HomeMy WebLinkAboutPermit 86-12-V - CITY OF TUKWILA - NORTH HILL RESERVOIR VARIANCE14953 57th avenue south
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Permit 86-12-V - CITY OF TUKWILA - NORTH HILL RESERVOIR VARIANCE
Byron Sneva, Director
Public Works Department
City of Tukwila
6200 Southcenter Blvd.
Tukwila, WA 98188
RE: qriTiA6=12 ";/
Dear By:
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary 1. VanDusen, Mayor
April 4, 1986
Moira Carr Bradshaw
The Board of Adjustment heard your application for a variance on April 3,
1986 and approved your request for variance from TMC 18.50.020 front yard
setback requirements.
Per. TMC 18.90.030, the action of the Board shall be final unless, within
ten days of the Board's action, the applicant or an aggrieved party makes
an application to the Superior Court of King. County for a writ of
certiorari, a writ of prohibition or a writ of mandamus.
If you have any questions, please call me at 433 -1848.
Sincerely,
Aew
ATTENDANCE
APPROVAL OF MINUTES
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433 -1800
Gary L. VanDusen, Mayor
Mr. Goe withdrew the motion.
BOARD OF ADJUSTMENT
Minutes of the April 3, 1986 meeting.
The meeting was called to order by Mr. Goe at 7:00 p.m. Members present
were Ms. Regel, Ms. Altmayer and Mr. Goe. Representing staff were Moira
Bradshaw and Kathy Stetson, Planning Department.
MS. REGEL MOVED TO APPOINT MR. GOE AS TEMPORARY CHAIR FOR THE EVENING'S
MEETING. MS. ALTMAYER SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
MS. ALTMAYER MOVED TO EXCUSE THE ABSENCES OF MR. NESHEIM AND MS. HARRIS.
MS. REGEL SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
MS. REGEL MOVED TO APPROVE THE MINUTES OF THE SEPTEMBER 5, 1985 AND MARCH
6, 1986 MEETING, MR. GOE SECONDED THE MOTION.
Ms. Altmayer indicated that since she had not attended the September 5,
1985 meeting, she could not approve or disapprove the minutes for that
meeting.
MS. REGEL MOVED TO APPROVE THE SEPTEMBER 5, 1985 MINVUTES. MR. GOE SECONDED
THE MOTION, WHICH PASSED.
Ms. Altmayer stated that since the March 6, 1986 minutes state that the
discussion of the Rules of Procedure be continued until the next meeting,
that they then should appear on the agenda.
MS. ALTMAYER MOVED TO APPROVE THE MINUTES OF THE MARCH 6, 1986 MEETING.
MS. REGEL SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
MS. ALTMAYER MOVED TO ADD THE ITEM "RULES OF PROCEDURE" TO THE CURRENT
AGENDA AS ITEM IIIA. MS. REGEL SECONDED THE MOTION, WHICH PASSED
UNANIMOUSLY.
Board of Adjustment
Meeting Minutes
April 3, 1986
Page 2
MS. ALTMAYER MOVED TO CONTINUE ITEM IIIA, RULES OF PROCEDURE, TO THE NEXT
MEETING. MS. REGEL SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
PUBLIC HEARINGS
A. 86 -11 -V: Paul Peterson, requesting a variance from TMC 18.52,
Landscaping, for a proposed multi - family structure on Lot 2, Short
Plat 78- 34 -SS.
Ms. Bradshaw entered the report findings and conclusions into the record
and summarized the staff report.
Mr. Goe inquired about the topography of the site.
Ms. Bradshaw indicated that it was a steep grade east of 51st South.
Mr. Goe inquired if the setbacks would be different for a lesser size deve-
lopment on the property, and if a variance would be necessary.
Ms. Bradshaw indicated that parking and driveway requirements constrained
development. She indicated that various discussions had been held with the
applicant in an effort to determine whether the proposal could meet all the
requirements.
Mr. Goe inquired if the applicant had considered a smaller development,
such as a duplex or triplex.
Ms. Bradshaw indicated that it had not been discussed.
Chairman Goe opened the public hearing.
Paul Peterson, 3111 Occidental South, Seattle, WA 98166, described the
project and the reasons for the variance request. Mr. Peterson stated that
even with a smaller development, the requirements for the driveway easement
would still prohibit development in compliance with all the requirements
for the site. The applicant also indicated on the site plan the location
of any grades on the site.
Mr. Goe inquired as to the parking requirement and the previous zoning of
the parcel.
Rudy Zaputel, 15151 -15171 52nd Avenue South, owner of a duplex and triplex
located near the subject site, stated that he was prohibited by the City
from developing his parcel with three duplexes due to the size of his lot
and the City's requirement for landscaping /recreation area. He also
expressed concern with the location of the easement driveway and the prece-
dence of permitting larger developments on smaller lots.
Board of Adjustment
Meeting Minutes
3, 1986
Page 3
Mr. Zaputel provided another site plan, showing his development in relation
to the applicant's development. Chairman Goe entered the site plan into
the record as Exhibit E.
Ms. Bradshaw explained the history of the site, zoning, Comp. Plan designa-
tion and surrounding development.
Marnie Jersey, 15102 51st Avenue South, owner of the lot directly west of
the subject parcel, expressed his concern with the size of the development
proposal for the lot size, steepness of South 51st, and the increased traf-
fic generated.
Mr. Peterson stated that he is complying with all setback requirements,
that the easement existed when he purchased the property and that he is
only requesting a variance from the landscape requirement.
Mr. Goe closed the public hearing.
Mr. Goe inquired how Criteria #2 squares with Mr. Zaputel's development
being limited in size.
Ms. Bradshaw explained that in 1978 there was a discrepancy between the
zoning and the comp plan and a waiver process was required by the City
Council. The comp plan has now been brought into agreement with the zoning
in the area.
MS. ALTMAYER MOVED THAT CRITERIA TMC 18.72.020(1) HAD NOT BEEN MET. MS.
REGEL SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
MS. REGEL MOVED THAT VARIANCE CRITERIA TMC 18.72.020(2) HAD BEEN MET. MS.
ALTMAYER SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
MS. ALTMAYER MOVED THAT VARIANCE CRITERIA TMC 18.72.020(4) HAD BEEN MET.
MS. REGEL SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
MS. ALTMAYER MOVED THAT VARIANCE CRITERIA TMC 18.72.020(3) HAD NOT BEEN
MET. MS. REGEL SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
MS. ALTMAYER MOVED THAT VARIANCE CRITERIA TMC 18.72.020(5) HAD NOT BEEN
MET. MS. REGEL SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
MS. ALTMAYER MOVED TO DENY THE VARIANCE REQUEST. MS. REGEL SECONDED THE
MOTION, WHICH PASSED UNANIMOUSLY.
B. 86 -12 -V: North Hill Reservoir, requesting avariancefromTMC 18 .50.020
Height, Setback and Area Regulations, for a water reservoir and
appurtenances at approximately 14953 57th Avenue.
Board of Adjustment
Meeting Minutes
April 3, 1986
Page 4
Ms. Altmayer requested to be excused from the Board due to her residence
location near the proposed site.
Ms. Bradshaw explained the appearance of fairness doctrine.
Mr. Sneva waived the challenge of Ms. Altmayer on the appearance of fair-
ness doctrine.
Ms. Bradshaw summarized the staff report.
Mr. Goe inquired if turning the pump station 90° had been discussed with
the applicant.
Mr. Goe was concerned whether improving the street would cause an increase
in traffic.
Ms. Altmayer inquired about the parking and fencing of the site.
Mr. Goe inquired as to the elevation of the Strander residence across from
the site.
Ms. Bradshaw indicated that the Stranders will have review and input on
the landscape plan for the site.
Ms. Altmayer questioned the planning process for the project.
Ms. Bradshaw explained the negotiations already made and Planning
Commission decision on the conditional use permit and BAR review.
Mr. Goe opened the public hearing.
Byron Sneva, Director of Public Works, described the proposal and explained
the need for locating it at this site, the highest elevation in the North
Hill area. He indicated that moving the tank further west would not allow
the tank to rest completely on a rock foundation, and berming would be too
steep to construct without retaining walls being required. He indicated
the desire to keep as low a profile as possible in order to maintain_a
greenbelt appearance. Mr. Sneva briefly explained the workings of the
reservoir and the pump station.
Mr. Goe questioned the possibility of turning the pump station.
Mr. Sneva explained the parking area allowed easy access to the pumps for
routine maintenance, the direct line from Seattle Water, and the need for
retaining walls if the reservoir was moved.
Questions were raised regarding the need to tie the street improvements to
the reservoir construction.
Board of Adjustment
Meeting Minutes
April 3, 1986
Page 5
Mr. Sneva indicated that the road needed strengthening to handle the
construction and maintenance vehicles. Mr. Sneva demonstrated the turn-
around, and the trail end which will be rebuilt.
Mr. Sneva stated that there has been no real opposition by local residents
for this reservoir.
Ms. Altmayer expressed her concerns that the street not be made to look
like a through street and asked about the construction schedule.
Mr. Sneva replied that excavation was scheduled to begin in June, construc-
tion to commence in August, with completion by December, 1986 or January,
1987.
Carl Bergstrom, 14921 57th Avenue South, questioned Mr. Sneva regarding the
estimated number of yards of rock and soil to be excavated and the ability
to accomplish the work in the allotted time without causing undue disrup-
tion of the neighborhood during early morning or late evening hours.
Mr. Sneva asked to be excused to locate the desired information.
The Board recessed for five minutes. •
The Board reconvened the Public Hearing.
Mr. Sneva said he would provide answers at a later time.
Mr. Goe closed the public hearing.
MS. ALTMAYER MOVED TO ACCEPT VARIANCE CRITERIA 18.72.020(1), MS. REGEL
SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
MS. ALTMAYER MOVED TO ACCEPT VARIANCE CRITERIA 18.72.020(2), MS. REGEL
SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
MS. ALTMAYER MOVED TO ACCEPT VARIANCE CRITERIA 18.72.020(3), MS. REGEL
SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
MS. ALTMAYER MOVED TO ACCEPT VARIANCE CRITERIA 18.72.020(4), MS. REGEL
SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
MS. ALTMAYER MOVED TO ACCEPT VARIANCE CRITERIA 18.72.020(5), MS. REGEL
SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
MS. ALTMAYER MOVED TO APPROVE THE VARIANCE AS REQUESTED. MS. REGEL
SECONDED THE MOTION, WHICH PASSED UNANIMOUSLY.
Board of Adjustment
• Meeting Minute's
April 3, 1986
Page 6
The meeting adjourned at 9:40 p.m.
TUKWILA BUARD OF ADJUSTMENT
Moira Bradshaw
• 'Secretary
(21 /MNTS4 -3)
ADJOURNMENT
MS. REGEL MOVED TO ADJOURN, MS. ALTMAYER SECONDED THE MOTION, WHICH PASSED
UNANIMOUSLY.
CITY OF TUKWILA
PLANNING DIVISION
STAFF REPORT
86 -12 -V: North Hill Reservoir
AGENDA ITEM .
INTRODUCTION
The applicant, the City of Tukwila, is proposing to construct a reservoir and pump
station on Parcel A of Tukwila Short Plat 84- 20 -SS, approximately 14953 57th
Avenue South.
FINDINGS
1. The applicant requests a variance from TMC 18.50.020 Height, Setback and Area
regulations. A 30 foot front yard setback is required, the pumphouse is set-
back 14.5 feet. The applicant is requesting a variance of 15.5 feet.
(Exhibit A)
2. The property is zoned R -1 -12.0 Single Family Residential.
3. The proposed water reservoir is a permitted conditional use per TMC 18.64.020.
4. The pump station (Exhibit B) measures 32 feet by 46 feet by 26 feet in height.
The station will be recessed into the hillside with varying elevations above
grade. A wet well is located below the pump station for approximately 50
feet.
5. 57th Avenue South is a 40 foot unimproved public right -of -way that will be
improved per City standards to approximately 20 to 28 feet and will terminate
in front of the reservoir. Continuation of 57th Avenue South to 152nd Avenue
South is not likely because of the steep slope south of the subject site.
6. The subject site is located at the top of a hill with a single family home
located across 57th Avenue South. Exhibit C is a land use map of surrounding
development. Both 14952 and 14950 57th Avenue South are setback approximately
8 to 10 feet. The prevailing front yard pattern north of the site appears to
meet the minimum requirement except for 14920 and 14909 which is a corner lot.
CONCLUSIONS
1. Criteria TMC 18.72.020(1): The variance shall not constitute a grant of spe-
cial privilege inconsistent with the limitation upon uses of other properties
in the vicinity and in the zone in which the property on behalf of which the
application was filed is located.
86 -12 -V: North Hill Reset it
April 3, 1986
Page 2
The proposed utility will be unique to the surrounding single family neigh-
borhood. The site was chosen because it is one of the highest undeveloped
sites in the North Hill neighborhood. The subject parcel will foster the
design of the reservoir and pump station to provide sufficient water pressure
for the surrounding area.
Available records do not indicate similar variances were granted in the area.
Some of the existing development appears to be nonconforming relative to some
of the building setback requirements.
The prevailing yard pattern appears to conform to the standard, northward
along the improved portion of 57th Avenue South. The proposed street improve-
ment will probably open the sight lines up this right -of -way to the site.
However, the subject property is visually removed from the prevailing yard
pattern because of its location on the top of a hill. Two of the three resi-
dential structures located across the street from the proposed development
have non - conforming front yard setbacks. Sufficient basis (actual field
measurements of setbacks) appears to exist to conclude that, granting the
front yard setback variance would not confer a special privilege.
2. Criteria TMC 18.72.020(2): The variance is necessary because of special cir-
cumstances relating to the size, shape, topography, location or surrounding of
the subject property in order to provide it with use rights and privileges
permitted to other properties in the vicinity and in the zone in which the
subject property is located.
The property slopes downward from east to west, from an elevation of 264 to 216,
with an average slope of 21 percent. The change in elevation is consistently
distributed from the east to west property line. The proposed pump house is
sited to take advantage of the highest elevation on the property to provide
the greatest pumping capability. Based on the information available, the site
could accommodate the proposal with the minimum 30 foot requirement. A change
in the setback would require the pump station to be sited at a lower elevation
and therefore reduce the efficiency of the intended use or require larger
pumps to make up the difference. It does not appear that the topography
precludes the applicant's rights to develop. Staff feels that the applicant
needs to provide additional information to satisfy this criteria.
3. Criteria TMC 18.72.020(3): The granting of such variance will not be
materially detrimental to the public welfare or injurious to the property or
improvements in the vicinity and in the zone in which the subject property is
situated.
The 57th Avenue South right -of -way will be improved to a 20 to 28 foot paved
road with a sidewalk. The pavement will terminate at the reservoir and a City
trail continues down the right -of -way to 152nd Street. The street will have
limited vehicular use, primarily for the residents of the adjacent single
family home and reservoir maintenance crews. The area will also provide
86 -12 -V: North Hill Reset' it
April 3, 1986
Page 3
access for pedestrians using the trail system. 57th Avenue South will not be
improved as a roadway between the reservoir and 152nd Street because of the
steep grade. The entire development will be screened with an opaque fence and
evergreen landscaping. Only several feet of the pump station's roof will be
visible above the fenceline.
4. Criteria TMC 18.72.020(4): The authorization of such variance will not adver-
sely affect the implementation of the Comprehensive Land Use Policy Plan.
The authorization of the variance would not adversely affect the Comprehensive
Land Use Policy Plan.
5. Criteria TMC 18.72.020(5): The granting of such variance is necessary for the
preservation and enjoyment of a substantial property right of the applicant
possessed by the owners of other properties in the same zone or vicinity.
A "property right" usually is not interpreted to include the right to develop
property per individual design perogative while producing noncompliance with
existing zoning regulations. Instead the usual expectation is that develop-
ment of property by right contains the basic assumption of design formulation
in accordance with the underlying zoning requirement.
The variance is requested to allow the most efficient siting of the pump sta-
tion of the new reservoir. Requiring the 30 foot setback would limit the
maximum efficiency of the pump's location and a comparison of other properties
in the same zone or vicinity shows that adjacent property owners to the east
are not setback the required 30 feet. It would appear that the applicant
would be denied a "substantial property right" which is also "...possessed by
the owners of other properties in the same zone or vicinity." The location of
the pump station within the setback area would allow the applicant to enjoy a
similar property right as owners of other properties.
RECOMMENDATION
Because of the inability to find TMC 18.72.020(2) in favor of the application,
staff is unable to recommend approval of the variance application.
EXHIBITS
A. Site Plan
B. Cross Section
C. Landscape Plan
D. East Elevation
E. West Elevation
F. Land Use Map
G. Variance Application
(PC.HILL /50)
CITY OF TUKWILA
PLANNING DIVISION
BOARD OF ADJUSTMENT
STAFF REPORT
86 -12 -V: North Hill Reservoir
AGENDA ITEM
INTRODUCTION
C9 4) 11/'-i.4 1 /I
The applicant, the City of Tukwila, is proposing to construct aVr.eservoir and pump
station ` on Parcel .A of ::,Tukwila Short Plat 84- 20 -SS, approximately 14953 57th
Avenue South.
FINDINGS
1. The applicant requests a variance from TMC 18.50.020 Height, Setback;. and Area
regulations. A 30 foot front yard setback is required, the pumphouse is set
back: 14.5 feet. The applicant is requesting a variance of 15:5 feet.
(Exhibit A)
2. The property is zoned R -1 -12.0 Single Family Residential.
3. The proposed water reservoir .. is a permitted;; conditional .; use per;TMC
18.64.020.
4. The pump station (Exhibit B) measures 32 feet by 46 feet by 26 feet in height.
The station will be recessed into the hillside with varying.elevationsabove
grade. A wet well is located below the pump station for approximately 50
feet.
5. 57th Avenue South is a 40 foot unimproved public right -of -way that will be
improved per City standards to approximately 20 to 28 feet and will terminate
in front of the reservoir. Continuation of 57th Avenue South to 152nd Avenue
South 'is not likely because of the steep slope south of the subject site.
6. The subject site is located at the top of a hill with a single family home
located across 57th Avenue South. Exhibit C is a land use map of surrounding
development. Both 14952 and 14950 57th Avenue South are setback approximately,
8 to 10 feet. The prevailing front yard pattern north of the site appears to
meet the minimum requirement except for 14920 and 14909 which is a corner lot.
CONCLUSIONS
1. Criteria TMC 18.72.020(1): The variance shall not constitute a grant of spe-
cial privilege inconsistent with the limitation upon uses of other properties
in the vicinity and in the zone in which the property on behalf of which the
application was filed is located.
'86 -12 -V: North Hill Rese; sir
April 3, 1986
Page 2
The proposed utility will be unique to the surrounding single family neigh-
borhood. The site was chosen because it is one of the highest undeveloped
sites in the North Hill neighborhood. The subject parcel will foster the
design of the reservoir and pump station to provide sufficient water pressure
for the surrounding area.
Available records do not indicate similar variances were granted in the area.
Some of the existing development appears to be nonconforming relative to some
of the building setback requirements.
The prevailing yard pattern appears to conform to the standard, northward
along the improved portion of 57th Avenue South. The proposed street improve-
ment will probably open the sight lines up this right -of -way to the site.
However, the subject property is visually removed from the prevailing yard
pattern because of its location on the top of a hill. Two of the three resi-
dential structures located across the street from the proposed development
have non - conforming front yard setbacks. Sufficient basis (actual field
measurements of setbacks) appears to exist to conclude that, granting the
front yard setback variance would not confer a special privilege.
2. Criteria TMC 18.72.020(2): The variance is necessary because of special cir-
cumstances relating to the size, shape, topography, location or, surrounding of
the subject property in order to provide it with use rights and privileges
permitted to other properties in the vicinity and in the zone in which the
subject property is located.
The property slopes downward from east to west, from an elevation of 264 to 216,
with an average slope of 21 percent: The change in elevation is consistently
distributed from the east to west property line. The proposed pump house is
sited to take advantage of the highest elevation on the property to provide
the greatest pumping capability. Based on the information available, the site
could accommodate the proposal with the minimum 30 foot requirement. A change
in the setback would require the pump station to be sited at a lower elevation
and therefore reduce the efficiency of the intended use or require larger
pumps to make up the difference. It does not :_appear.::: that ' the:: topography
precludes the applicant's rights to 'develop. Staff feels that the applicant
needs to provide additional information to satisfy this criteria.
3. Criteria TMC 18.72.020(3): The granting of such variance will not be
materially detrimental to the public welfare or injurious to the property or
improvements in the vicinity and in the zone in which the subject property is
situated.
The 57th Avenue South right -of -way will be improved to a 20 to 28 foot paved
road with a sidewalk. The pavement will terminate at the reservoir and a City
trail continues down the right -of -way to 152nd Street. The street will have
limited vehicular use, primarily for the residents of the adjacent single
family home and reservoir maintenance crews. The area will also provide
86 -12 -V: North Hill Rese( it
April 3, 1986 �
Page 3
access for pedestri ans.usi ng the trail ,sys L57th ,Avenue ,South wi >l l .not' b
improved :as a roadway' between ` the 'reservoir and 152nd Street becaus ofi the
steep�`grade. The entire:: development will be< ; an opaque fence ands
evergreen landscaping,. Only several : feet',-of ,pump station's roof wall =be
visible, above the fenceli ne.
4. Criteria TMC 18.72.020(4): The authorization of such variance will not adver-
sely affect the implementation of the Comprehensive Land Use Policy Plan.
The authorization of the variance would not adversely affect the Comprehensive
Land Use Policy Plan.
5. Criteria TMC 18.72.020(5): The granting of such variance is necessary for the
preservation and enjoyment of a substantial property right of the applicant
possessed by the owners of other properties in the same zone or vicinity.
A "property right" usually is not interpreted to include the right to develop
property per individual design perogative while producing noncompliance with
existing zoning regulations. Instead the usual expectation is that develop-
ment of property by right contains the basic assumption of design formulation
in accordance with the underlying zoning requirement.
The variance is requested to allow the most efficient siting of the pump sta-
tion of the new reservoir. Requiring the 30 foot setback would limit the
maximum efficiency of the pump's location and a comparison of other properties
in the same zone or vicinity shows that adjacent property owners to the east
are not setback the required 30 feet. It would appear that the applicant
would be denied a "substantial property right" which is also "...possessed by
the owners of other properties in the same zone or vicinity." The location of
the pump station within the setback area would allow the applicant to enjoy a
similar property right as owners of other properties.
RECOMMENDATIUN
Because of the inability to find TMC 18.72.020(2) in favor of the application,
staff is unable to recommend approval of the variance application.
EXHIBITS
A. Site Plan
B. Cross Section
C. Landscape Plan
D. East Elevation
E. West Elevation
F. Land Use Map
G. Variance Application
(PC.HILL /50)
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w mart 0410
CITY OF TKWILA
Central Permit System
( MASTER LAND DEVELOPMENT APPLICATION FORM
2) DESCRIBE THE VARIANCE ACTION WHICH YOU ARE REQUESTING:
30' front yard setback required; 15' 6" requested
S C H E U L E
LAND USE VARIANCE
EXHIBIT G
1) TUKWILA MUNICIPAL CODE (TMC) SECTIONS FROM WHICH YOU ARE REQUESTING VARIANCE:
TMC 18.50.020 Height, Setback and Area Regulations
3) DESCRIBE THE PRESENT USE OF THE PROPERTY, AND THE PROPOSED USE OF THE PROPERTY IF THE
VARIANCE IS APPROVED: present use: vacant land; Proposed property 7se: jn .#a11
and operate City reservoir and pump station
•
DESCRIBE THE MANNER IN WHICH. YOU BELIEVE THAT YOUR REQUEST FOR A VARIANCE SATISFIES EACH
OF THE FOLLOWING CRITERIA AS SPECIFIED IN TMC 18.72.020 (ATTACH ADDITIONAL SHEETS 1F=
NECESSARY).
11 THE VARIANCE SHALL NOT CONSTITUTE A GRANT OF SPECIAL PRIVILEGE INCONSISTENT WITH THE •
LIMITATION UPON USES OF OTHER PROPERTIES IN THE VICINITY AND IN THE ZONE IN WHICH THE
PROPERTY ON BEHALF OF WHICH THE APPLICATION WAS FILED IS LOCATED.
RESPONSE: the pump station enclosure houses bumps. The only access is from a door on
the west side. No activity within the pump station will be visihle to adjer.ant
property owners.
2 ) THE VARIANCE IS NECESSARY BECAUSE OF SPECIAL CIRCUMSTANCES RELATING TO THE SIZE, SHAPE,
LOCATION OR SURROUNDING OF THE SUBJECT PROPERTY IN ORDER TO PROVIDE IT
WITH USE RIGHTS AND PRIVILEGES PERMITTED TO OTHER PROPERTIES IN THE VICINITY AND IN
THE ZONE IN WHICH' THE SUBJECT PROPERTY IS' LOCATED.
RESPONSE: The purpose of locating the reservoir and PUMP station at the highest ground
possible is to allow for the greatest amount of available pressure to the service area
water system as possible. The topography drops off steeply to the west.
3) THE GRANTING OF SUCH VARIANCE WILL NOT BE MATERIALLY DETRIMENTAL TO THE PUBLIC WELFARE
OR INJURIOUS TO THE PROPERTY OR IMPROVEMENTS IN THE VICINITY AND IN THE ZONE IN WHICH
THE SUBJECT PROPERTY IS SITUATED.
RESPONSE: The reservoir and pump station have been designed to be visually compatible
with surrounding residential properties. The facility is completely fenced and landscaped.
4) THE AUTHORIZATION OF SUCH VARIANCE WILL NOT ADVERSELY AFFECT THE IMPLEMENTATION OF THE
COMPREHENSIVE LAND USE POLICY PLAN.
RESPONSE: The construction and activation of this reservoir and pump station will allow
adequate pressures for the surroundin •ro erties and facilitate the im•1 -1 -.
•6 •
he
present comprehensive land use policy plan without the threat of moratorium for future*
5 ) THE GRANTING OF SUCH VARIANCE IS NECESSARY FOR THE PRESERVATION AND ENJOYMENT OF A
SUBSTANTIAL PROPERTY RIGHT OF THE APPLICANT POSSESSED BY THE OWNERS OF OTHER PROPERTIES
IN THE SAME ZONE OR VICINITY.
RESPONSE: The reservoir and pump station are critical elements in establishing an adequate
water pressure zone for the surrounding P roperties in the aDm@ zone. This water pressure **
*building, per the plan.
* *zone has been determined to be inadequate at the present time, necessitating the con-
struction of this facility for the public health and safety.
TMC" 18-. 72 070 .PROM ISITED VARIANCE. UNDER NO ' CIRCUMSTANCES = SHALL- THE !BOARD. OF,. ADJUST -
MENT GRANT ' A VARIANCE TO PERMIT A USE NOT GENERALLY OR CONDITIONALLY PERMITTED IN THE
ZONE INVOLVED, OR` ANY USE EXPRESSLY OR BY IMPLICATION PROHIBITED BY 'HE TERMS OF THIS
TITLE 'IN SAID ZONE'.
TO:
FROM:
DATE:
SUBJECT:
C
City of Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
(206) 433-1800
Gary L. VanDusen, Mayor
Moira Bradshaw
Phil Fraser
March 28, 1986
Setbacks as Related to Reservoir Request for Setback Variance
In the immediate block north:
cc: City Engineer
File : 84 -WT17
MEMORANDUM
14950 - 18' east
14937 - 39' west
14933 - 41' west
14930 - 75' east
14926 - 43' west
14921 - 43' west
14920 - 22' east
14918 - 30' east
14909 - 26' west
14916 - 34' west
14949 - 50' west
15000 +/- 10'east
'
Two of three properties are within 30' street setback, one 20' within and
one 12' within.
67% properties
(pump station = 75 %)
Anticipate (per sewer comp. plan) S. 150th will be extended from Macadam
Road to 57th for utility corridor and roadway may be natural development.
Of seven remaining residential units one block away, per prior paragraph
assumptions two of seven properties are within 30' setback.
Thus, if four of the ten single family residential units or 40% now enjoy
the privilege of placing structures with the 30' setback on 57th from
reservoir site to S. 149th.
Also, properties on the east side of 57th Avenue South to the south to
152nd Avenue South appear to be within 30', although front yard access is
S. 152nd Street.
(' &
City ��� of Tukwila
���� ������������
6200 Southcenter Boulevard
Tukwila Washington 98188
OM 433-1800
Gary L. VanDusen, Mayor
CITY OF TUKWILA
Notice of Public Hearings of the
Tukwila Board of Adjustment
NOTICE IS HEREBY GIVEN that the Tukwila Board of Adjustment has
fixed the 3rd day of April, 1986, at 7:00 p.m., in Conference
Room #3 of Tukwila City Hall, 6200 Southcenter Boulevard,
Tukwila, Washington, as the time and place for
-86-12-V: North Hill Reservoir, requesting a variance from TMC
18.50.020 Height, Setback and Area Regulations, for a water
reservoir and appurtenances at approximately 14953 57th Avenue
South.
86-11-V: Paul Peterson, requesting a variance from TMC 18.52
Landscaping, for a proposed multi-family structure complex at
Lot 2, Short Plat 7834-SS.
Any and all interested persons are invited to attend.
Published: Record Chronicle, March 23, 1986
Distribution: Mayor, City Clerk Property Owners/Applicants,
Adjacent Property Owners, Posted on sites, Files
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LINE FROM THE SOUTHEAST PROPERTY CORNER.
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BY THE ENGINEER.
3. EXISTING CONDITIONS AND 7OPOGRAPHY BASED ON
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4. ONLY LARGER EXISTING TREES ARE SHOWN. SITE
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I MAR 17 198 ]
CITY OF TUKWILA
PLANNING DEPT.
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I MAR 17 19861
CITY OF TUKWILA
PLANNING DEPT.
FIGURE E
3
F
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