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HomeMy WebLinkAboutPermit 79-21-W - POWERS TRI-PLEX - LOT 2 OF SHORT PLAT WAIVER79-21-W SOUTHWEST QUADRANT OF INTERSECTION SOUTH 151ST STREET 52ND AVENUE SOUTH POWERS WAIVER I 3 July 1979 Richard & Annabelle Powers 16442 - 51st Ave. So. Tukwila, WA 98188 RE: Tri -plex Waiver Request Under Ordinance P1109 Dear Mr. & Mrs. Powers: The Tukwila City Council considered your waiver request for a triplex during their regular meeting of July 2, 1979. After considerable deliberation they did vote to deny your waiver request. After this denial, the Council did pass a motion authorizing a du-plex waiver on your property should you wish to do so. They placed a height limit of 25 feet on this waiver. What this means is that should you choose to build a du -plex on that lot at this time, you may do so without further review by the City Council. The Construction must be of comparable quality to the Toltec Builders' du- plex and tri -plex adjacent to you to the east, or better. The determina- tion of what is equivalent quality will be made by myself at such time as you apply for a building permit. Should the quality of exterior materials be less than the adjacent Toltec Builders' development, these specific items must go before the City Council for their authorization. Should you plan on applying for a building permit, you will also be required to submit the detailed construction drawings of your access easement road to the Public Works Department in conjunction with your building permit applica- tion. This road must be constructed to the specifications approved by the Public Works Department prior to the City authorizing occupancy of the build- ing. If you have any further questions on this please don't hesitate to call me. Very truly yours, Kj-11 Stoknes, Director O fice of Community Development KS /ckh City of Tukwila Tukwila Community Center 4101 South 131st Street Tukwila, Washington 98168 Parks & Recreation Division 433 -1857 cc: Pub. Wks. Dept., Fred Satterstrom, James A. Doggett, lUtar'1LH U1IY UUUNUIL LUItM11 Itt Ur IHt V,HULt Mtt11►VV June 25, 1979 Page 2 PUBLIC HEARING - Contd. 2nd Public Hrg. on adoption of prop. zoning classific- ation - Allentown, contd. DISCUS i ' Wa'i ver request from Ord. 1109 Eby R. & A. Powers / for property located in the SW quadrant of the intersection of S. 151st & 52nd Ave. S. in the area. Council President Bohrer asked if there was discussion at the Planning Commission level about the areas known as neighborhood businesses. Kjell Stoknes, OCD Director, said the Planning Commission felt that under the "grandfather" clause they could continue to exist as they are under single family, but they could not expand. Fred Satterstrom, Office Supervisor (OCD), said the Planning Commission fel the businesses in the Allentown area were declining and there was no need for commercial zoning. Mayor Bauch said he would like to point out that at the Planning Commission Public Hearing there was consider- able input by the people of the area. Most of the people felt the Planning Commission gave them what they were looking for and that is the reason they have not come back for additional comment. MOVED BY SAUL, SECONDED BY HILL, THAT STAFF PREPARE A ZONING ORDINANCE WHICH RATIFIES THE PROPOSED ZONING CLASSIFICATION TO BECOME EFFECTIVE IF THE UNINCORPORATED AREA KNOWN AS ALLENTOWN IS ANNEXED TO THE CITY OF TUKWILA. CARRIED. Mr. Stoknes stated the proposed zoning ordinance would be considered at the Committee of the Whole Meeting on July 9, 1979. Kjell Stoknes, OCD director, explained the location of the property involved in the waiver request. He said a short plat had recently divided Lots 7 and 8 of Young's Half Acre Tracts into three lots. The Powers' development is proposed on Lot 2 of the short plat. Developme on this site requires a waiver from Section 3.1 of Ordinance No. 1109 because of the inconsistency between the proposed construction of a triplex and the Low Density Residential land use designation of the Comprehensive Land Use Plan Map. He said the size of the property is 9,450 square feet, presently zoned RMH, whereas the Comprehensive Land Use Plan Map indicates it to be low density residential. The development proposed is a triplex covering 23% of the lot; height of structure would be 35 feet, built with a wood frame with cedar siding and cedar shake roof. The recreation area provided is 526 square feet of covered area and 540 square feet of open area, totalling 1,066 square feet. Required recreation area would be 1,000 square feet. Mr. Stoknes said this building is similar to that built by Toltec Builders, although the lot area is 3,000 square feet less. He said the proposed use meets the open space requirements, it is consis- tent with the parking requirements and meets the setback requirements. Mrs. Annabelle Powers said the recreation room is included in the recreation space and will be used by all three units. She said it is planned to have it fitted similar to a gym with a jaccuzi and sauna. Councilman Van Dusen asked what would prevent them from lockir the doors of the recreation room to the tenants. Mrs. Powers replies that the recreation facilities would enhance the rentability of the property. She said they planned to live there. Councilman Saul asked if the glass being used would be thermopane? Mrs. Powers replies yes, and it would be bronze toned. She said the units would be abutting each other and they are considering sound proofing materi. they will be town house style, double wall construction with masonary fireplaces and hot water heat. Mr. Stoknes said there had been no recommendation by Staff on this waiver request. On the Toltec project there was a public hearing. This is slightly denser than the Toltec building. He said there is presently a duplex on Lot 1, the proposed building is for Lot 2, and there is nothing on Lot 3. The proposed building has been approved by the Fire Chief. He said there is a 302' road easement on the east side that will be blacktopped. MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT THE WAIVER REQUEST FROM ORDINANCE NO. 1109 BY RICHARD AND ANABELLE POWERS FOR PROPERTY LOCATED IN THE SOUTHWEST QUADRANT OF THE INTERSECTION OF SOUTH 151S7 STREET AND 52ND AVENUE SOUTH BE ON THE AGENDA OF THE JULY 2, 1979 REGULAR COUNCIL MEETING. CARRIED. QTY OF TUKWI WASHINGTON ORDINANCE NO // 0y AN ORDINANCE OF THE CITY OF TUKWILA, REINSTITUTING AND REAF- FIRMING THE PROCEDURES AND WAIVER REQUIREMENTS AND REPEALING ORDINANCE NUMBERS 1035, 1053, AND 1091 AND DECLARING AN EMERGENCY. COUNCIL. ACTION NEE1 NG TYPE 5 14 DLIE AuEtiiL ;t V I P WHEREAS, the City of Tukwila has established the policy of preventing any land use actions that would be detrimental with - regard to present community values and future goals and resources as demonstrated by the adoption of Reso- lution No. 489 on August 4, 1975, until a new Comprehensive Land Use Plan could be adopted by the City that conforms to current values and goals; and WHEREAS, the zoning laws still in existence for the City of Tukwila were adopted prior to the new City of Tukwila Comprehensive Land Use Plan and will need to be revised to accomplish the goals and objectives of the Plan; and WHEREAS, it is clear that the zoning map for the City of Tukwila no longer reflects the Comprehensive Plan of the community, its legislative body, and currently- recognized state of the art of planning; and WHEREAS, Ordinance No. 1035, as amended by Ordinance Numbers 1053 and 1091, have established a termination date; and WHEREAS, the adoption of a new zoning ordinance and map have not yet been completed as contemplated by Ordinance No. 1035, as amended; and WHEREAS, it is necessary to continue the procedures of Ordinance No. 1035, as amended, in order to promote the orderly development of the community. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Policy Statement. All segments of the City, including the City Council, its advisory bodies and the administration, are directed to begin the development of a new zoning ordinance and map using the new Comprehensive Land Use policies, plans, and maps as a guide. Section 2. Definition. As used herein, "Comprehensive Land Use Plan Map" shall mean the maps of the new Comprehensive Land Use Plan document. Section 3. Waiver Required. Until such time as the zoning ordinance and map are brought into conformance with the new Comprehensive Land Use Plan Map or until the termination of this ordinance, whichever shall occur first, the following actions shall require a waiver and approval thereof by the City Council prior to processing of the applicable land use permit by the City: I. Land Use actions, which are inconsistent with the new Comprehen- sive Land Use Plan Map.' 2. Proposals for building, grading, clearing, excavation or filling which are located in a geographical area generally identified by the Environmental Basemap of the Comprehensive Land Use Policy Plan as an area of constraint. Building permits for single - family homes are exempt from the provisions ' of this ordinance. Section 4. Application Requirements. The City Administration shall process a preliminary and final waiver application, when properly applied for, through the City Council. These procedures shall be as follows: a. Preliminary Waiver Application. An applicant may make a prelim- inary Waiver Application to the City for determination if the pro- ject is basically consistent with the criteria in Section 5 of Ordinance 41035. The City Administration is directed not to pro- cess a preliminary waiver application nor place it on the City Council Agenda until such time as the applicant has submitted the following items: (1) A site plan showing at a minimum the building location, parking area configuration, access points, landscape areas, and the amount of necessary grading involved. (2) Renderings of the proposed structure showing the height, width, and the materials used to finish the exterior of the building. (3) A complete waiver application form completely filled in and signed by the applicant. The City Council will use the criteria in Section 5 of this ordinance to determine the merits of a waiver request and in their decision process determining whether to approve or deny said pre- liminary waiver application. Tentative approval of the City Council at the preliminary stage does not commit the Council to approval of the Final Waiver Application if there is any signifi- cant deviation from the information and plans submitted with the preliminary application request. b. Final Waiver Application. The City shall not process any final waiver application until such time as a complete application for the applicable permit has been received, including compliance with the State Environmental Policy Act, as set forth in RCW 43.21 C. Section 5. Waiver Request. A waiver shall not be granted unless a majority of the City Council finds that the proposed action is consistent with the following er 4'�ria Cit\V Attorney (:, 1. That the roposed action does re resena unique condition which p 1 P a is insignificant in sacle. 2. That no other reasonable alternatives are available which would not require a waiver. 3. That sufficient mitigating measures are provided if the request for waiver involves building, grading, clearing, excavation or filling in a geographical area generally identified by the Envir- onmental Basemap as an area of high natural amenity or develop- ment constraint. 4. That the request for waiver is consistent with the goals and policies of the Comprehensive Land Use Policy Plan. 5. That the requirements of this ordinance impose a special hardship to a site for which a waiver of the provisions would not necessi- tate a major policy commitment prior to the adoption of the Zoning Ordinance and Map. Section 6. Termination Date. This ordinance and the policy herein adopted shall remain in effect until the second regular council meeting of January, 1980, or until a new zoning ordinance and map is adopted, whichever comes sooner. Section 7. Emergency Declared. The adoption of this ordinance is declared to be an emergency and is necessary for the immediate preservation of the public health, safety and /or welfare and shall take effect immediately upon its passage. Section 8. Severability Clause. If any portion of this ordinance is deemed to be in violation of the constitution of this State or of the United States of America or of any other law, rule or regulation, said finding shall not render the remaining sections of this ordinance void. Section 9. Ordinance Numbers 1035, 1053, and 1091 are hereby repealed. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a regular meeting thereof this 0 23 4 1 91 day of (57.d.,, , 1979. Approved as to Form: ATTEST: tzate_i_ City Clerk Published: Record- Chronicle April 27, 1979 CM OF TWILA APPLICATION FOR WAIVER FROM THL PROVISIONS OF ORDINANCE NO. 1035 (Please type or prin( ) Permit applied fur requiring a waiver: Building Permit Date of Application: March 30, 1979 Name of Applicant: Richard D. & Annabelle Powers Mailing Address: 16442 - 51st Ave. So. City: TUkwila, WA Zip: 9R188 Phone: 443 Ownership Interest in Property: Owner _ Legal Description o U Proyerty Affected: 75 feet going north and south, 1:26 fool: qoing oast and west. Lot 2 of the City of Tukwila Short Plat No. 78-34-SS as recorded under Recording No. 7901250881. General Locution or Property: Approximately 1523 So. 151st St., Tukwila, WA 98188 1. State. specifically the action in Ordinance No. 1035 to which you are reque.;t- ing a waiver: Reclassify the above . property.from single-family.usage • to malti-family use. 2. IrLIJ and generally dewribe ihulaction you are proposing, including demen- sional information about the development: Construct for renting a three story building ... with . (q) . units. The external .siZe of the building is 55 . X65 feqtX35feethigh,.....___ ...... • 3. ..UL,s . your propo repre,,ent iiIiiq1i e condi t ion which is itt il,tti ficant in ';ca le? ir su, please explain:A triplexand_a duplex under . construction. on adjacent lots. Next door is an c. 2-story duplex The area is presently low residential. The applicant is in conformance with current adjacent uses. Are other reasoi 'e development a l t e r n a t i v e s av► 110 c: wl► i ch would not ra►I►► i ro 1 f sot what arc these alternatives? Since the area is already • a waiver? occupied with duplex and triplex buildings, it is felt that no other alternatives are available or consistent. 1 1 ' the request for waiver involves b u i l d i n g , grading, clearing, excavation, or 1 !ling in l;eel;r :►pl►ical area genera ly i dent i f•icd by the Env irl)I Base- map as an area of high natural amen i ty or development const.r;► i nt, what mi t. i gat - ing measures arc provided? The environmental basemap indicates that the proposed construction site lies in an area with a factor of one (1) . On site investigation shows that the area in question is for the most part clear f tr.oes,. Other .v e,tt,a tio.n con consists of tall grass G. Mutt goa and pol.►.cics can you luenta.ly which wouiu support your r for waiver, if any ?. goal G (pg 13) "Attain a balance of land use pattern of the communit" by increasing residential opportunities. Goal 8 (pg 13) "Provide most effective service level needed as etticiently as practicable ". Separation between circulation patterns (1 -5, to the east) and S F D to the west. Limited use of local street s through resic�enLiar areas. 7. In your opinion, do the requirements of Ordinance 111035 impose a special hard- ship to a site which a waiver of the provisions would i►ot necessitate a major policy commitment prior to the adoption of the Zoning Ordinance and Nap? No. OWNER'S SIGNATURE: 66('1.4 ,j .',. /Y. BELOW '1'lIIS LINE IS '1'O BE PILLE IN BY THE CITY: 1)atu application is complete and accepted for filing: 5 319/7? gyp Date SliPA review complete: -2- •r et+ do 1. Lii 1 [1, il 1 i; N II 5i — 5� 1 — • t j \; : , • /. I;; • I'; I; I r8a.zo I R1 • I.; O cri 9 if m L_• 1113 1: ' - : 3 .(3 43- E_3 -II- !� UK L r_ _ ' r lFc ' L i IF'1 1; -261 l /72 R�1 Iio3; SR 1 r3�s /6„-:,t: o,,�{.�. i81 WASHINGTON ORDINANCE NO /0 AN ORDINANCE DEFINING "RECREATION SPACE" AND PROVIDING STANDARDS AND REGULATIONS FOR THE PROVISION OF RECREA- TION SPACE IN ALL R -2, R -3, R -4 AND RMH ZONE DISTRICTS. THE CITY COUNCIL OF THE CITY OF TUKWILA DOES ORDAIN AS FOLLOWS: Section 1. Purpose. It is the purpose of this ordinance to pro- vide for both active and passive recreation areas for apartment tenants; to separate such areas from automobile-oriented space; and to enhance the environment quality of multiple - family residential districts, thus promoting the public health, safety, and general welfare of the residential community. Section 2. Definitions. Add a new Section to Title 18 of the Tukwila Municipal Code and amend Ordinance #251, as amended, as follows:. 18.06.575. Recreation Space. "Recreation space" means covered and uncovered space designed and intended for active and /or passive recreational activity including but not limited to tennis courts, swimming pools, cabanas, playgrounds, playfields, or wooded areas and specifically excluding any parking area, driveway, or rockery. (1) Add a new section to Title 18 of the Tukwila Municipal Code and amend Ordinance #251, as amended, as follows: 18.06.576. Recreation Space, Covered. An area of ground covered or overlaid by an artificial or man -made surface, such as rooftops or pavement. (2) Add a new section to Title 18 of the Tukwila Municipal Code and amend Ordinance #251, as amended, as follows: 18.06.577. Recreation Space, Uncovered. An area of ground characterized by a natural surface, such as lawns, forests, or sandboxes (for children's play). Section 3. Add a new Section to Title 18 of the Tukwila Municipal Code and amend Ordinance 0251, as amended, as follows: 18.60.200. Recreation Space in Multiple- Family Districts. In all R -2, R -3, R -4, and RMH zoning districts, any proposed multiple - family structure, complex, or development shall provide on the premises and for the use of the tenants a minimum amount of recreation space according to the following provisions: .(1) For each proposed dwelling unit in the multiple - family structure .complex or development a minimum of 200 square feet of recreation space shall be provided. Any multiple - family structure, complex, or development shall provide at least 1,000 square feet of recreation space. (a) No more than fifty (50) percent of the required recreation space may be indoor or covered space. (b) No more than fifty (50) percent of the required space may be used for single - purpose permanent facilities such as swimming pools, tennis courts, and similar facilities. (c) Apartment complexes which provide dwelling units with two (2) or more bedrooms shall provide adequate recreation space for children. Such space shall be at least twenty -five (25) percent, but not 'more than fifty (50) percent of the total recreation space required under subsection (1) above and shall be designed, located, and maintained in a safe condition. (d) No more than fifty (50) percent of the open or uncovered recreation space requirement may be located on slopes greater than four horizontal to one vertical (4:1 slope). (e) The front, rear, and side yard setbacks required by the applicable zoning district shall not qualify as recreation space. (f) In the event the total area required under subsection (1) above is less than 3,000 square feet, that portion required to be outdoor and uncovered shall be one continuous parcel of land. (g) Adequate fencing, plant screening, or other buffer shall separate the recreation space from public streets, parking areas, or driveways. ; • a = REVIEW ITEM POWERS TRI -PLEX TOLTEC TRI -PLEX TOLTEC DU -PLEX Size of lot 7,200 sq. ft. 8,976 sq. ft. 6,675 sq. ft. Lot area per unit 2,400 sq. ft. 2,992 sq. ft. 3,337 sq. ft. Density /Acre 18 14.5 13 Recreation Space (1) Uncovered (2) Covered 544 sq. ft. 526 sq. ft. 2,500 sq. ft. 0 0 0 Height 35' 18' 18' Building Materials Cedar siding walls and Shake roof Textured plywood walls and compo- sition roof Textured plywood walls and compo- sition roof Slope 5 -10% 5 -10% 5 -10% Soils Stable Stable Stable Zoning RMH RMH RMH Comprehensive Plan R -1 R -1 R -1 I City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Edgar D. Bauch, Mayor TO: Mayor Bauch FROM: Kjell Stoknes DATE: July 2, 1979 SUBJECT: Powers Waiver Request MEMORANDUM This memo is to replace the memo to you from Roger Blaylock on the above subject dated 20 June 1979. This memo will compare the former Toltec Waiver approved several years ago by the City Council. The main differences are: 1. Toltec Builders did not come under the recreation open space ordinance. (They applied prior to its adoption.) 2. Powers makes use of an easement road. (This is interpreted not to count in the total lot area.) Attachment: Vicinity Map Memorandum Page 2 Mayor Bauch July 2, 1979 The preceding chart points out the following items: 1. The density proposed by Powers is significantly higher than Toltec. 2. The quality of exterior finish is better on Powers proposal. 3. The Powers structure is approximately twice as high. 4. The recreation space provided by Powers is significantly less than the Toltec triplex, but more than the Toltec duplex. The primary difference between this memo and the one dated 20 June 1979 from Roger is that this memo does not allow the access road to be counted as part of the lot area, the other memo does. It should not be counted as lot area. KS /ckh ;19 O B City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Edgar D. Bauch, Mayor MEMORANDUM TO: Mayor Edgar Bauch FROM: Roger Blaylock, Assistant Planner DATE: 20 June 1979 SUBJECT: Powers Waiver Request Attached herewith please find Richard D. and Annabelle Powers application for a waiver for their property located in the southwest quadrant of the intersection of South 151st Street and 52nd Avenue South. A short plat has recently divided Lots 7 and 8 of Young's Half Acre Tracts into three (3) lots, (copy attached). The Powers development is proposed on Lot 2 of the short plat. Development on this site requires a waiver from Sec- tion 3.1 of Ordinance #1109 due to the inconsistency between the proposed construction of a tri -plex and the Low Density Residential land use desig- nation of the Comprehensive Land Use Plan Map. The following is a short synopsis of the proposed development: GENERAL Size of property 9,450 square feet Zoning RMH Comprehensive Plan Low Density Residential DEVELOPMENT Type of development Lot coverage Height of structure Building materials RECREATION AREA (Ordinance #1040) Tri-plex (3,377 sq. ft.) plus garages 2184 square feet (23%) 35 feet Wood frame with cedar siding and cedar shake roof. Required Provided Covered 500 sq. ft. 526 sq. ft. Open (Uncovered) 500 sq. ft. 540 sq. ft. 1000 sq. ft. 1066 sq. ft. Both Ordinances #1109 and #1040 are attached to assist the Council in their . review of the development guidelines, review criteria for the Powers Waiver Application and requirements of recreational open space. ntkiati. 411, t.• r � . i'rn 526 GeSiZ1°�T ■■ ■) 111111 ISM= ■ ■ ■ ■ ■'•I I ' ' 1' ■ ■t• ■■ ■ ■:■ I • I i I mom ■ ■ ■ me I I i I ! 1!■I■!■ ■■ cE '44e •sloirr imm 1 11111=14 11411 u117111111111M MEIN sr& -,v6 (7Y/°) • ti111iiliiiiiiiii i p1 tililllli!i!!!i!! -- Ott -..... pca/{ ice" 1Gi' a IMM • 20 Ai 'fr ceA ER �t.Z3 -T N Date Short Plat No; to 0' N 2..52 • SO • l SZ tiro ST vAcaz X1 33 07 i'tN -� �.— /Z6, on' 'i 13° ‘ I sV g 43 1 1 �O z M . i 1 O I �/ l 57 /26.0o I " - I w vy h I O vi N EASEMENT FOR I R) - ( SEvIER E util;tes , 30/ 1 X 738 ° 3aO7"W' ! go _ iiliN �' ---- / - - - - -- Easement For PRA iNAC&E 12 6,o0' NSS ° 33` Dr'W Land Surveyor's Certificate: This short plat correctly r-•resents a survey made by me or un•-r . di ion in conformance with e re• it ent- of appropriate state atut- a has •-en properly staked n acc• d- ce wit the Tukwila Subdiv Certificate No. /...?8 , 13 Or SET cht'PeD Sie gS-B4Z L S'' 13343 S • 'Fbp,) ►Jh MOIJ t3iir J5 of ► c W ea' T L- W e of THE MQ1 / ot - SEC. 2;1 1 F W.A4 i.e. 14 01 ° 11'seE Page 4 of 4 .