HomeMy WebLinkAboutPermit 79-09-W - MCNAMARA - WAIVER79-09-w
53rd avenue south 158th street
mcnamara waiver
-- TUKWILA CITY COUNCIL, REGrR MEETING
- May'21, 1979
Page 3
PETITIONS, COMMUNICATIONS, APPEALS AND SIMILAR MATTERS
PROCLAMATION:
Public Works Week
Formal Motion
#79 -05:
Authorizing
modification to
certain annexation
legal descriptions
Waiver Request -
53rd Ave. So. at
So. 158th
(McNamara
Investments)
The City Clerk read a Proclamation signed by Mayor Bauch. It
states:
I, EDGAR D. BAUCH, MAYOR OF THE CITY OF TUKWILA', DO HEREBY
PROCLAIM MAY 20 THROUGH MAY 26, 1979 AS NATIONAL PUBLIC WORKS
WEEK.
Terence Monaghan, Public Works Director, introduced Wes
Jorgenson who has recently been employed by the City as Junior
Engineer. He noted that the newly employed Office Engineer,
Phillip Fraser, was unable to attend this evening because of
a previous commitment and invited Council to stop by the
Department to meet him.
Mayor Bauch explained that, with the employment of the two
engineers, the State of Washington has recognized the City
•
as able to certify Public Works Projects without State approval
first. We are the 23rd jurisdiction in the State to be certified
under this procedure.
MOVED BY BOHRER, SECONDED BY SAUL, THAT THE PROPOSED FORMAL
MOTION BE READ. MOTION CARRIED.
City Attorney Hard read a formal motion of the Tukwila City
Council authorizing modifications to certain annexation
legal descriptions.
MOVED BY BOHRER, SECONDED BY SAUL, THAT FORMAL MOTION NO.
79 -05 BE ADOPTED AS READ. MOTION CARRIED.
MOVED BY BOHRER, SECONDED BY HILL, THAT COUNCIL REGISTER A
YES VOTE ON CRITERIA #1 - DOES THE PROPOSED ACTION REPRESENT
A UNIQUE CONDITION WHICH IS NOT SIGNIFICANT IN SCALE ?*
On April 5, 1979, the City received 'a waiver application to
ordinance #1109, for a 2.7 acre piece of property on 53rd Ave.
South adjacent to the Bow Lake Pipeline (South 158th Street).
The property is presently zoned RMH while the Comprehensive
Plan shows the property as single - family. •
Councilman Bohrer explained that under the waiver checklist
there are 5 criteria to be voted on.
Stephen Clark of Harstad Associates, representing the applicant,
reviewed the proposal. The major conflict with the development
is that although the Comprehensive plan designates the area as
single family residential, the existing zoning indicates the
area should be for multi - family, higher density use. By using
the proper site planning, screening, proper location of
buildings and proper construction techniques makes the site
economically feasible for a medium density residential development
as opposed to a low density development.
They are proposing on 2.7 acres of land, 11 triplexes for
a total of 33 dwelling units. The units will be row house
design concept. The family room, dining area, kitchen and
bath will be on the main floor; on the second floor, 2 or 3
bedrooms and bath. Their intention is to work with the
topography of the property. The total of the 33 units will
cover approximately 17% (19,000 sq. ft.) of the site;
surfaces for parking, walkways, roads will be about 32,000
sq. ft.; 10,200 sq. ft. will be dedicated for playgrounds
and the remaining 54,710 sq. ft. will be left in the natural
state. By working with the topography, they can easily put
parking under the structure.
A L j I T LUUI'R.1 L,
ay 21, 1974
Page 4
PETITIONS, COMMUNICATIONS, APPEALS AND SIMILAR MATTERS - Continued
Waiver Request -
53rd Ave. So. at
So. 158th
(McNamara
Investments)
r uui -r\ 1 lr{u
Councilman Bohrer said he is having a problem with the
elevations. Referring to the site plan, it appears several
of the buildings will be approached from the hillside so you
can see three stories. It was agreed that you would see
the three story side of about five units. Mr. McNamara said
they. are two story townhouses with a garage in the basement.
Putting basements under the buildings makes a more expensive
project but this has to be done to adhere to the topography
of the ground and to make it look right.
•
Councilman Saul asked for an explanation of the water control
problem on the hillside. Mr. Clark explained that control
of the shallow water would be done through the installation
of an interceptor trench with a perforated pipe. Councilman
Saul asked where the runoff from the rooftops and blacktop
would go. Mr. Clark said it would go into a contained
system, then into a retention area. The final analysis
on the water retention system hasn't been done yet.
Councilman Traynor expressed concern that the density is on
the high side of the medium density range rather than the
low side. Will this be precedent setting for the hill to
the west. Mr. McNamara said that the City's definition of
medium density is triplexes, four_plexes - 6 to 16 units per
gross acre.
Mr. Dennis Robinson, 16038 48th South, commented that the
hill side already has a strong community of single family
and they want it to remain single family. The only reason
the development covers 17% of the land is because they are
going three stories high.
Councilman Hill asked what is the maximum number of houses
you could build on an acre. Mr. Stoknes said, 5. Councilman
Saul asked if you could get five per acre on this property
or is the grade too great. Mr. Stokne,s, said on the lower
elevation you possibly could but on the western part probably
not.
Councilman Harris said, with the possibility of slope instability,
it seems that getting rid of the surface water should be a
real concern. Mr. Clark said it has been addressed but this
is just a very preliminary discussion. We would like to
continue the waiver process with the stipulation that we
satisfy the recommendations of the City Council and the Planning
Commission. Mr. McNamara said, rather than get too detailed,
they would like some reaction from the City Council that the
waiver will be approved or denied. If they get approval then they .
will get into the engineering and detailed matters. This is
an expensive process and there is no sense spending the money
if it won't be approved.
Councilman Johanson said he had hoped to see some actual drawings
because once a commitment is made it is hard to reverse the
decision.
Mayor Bauch reminded the Council that they amended the waiver
procedure to allow the granting of a preliminary waiver as
long as the developer returned with detailed plans that were
essentially the same as the plans approved at the time of the
preliminary waiver request.
Councilman Traynor suggested that, if Council desires to approve
this waiver, a Public Hearing should be held to get the voice
of the people.
Mr. Robinson, audience, asked if it was proper to request a
Public Hearing at this time.
UKWIUA CITY COUNCIL, RE -'' MEETING •
. May 21, 1979
Page 5
PETITIONS, COMMUNICATIONS, APPEALS, AND SIMILAR MATTERS - Continued
Waiver Request -
53rd Ave. So. at
So. 158th
(McNamara
Investments)
*COUNCILMAN HILL WITHDREW HIS SECOND TO THE MOTION.
COUNCILMAN BOHRER WITHDREW HIS MOTION.
MOVED BY SAUL, SECONDED BY JOHANSON, THAT COUNCIL HOLD A PUBLIC
HEARING ON THE GRANTING OF THIS WAIVER.*
Councilman Van Dusen said he believes Council already knows
what the testimony of the citizens will be..- A public hearing
would be a waste of time.
Mr. Clark asked if this is procedurally correct. Attorney Hard
said Council has the power to ask for a public hearing on anything
they consider.
*MOTION FAILED.
MOVED BY BOHRER, SECONDED BY HILL, THAT COUNCIL REGISTER A YES
VOTE ON CRITERIA #1.*
BOHRER - NO, does not feel the condition on this property is
unique. There are several other neighboring pieces of property
that have essentially the same desires and problems the applicant
has. Also, it is significant in scale since it is similar in
size to the surrounding property areas.
HARRIS - NO, it is significant in scale.
HILL - NO, the whole hillside has a drainage problem. There
are a lot of significant items that need to be addressed.
JOHANSON - NO, it is significant. There is a particular
increase in density and will have the appearance of three
story structures.
SAUL - NO, on the same basis that everyone else has stated.
TRAYNOR - NO.
VAN DUSEN - NO, based on a lot of previous discussions on
requests for rezones up there. This type of density is significant
in scale.
*MOTION FAILED: 7 - NO.
MOVED BY BOHRER, SECONDED BY SAUL, THAT COUNCIL REGISTER A YES
VOTE ON CRITERIA #2 - HAS THE APPLICANT INVESTIGATED REASONABLE
ALTERNATIVES AVAILABLE WHICH WOULD NOT REQUIRE A WAIVER ?*
Mayor Bauch asked the Attorney how Council knows if the •
applicant has investigated alternatives. Councilman Bohrer
cited Section 4 of the waiver application- -Are other reasonable
development alternatives available which would not require a
waiver? The applicant has answered "None." Councilman Bohrer
asked the applicant if he had considered a single family
development on the site. Mr. Clark said they had considered
it but don't feel it practical. The cost of developing the
property, for the amount of return, is not worth risking the
investment on for a single family development. Mr. McNamara
said it would cost too much money and you couldn't sell the
houses for what you had in it. It doesn't lend itself to
individual housing. It sits right on top of the freeway.
To the north is a house with a bunch of old trucks in the
yard and a sign that reads "for sale, high density." To the
south is the Bow Lake Pipeline Easement with a high bank next
to it. This property sits below the road. If you did build 10
houses, who would you sell them to and how much would you have
to ask? By the time you do the foundation work and what this
property is goinc' to require, you will have around S100,000 a
AWILA CITY COUNCIL, REGUL .•MEETING
May 21, 1979
Page 6
PETITIONS, COMMUNICATIONS, APPEALS AND SIMILAR MATTERS - Continued
Waiver Request -
53rd Ave. So. at
So. 158th
(McNamara
Investments)
home and that area won't carry that. Do to the topography,
they don't feel it will handle that price range. They could not
possibly build houses there and come out. If you let individual
builders come in there you lose control. Ifjust isn't for
that type of housing.
Attorney Hard explained that this particular question has another
problem. There are two reasons a waiver is being required. One,
the proposed use is consistent with the zoning but not with the
Comprehensive Plan. The second is that this property is located
in an area identified as having some unique physical characteristics.
Even if they were to come in with an application to put single
family residences, it still needs a waiver. There is no alternative
available to them where they don't need a waiver.
Councilman Traynor said he has noticed homes being built along
the freeway between here and Tacoma. If it is feasible to do
elsewhere, he said he couldn't understand why it isn't feasible
here.
*MAYOR BAUCH RULED THAT CRITERIA #2 IS "NOT APPLICABLE."
MOVED BY BOHRER, SECONDED BY SAUL, THAT COUNCIL REGISTER A YES
VOTE ON CRITERIA #3 - IF THE REQUEST FOR WAIVER INVOLVES BUILDING,
GRADING, CLEARING, EXCAVATION, OR FILLING IN A GEOGRAPHICAL AREA
GENERALLY IDENTIFIED BY THE ENVIRONMENTAL BASEMAP AS AN AREA OF
HIGH NATURAL AMENITY OF DEVELOPMENT CONSTRAINT, ARE MITIGATING
MEASURES PROVIDED ?*
Councilman Bohrer asked the applicant to explain what mitigating
measures he is providing. Mr. Clark said the mitigating measures
they are talking about are the sculptured architecture that
adapts to the natural land form, introduction of additional
groundcover, retention of existing vegetation. Other concerns
are the reduction of noise through the .use of structural
insulation, double wall construction and Thermo -Paine glass.
Another is taking into account the recommendations of Shannon
& Wilson in their geological study as far as water control and
having additional soils studies made to ensure their under-
standing of the type of foundation necessary. He offered
that they would be happy to provide working drawings to identify
the specific concerns.
Councilman Bohrer noted that the soils report was done for a
larger development. It raises some uncertainties as to the
slide areas. It indicates the work the State did to stabilize
the freeway slopes which are limited to the freeway area. The
stability of that area has long been a concern of the City and
Council. He asked the City Attorney if there should be a problem
with the hillside and if it were unstable, and the City had
allowed construction to proceed, is the City liable sometime in
the future. Attorney Hard said basically the City would not be
liable. The City should look out for possible problems and
require certified soils and engineering studies. If you have
done this, you have done all you can to protect the City.
Mr. McNamara said they are prepared to have another soils study.
They want to be sure they can proceed before they spend this
additional money. The study may show that pilings are necessary
and they have considered this.
BOHRER - YES, the applicant has provided adequate measures.
HARRIS - YES, mitigating measures are being provided.
HILL - YES, even though they are not provided at the present
time, they will be because they are aware of them.
.,.WIj.A CITY COUNCIL, REGULAR MEETING
May 21, 1979
Page . 7
Waiver Request -
53rd Ave. So. at
So. 158th
(McNamara
Investments)
TRAYNOR - NO.
SAUL - NO.
PETITIONS, COMMUNICATIONS, APPEALS AND SIMILAR MATTERS - Continued
Councilman Bohrer gave the applicant the chance to review the
table presented. Mr. Clark said the table provided is their
formal review of the elements of the Comprehensive Plan, the
objectives and policies and how they intend to implement the
particular policies as they relate to their development. They
are trying to meet the intent and the overall philosophy of
the Comprehensive Plan and would like an indication of how
they have failed if they have not met it at this point.
i
MOVED BY BOHRER, SECONDED BY SAUL, THAT COUNCIL REGISTER A YES
VOTE ON CRITERIA #5 - DO THE REQUIREMENTS OF THIS ORDINANCE
IMPOSE A SPECIAL HARDSHIP TO A SITE FOR WHICH A WAIVER OF THE
PROVISIONS WOULD NOT NECESSITATE A MAJOR POLICY COMMITMENT
PRIOR TO THE ADOPTION OF THE ZONING ORDINANCE AND MAP ?*
JOHANSON - YES, since we do have another opportunity to
see plans and there are mitigating measures being planned.
If there was no other access to this waiver I would vote
NO. I want to see the plans.
SAUL - NO, I do not believe we know anything about the excavation
and saving the trees. I am really concerned about the water
retention on the property. This is a big problem on the hill.
TRAYNOR - YES, I agree with the statement made by Councilman Hill.
VAN DUSEN - NO, even though the information will be provided,
I don't see it.
*MOTION CARRIED: 5 - YES; 2 - NO.
MOVED BY BOHRER, SECONDED BY SAUL, THAT COUNCIL REGISTER A
YES VOTE ON CRITERIA n 4 - IS THE REQUEST FOR WAIVER CONSISTENT
WITH THE GOALS AND POLICIES OF THE COMPREHENSIVE LAND USE
POLICY PLAN ?*
HILL - YES, this is where I have disagreed with our Comprehensive
Land Use Policy Plan. I have a problem with the difference
between townhouses that are coupled together and two single
family residences that are ten feet apart. One of the goals
and policies is to provide housing for people and this does that.
VAN DUSEN - YES, I feel they meet 5 of the 9 items.
BOHRER - YES, I believe the proposed development is generally
in concurrence with the goals and policies.
HARRIS - I'm undecided, pass me by.
JOHANSON - NO.
HARRIS - YES.
*MOTION CARRIED: 4 - YES; 3 - NO.
VAN DUSEN - NO, it would necessitate a major policy commitment.
TRAYNOR - NO, it does make a major policy commitment.
SAUL - NO, same reason.
JOHANSON - NO, it would necessitate a major policy commitment.
HILL - YES, don't think it would be a major policy commitment.
✓ WILA CITY COUNCIL, REGU' ' t1EETING
May 21, 1979
Page 8
PETITIONS, COMMUNICATIONS, APPEALS AND SIMILAR MATTERS - Continued
Waiver Request -
53rd Ave. So at
So. 158th
(McNamara
Investments)
RECESS:
9:15 P.M.
9:25 P.M.
ORDINANCES
Ordinance #1111 -
Prohibit the parking
of commercial vehi-
cles in residential
areas.
HARRIS - YES, the provisions of the ordinance do impose a special
hardship to the site.
BOHRER - NO, the introduction of multiple family homes into a
section of the City where there currently are none is a major
policy commitment.
*MOTION FAILED: 5 - N0; 2 - YES.
Attorney Hard said, as long as you have voted on the criteria
and did it knowingly and intelligently, you can now decide
whether you approve or deny the preliminary application.
MOVED BY BOHRER, SECONDED BY SAUL, THAT SINCE COUNCIL HAS
CRITICALLY REVIEWED THE FIVE CONDITIONS FOR GRANTING PRELIMINARY
APPROVAL TO THE WAIVER, THAT THE WAIVER BE GRANTED SUBJECT TO
THE CONDITION THAT THE PROJECT RECEIVES A FAVORABLE SOILS
SOLUTION FROM INVESTIGATION BY A QUALIFIED SOILS SPECIALIST.*
BOHRER - NO, of the four criteria we voted on I voted yes on
2 and no on 2. I give more weight to criterion n1 and #5, the
ones I voted no on.
HARRIS - NO, because it does not conform with the present
Comprehensive Plan.
HILL - YES, I would like to see the whole plan laid out. If
you vote no you never get to see it. Everybody doesn't have
to live in a single family home.
JOHANSON - NO, in considering an action of this matter in this
area you have to consider the density.
SAUL - NO, it doesn't comply with the Comprehensive Plan, the
land has slope instability and too high a density for this area.
TRAYNOR - NO, no additional reasons to add to those stated.
VAN DUSEN - NO, there are two unanswered questions to this
request. Drainage is one of the biggest ones. Second, I am
in no condition to vote for any rezone on that hill until there
is public pressure or some other pressure to get me to change
my mind. Economics and time will probably change all vacant
land into densities we have yet to see.
*MOTION FAILED: 6 - NO; 1 - YES.
MOVED BY TRAYNOR, SECONDED BY VAN DUSEN, THAT COUNCIL RECESS FOR
TEN MINUTES. MOTION CARRIED.
Mayor Bauch called the Regular Meeting back to order with Council
Members present as previously reported.
MOVED BY BOHRER, SECONDED BY SAUL, THAT THE PROPOSED ORDINANCE
BE READ BY TITLE ONLY. MOTION CARRIED.
City Attorney Hard read an ordinance of the City of Tukwila,
Washington, to prohibit the parking of commercial vehicles
in residential areas.
MOVED BY BOHRER, SECONDED BY VAN DUSEN, THAT ORDINANCE NO. 1111
BE ADOPTED AS READ.*
Councilman Johanson said we have a few people in town who operate
businesses out of their trucks and they will be forced to find
other places to park. Then, they will have to use a second
Attachments
KS /ckh
City b ut Tukwila
6200 Southcenter Boulevard
Tukwila Washington 98188
Edgar a Bach, Mayor
M EMORANDUM
TO: Mayor Bauch
FROM: Kjell StoknesG�
DATE: 3 May 1979
SUBJECT: Waiver Request - McNamara Inv. Co.
The City on April 5, 1979 received a waiver application to
ordinance #1035, as extended by ordinance #1109, for a 2.7 .
acre piece of property on 53rd Avenue South adjacent to the
Bow Lake Pipeline (South 158th Street).
The property presently is zoned RMH (high density multiple -
family) while the comprehensive plan shows the property as
single - family, thus the reason for the waiver request.
Some basic facts regarding the property follow:
1. Size of property: 2.7 acres (117,210 sq. ft.)
2. Type of buildings: Tri- plexes
3. Total number of units: 11 triplexes (33 units)
4. Denisty: 12.2 units per acre (proposed)
5. Parking spaces:
Garages - 33
Uncovered - 44
Total - 77
6. Height: 2 - 3 stories
7. Scope: Up to ± 15%
8. Exterior materials: Not specified
9. Density specified by comp. plan: 5 D.U.s /acre max.
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McNamara Investment Co.
Tukwila
Location Map
[I- 405
0.11470.
(Please type or print)
Permit applied for requiring a waiver:
Date of Application:
Name of Applicant:
Mailing Address:
City: SEATTLE, WA.
1.
ED
CITY OF TUKI'!ILA
APPLICATION FOR WAIVER
FROM THE PROVISIONS OF
ORDINANCE NO. 1035
McNAMARA
Legal Description
330.0 teet west of
feet to a point on
and westerly along
south of the north
northwesterly' in a
H i•ghway'.
General Location of Property:
500 MERCER, SUITE 260
Ownership Interest in Property:
BUILDING PERMIT
- McNAMARA INVESTMENT COMPANY
Zip: 98109
OPTION TO PURCHASE PROPERTY
C.D.D.
cosi
'APR 5 1979
Phone: 285 -6646
of Property Affected: Brook • Vale Garden tracts, Lot 9, beginning
the Northeast corner, thence, east 330.0 feet, thence west 170.0
a curve whose radius bears south 89 west, thence northerly
said curve to the left radius 382.47 feet to a point 50.0 feet
line of said tract. and 300.0 feet west of the east line, thence
straight line to beginning, less south 30.0 feet, less the State
THE SITE IS LOCATED IN THE NORTHEAST QUADRANT OF THE INTERSECTION OF 53RD AVENUE
SOUTH AND THE RIGHT -OF -WAY FOR SOUTH 158TH STREET.
State specifically the action in Ordinance No. 1035 to which you are request-
ing a waiver: A proposal for building in a geographical area. Generally Identified
by the environmental base map of the land use policy plan; and land use actions
which are affected by the new comprehensive land use plan map.
2. Briefly and generally describe the action you are proposing, including demen-
sional information about the development:The action proposes the construction of
11 tri- plexes (33 units), each having a bui ing ar o , square eet, and con-
taining approximate) 1200 square feet of living space per dwelling unit. The struc-
tures will be architectura y scu pture• so as to a.apt to t e si e opograp y, and
will be clustered in such a manner as to promote a sense of neighborhood. Each unit
(over)
3. Does your proposal The p onenttuseeksdtolde which is t rest
P P P Y
If so, please explain:area in a manner that successfully responds to the natural
characteristics of the site, as well as the surrounding area. The site is presently
zoned for htgh.densi'tydevelopment, while on the other hand, the comprehensive optimal
land use map suggests that the area be developed as single family residential. However
given the unique characteristics of the site, the proponent believes that the proposed
medium de sit develo ent,of the site, is in fact in complete conformity_ the
goads, po and o established in the Comprehensive Plan of Y Tukwila, and
therefore, should be Permitted ` to develop the,skte.as proposed,
2. Continued
will be o e rr 1 occupied. Furthermore, the design of the structures, together with
the landscaping plan, is intended to maximize the unique characteristics of the
site, and to provide the medium density development of the site, while at the same
time, give the physical appearance of a single family residential development.
Of the total area of the site (2.7 acres) approximately 19,800 square feet will
be utilized as building area, :32,500 square feet impervious surface area, and
64,910 square feet reserved for open space and landscaping. Approximately 2.3
parking spaces per dwelling unit will be provided.
4. Are other reasonably._ . elopment alternatives avail ,...c.Which would not require
a waiver? If so, what are these alternatives? NONE
5. If the request for waiver involves building, grading, clearing, excavation, or
filling in a geographical area generally identified by the Environmental Base -
map as an area of high natural amenity or development constraint, what mitigat-
ing measures are provided? Maximum retention of the natural vegetation, sculptured
architecture that adapts to the topography, thereby mtnimiztng grading, excavation
and disruptions of the site. Furthermore, positive construction methods will be
adopted to reduce the potential tor shallow movements of the site. An example of suc
construction would be an interceptor trench with perforated pipe to collect (over)
6. What goals and policies can you identify which would support your request for
waiver, if any? SEE ATTACHED TABLE A
7. In your opinion, do the requirements ofOrdinance #1035 impose a special hard-
ship to a site which a waiver of the provisions would not necessitate a major
policy commitment prior to the adoption of the Zoning Ordinance and Map?
Recognizing that the Optimal Land Use Map is a general guide for land use descisions,
one must look to the specific goals and policies of the Comprehensive Plan for
direction. In doing so, it can clearly be seen that the proposed project imple-
ments the community's objectives in a positive manner. Therefore, the proponents
believe that the most logical course of action to be taken by the City Council is
is to grant a waiver of the provisions; and that doing so does not require a major
policy commitment prior to the adoption of the zoning ordinance and map.
OWNER'S SIGNATURE:
Date SEPA review complete:
BELOW THIS LINE IS TO BE FILLED IN BY THE CITY:
Date application is complete and accepted for filing:
-2-
Continued
ground water perched. upon the massive silt. The optimum'location for ..such
a trench is along the west and. south property lines,• Furthermore, the : use
of pilings for the foundations is recommended to insure greater stability.
.4
4
ATTACHMENT A
RELATION TO THE COMPREHENSIVE PLAN: GOAL & POLICIES
ELEMENT
OBJECTIVES
POLICIES
IMPLEMENTATION •
1.
Natural
Environment
-
1.
Recognize'the aesthetic,
environmental, and use
benefits of vegetation
and promote its retention
and installation.
•
1. Maintain the wooded
character of the steep
slopes and upland plat-
eau, and encourage the
use of vegetation in
slope stabilization.
2. Encourage the use of
live vegetation in
development landscape
plans.
3. Discourage disturbance
of vegetation when not
in conjunction with the
actual development of
the property.
Landscaping plan calls
for the retention of
existing vegetation.
Of the 2.7 acres in
the site, approximately
47 percent of the total
area will remain in .
landscaping or natural
open space.
-
3.
Recognize the advantages
and opportunities afforded
by the topography and plan
its use accordingly.
1. Discourage development
on slopes in excess of
- 20 percent.
2. Preserve the views of
hillside residents.
3. Preserve and promote
the quality of natural
landf,,orm.
4. Discourage filling,
grading, or excavations
of land when not in
conjunction with actual
development of the land.
The average slope of the
site is less than 12%.
Structures are situated
to maximize views.
Sculptured architecture
adapts to the natural
land form - promoting
quality as well as dis-
couraging filling, grading
or excessive excavation.
4
ATTACHMENT A
5 °y
l
ELEMENT
OBJECTIVES
POLICIES
IMPLEMENTATION
6.
Recognize the characteristics
of local geology and consider
them in the landuse planning
process.
1.
Discourage development
in areas where slopes
are known to be unstable.
In areas where the sta-
tility of slopes is
questionable, allow
development only after
a qualified professional
can demonstrate that
slopes will be stable
even after site modifi-
cation.
Recent geological study
indicates that the limi-
tation of the site as
they pertain to slope
and soils stability can
be overcome.
5 °y
l
PLAN' ELEMENT
2, Open Space
OBJECTIVES
1. Provide for an adequate
and diversified supply
of open space and include
them in an open space
system.
POLICIES
1.
Strive to preserve the
hillsides and wooded
areas in a scenic con-
dition.
3. Provide for active
recreation areas
consistent with the
needs of the community.
IMPLEMENTATION
Landscaping plan calls
for maximum retention
of site trees, as well as
the planting of additional'
trees and shrubs..
Approximately 1:0;200
square-feet will- be
developed for open space
and play areas.
OBJECTIVES
2. Minimize the incom-
patibilities between
different types of
residential uses.
3. Diminish the.environ-
mental effects of
natural and man -made
systems which adversely
affect the quality of
living in the Tukwila
planning area.
POLICIES
1. Provide for medium
density "Transition
Areas" between high
and low density res-
idential areas.
2. Multiple - family devel-
opments should be lo-
cated functionally
convenient to a primary
or secondary arterial
street where traffic
generated does not pass
through single family
residential areas.
Encourage the use of
vegetative or fence -
like screens adjacent
to freeways and along .
noisy use districts
to protect residential
areas from high noise
levels.
3. Encourage the under -
grounding of all utili-
ties and the general
beautification of the
residential area.
4. Encourage a minimum care
and maintenance level
for undeveloped open
spaces.
5. Encourage the provision
of adequate parking
space for guests and
recreational vehicles
within multiple - family
development.
IMPLEMENTATION
Architecture and spacing
of building seek to_give
the appearance of single
family residences.
Site is within 250 ft. of
Klickitat Drive.
Maximum retention of vegi-
tation to act as a noise
screen.
Structural insulation to
reduce noise further.
• Double Wall Construction
• Thermo -Paine Glass
All utilities will be
underground.
Low maintenance vegetation
and ground cover will be
introduced to the site.
An average of 2.3 spaces
per dwelling unit is
provided.
PLAN ELEMENT
3. Residence
ELEMENT OBJECTIVES POLICIES
Housing
1. Assure a diversified
supply of housing in
the planning area.
7. Encourage the provision
of recreational open
space within multiple -
family developments.
1. Encourage housing
developments which
provide a diversity
of housing types.
2. Encourage the development
of owner occupied multi-
ple- family residential
units.
IMPLEMENTATION
9.0 percent of the
site is to be set aside
for recreational space.
Units shall be owner occu-
Died.
2. Maintain a suitable,
livable housing supply
in the planning area.
4. - Encourage incorporation
of crime reducing ele-
ments into the residen-
tial.developments in
the planning area.
3. Encourage the use of
noise insulation mat-
erials in construction
of residential struc-
tures in areas which
are seriously impacted
be freeway or aircraft
noise.
Y. Encourage housing designs
in which building forms
and spaces allow resi-
dents to adopt proprie-
tory attitudes beyond
their living spaces.
2. Encourage housing
designs which provide
for the visual survei-
lance of public spaces
both from the dwelling
units and the street.
3. Encourage the adequate -
lighting and residential
streets and parking lots.
Features included within
the building design are:
• Double Wall Construction
• Insulated Glass
• Structural Insulation
Board
The site plan calls for
proper lighting as well
as the clustering of
buildings which can pro-
vide for visual survei-
lance and promote a
sense of community.
preliminary plan