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HomeMy WebLinkAboutPermit 80-03-CPA - RANDALL COMPANY - COMPREHENSIVE PLAN AMENDMENT80-03-CPA 57TH AVENUE SOUTH RANDALL COMPANY COMPREHENSIVE PLAN AMENDMENT COMPREHENSIVE LAND USE PLAN AMENDMENT . . TO: FROM: DATE: SUBJECT: . . .... . . ... . . ..... ,„ .. . . .. ... . ...... ............ .. • (Please type or.print) Date of Application: December 14, 1979 Name of Applicant: The Robert Randall Company City: Portland, Oregon to slope. Medium densit residential (See attached) CITY OF TUKWILA REQUEST FOR COMPREHENSIVE PLAN AMENDMENT Ownership Interest in Property: Hold purchase option Legal Description of Property Affected: (See attached) Fee Submitted: $450.00 Mailing Address: Kristin Square, 9500 S.W. Barber Boulevard, Suite 300 Zip: 97219 Phone:(503) 245 -1131 General Location of Property: 12.28 acres on hillside southwest of the inter- section of 57th Avenue South and South 180th Street. • 1. What is the general classification of the abovedescribed property according to the Tukwila Comprehensive Land Use Plan Map? Low density residential with special development considerations overlay due 2. What general land use classification are you seeking for the abovedescribed property? (Please attach any maps or drawings you feel may help to explain your proposed amendment.) 111 dI • comma n• ronm to 3. Which policies in the Tukwila Comprehensive Plan do you feel serve to justify your proposed amendment? Analyze these policies as they relate to the subject property. 4. Do you have any oLsr additional information or re -ans for requesting this Com- prehensive Plan amendment? Date Received: Environmental Information Received: E.I.S. Required: YES NO Date Scheduled before Planning Commission: Action: Date Scheduled Before City Council: Action: By William E. Derry - Wilsey & Ham, Inc. for tlp Robert Randall Company OWNER'S SIGNATURE 4v4 FOR OFFICE USE ONLY LEGAL DESCRIPTION OF PROPERTY AFFECTED That portion of the southeast quarter of the northwest quarter of Section 35, Township 23 North, Range 4 East, Willamette Meridian, in King County, Washing- ton, lying westerly of County Road No. 540 (also known as 57th Avenue South) and northerly of a line beginning on the west line of said subdivision 566.20 feet north of the southwest corner of said southeast quarter, thence North 60 °06'45" East 485.45 feet; thence southerly 87 ° 53'30" East 504.80 feet; thence northerly 60 °47'30" East 206.43 feet to the westerly margin of said county road, EXCEPT that portion beginning on the north line of said sub- division, 800 feet east of the northwest corner thereof; thence south at right angles to said north line, 250 feet; thence east parallel with said northerly line to the westerly line of said county road; thence north along county road to the north line of said subdivision; thence west along said northerly line 335 feet more or less to the point of beginning. 3. Tukwila Comprehensive Plan Policies Listed below are the goals, objectives and policies of the Tukwila Comprehensive Plan that are related to the proposed PUD. Each related policy is followed by an analysis of the consistency of the proposal with the policy. In each case the proposal is consistent with the recommendations of the Comprehensive Plan. In most cases the proposed.PUD would provide more assurances that the policies of the Comprehensive Plan would be met than if the property were developed in traditional single- family homes as presently allowed. NATURAL ENVIRONMENT The goals for the natural environment identified in the Comprehensive Plan for the City are as follows: GOAL 1 GAUGE DEVELOPMENT OF THE LAND IN A MANNER SUITABLE TO THE NATURAL ENVIRONMENT. GOAL 2 USE AND PRESERVE THE NATURAL FEATURES AND RESOURCES OF THE PHYSICAL ENVIRONMENT IN A WISE AND POSTERITY - ORIENTED MANNER. GOAL 3 PROTECT AND ENHANCE THE NATURAL AMENITIES AND AESTHETIC RESOURCES OF THE TUKWILA AREA FOR THE PUBLIC'S WELFARE. To implement these goals, the following objectives and policies were identified and relate to the project: Policy 1: OBJECTIVE 4: OBJECTIVE 1: RECOGNIZE THE AESTHETIC, ENVIRONMENTAL, AND USE BENEFITS OF VEGETATION AND PROMOTE ITS RETENTION AND INSTALLATION. Maintain the wooded character of the steep slopes and upland plateau, and encourage the use of vegetation in slope stabili- zation. Analysis: The proposal would retain the steep slopes of the site in open space with development occurring on the more gentle slopes. Existing trees would be retained wherever possible between buildings, parking areas and roads. Single - family home construction under the existing designation would not offer the control or protected open space provided by the proposed PUD. Policy 2: Encourage the use of live vegetation in development landscape plans. Analysis: The entire site would be landscaped with live vegetation. Policy 3: Discourage disturbance of vegetation when not in conjunction with the actual development of the property. Analysis: The natural vegetation of the site would be retained with disturbance limited to areas actually required for construc- tion of buildings, roads, parking areas and utilities. OBJECTIVE 2: RECOGNIZE THE ADVANTAGES AND OPPORTUNITIES AFFORDED BY THE TOPOGRAPHY AND PLAN ITS USE ACCORDINGLY.. Policy 1: . Discourage development on slopes in excess of 20 percent. Analysis: The majority of development would occur on slopes less than twenty percent. Policy 2: Preserve the views of hillside residents. Analysis: The views of existing residents would not be affected. The proposed development would offer enjoyment of hillside views to new tenants. REALIZE THE ABILITY OF NATURAL STREAMWAYS, PONDS, AND MARSHES TO HANDLE STORM RUNOFF WHILE ACTING AS SIGNIFICANT NATURAL AMENITIES. Policy 1: Where possible keep streams in as natural a condition as . is practicable. • Analysis: An existing seasonal stream on the site would be retained in as natural a condition as is practicable. Culverting would be required where the stream crosses proposed roadways, however, the stream is already culverted in two locations on the site. C Policy 3: Strive to achieve high water quality in the streams, lakes, and rivers of the Planning Area. Analysis: The quality of storm water runoff would be protected to the maximum extent feasible by the proposed storm water detention ponds, oil /water separators and silt traps. Landscaping and preservation of natural vegetation as proposed would also protect water quality. OBJECTIVE 6: RECOGNIZE THE CHARACTERISTICS OF LOCAL GEOLOGY AND CONSIDER THEM IN THE LAND USE PLANNING PROCESS. Policy 1: Discourage development in areas where slopes are known to be unstable. In areas where the stability of slopes is question able, allow development only after a qualified professional can demonstrate that slopes will be stable even after site modification. Analysis: The steeper slopes of the site are not proposed for develop- ment. On -site soils investigations on adjacent parcels • (McCann rezone, approved June ., 1979) indicated that soils are stable. On site soils investigations will be required prior to construction. The soils of the site are underlain - by glacial till which is generally stable even at steep cuts. OPEN SPACE The goals identified for open space within the City are as follows: GOAL 1 CREATE AN INTEGRATED NETWORK OF OPEN SPACE BASED ON EXISTING AND PROPOSED RECREATIONAL AREAS, LANDS LEAST SUITABLE FOR OTHER DEVELOPMENT, AND THE NATURAL AMENITIES OF THE TUKWILA AREA. GOAL 2 PROVIDE VIVID, DIVERSE OPEN SPACE EXPERIENCES WHICH FIT EASILY INTO THE PATTERN OF DAILY LIFE. GOAL 3 PROVIDE MEANINGFUL RECREATIONAL OPPORTUNITY FOR ALL PEOPLE OF TUKWILA REGARDLESS OF SEX, AGE, COLOR, OR SOCIO - ECONOMIC STATUS. To implement these goals, the following objectives and policies were adopted and are relevant to the proposal. OBJECTIVE 1: PROVIDE FOR AN ADEQUATE AND DIVERSIFIED SUPPLY OF OPEN SPACE AND INCLUDE THEM IN AN OPEN SPACE SYSTEM. Policy 1: Strive to preserve steep hillsides and wooded areas in a scenic condition. Encourage replanting and revegetation of denuded areas not in the process of development. Analysis: The steep wooded hillside of the site would be preserved as open space. All areas disturbed by construction would be landscaped immediately after construction is completed. Existing tree cover would be preserved throughout the site whenever possible. Single- family development as allowed under the present plan designation would not offer the level of protection for trees and open space provided in the pro; posed PUD. RESIDENCE The goals identified for residential areas in the City areas follows: GOAL 1 PRESERVE THE PLEASANTNESS AND INTEGRITY OF VIABLE SINGLE - FAMILY AREAS. GOAL 2 WHILE PROTECTING THE SINGLE - FAMILY AREAS OF TUKWILA, PROVIDE ADEQUATE ROOM FOR MULTIPLE - DWELLINGS. GOAL 3 ASSURE AN ADEQUATE AND DIVERSIFIED HOUSING SUPPLY WITHIN THE RESIDENTIAL • COMMUNITY. To implement these goals, the following objectives and policies were established and are relevant to the proposal: SECTION 1: NEIGHBORHOOD OBJECTIVES AND POLICIES OBJECTIVE 1: Policy 1: Analysis: PROTECT ALL VIABLE RESIDENTIAL NEIGHBORHOODS FROM INTRUSIONS BY INCOMPATIBLE LAND USES. Use natural features, like topography, to separate incompatible land uses from the residential areas. The proposed medium- density multiple - family development is not considered incompatible with single - family residential. The development would be separated from all but one of the homes to the north of the site by significant topographic difference and a dense buffer of trees. The development would be adjacent to one single- family home located on a large lot south of the site. A dense visual screen of trees is preposed along the south property line. OBJECTIVE 2: MINIMIZE THE INCOMPATIBILITIES BETWEEN DIFFERENT TYPES OF RESIDENTIAL USES. Policy 1: Provide for medium density "transition areas" between high and low density residential areas. Analysis: The proposal is for a medium density multiple- family use. The site is adjacent to commercial land use on two sides and would thus act as a transition area to the single - family homes south and northwest of the site. Policy 2: Multiple- family developments should be located functionally convenient to a primary'or secondary arterial street where traffic generated by these uses does not pass through single - family residential areas. Analysis: The site is located on two collector arterials with access proposed directly to 57th Avenue South, thus traffic from the development would not travel through any existing residential area. South 180th Street and Southcenter Parkway are both approximately 200 feet from the site and both are designated secondary arterials. OBJECTIVE 3: DIMINISH THE ENVIRONMENTAL EFFECTS OF NATURAL AND MAN -MADE SYSTEMS WHICH ADVERSELY AFFECT THE QUALITY OF LIVING IN THE TUKWILA PLANNING AREA. Policy 3: Encourage the undergrounding of all utilities and the general beautification of the residential areas. Analysis: All utility service to the site and within the site would be placed underground. SECTION 2: HOUSING OBJECTIVES AND POLICIES OBJECTIVE 1: ASSURE A DIVERSIFIED SUPPLY OF HOUSING IN THE PLANNING AREA. Policy 1: Encourage housing developments which provide a diversity of housing types. Analysis: The proposed PUD provides diversity in housing types by clustering development to fit the topography of the site allowing retention of significant areas of open space. Internal streets would also be developed along contours where possible providing diversity from the traditional grid system. Policy 2: Encourage the development of owner - occupied multiple - family 'residential units. Analysis: The proposed development would be apartments. 4. Additional Information or Reasons for Request The proposed PUD would allow greater control over potential impacts and site planning by the City than would be possible with single - family development under the existing zoning. The proposed use would provide a transition between the commercial areas north and east of the site and the residential areas south and west of the site.