HomeMy WebLinkAboutPermit DR-03-84-01 - CITY OF TUKWILA - CHRISTENSEN TRAIL III DESIGN REVIEWDR-03-84
CHRISTENSEN GREENBELT TRAIL ALONG GREEN RIVER
CHRISTENSEN TRAIL III
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City f Tukwila .
6200 Southcenter Boulevard
Tukwila Washington 98188
Gary L VanDusen,'Mayor
PLANNING COMMISSION
Minutes of the March 22, 1984 meeting.
Chairman Kirsop opened the meeting at 8:08 p.m. Other Commissioners pre-
sent were Mr. Knudson, Mr. Larson, Mr. Sowinski, Mr. Coplen and Ms. Avery.
Representing City staff were Brad Collins and Rick Beeler, Planning
Department.
APPROVAL OF MINUTES
MR. SOWINSKI MOVED TO APPROVE THE MINUTES OF THE JANUARY 26, 1984 MEETING.
MS. AVERY SECONDED THE MOTION, WHICH WAS APPROVED UNANIMOUSLY.
MR. SOWINSKI MOVED THAT THE MINUTES OF THE FEBRUARY 9, 1984 MEETING BE
APPROVED SUBJECT TO THE CHANGES. MR. KNUDSON SECONDED THE MOTION, WHICH
WAS APPROVED UNANIMOUSLY.
MR. COPLEN MOVED THAT THE MINUTES OF THE FEBRUARY 23, 1984 MEETING BE
APPROVED. MR. SOWINSKI SECONDED THE MOTION, WHICH WAS APPROVED
UNANIMOUSLY.
PUBLIC MEETING
Application DR- 03 -84: City of Tukwila, requesting approval of Phase
III of Christensen Greenbelt Trail along the Green River.
Mr. Beeler read the staff report.
The type of trees and their location on the dike was discussed relative to
facilitation of circulation thereon. The concern was expressed that the
trees not grow sufficiently large to impair circulation on the dike. In
addition, the location and desirability of picnic tables and /or benches
along the dike at various locations was considered. The other major con-
cern was the desirability of pressure treated wood for retaining wall
materials in lieu of concrete.
MR. COPLEN MOVED TO APPROVE THE PROPOSAL WITH THE AMENDMENTS THAT THE CITY
TRY TO ACCOMODATE BENCHES AND PICNIC TABLES WHERE POSSIBLE WITHIN THE
EXISTING EASEMENT, WHICH IF INSUFFICIENT THE CITY CONTACT PEMBROCK
MANAGEMENT FOR ADDITIONAL EASEMENT FOR THE PICNIC TABLES AND BENCHES, AND
THAT THE AREA OF THE TRAIL UNDER THE BRIDGE HAVE RETAINING WALL
REINFORCEMENT OUT OF CONCRETE AND NOT PRESSURE TREATED WOOD.
Page -2- •
PLANNING COMMISSION If.'UTES
March 22, 1984
MS. AVERY SECONDED THE MOTION.
Mr. Coplen stated for the record the intent of the motion is not for the
City to purchase additional easements.
MOTION CARRIED UNANIMOUSLY.
OTHER BUSINESS
Election of new chairman
MR. SOWINSKI NOMINIATED MR. KNUDSON FOR CHAIRMAN. MR. LARSON SECONDED THE
MOTION.
MR: COPLEN MOVED TO CLOSE THE NOMINIATIONS. MS. AVERY SECONDED THE MOTION,
WHICH CARRIED UNANIMOUSLY.
THE MAIN MOTION CARRIED UNANIMOUSLY.
MR. SOWINSKI NOMINIATED MS. AVERY FOR VICE - CHAIRMAN, WHO DECLINED DUE TO
PRESENT HEALTH.
MR. LARSON MOVED MR. KIRSOP BE ELECTED VICE- CHAIRMAN. MR. SOWINSKI
SECONDED THE MOTION.
MR. COPLEN MOVED THAT NOMINATIONS BE CLOSED. MR. SOWINSKI SECONDED THE
MOTION, WHICH PASSED UNANIMOUSLY.
MAIN MOTION CARRIED UNANIMOUSLY.
Meeting Time
After a brief discussion the consensus of Commissioners was that the 8:00
p.m. starting time . would continue until the work load increases, then the
meetings would begin at 7:30 p.m.
Reappointment of Mr. Sowinski to the Planning Commission
Mr. Collins stated that Mr. Sowinski's reappointment was to be considered
by the City Council on April 2, 1984. Contratulations were extended.
Mr. Collins announced that Mr. Coplen had been elected.as the 1983 busi-
nessman of the year in the City of Tukwila.
Mr. Collins announced that the 1984 Planning Association of Washington
Conference in the City of Pasco will occur on May 2, 3, and 4, 1984.
Applications and details were circulated amongst the Commissioners for
their response.
The meeting was adjourned at 9:05 p.m.
Page -3- •
PLANNING COMMISSION r.'UTES
March 22, 1984
TUKWII�, P AN NG COMMISSION
Rick Beeler •
Associate Planner
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CITY OF TUKWILA
PLANNING DIVISION
STAFF REPORT
PLANNING COMMISSION
IV) A. . DR -3 -84, City of Tukwila
AGENDA ITEM
INTRODUCTION
The City of Tukwila Parks and Recreation applied to construct Phase III of the
Christensen Greenbelt Trail along the Green River from about So. 180th Street to
the southerly border of the City. The trail will connect with the existing por-
tion from approximately Interstate 405. Separately the City has applied for a
Shoreline Management Substantial Development Permit (84- 08 -SMP) which is being
processed concurrently with this application.
FINDINGS
1. TMC Section 18.60.030(2)(A) requires Board of Architectural Review of the pro-
posal. TMC 18.60.050 contains design review guidelines for the Board to uti-
lize in reaching its decision. The Board may approve, modify, or deny the
application.
2. Phase III of the Christensen Greenbelt Trail consists of 1.5 miles of an 8'
wide pedestrian /bicycle trail composed of asphalt pavement, bollards, signage,
retaining walls and landscaping per submitted plans. This trail is to be
constructed atop the existing dike along the Green River. The trail will be
located on the westerly dike of the Green River from slightly north of So.
180th Street to the westerly vicinity of Andover Park East (Exhibit B). Along
the southerly dike along the river the trail will be located at approximately
what would be the intersection of So. 182nd Street and West Valley Highway to
the southerly City limits. The trail would also connect across the existing
wood bridge in the vicinity of So. 180th Street.
3. The trail will run under the existing bridge of 180th Street. Existing
topography will be revised to accomodate the trail, and stabilization of the
slopes will occur via a retaining wall of pressure- treated wood or concrete
(Exhibit C). As in the rest of the trail drainage from the pathway will flow
over the pavement onto the adjacent rock rip /rap and /or erosion control grass
areas.
4. The vast majority of the trail sections will be constructed with minimal
grading, if any, of the existing dikes. It is required, however that a mini-
mum of 2' of "freeboard" be maintained between the 100 year flood elevation of
the Green River and the trail pavement. This may require minor land fill to
increase the height of the existing dikes.
Page - 2-
Planning Commission
DR -3 -84: City of Tukwila
March 22, 1984
5. Applicable portions of the Comprehensive Land Use Policy Plan of the City of
Tukwila is contained in attached Exihibit D and of the Shoreline Master Plan
in Exhibit E.
6. TMC Chapter 18.44 contains provisions for regulation for the shoreline of the
City of Tukwila. This proposal is located within the "River Environment"
which TMC 18.44.130(A) specifies as a permitted use "public and /or private
footpaths or trails." The proposed erosion control grass and existing rock
rip -rap dike stabilization measures either have been implemented or will be
implemented in the proposal per TMC 18.44.130(2).
CONCLUSIONS
1. The guidelines for the Board of Architectural Review consideration (TMC
18.60.050) do not all directly apply to the proposal. These guidelines appear
to relate more to proposed development of buildings and site plans pursuant to
the normal physical development of land, not the proposed development of the
trail.
2. The proposed landscaping containing erosion control grass areas and deciduous
shade trees is appropriate for the narrow area on top of the dikes (TMC
18.60.050(3)(A)(B)(C)(D)). This landscaping plan will enhance the attrac-
tiveness and enjoyment of the proposed trail and existing adjacent properties
without unduly screening existing and /or potential future development on these
properties.
3. The proposal conforms to the Comprehensive Land Use Policy Plan and Shoreline
Master Plan. The pedestrian /bicycle link provided by the trail is an impor-
tant phase in the completion in the overall Christensen Trail plan for the
City of Tukwila.
RECOMMENDATION
Staff recommends approval of the application as submitted.
EXHIBITS
A Vicinity Map
B Site Development Plan
C Trail Section
D Comprehensive Land Use Policy Plan Policies
E Shoreline Master Plan Goals and Policies
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EXHIBIT D
Comprehensive Land Use Policy Plan - Applicable goals and policies
Natural Environment
Goal 2, Page 15
Policy 2, Page 27
Open Space
Goal 1, Page 16
Goal 2, Page 16
Goal 3, Page 16
Policy 4, Page 35
Transportation
Use and preserve the natural features and resources of
the physical environment in a wise and posterity -
oriented manner.
Goal 3, Page 15 Protect and enhance the natural amenities and aesthetic
resources of the Tukwila area for the public's welfare.
Strive to maximize the natural environment along the
course of the Green River in conformance with the goals
of the shoreline program in Tukwila.
Create an integrated network of open space based on
existing and proposed recreational areas, lands least
suitable for other development, and the natural ameni-
ties of the Tukwila area.
Provide vivid, diverse open space experiences which fit
easily into the pattern of daily life.
Provide meaningful recreational opportunity for all
people of Tukwila regardless of sex, age, color, or
socioeconomic status.
Locate public recreational facilities where they are
easily accessible to the resident population.
Objective 2, Page 37 Establish a safe path or trail system which services to
link the open spaces forming an open space system.
Policy 2, Page 37 Gain trail easements and open space along the Green
River and incorporate them into the lowland trail and
open space system.
Policy 3, Page 38 Connect concentrations of commercial /retail activity
with the pathway network.
Objective 6, Page 79 Create a functional, safe, and convenient sidewalk or
pathway system.
Policy 1, Page 79 Create a sidewalk or pathway system where every link is
a part of an intergrated network.
EXHIBIT E
Shoreline Master Plan - Applicable Goals and Policies
Overall Goals, Page 4.1:
1. Promote reasonable and appropriate use of the shorelines which will promote
and enhance public interest.
2. Protect against adverse effects against the public health, and land, its
vegetation and wildlife and the waters and their aquatic life within Tukwila.
7. Provide safe and reasonable access for the public to the shorelines.
10. Encourage recreational activities unique to or dependent upon the use of the
river which benefit the public interest.
Public Access Element
- Goals, Page 4.3:
1. Encourage safe, convenient and diversified access for the public to the shore-
lines of Tukwila
2. Assure that the intrusions created by public access will not endanger life,
property or have adverse effects on fragile natural features.
4. Encourage public access to privately owned shorelines, consistent with pri-
vate property rights.
Policies, Page 4.4:
3. A trail system should be developed along the river.
a. Trails should be developed for linear access through public shoreline
• areas.
b. Access points to and along the river should be linked by a system of
trails.
c. The connection of other trails in the region to the shoreline trail system
should be encouraged and developed.
Recreational Element
Goals, Page 4.5:
1. Encourage recreational activities and related facilities unique to or depen-
dent upon the use of the river which benefit the public interest.
2. Encourage diverse, convenient and adequate recreational opportunities along
the shorelines for the local residents and a reasonable number of transient
users.
Policies, Page 4.5:
1.b. The opportunity for sport fishing in the river should be enhanced.
3. Aesthetic considerations should be encouraged when contemplating a new deve-
lopment, redevelopment of existing facilities or for general enhancement of
shoreline areas.
Conservation Element
Goals, Page 4.7:
2. Encourage the preservation of as much as possible of the natural character of
the river and its shoreline.
3. Encourage the protection of resources and ecology of the river and its
shoreline.
Policies, Page 4.7:
3. Promote linear shoreline access, especially pedestrian and other non - motorized
types, in the areas close to population centers; such areas would also serve
as buffer between water and developed areas.
Use Regulations
River Zone, Page 6.2:
3. Public and /or private foot paths or trails.
4. Recreation facilities such as benches, tables, viewpoints, overlooks, etc.
River Zone, Page 6.3:
3. The River Zone shall be landscaped with suitable plant material from the
appropriate set -back line or edge of road or track to the river, consistent
with flood control measures, as follows:
a. Large hardy shade trees at a maximum of 30 feet on center such as syca-
more, maple, willow, oak, beech, walnut, ash, alder, poiplar, cottonwood,
birch and black locust.
b. One of the following:
1. Live groundcover at a maximum of 18 inches on center such as ivy,
salal, salmonberry, oregon grape.
2: Natural grass such as red fescue, field grass, clover.
3. Addition to the existing natural vegetation where appropriate.
Policy 2, Page 80
Policy 6, Page 81
Policy 8, Page 81
Integrate bicycle, pedestrian, bus and street systems
and development accomodating and safe mechanisms of
transferring from one mode of transportation to
another.
Construct sidewalks and pathways within and between
commercial areas and promote their use.
Provisions should me made in each sidewalk or pathway
constructed to provide for the safety of the user.
Overall Goals, Page 4.1:
1. Promote reasonable and appropriate use of the shorelines which will promote
and enhance public interest.
2. Protect against adverse effects against the public health, and land, its
vegetation and wildlife and the waters and their aquatic life within Tukwila.
7. Provide safe and reasonable access for the public to the shorelines.
10. Encourage recreational activities unique to or dependent upon the use of the
river which benefit the public interest.
Public Access Element
Goals, Page 4.3:
1. Encourage safe, convenient and diversified access for the public to the shore-
lines of Tukwila.
2. Assure that the intrusions created by public access will not endanger life,
property or have adverse effects on fragile natural features.
4. Encourage public access to privately owned shorelines, consistent with pri-
vate property rights.
Policies, Page 4.4:
3. A trail system should be developed along the river.
a. Trails should be developed for linear access through public shoreline
areas.
b. Access points to and along the river should be linked by a system of
trails.
c. The connection of other trails in the region to the shoreline trail system
should be encouraged and developed.
Recreational Element
Goals, Page 4.5:
EXHIBIT E
Shoreline Master Plan - Applicable Goals and Policies
1. Encourage recreational activities and related facilities unique to or depen-
dent upon the use of the river which benefit the public interest.
2. Encourage diverse, convenient and adequate recreational opportunities along
the shorelines for the local residents and a reasonable number of transient
users.
Policies, Page 4.5:
1.b. The opportunity for sport fishing in the river should be enhanced.
3. Aesthetic considerations should be encouraged when contemplating a new deve-
lopment, redevelopment of existing facilities or for general enhancement of
shoreline areas.
Conservation Element
Goals, Page 4.7:
2. Encourage the preservation of as much as possible of the natural character of
the river and its shoreline.
3. Encourage the protection of resources and ecology of the river and its
shoreline.
Policies, Page 4.7:
3. Promote linear shoreline access, especially pedestrian and other non - motorized
types, in the areas close to population centers; such areas would also serve
as buffer between water and developed areas.
Use Regulations
River Zone, Page 6.2:
3. Public and /or private foot paths or trails.
4. Recreation facilities such as benches, tables, viewpoints, overlooks, etc.
River Zone, Page 6.3:
3. The River Zone shall be landscaped with suitable plant material from the
appropriate set -back line or edge of road or track to the river, consistent
with flood control measures, as follows:
a. Large hardy shade trees at a maximum of 30 feet on center such as syca-
more, maple, willow, oak, beech, walnut, ash, alder, poplar, cottonwood,
birch and black locust.
b. One of the following:
1. Live groundcover at a maximum of 18 inches on center such as ivy,
salal, salmonberry, oregon grape.
2. Natural grass such as red fescue, field grass, clover.
3. Addition to the existing natural vegetation where appropriate.
■ -, ..,.
NOTICE IS HEREBY GIVEN that the Tukwila PLANNING COMMISSION has fixed the
22nd day of March at 8:00 p.m. in the City Council Chambers of Tukwila
City Hall, 6200 Southcenter Boulevard, Tukwila, Washington, as the time and
place for
DR -3 -84: City of Tukwila: request for approval of completion of the
Christensen Greenbelt Park between S. 180th and the southerly City
boundary.
Any and all interested persons are invited to attend.
Published: Record Chronicle, March 11, 1984
CITY OF TUKWILA
Notice of Public Meeting of the
Tukwila Planning Commission
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CITY OF TU WILA
Central Permit System
MASTER LAND DEVELOPMENT APPLICATION FORM
CITY i t � i.•..��iJ,
� I / li��i CFPi'
PLEASE WRITE LEGIBLY OR TYPE ALL REQUESTED -4 'T- 1-0N-- ANCC3MPL E APPL I CAT I ONLS WILL NOT BE
ACCEPTED FOR PROCESSING.
•
SECTION I: GENERAL DATA
TYPE OF APPLICATION: D BSiP Q SH ❑ ORT SUBDIVISION SHORELINE 0 PND ❑ PMUO. SAM
PLAT PERMIT � NTERVR>zA,
❑ CONDII�TIONAL ❑UN OVARIANCE ❑ N1NG ❑AMENDMENT
NAME City of Tukwila -Parks & Recreation TELEPHONE ( 206) 433 -1843
ADDRESS 6200 Southcenter Blvd, Tukwila, WA' ZIP 98188
2) PROP. OWNER: NAME See Legal Description Exhibit B TELEPHONE ( ) Same
ADDRESS Same as above N/A ZIP Same
PROJECT LOCATION: (STREET ADDRESS, GEOGRAPHIC, I)000) The project is located along
the west bank of the Green River between S. 180th & the.river. An existing bridge located
south of ,S. 180th •rovides- access. across the river. The •ro'ect•continucs_alon..the east
1) APPLICANT:
S
e o eriver o e i y o u wi
SECTION 11:, PROJECT INFORMATION
Construct an extensi oeC of 'ari '8' Wide pedestrian
4) DESCRIBE BRIEFLY. THE PROJECT. YQU.PROPOSE_ bicycle.trail appraximately..1.5:miles in length
Project elements include an asphalt trail, bollards, signage, retaining walls & landscaping
5) ANTICIPATED PERIOD OF CONSTRUCTION: FROM June 1984 To September 1984
6) WILL PROJECT BE DEVELOPED.. IN PHASES? DYES f NO IF YES, DESCRIBE:'
7 ) •, PROJECT STATISTICS:
A) ACREAGE OF PROJECT SITE: NET 5.5 acres GROSS . 5.5 acres EASEMENTS See Exhibit B
13) FLOORS OF CONSTRUCTION: TOTAL I FLOORS N/A INCLUDES: D BASEMENT OMEZZANINI
TOTTALGRO N A INCLUDES :. ❑ BASEMENT DMEZZANI NI
•
SiTE UTILIZATION:
ZONING DESIGNATION
COMP. PLAN DESIGNATION
BUILDING FOOTPRINT AREA
LANDSCAPE AREA
PAVING AREA
TOTAL PARKING STALLS:
-STANDARD SIZE
- COMPACT SIZE
- HANDICAPPED SIZE -'--
TOTAL LOADING SPACES N/A
AVER. SLOPE OF PARKING AREA N/A
AVER. SLOPE OF SITE less than 2%
SECTION III: APPLICANT'S AFFIDAVIT
DATE .2/28/84•
SUBSCRIBED AND SWORN BEFORE ME
THIS c DAY OF February
4
• TAR PUTLIC
RESIDING AT
AND FOR THE STATE OF WASHINGTON
Tukwila.
[ FEB 2 1934
a s sou •oun•ary ine.
EXISTI : PROPOSED NOTES
C -M /M -1 C -M /M -1 See Exhibit E
parks & open sapce same
N/A ❑ . N/A o
N/A ❑ 30,000 SF o erosion control
N/A to 7,980 LF a of an 8' wide trail
10 0
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See Exhibit D for location
N/A
N/A
Same Slope of site will not chang
8) IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION ON THE CITY'S ENVIRONMENTAL BASE
• MAP? Q YES ❑ NO
i, Gary L. Van Dusen, Mayor , BEING DULY SWORN, DECLAHE THAT I ;;.; THE
CONTRACT PURCHASER OR OWNER OF THE PROPERTY INVOLVED IN THIS APPLICATION AND THAT THE FORE-
GOING STATEMENTS AND ANSWERS HEREIN CONTAINED AND THE INFORMATION HEREWITH SUBMITTED ARE IN
4111- z 41.,6111
ALL RESPECTS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE
�f� E •F CONTRACT PURCHASER OR OWNER
, 19 84.
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