adjacent parcels fronting 51st Place
South would be redesignated as Heavy Industrial from Light Industrial.
c. Tukwila's Comprehensive Plan designates all the industrial areas as
Light Industrial. The Highline Plan designates areas along East Mar-
ginal Way as Industry and Light Manufacturing (see Attachments D and C).
The proposal is to redesignate all of the industrial areas along East
Marginal Way with one exception as Heavy Industrial.
d. The. Comprehensive Plan will also show a public facility designation for
the METRO facility on East Marginal Way, and for the fire station and
the church on 42nd Avenue South.
e. A Parks and Open Space designation will continue along the east bank of
the Duwamish River between 42nd and the I -5 crossing. The City Light
STAFF REPORT to Planning 88 -1 -CPA, 88 -1 -R, 88 -1 -CA
Commission /City Council Page 6
right -of -way west and south of the Duwamish is changed from public
facility to Parks and Open Space to be consistent with the Duwamish
Trail Plan.
f. Commercial and Medium - Density Residential designations have been given
to the existing uses along 42nd Avenue.
CONCLUSIONS
1. The proposed Comprehensive Land Use Plan Map amendments and additions are
reflective of a) existing plans for the area, b) the level and type of
established uses in the areas, c) the infrastructure serving the areas,
d) topography of the areas, and e) public comment.
2. Sub -Area 1:
a. Strong relationships exist between transportation facilities (road,
water, rail and air) to provide accessory /service uses to the primary
uses in the area. Boeing Company relies upon King County International
Airport. Rhone Poulence relies upon barge delivery of lumber by-
products. Other uses have made locational and capital investment deci-
sions based on the unique characteristics of the rail and road access
and the land use environment.
b. The Heavy Industrial designation is consistent with the existing .commu-
nity plan and character of the area.
3. Sub -Area 2:
a. The proposed designations are reflective of the low- density residential
character that is due in part to the steepness of the area. More in-
tense designations are given to parcels along major arterials and /or to
accomplish transition between diverse intensity of or incompatible uses.
b. The low density residential designation remains for an auto repair shop
on 51st because the use is not considered compatible with the adjacent
neighborhood residential environment. The City's Comprehensive Land
Use policy encourages the abatement of incompatible land uses in viable
residential areas (Policy 5, page 46).
4. Sub -Area 3:
a. The proposed designations are inconsistent with the proposed Renton
Greenbelt and Office Park designations for the area, but are consistent
with the majority of their existing plan for the area and /or provide
designations which are consistent with existing zoning.
STAFF REPORT to Planning 88 -1 -CPA, 88 -1 -R, 88 -1 -CA
Page 7
Commission /City. Council
a. Several changes to the existing Tukwila Comprehensive Plan are necessary
to reflect significant changes that have occurred in the area_ and to
more.accurately reflect the type or intensity of uses. Heavy Industrial
provides the necessary intensity level reflective of service and use in
the area..
. Any further transitioning of use between. the rail /truck terminal and
the Allentown /Duwamish neighborhood would, increase the degree of use
incompatibility already in existence. The neighborhood is small 'and has
:a limited number of streets. Additional industrial is not conducive to
stabi.l i zi ng or improving the quality of .the:. neighborhood nor is there
infrastructure in place to support intensification of'use.
RECOMMENDATION
Based upon the above findings and conclusions, Planning staff recommends
approval of Attachment I, Proposed Comprehensive Land Use Plan Map.
STAFF REPORT to Planning 88 -1 -CPA, 88 -1 -R, 88 -1 -CA
Commission /City Council Page 8
88 - 1 - R: AREA - WIDE PRE - AN
1. Upon receipt of the at
staff to prepare pre -an,
King County Zoning.
2. Tukwila zones do not exaccly duplicate King County's, but the following
table provides the most comparable zones with reference to uses.
S -R, SR -9600, RS -7200 Single Family
Residential (1, 4.5, 6.05 dwelling
units per acre, respectively)
RM -2400 Medium Density Multi- Family
(18.15 dwelling units per acre)
RM -900 High Density Multi- Family/
Office (48.4 dwelling units per acre
B -N Neighborhood Business
B -C Community Business
M -P Manufacturing Park
M -L Light. Manufacturing.
M -H Heavy Manufacturing
EXCEPTIONS TO COMPARABLE ZONES
Table 1
COMPARABLE ZONING CATEGORIES
King County Tukwila
the City Council directed City
r the area comparable to existing
R -1 -7.2 Single - Family Residential
(6.05 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
C -M Industrial Park
M -1 Light Industrial
M -2 Heavy Industrial
(Also see Appendix C of the Draft Environmental Impact Statement for a
summary and comparison of the purpose and standards of both the existing and
proposed zones.)
1. Sub -Area 2
Attachment L shows three exceptions that are intended to accomplish transi-
tion between commercial and residential uses, continue a nonconforming use,
and address a logical extension of multiple family zoning.
STAFF REPORT to Planning 88 -1 -CPA, 88 -1 -R, 88 -1 -CA
Commission /City Council Page 9
2. Sub -Area 3
a. Mobile home parks are permitted in County RM zones subject to admin-
istrative site plan approval whereas in Tukwila a public site plan
approval process (unclassified use) is required.
b. Tukwila does not have a zone as dense as the County's RM -900 (48.4 units
per acre). The RM -900 district is developed with a trailer park and
another parcel appears to be only partially developed with a four -unit
structure.
3. Sub -Area 4
a. Many areas within Sub -Areas 3 and 4 are on septic systems and are not
within a sewer provider's service area. The King County Health Depart-
ment regulates septic tank approvals and inspections.
Many of the lots in Allentown /Duwamish and Foster Point have already
been subdivided below the minimum standards that currently are required
for septic installation - 12,500 square feet. The Health Department
however will allow septic systems on pre- existing lots of less than
minimum size if the soil tests prove adequate.
The City of Tukwila could encourage urban densities of 7,200 square feet
for the areas. This will more closely reflect existing lot size, would
encourage densities that reflect the area's urban character, and possi-
bly give a density that might support future sewer improvements. Any
further subdivisions to this size would however be prohibited until
sewer service is provided.
b. This area has the highest concentration of mobile homes in the annexa-
tion area - approximately 40. King County allows mobile homes to be
used as a dwelling unit on individual lots. They define mobile homes as
factory - assembled structures with the necessary service connections, to
be readily movable and to be used as a dwelling unit.
c. Tukwila distinguishes between single - family dwelling units and mobile
home dwellings and then only permits single - family dwellings within its
zoning districts on individual lots. Mobile home parks are allowed
however with an unclassified use permit in any zone.
d. Several King County M -P, Industrial Park, districts are located in this
sub -area. Union Tank Works is located in the heart of a residential
district. METRO, besides its storage, maintenance and training, over-
hauls it buses along East Marginal Way. The small parcel west of East
Marginal Way and -South of the Duwamish.River has an Industrial rather
than a Light Industrial Comprehensive Land Use designation. The compar-
able Tukwila C -M zone would not be sufficient in use or in standards for
the above uses. M -2 is the proposed classification where there is a use
inconsistency and M -1 to allow more comparable standards.
e. The carpet retail store is a permitted use in the County's B -N, Neigh-
borhood Business, zone but is not a permitted use in. Tukwila's. A
Regional Retail classification (C -2) is therefore proposed.
STAFF REPORT to Planning
Commission /City Council
. Several nonconforming uses will continue to exist:. along the edges. of
Allentown /Duwamish such as City Junk, a recycler of aluminum and copper.
CONCLUSIONS
▪ With the exceptions .noted in the Findings section, the proposed zones are
comparable to Tukwila classifications.
▪ In order to mitigate the impact of the difference between the, parallel
zones zoning code amendments are proposed and discussed in the following
section.
• The zoning classification exceptions noted in Findings reflect the recom-
mended Comprehensive Plan for the area and are proposed to accommodate the
existing uses.
STAFF REPORT to Planning 88 -1 -CPA, 88 -1 -R, 88 -1 -CA
Commission /City Council Page 11
88 - 1 - CA: ZONING CODE AMENDMENTS
1. Tukwila zones do not duplicate King County zones. Amendments to the Tukwila
zoning code will be necessary to provide a greater degree of compatibility.
2. The proposed amendments would be approved through an ordinance that would be
effective on annexation of the area to Tukwila. Consideration is given in
each analysis to the City -wide impact of amendments to the Zoning Code.
3. An individual representing several property owners has commented that the
difference in landscaping standard between the M -2 and M -H classifications
is important to future development and use of their property. Tukwila
requires 15 feet and King County requires 8 feet with administrative ability
under limited conditions to reduce it to 4 feet. Planning staff has not
recommended any changes because it is not considered to be as limiting to
development as is believed. The 15 feet can be split between the adjacent
right -of -way and the building (e.g., 8 feet between sidewalk and parking and
7 feet in front of building) .
STEEL MANUFACTURING
Existing Tukwila
The M -2 zone permits manufacturing and processing of previously manufactured
metal, steel fabrication, stamping, dying, shearing or punching of metal,
etc. A conditional use permit is required, however, for metal processing
which includes smelting, blast furnaces, drop forging, or drop hammering.
Proposed
Amend (shown in bold print) TMC 18.42.020 to read:
"(4) The manufacturing, processing, assembling and /or packaging of
previously manufactured metals including, but not limited to, iron and
steel fabrication; steel production by electric arc melting, argon
oxygen refining, and consumable electrode melting; structural iron or
pipe works; stamping, dying, shearing, punching, open die hammer or
press forging of metal, wire and rod mills, chain and cable manufactur-
ing, and the manufacture of cans, fasteners, bolts, and screws."
Discussion
This amendment excludes processing of raw ore, usually associated with blast
furnaces and smelting, but includes current techniques for reprocessing and
remanufacturing of steel ingots. Those current techniques now occur in
Sub -Area 1 and cause less noise and vibration than the excluded uses.
w... urn+.... ......... .....r...,�..u....n....... rav ....rma >:!'.:l }a::l;
STAFF REPORT to Planning 88 -1 -CPA, 88 -1 -R, 88 -1 -CA
Commission /City Council Page 12
TRANSIT OPERATING BASE
Existing
The METRO south operating base is also used as a training facility. The
code does not mention "training ".
Proposal
Amend (shown in bold print) TMC 18.42.030 to read:
Discussion
The existing code does not directly address all facets of METRO's use. The
operation resembles the permitted and accessory uses associated with truck
terminals and manufacturing of heavy transportation equipment, which are
both permitted. Assembling, servicing, repairing, storage and offices are
all allowed as permitted or accessory uses. Training of drivers appears to
be accessory to those activities.
TRUCK TERMINALS
"18.42.030 Accessory uses. Uses and structures customarily appurtenant
to the principally permitted uses, such as service, repair and training
activities. (Ord. 1247 §1(part), 1982)."
Existing Tukwila
Truck terminals are conditional uses in C -M, M -1 and M -2 zones. A truck
terminal is interpreted to be a site, building and /or tenant space within a
building in which a motor carrier transloads, consolidates or transships
goods and /or materials not owned by the carrier.
Proposed
Amend (shown in bold print) the M -2 Heavy Industry classification, TMC
18.42.020, Principally Permitted Uses, by adding "(7) Truck Terminals" and
deleting it from TMC 18.42.040(4), M -2 Conditional Uses.
18.42.040 Conditional Uses
(4) Railroad freight or classification yards;
Discussion
Many businesses operate truck terminals in the annexation area. These
terminals include large numbers of truck trips, large paved sites for stor-
age, maintenance and servicing, and storage /warehousing of goods. The M -2
districts in the annexation area as well as the one existing M -2 district
within the City are isolated and away from residential areas except for
the Burlington Northern Hub Center in Allentown. The impacts of noise,
STAFF REPORT to Planning 88 -1 -CPA, 88 -1 -R, 88 -1 -CA
Commission /City Council Page 13
aesthetics, and truck congestion on roads are similar to other M -2 uses such
as manufacturing, processing, and assembling heavy transportation vehicles
and equipment. The use also fits within the purpose section of the M -2
district.
HEIGHT EXCEPTION AREA
Existing Tukwila
The Tukwila Zoning code, page 290, maps areas of the City where buildings
may exceed the height.limits of the underlying zone. Otherwise, all three
industrial zones are limited to 45 feet.
Proposed
Amend Map 2 (page 290) to show the annexation area and designated the area
north of the Duwamish River and Proverty Hill and the area bounded by SR -99,
SR -599, the Duwamish River, and East Marginal Way for heights up to 115
feet.
Amend (shown in bold print) TMC 18.50.030, Building Height, up to 115 feet
permitted outright.
18.50.030 Building height up to one hundred fifteen feet permitted
outright. Structures may be erected up to and including 115 feet in
that area of the city located south of Interstate 405 and east of Inter-
state 5 and the area of the City located north of the Duwamish River
along East Marginal Way and south of the Duwamish River bounded by
SR -599, SR -99 and East Marginal Way as shown on Map 2. (Ord 1247
§1(part), 1982)."
Discussion
The difference between King County and Tukwila is the height allowance above
45 feet in the County's industrial districts. Therefore a height exception
area is proposed for the M -2 district in Sub -Area 1 and extending south to
SR -599 (see Attachment M).
The Rainier Bank Center located on East Marginal Way at South 124th Street
would object to not being included in the exception area. The height excep-
tion area is not extended into this area because of the Riverton low- density
residential areas located adjacent to their site.
An alternative approach, which is inconsistent with the Zoning Code's
approach to height restrictions, would be to amend the table on page 289 to
exactly reflect the King County standard and allow one foot of increase in
height for every one foot increase in setback.
Existing King County
King County regulates heights around its two major airports through an air-
space plan map specifying height limits for structures (21.48.040). Boeing
STAFF REPORT to Planning
Commission /City Council
MOBILE HOMES
88 -1 -CPA, 88 -1 -R, 88 -1 -CA
Page 14
Field height limits in the subject area vary from the surface up to 167
feet.
Proposed
Amend (shown in bold print) TMC 18.50, Height, Setback and Area Regulations,
by adding 18.50.045.
18.50.045 Height Regulations Around Major Airports. For the purpose of
regulating heights within the vicinity of major airports, there are
established and created certain height limitation zones which include
all the land lying within the instrument approach zones, noninstrument
approach zones, transition zones, horizontal zones and conical zones.
Such areas may be shown and defined on an "Airport Height Map" which
shall become a part of this ordinance by adoption of the Council subject
to the provisions of Chapters 18.81 and 18.92. No building or structure
shall be erected, altered or maintained, nor shall any tree be allowed
to grow to a height in excess of the height limit herein established in
any of the several zones created by this section; provided, however,
that this provision shall not prohibit the constructions of or alteration
of a building or structure to a height of thirty -five feet above the
average finish grade of the lot.
Where an area is covered by more than one height limitation zone, the
more restrictive limitations shall prevail. Under the provisions of
this section, the county adopts the following airport height map(s):
A. Airport Height Map: King County International Airport
(Boeing Field)
Discussion
A large portion of the annexation area lies under Boeing Field's approach
and departure paths. Regardless of final height limits, the City cannot
allow construction to interfere with safe flight paths into Boeing Field.
Therefore, adoption is proposed of the Boeing Field Airspace Plan, duplicat-
ing current King County standards and procedures.
Existing Tukwila
The Tukwila Zoning Code, Section 18.12.030 - Principally Permitted Uses,
permits "one single - family dwelling unit per lot". The definition section
of the Code, TMC 18.06.240, defines a single - family dwelling as a "detached
residential dwelling unit other than a mobile home, designed for and occu-
pied by one family only." Therefore, mobile homes are only allowed in
trailer courts (TMC 18.06.840) through an unclassified use permit, not on
individual lots.
A grandfathered mobile home located in a residential zone prior to annexing
could not be replaced with another mobile home unless the grandfathered unit
STAFF REPORT to Planning 88 -1 -CPA, 88 -1 -R, 88 -1 -CA
Commission /City Council Page 15
was destroyed by fire or natural disaster per the nonconforming structure
section of the Code. Replacement under these limited circumstances can only
be done using a unit of the original dimensions and which does not increase
the level of nonconformity in terms of setback and height. Grandfathered
mobile homes may be relocated on the same parcel as long as minimum setbacks
are maintained.
The distinction between the County and the City code is significant because
Tukwila excludes a form of low -cost single- family home ownership which is
heavily used in Sub -Area 4. In 1976 the Federal Government (HUD) created
standards and inspections to regulate manufactured homes.
The factory -built housing market has in essence three types of products:
a. Mobile homes - which identifies manufactured homes built before enact-
ment of the HUD code. This type is not longer built but exists in the
used sales market.
b. Manufactured homes - built in compliance with the HUD code.
c. Modular homes - factory -built to meet local building codes.
Proposed Tukwila
Change the nonconforming section of the Zoning Code to allow HUD - approved
manufactured homes to replace existing mobile homes or existing manufactured
homes subject to the standards of the R -1 zone. This would allow existing
factory -built dwelling units to continue and /or upgrade to current manufac-
tured home standards. The disadvantage of this approach is for those who
may have purchased property in the area with expectations of using a HUD
Code or mobile home on the site.
Amend (shown in bold print) TMC 18.70 - Nonconforming Lots, Structures and
Uses, by adding a section:
18.70.055 Mobile and Manufactured Homes. Legally pre- existing mobile
and manufactured homes may be replaced. The replacement must be with a
HUD - approved manufactured home and must also meet the following stan-
dards:
a. Shall have roofing material that is residential in appearance
including, but not limited to, approved wood, asphalt composition
shingles, or fiberglass, but excluding corrugated aluminum, corru-
gated fiberglass or metal roof.
b. Shall .have a minimum roof pitch of 3 inch rise for each 12 inches of
run, or about 25 percent.
c. Shall be installed on a foundation system in compliance with all
applicable requirements of the Uniform Building Code to the satis-
faction of the building inspector.
STAFF REPORT to Planning 88 -1 -CPA, 88 -1 -R, 88 -1 -CA
Commission /City Council Page 16
d. Shall have exterior siding that is residential in appearance includ-
ing, but not limited to, clapboards, simulated clapboards such as
conventional vinyl or metal siding, wood shingles, shakes or similar
material, but excluding smooth, ribbed, or corrugated metal or
plastic panels.
Add:
e. Shall have the hitch, axles and wheels removed.
Revise 18.06.220 Dwelling, Mobile Home.
18.06.220 Dwelling, mobile home. "Mobile home dwelling" means a de-
tached residential dwelling unit which does not conform to the Uniform
Building Code or the Federal Manufactured Home Construction and Safety
Standards, and which is designed for transportation after fabrication on
streets or highways on its own wheels or on flatbed or other trailers,
and arriving at the site where it is to be occupied as a dwelling com-
plete and ready for occupancy except for minor and incidental unpacking
and assembly operations, location on jacks or other temporary or perman-
ent foundations, connections to utilities, and the like. A travel
trailer, a manufactured home, or a modular home is considered a
mobile home. (Ord. 1247 §1(part), 1982).
18.06.240 Dwelling, single - family. "Single- family dwelling" means a
detached residential dwelling unit other than a mobile or manufactured
home, designed for and occupied by one family only. (Ord. 1247
§1(part), 1982). A modular home which is factory built, transportable
in one or more sections, and meets the Uniform Building Code is con-
sidered to be a single - family dwelling.
18.06.221 Dwelling, Manufactured Home. Manufactured dwelling means a
detached residential dwelling unit fabricated in an off -site manufactur-
ing facility for installation or assembly at the building site, bearing
a label certifying that it is built in compliance with the Federal Manu-
factured Housing Construction and Safety Standards.
Alternatives
1. Create a new zone, such as RX -1, for the annexation area, which would permit
mobile and manufactured (HUD code) homes or just manufactured (HUD code)
homes. The purpose of the zone would be to create a King County - comparable
single - family zone for areas annexing to the City. The disadvantage of this
approach is the confusion and possible question of equity between R -1 which
is single - family with no HUD Code or mobile homes permitted and an RX -1
single - family zone where HUD Code homes are permitted.
2.. Amend Tukwi l a' s definitions and R -1 zone to permit manufactured (HUD Code)
homes. The City currently allows modular homes, factory -built homes which
comply with the local building code.
88 -1 -CPA, 88 -1 -R, 88 -1 -CA
STAFF REPORT to Planning
Commission /City Council Page 17
Discussion
The purpose of any of the above three alternatives is to allow a wider range
of housing opportunities, an objective of the City's Comprehensive Land Use
Policy Plan, and to mitigate the impact on the residents and property owners
of annexing areas. The Comprehensive Land Use Policy Plan has several
objectives and policies which would encourage a change in the current code.
"Assure a diversified supply of housing in the Planning Area." (Obj 1,
page 51)
"Develop guidelines within the Building Code which seek to make pre-
fabricated dwellings more substantial and permanent and recognize these
dwelling units as a suitable housing alternative." (Policy 3, page 52)
"Encourage the development of suitable low- income housing for the
elderly." (Policy 2, page 54)
The appearance of some homes, especially pre -HUD Code units, are chiefly
responsible for the negative image of manufactured homes.
Certain design standards can be required that would make a HUD Code home
more compatible with traditional residential construction. Wood or non -
reflective nonmetallic siding, minimum pitch roof and material and permanent
perimeter foundation with a floor elevation compatible with surrounding
dwelling units. These conditions, however, will make the original low cost
of HUD Code homes somewhat higher.
A primary goal of the HUD Code is to improve the quality and the durability
of manufactured homes. Because of its fairly recent inception, it has not
had the opportunity to prove the test of time. There is a perceived transi-
ence associated with mobile homes. Mobile homes have historically come with
.a hitch and wheels allowing movement from one area to another. Manufactured
homes are still transported to their sites on their own set of wheels, which
are then usually removed when placed on the lot. The low cost of these
homes also provides interim uses for neighborhoods in transition. Sometimes
a property owner looking for a return on his property but who does not want
to make a substantial investment in a conventional home in an unstable resi-
dential area invests in a mobile home. An individual who buys a convention-
al house is usually making a long -term commitment in the neighborhood as
well as in the dwelling unit. There is no neighborhood in the annexation
area or in the City where the zoning does not reflect the long -range com-
prehensive plan. The exception is one block fronting on 44th Place South
and backing up to the Hub Center. This one area of disparity between
Comprehensive Plan and Zoning is the only area where the City has indicated
a transition of land use.
In contrast to the individual who purchases a home for its mobility and
short -term concerns is the individual who wants to own an individual dwell-
ing unit yet is constrained by the cost of conventional home ownership.
For these individuals, the manufactured home is their best and only option
for home ownership. Their commitment to a location and their unit is as
permanent as their neighbor who lives in a conventional home.
__ � �.._.. �......... r ... wn w+ wirnrura... erwwv... rrsw.I nr.. �erK. �aew. v�rr• nnr. 4 rnirn�. �ww. fn^ anen �N nu d:. w. � a � v.. mtt Ff;. nrn '.LVr±x4tFLKn.:•L'.3?• +..'
STAFF REPORT to Planning 88 -1 -CPA, 88 -1 -R, 88 -1 -CA
Commission /City Council Page 18
The priority of the majority of cities is their residential neighborhoods.
There is a desire for quality, pleasant residential neighborhoods, which
seem to improve with age, the finer the design and maintenance of their
structures and landscaping.
SHORELINE ENVIRONMENT
Chapter 9 of the Tukwila Shoreline Master Program mandates that the Planning
Commission review its program every three years and submit any amendments to
the City Council and Department of Ecology. The Shoreline program was last
updated and partially, incorporated into the adoption of the 1982 Zoning
Code. The Washington Administrative Code, WAC 173 -19 -044, discusses the
effects of annexation and allows compliance with the pre - existing master
program (King County) for the area until a new amended program is adopted by
the local government assuming authority.
A shoreline amendment is not included at this time with the multiple other
issues being reviewed in the proposed annexation.
Because annexing shorelines will be protected and developable through WAC
173 -19 -044, a comprehensive update of the City's Shoreline Program should be
scheduled for the spring of 1989, at which time, if the annexation has
occurred, new maps of the City's shoreline will have been prepared and
adequate review can be given.
(22/88- 1- CPA10 >18)
ATTACHMENT G
8002210461
riverton annexation area
,1908
jak olu- 4
NIV 4)
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433-1800
Gary L. VanDusen, Mayor
TO:
FROM:
MEMORANDUM
All Interested Parties
L. Rick Beeler, SEPA Responsible Official
DATE: February 23, 1988
SUBJECT: DRAFT ENVIRONMENTAL IMPACT STATEMENT (DEIS) FOR
ANNEXATION OF KING COUNTY FIRE. DISTRICT NO. 1
TO TUKWILA - DEADLINE FOR COMMENTS - MARCH 7, 1988
This is a follow -up to the memo notifying you of the availability of the
above. The DEIS document can be reviewed at the Tukwila Library located at
14475 - 59th Avenue South. Please call them at 244 -5140 for their hours.
Copies may also be reviewed or purchased at Tukwila City Hall, 6200
Southcenter Boulevard, Tukwila, Washington. The cost of the document is
$10.00.
If you have any questions, please call Moira Carr Bradshaw at 433 -1848.
Please send all written comments by March 7, 1988 to Moira Carr Bradshaw,
6200 Southcenter Boulevard, Tukwila, WA 98188.
Upon completion of the environmental review process, the City will hold a
series of public hearings to consider pre- annexation Comprehensive Plan and
Zoning Code amendments for the area. You will continue to be notified of
the future hearing dates.
LRB /sjn
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wlLA
1908
City of . Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433.1849
CONMACO
11180 E MARGINAL WY S
SEATTLE, WA 98168
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Rainier National Bank
P.O. Box 3966, Seattle, Washington 98124 — 3966
February 18, 1988
Planning Department
City of Tukwila
6200 Southcenter Boulevard
Tukwila, WA 98188
RIINEERBAM
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Attn: Moira Carr Bradshaw
Re: Proposed Annexation - Fire District #1, et al.
Dear Ms. Bradshaw:
Thank you for the information sent to my office concerning
the proposed annexation of Fire District #1. As you know,
the boundary of the annexation area includes a portion of
the property owned by Rainier National Bank. Your Land Use
development comparison was most helpful.
Rainier Bank understands that your department's
recommendation is to zone the Rainier Bank property
classification M -1. The M -1 classification Land -Use and
development standards appears to be very close to the King
County requirements. Therefore, the proposed
classifications could be acceptable to Rainier Bank.
Please understand, Rainier Bank emphasizes the "could be"
because, at this time, the proposed annexation cannot be
accepted. There is one major development restriction
within your M -1 classification that is potentially
detrimental to the future development plans of Rainier
Bank. That restriction is the limitation on building
height to not more than forty -five feet (45 Ft.).
Currently, King County zoning allows a building height
greater than forty -five feet.
Rainier Bank understands that the City of Tukwila does have
Land -Use "overlay" zones which do allow for increased
building heights. However, use of these zones is not being
recommended due to the proximity of some residential use
zones. Since the Rainier Bank property is located on the
valley floor and the residential areas have developed on
the hillsides, it appears reasonable to have provisions for
an overlay type zone as a part of your annexation Land -Use
proposal.
Lacking such a provision for increased building height
allowance makes the City of Tukwila M -1 zoning
classification more restrictive than the current King
Vara ' iMi7Vg'w M.sii rFi`h`Dripltizcf4.111 :'7,A heIN:D°.si.'Wu'GYz='r. i.'t 'i'ir.7a."x,G^T1srJ"�5,.$ C"'r, ` "S C. u' raomzksmSBSb 'FYrFXCciWA.i?:i r'. nS`WM /Olga
Rainier National Bank
Ms. Moira Carr Bradshaw
February 18, 1988
Page 2
Sincerely
MDM :mb
M. ' can My :' s
Vice President and Manager
Design and Construction
Property Management Group: N06 -2
(206) 621 -6581
County zoning. Therefore, Rainier Bank must object to the
proposed annexation at this time.
However, please understand that although the objection is
made, Rainier Bank is maintaining an open mind to the
concept of annexation to Tukwila. Perhaps we could arrange
a meeting at which time the issue of annexation might be
resolved. If so, please call me at 621 -6581.
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CITY OF TUKWIL
WASHINGTON
ORDINANCE NO
AN ORDINANCE OF THE CITY OF TUKWILA ENACTED °URSUANT TO
RCW 35A.14.330 ADOPTING A LAND USE PLAN AND ZONING REGU-
LATION FOR THE AREA DESCRIBED LYING OUTSIDE OF THE CITY
OF TUKWILA AND COMMONLY KNOWN AS RIVERTON AND PROVIDING
THAT SAID AREA SHALL BECOME SUBJECT TO SAID LAND USE
PLAN AND ZONING REGULATION UPON ANNEXATION TO THE CITY
OF TUKWILA.
COUNCIL
1
'p►1
/ M
WHEREAS, it is reasonable to expect that hereinafter described area
may, at some time in the future, be annexed to the City of Tukwila, and
WHEREAS, pursuant to Ordinance #986 of the City of Tukwila, concerning
environmental policy and the State Environmental Policy Act, an environmental
assessment has been prepared and reviewed by the Responsible'Official of the City
and a negative declaration reached and said environmental assessment and declaration
have been available through the review process, and
WHEREAS, the Tukwila Planning Commission has recommended adoption of
a land use plan and zoning regulation as an extension of the Tukwila Comprehensive
Land Use Plan to include said area under the provisions of RCW 35A.14.330, and
WHEREAS, two public hearings upon said proposal were held upon proper
public notice before the Tukwila City Council on October 22, 1979, and November 26,
1979.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
TUKWILA AS FOLLOWS:
Section 1. The zoning map for the Riverton area as prepared and
published by the Office of Community Development for the City of
Tukwila, attached hereto as Exhibit A, dated September 25, 1979,
and contained in Planning Division File No. MF 79 -14 -CA is hereby
adopted for the area hereinafter described, pursuant to the authority
and provisions of RCW 35- A.14.330.
Section 2. The policies and standards for future development,
utilization, and future growth of the City of Tukwila as adopted in
Ordinance No. 1039, together with the regulations and restrictions
for land use and development being the Tukwila Zoning Code, Title 18
of the municipal code, as heretofore and hereafter amended, shall
apply to said area in the manner set forth in the land use plan and
zoning regulation herein adopted.
EXHIBIT
Section 3. That at such time as said described area, or any part
thereof shall be annexed to the City of Tukwila, the City Council
may provide in the annexation ordinance that so much of said area as
thereby annexed shall be subjected to and a part of the Comprehensive
Land Use Plan and zoning regulation herein adopted an extension to
the Comprehensive Plan and zoning regulations for the City of Tukwila.
at
N Section 4. Some areas on the proposed zoning map may be inconsistent
with the Comprehensive Plan Mao, these actions occurring as a result
op of public hearings and related input. It is deemed that the proposed
zoning in these areas is consistent with the policies of the Compre-
hensive Plan and the map is hereby amended to be consistent with the
zoning action taken by this ordinance.
roved as to form:
Section 5. The area subject to said land use plan, zoning regulation
and map is described in the attached "Exhibit B ".
Section 6. A certified copy of this ordinance shall be filed in
the Office of the King County Department of Records and Elections.
Certified copies shall be filed with the following City of Tukwila
Departments:
City Attorney, Law nce E. Hard
A. Office of City Clerk
B. Office of Community Development
C. Department of Public Works
D. City Attorney
Section 7. This ordinance shall be in force and effect five days
from and after its passage by the Council and publication as required
by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a
regular meeting thereof this /7 cat day of December , 1979
ATTEST:
Published: Record Chronicle - December 28, 1979
271 446,4d/a
Edgar :loch, Mayor
ee 02.e -, - '.rte - °
Maxine Anderson, City Clerk
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PROPOSED ZONING
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R -i -96 ONE FAMILY DWEL`I!*•GS
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City of Tukwila
PLANNING DEPARTMENT
6200 Southcenter Boulevard
Tukwila, Washington 98188
(206) 433 -1849
Fire District No. 1 Annexation
Public Information Meeting
The City of Tukwila received a petition for annexation by election of the King
County Fire District No. 1. The petition has been certified to be sufficient
and the City has hired a consultant to prepare an environmental impact statement
on the proposal.
You are invited to attend a scoping and informational meeting on the pending
proposal for the annexation of the Fire District to the City of Tukwila.
The initial meetings will be held for the area, which is identified on the
attached map.
To help understand each area's unique concerns and questions, the annexation
area has been divided into an east and west side. An additional meeting will be
held for all business owners in the area.
For the area e Of 1 -5, as shown on the attached map, a meeting will be held:
Tuesday, September 29th Duwamish Fire Station
7:00 p.m. 12620 - 42nd Avenue South
For the area s of I -5, as shown on the attached map, a meeting will be held:
Wednesday, September 30th Rainier View Community Club
7:00 p.m. 10715 - 51st Avenue South
For the business owners in the annexation area, a meeting will be held:
Tuesday, September 29th Duwamish Fire Station
10:00 a.m. 12620 - 42nd Avenue South
• What information will be available?
• Find out where your property is located on a large map of the annexation
area.
• Find out how the annexation process works.
• Comment and raise questions on what concerns you have with a potential
change in jurisdictions.
• Find out who you currently receive services from and if that might change.
• Pick up informative written material describing the City and its services.
• Who will be at the meeting?
Representatives from the City of Tukwila, King County Planning and Community
Development Division, and the consultant hired to do an environmental impact
statement will be on hand to listen to your comments and questions.
' Will there be more meetings?
In November and December, as information on the effects of the proposal and
proposed comprehensive and plan zoning amendments become available, you will
be notified of other public meetings and when they will be held.
For further information on the pending proposal, contact Moira Carr Bradshaw,
Project Manager, at 433 -1848. All correspondence can be mailed to Tukwila
Planning Department, 6200 Southcenter Boulevard, Tukwila, Washington 98188.
0
/OFFING
TYPE
DATE
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CITY OF TUKWI
WASHINGTON
ORDINANCE NO. /1/R
AN ORDINANCE OF THE CITY OF TUKWILA ENACTED PURSUANT TO RCW
35A.14.330 ADOPTING A LAND USE PLAN AND ZONING REGULATION
FOR THE AREA DESCRIBED LYING OUTSIDE OFTHE CITY OF TUKWILA
AND COMMONLY KNOWN AS ALLENTOWN AND PROVIDING THAT SAID AREA
SHALL BECOME SUBJECT TO SAID LAND USE PLAN AND ZONING REGU-
LATION UPON ANNEXATION TO THE CITY OF TUKWILA.
WHEREAS, it is reasonable to expect that the hereinafter described
area may, at some future time, be annexed to the City of Tukwila, and
WHEREAS, pursuant to Ordinance #986 of the City of Tukwila, concern-
ing environmental policy and the State Environmental Policy Act, an environ-
mental assessment has been prepared and reviewed by the Responsible Official
of the City and a negative declaration reached and said environmental assess-
ment and declaration have been available through the review process, and
WHEREAS, the Tukwila Planning Commission has recommended adoption of
a land use plan and zoning regulation as an extension of the Tukwila Comprehen-
sive Land Use Plan to include said area under the provisions of RCW 35A.14.330,
and
WHEREAS, two public hearings upon said proposal were held upon proper
public ntoice before the Tukwila City Council on 21 May 1979 and 25 June 1979.
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of
Tukwila as follows:
Section 1. The zoning map for the Allentown area as prepared and
published by the Office of Community Development for the City of Tukwila,
attached hereto as Exhibit A and contained in Planning Division file no. MF
79 -11 -CA is hereby adopted for the area hereinafter descirbed, pursuant to
the authority and provisions of RCW 35A.14.330.
Section 2. The policies and standards for future development,
utilization, and future growth of the City of Tukwila as adopted in Ordinance
`1039, together with the regulations and restrictions for land use and devel-
opment being the Tukwila Zoning Code, Title 18 of the municipal code, as here-
tofore and hereafter amended shall apply to said area in the manner set forth
in the land use plan and zoning regulation herein adopted.
Section 3. ...at at such time as said desc ._d area, or any part
thereof shall be annexed to the City of Tukwila, the City Council may provide
in the annexation ordinance that so much of said area is thereby annexed shall
be subject to and a part of the Comprehensive Land Use Plan and zoning regula-
tion herein adopted as an extension to the Comprehensive Plan and zoning regu-
lations for the City of Tukwila.
Section 4. The proposed C -1 zoning for the neighborhood grocery
store at the southeast corner of 42nd Avenue South and South 124th Street; as
well as the proposed M -1 zoning in the northeast portion of the planning area
are both shown on the Comprehensive Plan as single- family. It is deemed that
the proposed zoning on these pieces is consistent with the policies of the
Comprehensive Plan and the map is hereby amended to be consistent with the
zoning action taken by this ordinance.
Section 5. The area subject to said plan and zoning regulation and
map is described as follows:
Beginning at the intersection of the Easterly line of State Sign
Route No. 99 at its intersection with the thread of the Duwamish River in
Section 9, Township 23 North, Range 4 East, Willamette Meridian;
Thence Easterly and Southerly along the thread of the Duwamish River
to its intersection with the Easterly margin of 42nd Avenue South, said point
of intersection being also the existing city limits;
Thence Easterly along the existing city limits as established by City
of Tukwila Annexation Ordinances No's. 255, 259, 244, 252, and 494 to the point
of intersection of said city limits with the southwesterly right -of -way line of
the Burlington Northern Railroad, said point being on the Northsouth centerline
of Section 14, Township 23 North, Range 4 East, W.M.;
Thence Northwesterly along said Southwesterly right -of -way line of
the Burlington Northern Railway to its intersection with the Northwesterly
margin of Interstate Highway 5;
Thence Northerly and Westerly along said Westerly line of Interstate
Highway 5 to the North line of Section 10, Township 23 North, Range 4 East,
Willamette Meridian;
Thence Westerly along said North line of Section 10 and continuing
Westerly along the North line of Section 9, Township 23 North, Range 4 East,
to the Easterly margin of State Sign Route 99 (Pacific Highway South);
Thence Southerly along said Easterly margin of State Sign Route No.
99 to the thread of the Duwamish River and the point of beginning;
Except any portion thereof lying within the northwest quarter of
Section 11, Township 23 North, Range 4 East, Willamette Meridian.
Section 6. A certified copy of this ordinance shall be filed in the
office of the King County Department of Records and Elections. Certified
copies shall be filed with the following City of Tukwila Departments:
A. Office of City Clerk • -;- „ 9
B. Office of Community Development
C. Department of Public Works
D. City Attorney
-2-
Section 7. This ordinance shall be in force and effect five days
from and after its passage by the Council and publication as required by law.
PASSED BY. THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a
regular meeting thereof this
9 9 h; day of d , 1979.
Approved as to form:
City Attorney
ATTEST:
Published: Record- Chronicle 7- 20 -79.
Edgar Bauch, Mayor
ddad4d
Maxine Anderson, City Clerk
AN ORDINANCE OF THE CITY OF TUKWILA PURSUANT to RCW 35A.14.330
ADOPTING ZONING REGULATIONS, ADOPTING ZONING MAP, AND AMENDING THE
TUKWILA ZONING CODE TO PROVIDE FOR THE AREA DESCRIBED AS FIRE
DISTRICT NO. 1 STUDY AREA AND PROVIDING THAT SAID AREA SHALL BECOME
SUBJECT TO SAID ZONING REGULATIONS UPON ANNEXATION TO THE CITY OF
TUKWILA.
On 6 , 1988, the City Council of the City of Tukwila
passed finance No. /44'7 , which provides as follows: Adopts zoning
regulations, a zoning map and amends the Tukwila Zoning Code to provide for
the area described as. Fire District No. 1 Study Area; said regulations, map
and amendments to become effective upon annexation of the City of Tukwila of
said area, or any part thereof; and 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
1:4 6IIsh : 'a I�e Dal
3296C2/6/334A
SUMMARY. OF ORDINANCE NO. /467
ZeZ alf " (-4-d 64oLe0.#<-0
ANDERSON CITY CLERK
We s - JL.4n a- /a2, 1grr
, 1988.
nelF 1141;
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FIRE DISTRICT NO. 1
ANNEXATION PROCESS
CITY OF TUKWILA .
6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188
Ante t at 7(fidate - ?eze Dcstncct I
INTRODUCTION
Nobody said It would be quick) The
annexation process has been delayed
but not stopped. This brochure has
been prepared to update you on the
status of the proposed annexation to the
City of Tukwila and to provide additional
answers to common questions about
annexation. If you did not receive the
March 1988 Question and Answer bro-
chure or if you have other questions,
please ecall the Planning Department at
Why Is the annexation not on the Nov -
ember 1988 ballot as expected?
The King County Council had two weeks
from the date of the Boundary Review
Board's (BRB) decision until the Records
and Election deadline, to pass the re-
quired ordinance. They failed to take
any action during that time. Therefore,
Tukwila has passed Its fourth resolution
supporting the election- method annex-
ation, specifying approval of the modi-
fied area and requesting that King
County now place the annexation on
the February 7, 1989 ballot. King County
passed . the required ordinance
November 14, 1988.
What did the BRB decide on the
boundary?
As you can see on the enclosed map,
the BRB made two changes to the Fire
District's boundary:
1. They expanded the northern limit up
to the Seattle City limits and out to the
centerline of the Duwamish River. This
splits the 16th Avenue South bridge in
half dividing responsibility between
King County and Tukwila.
2. They deleted the area east of the
Burlington Northern railroad tracks
south of the 1 -5 overpass and east of
Empire Way; including approximately
six homes on 56th Place South, south
of Juniper Street.
CITY OF TUKWILA
6200 Southcenter Boulevard
Tukwila, Washington 98188
:: T DELIVER ?,L•. - • ;
AS ADDRED Y ,
RETURN in WRIT
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LAND USE
Will people be allowed to place mobile
homes on their property?
No. Tukwila does not allow mobile
homes as dwelling units. However, if you
currently have one on a lot, you may
continue to use It as a dwelling, .The City
will allow replacement of existing mobile
/manufactured homes with manufac-
tured homes so long as Its an upgrade.
How will the zoning change If the area Is
annexed?
The City of Tukwila has adopted pre -
annexation zoning ordinances. For your
own copy or map, you may contact the
City Planning Department at 433 -1849.
UTILITIES
Will electric rates go up if I annex to
Tukwila?
Rates will not change with annexation
to Tukwila. Seattle City Light and Puget
Power boundaries do not change with
annexations, so whoever provides you
with service will continue to do so after
annexation.
Tukwila has an underground ordinance
for "ovrhiad utility Tines. When does
the City require the undergrounding?
New and improved streets are required
to have utility lines placed underground.
Residents and businesses on these new
or improved streets must then run lines to
their buildings underground.
SOLID WASTE
What is happening with King County's
plans to build an Incinerator at.the Black
River Quarry site?
At this time Incineration (Le., energy /. re-
source recovery) is not recommended
as a waste management alternative.
No incinerators are being considered for
construction.
A Final Environmental Impact Statement
on Solid Waste Management Alterna-
tives, issued September 30, 1988, recom-
mended heaviest reliance on recycling
Depa ent y of Development
nt
& Co � Y
811 Alask Building
6 1 S e attl a WA enue
t4,..
IF THIS MICROFILMED DOCUMENT IS LESS
CLEAR THAN THIS.NOTICE, IT IS— DUE TO
THE - QUALITY OF:THE DOCUMENT
activities, with a goal of 65% for King .
County by the year 2000. Education,
public Involvement, state legislation, and
financial aid to cities will support this goal.
What effect will this decision have on
the operation and Improvement of the
16th Avenue South bridge and other
capital Improvements?
Tukwila and King County are meeting to
resolve responsibilities for the bridge and
other improvements. These 'discussions
may or may not be concluded by the
time of the election. These discussions
are important because the costs of
maintaining, operating and eventually
replacing the bridge are quite high.
How will I be notified of the February 7,
1989 special election?
King County Records and Elections will
provide legal notice in the newspaper.
The voting will occur at your regular
polling location. If you have questions,
please call Records and Elections at
2916 -1565.
What will the ballot generally look like?
• FOR ANNEXATION AND ADOPTION OF ❑
PROPOSED ZONING AND LAND USE
REGULATIONS
• AGAINST ANNEXATION AND.ADOPTION
OF PROPOSED ZONING AND LAND USE
REGULATIONS.
• FOR ASSUMPTION OF INDEBTEDNESS ❑
• AGAINST ASSUMPTION OF INDEBTEDNESS ❑
GENERAL
If Tukwila eventually has the same
boundary as the South Central School
District, will there be any change to the
school district?
•
N6, the school district Is an Independent
body and is not required to change in
any way.
Will my address change If I annex to
Tukwila? •
No, your address and zip code remain
the same, although you may now use
Tukwila instead of Seattle, Washington as
place of residence or business.
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6 7.... 8 9 • 10 11 NMEMOENMNIY 12
Sea -Tac Incorporation
Boundary - Includes
Thorndyke, Foster and
Riverton Annexation Areas
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FIRE DISTRICT 1 ANNEXATION
RIVERTON ANNEXATION
FOSTER ANNEXATION
THORNDYKE ANNEXATION
IF THIS MICROFILMED DOCUMENT IS LESS
CLEAR THAN THIS NOTICE, IT IS DUE TO
THE sUALITY OF THE, ORIGINAL: DOCUMENT
cP
TUKWILA
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Seattle City Limits
405
RENTON
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CITY OF TUKWILA
6200 SOUTHCENTER BOULEVARD, TUKWILA, WASHINGTON 98188
414teratioo 7t'fidate - 7c"ze 27'CG.2tUGCt 1
INTRODUCTION
Nobody said It would be quick) The
annexation process has been delayed
but not stopped. This brochure has
been prepared to update you on the
status of the proposed annexation to the
City of Tukwila and to provide additional
answers to common questions about
annexation. If you did not receive the
March 1988 Question and Answer bro-
chure or if you have other questions,
please call the Planning Department at
433-1849.
FIRE DISTRICT NO. 1
ANNEXATION PROCESS
Why Is the .annexation not on the Nov -
ember 1988 ballot as expected?
The King County Council had two weeks
from the date of the Boundary Review
Board's (BRB) decision until the Records
and Election deadline, to pass the re-
quired ordinance. They failed to take
any action during that time. Therefore,
Tukwila has passed Its fourth resolution
supporting the election- method annex-
ation, specifying approval of the modi-
fied area and requesting that King
County now place the annexation on
the February 7, 1989 ballot. King County
passed the required ordinance
November 14, 1988.
What did the BRB decide on the
boundary?
As you can see on the enclosed map,
the BRB made two changes to the Fire
District's boundary:
1. They expanded the northern limit up
to the Seattle City limits and out to the
centerline of the Duwamish River. This
splits the 16th Avenue South bridge in
half dividing responsibility between
King County and Tukwila.
2. They deleted the area east of the
Burlington Northern railroad tracks
south of the 1 -5 overpass and east of
Empire Way; including approximately
six homes on 56th Place South, south
of Juniper Street.
CITY OF TUKWILA
6200 Southcenter Boulevard
Tukwila, Washington 98188
I AS A DDRES;_U
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RETURN TO ER
06 6Z . , BC LZ 9Z
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1111111 Ili 1111I111I111I1111' 11111111111 '11I111r!II11LI11111111111111
0 1•THSINCH 1 2 3
LAND USE
Will people be allowed to place mobile
homes on their property?
No. Tukwila does not allow mobile
homes as dwelling units. However, if you
currently have one on a lot, you may
continue to use it as a dwelling. The City
will allow replacement of existing mobile
/manufactured homes with manufac-
tured homes so long as Its an upgrade.
How will the zoning change If the area is
annexed?
The City of Tukwila has adopted pre -
annexation zoning ordinances. For your
own copy or map, you may contact the
City Planning Department at 433 -1849.
UTILITIES
Will electric rates go up If I annex to
Tukwila?
Rates will not change with annexation
to Tukwila. Seattle City Light and Puget
Power boundaries do not change with
annexations, so whoever provides you
with service will continue to do so after
annexation.
Tukwila has an underground ordinance
- 10f ovirhiad utility IIn $. Whin doll
the City require the undergrounding?
New and improved streets are required
to have utility lines placed underground.
Residents and businesses on these new
or improved streets must then run lines to
their buildings underground.
SOLID WASTE
What Is happening with King County's
plans to build an incinerator at the Block
River Quarry site?
At this time incineration (i.e., energy / . re-
source recovery) is not recommended
as a waste management alternative.
No incinerators are being considered for
construction.
A Final Environmental Impact Statement
on Solid Waste Management Alterna-
tives, issued September 30, 1988, recom-
mended heaviest reliance on recycling
11111111111 I I I. 1_LI .I_I1.1I4I1.I1IIIIII4III! IIWIII1I111I1I1111111I1111111I11111111 '11I111IIW
5,.. ._ 6,.. -.
. 7... . 3 9 • 10 11 IMOEINOCRNNH 12
IF THIS MICROFILMED DOCUMENT IS LESS
CLEAR THAN THIS IT IS-DUE TO
THE ,QUALITY..OF.:.THEARIGINAL DOCUMENT
De& pa Co ent of Planning
811 ity Development
l• Building
6 ask W
enue ^ swig ) " •
activities, with a goal of 65% for King
County by the year 2000. Education,
public Involvement, state legislation, and
financial aid to cities will support this goal.
What effect will this decision have on
the operation and Improvement of the
16th Avenue South bridge and other
capital Improvements?
Tukwila and King County are meeting to
resolve responsibilities for the bridge and
other improvements. These discussions
may or may not be concluded by the
time of the election. These discussions
are important because the costs of
maintaining, operating and eventually
replacing the bridge are quite high.
How will I be notified of the February 7,
1989 special election?
King County Records and Elections will
provide legal notice in the newspaper.
The voting will occur at your regular
polling location. If you have questions,
please call Records and Elections at
296.1565.
What will the ballot generally look like?
• FOR ANNEXATION AND ADOPTION OF ❑
PROPOSED ZONING AND LAND USE
REGULATIONS
• AGAINST ANNEXATION AND ADOPTION . ❑
OF PROPOSED ZONING AND LAND USE
REGULATIONS.
• FOR ASSUMPTION OF INDEBTEDNESS ❑
• AGAINST ASSUMPTION OF INDEBTEDNESS ❑
GENERAL
If Tukwila eventually has the same
boundary as the South Central School
District, will there be any change to the
school district? .
No; the school district Is an Independent
body and is not required to change in
any way.
Will my address change If I annex to
Tukwila?
No, your address and zip code remain
the same, although you may now use
Tukwila instead of Seattle, Washington as
place of residence or business.
Sea -Tac Incorporation
Boundary - Includes
Thorndyke, Foster and
Riverton Annexation Areas
0 1 s
FIRE DISTRICT 1 ANNEXATION
IM RIVERTON ANNEXATION
FOSTER ANNEXATION
THORNDYKE ANNEXATION
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405
RENTON
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FIRE DISTRICT *1
ANNEXATION STUDY
Study Area: Street System
Legend
imam= Study Area Boundary
4
NORTH
CCA Inc
HUGH G. GOLDSMITH & ASSOC.,INC.
STALZER & ASSOCIATES
TDA INC.
ATTACHMENT A
FIGURE 1
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FIRE DISTRICT *1
ANNEXATION STUDY
Study Area: Sub -Area Boundaries
Lcacnd
mu m.=
1
Study Area Boundary
Sub -Area Boundary
Sub -Area 1
North Industrial
2 Sub -Area 2
East I -5
3 Sub -Area 3
Empire Way South
4 Sub Area 4
Allentown
NORTH
CCA Inc
HUGH G. GOLDSMITH & ASSOC.,INC.
STALZER & ASSOCIATES
TDA INC.
ATTACHMENT B
FIGURE 2
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FIRE DISTRICT *1
ANNEXATION STUDY
King County Comprehensive
Plan - Urban
Highline Community Plan
J.eaend
Industry
Light Manufacturing
Remaining Study Area Undesignated
NORTH
CCA Inc
HUGH G. GOLDSMITH & ASSOC.,INC.
STALZER & ASSOCIATES
TDA INC.
ATTACHMENT C
FIGURE
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FIRE DISTRICT *1
ANNEXATION STUDY
EXISTING TUKWILA
COMPREHENSIVE
LAND USE PLAN MAP
1LOW DENSITY RESIDENTIAL
LIGHT INDUSTRIAL
PARKS AND OPEN SPACE
PUBLIC FACILITIES
NORTH
CCA Inc
HUGH G. GOLDSMITH & ASSOC.,INC.
STALZER & ASSOCIATES
TDA INC.
ATTACHMENT D
FIGURE
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ANNEXATION STUDY
Existing Land Use and
Community Facilities
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Multifamily
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Industrial
Mixcd Industrial/
Commcrcial
Park
Community Facility
Community Ccntcr
Library
Swimming Pool .
/ I \
\,‘ NORTH
CCA Inc
HUGH G. GOLDSMITH & ASSOC.,INC.
STALZER 8 ASSOCIATES
TDA INC.
ATTACHMENT E
FIGURE 7
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FIRE DISTRICT *1
ANNEXATION STUDY
Existing Zoning and Shoreline
Designations
Legend
L■NMW
MAP
0.0001
lowsool
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MI=
CD
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Singlc Family Rcsidcntial
Mcdium Dcnsity Multifamily
High Dcnsity Multifamily
Maximum Density
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Community/Ncighborhood
Busincss
Light Manufacturing
Hcavy Manufacturing
Manufacturing Park
Potcntial Zoncs
King County Shoreline Program
\\\N\ Rural
MM. Urban
1 1 \
NORTH
CCA Inc
HUGH G. GOLDSMITH & ASSOC.,INC.
STALZER & ASSOCIATES
TDA INC.
ATTACHMENT F
FIGURE 8
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FIRE DISTRICT *1
ANNEXATION STUDY
Proposed Comprehensive Land
Use Plan Designations
Legend
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1 High Density Residential
Professional/Office
Commercial
Light Industrial
Heavy Industrial
MF" Parks and Open Space
Public Facility
t
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• NORTH
CCA Inc
HUGH G. GOLDSMITH & ASSOC.,INC.
STALZER & ASSOCIATES
TDA INC.
1411
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ATTACHMENT I
FIGURE 9
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ING COUNTY
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FIRE DISTRICT #1
ANNEXATION STUDY
Tukwila Proposed Zoning/
Sub-Area 3
Lng
Single-family Residence
Low Apartments
Multiple Residence/High
Density
MEE Regional Retail Business
ESM Light Industry
EM Heavy Industry
NORTH
CCA Inc
HUGH G. GOLDSMITH & ASSOC.,INC.
STALZER & ASSOCIATES
TDA INC.
ATTACHMENT K
FIGURE
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