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HomeMy WebLinkAboutPermit 79-22-SUB - BEL CREST HEIGHTS - SUBDIVISION79-22-SUB 54TH AVENUE SOUTH SLADE WAY APPROX 78-37-SUB BEL CREST HEIGHTS SUBDIVISION BEL CREST HEIGHTS SUBDIVISION LAND DIVISION City of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 Edgar D. Bauch, Mayor MEMORANDUM TO: FILE #79 -22 -SUB and EPIC -FD -78 FROM: Mark Caughey, Assistant Planner DATE: 30+August 1979 SUBJECT: SYNOPSIS OF MEETING, BEL CREST HEIGHTS PLAT This morning at city hall, representatives of the Bel Crest development met with staff members of the O.C.D. and Public Works Department regarding constraints upon final approval of the plat as imposed by the Planning Commission at its 26 July 1979 meeting, and as enumerated in the O.C.D. Director's confirming letter of 1 August 1979. The entire substance of the meeting centered';upon roadway improvement obligations for the project's 54th Street frontage. All present seemed to agree that a sidewalk on the west side of 54th Street is desireable for the safety of schoolchildren in the area. Some disagreement exists, however, with the extent to which the developers a responsible for improving 54th Street. All present agreed that the ideal roadway improve- ment would include a full -width street section with curb, gutter and sidewalk on the west edge extending from Slade Way to 166th Street. However, the developers contend that they should be responsible to improve a half- street only for the immediate frontage of their project. To accomplish the intended purpose of this meeting -- facilitating sub- mittal of the final plat to City Council -- the developer agreed to pre- pare graphic material depicting a long term solution for deficiencies of 54th Avenue, but to accompany that material with a position paper stating which improvements they feel obligated to implement. Their presentation will be matched by a position paper prepared by the D.P.W. analyzing what they believe should be provided by the developer and what concomittant improvements should be funded by the City. These two positions will be transmitted to Council along with the final plat to serve as a basis for negotiation and resolution. A corollary aspect of the development to be resolved at the final plat approval stage is the desirability of constructing the internal cul -de -sac street prior to build -out of individual lots. August 1, 1979 Mel Hogsett 16241 - 54th Ave. So. Tukwila, WA 98188 City of Tukwila Administration 6200 Southcenter Boulevard Tukwila, Washington 98188 433 -1845 Office of Community Development RE: Bel Crest Heights Preliminary Plat Dear Mr. Hogsett: The Planning Commission at their last regular meeting of July 26, 1979 approved the preliminary plat of Bel Crest Heights subject to the follow- ing items: 1. Existing 54th Ave. So. abutting the plat shall be rebuilt to accommodate the new plat. Details of construction to be reviewed between the applicant and the Public Works Department and a specific recommendation developed by the Public Works Department prior to be submitted to the City Council. 2. Traffic barrier to be constructed on the east right -of -way line \ of 54th Ave. So. This is to be reviewed between the applicant and the Public Works Department and a specific recommendation developed by the Public Works Department prior to submission to the City Council for approval. - 3. Soils analysis for soil stability submitted to the Public Works cp J Department for determination of requirements for retaining walls. 4. The cul -de -sac on the subject property shall be named South 165th O K. Street. 5. The proposed cul -de -sac shall be constructed according to City of Tukwila standards and dedicated to the public. Sidewalk shall be px constructed on one side of the street, the side to be determined by the Public Works Department. 6. An inscription shall be included in the final plat providing that lots 17, 18, 19 and 20 are to provide the minimum of four off - street 0 A parking spaces on each lot. (Two of these may be in an enclosed, private garage.) 7. Storm drainage control (detention /retention) facilities and connec- i«."4 tion to existing storm drain system shall be required, plans to be o hyri approved by the Public Works Department. Mel Hogsett August 1, 1979 Page 2 8. Minimum lot site to be 9,600 square feet in the R -1 -9.6 zone. 9. Lots #2 and 20 to be 11,500 square feet mininum per guidelines 0 4, for residential density on sloping ground (Exhibit "B "). All lots in excess of 15% slope shall conform to the general guidelines attached. X 10. A detailed surface water drainage plan shall be submitted to and )_ ,LALielt€701 approved by the Public Works Department. 11. There shall be no unnecessary removal' of existing trees (conifers 4 inches in diameter or greater, deciduous trees 8 inches in diameter DC or . greater as measured 2 feet above the ground) during construction of required public improvements. If you have any questions please call me, otherwise, I will hold this item from the Council agenda until I receive a recommendation from the Tukwila Public Works Department regarding items 1 and 2. Very truly yours Kjell St knes, Dire tor Office o Community Development KS /ckh cc: Terry Monaghan Phil Fraser File I LIP Planning Commission f Page 2 Minutes July 26, 1979 Mr. James said the R -1 -12.0 zoning would create a lot of non - conforming areas. Mr. Sowinski said he felt a more careful study should be made of the Highline Community Plan. He suggested a work meeting be held in two weeks to study this subject. NEW BUSINESS MOVED BY MRS. AVERY, SECONDED BY MR. ORRICO, THAT THE PLANNING COMMISSION RECESS THIS PART OF THE AGENDA UNTIL THE REGULAR AUGUST MEETING, WITH A WORK MEETING SCHEDULED FOR AUGUST 9, 1979 TO STUDY THE RIVERTON AREA IN DETAIL. MOTION CARRIED. ,pt?B HEARING: REVISED .PRELIMINARY PLAT - BEL CREST HEIGHTS: Kjell Stoknes, OCD Director, read the staff report, and introduced Phil Fraser, Office Engineer, with the Public Works Department. Chuck Gustafson, representing C H Partnership, said soils investigations have been completed and the complete results will be available in about two weeks. He said they were concerned about conditions 1 and 3 of the staff recommendation. Their concern is the rebuilding of 54th Avenue South and the retaining walls. He said they would put in proper retaining walls but they hoped they were not beyond the realm of possibility. Phil Fraser, Office Engineer, said from the Public Works Department viewpoint, 54th Avenue South is one lane roadway. He said they would expect to have some kind of widening to two lanes from 160th to 164th, it should be a standard full two lane roadway. He said he was calling Slade Way 160th. Discussion took place among the Commissioners and staff regarding possible dangers on the street during various seasons of the year. Mr. Gustafson said improvements to unsafe access may be required and they have been defined by Washington law. He said they want to furnish an adequate road. He asked about the City participating in the improvement and if this street could be included in the 6 -year improvement plan. MOVED BY MRS. AVERY, SECONDED BY MR. WELSH, THAT THE PLANNING COMMISSION ACCEPT THE REVISED PRELIMINARY PLAT FOR BEL CREST HEIGHTS, LEAVING CONDITIONS 1 AND 2 TO THE NEGOTIATIONS OF THE PLANNING STAFF AND THE PUBLIC WORKS DEPARTMENT, LEAVING ITEMS 3, 4, 5, DROPPING 6 AND 7, LEAVING IN 8 * *, AND 9, 10, 11, AND 12.* MOVED BY MR. JAMES, SECONDED BY MR. ORRICO, TO AMEND THE MOTION AND INCLUDE ITEM 6 TO READ: "THAT LOTS 17, 18, 19, AND 20 BE DEVELOPED TO ACCOMMODATE FOUR VEHICLES ON EACH LOT RESPECTIVELY. MOTION CARRIED. * MOTION CARRIED, AS AMENDED. ** TO READ: "STORM DRAIN CONTROL (DETENTION /RETENTION) FACILITIES, PLANS TO BE APPROVED BY THE PUBLIC WORKS DEPARTMENT." Mr. Stoknes said this project should not go to the City Council until there is a firm recommendation from staff on items 1 and 2. REVIEW: CI T Y OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT 26 July 1979 8:00 P.M. AGENDA ITEM INTRODUCTION: A revision of the Bel Crest Heights Preliminary Plat has been submitted to the City by Stepan and Associates, Inc., surveyors, for review (Exhibit A). The original preliminary plat was approved by the City Council per Resolution #677 in March of this year. The proposed development site is located along the west side of 54th Avenue South, approximately 200' south of Slade Way and 200' north of South 166th Street. The revised proposal consists of twenty building lots, six more than the original, with the six additional sites located immediately to the north of the earlier plat. V A :PUBLIC HEARING: REVISED PRELIMINARY PLAT-Bel Crest Heights C ? H Partnership, the applicant, proposes to divide the sloping 5.95 acre site into residential lots with an average size of approximately 12,500 square feet. The three most northerly lots (numbers 1, 18, and 19) straddle the R -1 -12.0 zone boundary, while the remaining lots lie in the R -1 -9.6 zone to the south. The largest lot, at the northwest corner of the site, is 20,037 square feet; the three smallest lots (numbers 2, 9, and 20) are 9,583 square feet, slightly under the 9,600 square foot minimum required by zoning. The proposed cul -de -sac access to the building sites has been moved to the north of the originally proposed street, increasing visibility at 54th Avenue South and decreasing the steepness of the access road. A 140' long spur road has been added to provide access to lot 17, 18, and 19. The development site is currently unin- habited except for a house located at the northeast corner of the site; this struc- ture will remain on what is to be divided into lot #1. As with the previous pre- liminary plat application, approximately 70% of the site will be graded to accommo- date roads, utilities, and houses; the tree cover will be reduced by about half and about 75% of all underbrush will be removed. Revisions to the Bel Crest Heights preliminary plat do not change the essential character of the proposal as originally submitted; the same standards regarding the development of the site should still be applied, including the accommodation of increased traffic on 54th Avenue South, adequate storm drain control, and adequate lot area for sloping sites. RECOMMENDATION: Staff recommends that the revised preliminary plat for Bel Crest Heights be approved subject to the following conditions: C Planning Commission Staff Report Page 2 26 July 1979 1. Existing 54th Avenue South abutting the plat shall be rebuilt to accom- modate the new plat, plans to be approved by the Public Works Department. 2. Traffic barrier to be constructed on the east right -of -way line of 54th Avenue South, plans to be approved by the Public Works Department. 3. Soils analysis for soil stability submitted to Public Works Department for determination of requirements for retaining walls. 4. The cul -de -sac on the subject property shall be named South 165th Street. 5. The proposed cul -de -sac shall be constructed according to City of Tukwila standards and dedicated to the public. Sidewalks shall be constructed on one side of the street, the side to be determined by the Public Works Department. 6. Submittal of a separate legal description for Tract "A ", the private access road. Access to be for lots•17, 18, 19, and 20. Maintenance for private road to be shown on final plat. 7. Widening of the proposed intersection at 54th Avenue South to accommodate left -turn movement, plan to be approved by the Public Works Department. 8. Storm drain control (detention /retention) facilities, and connection to existing storm drain system shall be required, plans to be approved by the Public Works Department. 9. Minimum lot size to be 9,600 square feet in R -1 -9.6 zone. 10. Lots #2 and #20 to be 11,500 sq. ft. minimum per Guidelines for Resi- dential Density on Sloping Ground (Exhibit B). All lots in excess of 15% slope shall conform to the general guidelines attached. 11. A detailed surface water drainage plan shall be submitted to and approved by the Public Works Department. 12. There shall be no unnecessary removal of existing trees (conifers 4 inches in diameter or greater, deciduous trees 8 inches in diameter or greater measured 2 feet from the ground) during construction of required public improvements. EXHIBIT A BEL CREST HEIGHTS 25 January 1979 AGENDA ITEM VII A• PRELIMINARY PLAT: BEL CREST HEIGHTS REQUEST: APPLICANT: LOCATION: SIZE: COMPREHENSIVE PLAN': FINDINGS: 1. C $ H Partnership has land area depicted in ned Bel Crest Heights CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT 8:00 P.M. PRELIMINARY PLAT of Bel Crest Heights C & H Partnership West of 54th Avenue South and between South 164th Street and South 166th Street. Approximately 4.05 acres Low - Density Residential initiated platting_ procedures to subdivide the Exhibit A to facilitate development of the plan - Development. 2. The proposed development is 4.05 acres in total size. The site is pro- posed to be divided into 15 lots with the smallest lot size 9,600 square feet. The average lot size is roughly 9,800 square feet. 3. As shown on the preliminary plat application, the subject site slopes upward from 54th Avenue South with some slopes in excess of 20 percent. Proposed lots 1, 2, 3 and 15 have such slopes. Proposed lots 4 and 14 have approximately 16 to 19 percent grades. The rear portion of the site levels off to approximately a 7 percent grade. As noted by the applicant on the preliminary plat, "based on recent site reconnaissance, the aerial topography seems to be different from actual ground slope." 4. The Tukwila Data Inventory indicates that this area has poor slope stability. Small landslides occurred near this site during the construction of I -S. A soils report has been requested by the City but was not available at the time of writing of the staff report. 5. The vegetation is predominantly deciduous trees with interspersed con- ifers. The proposal will eliminate approximately 50% of the existing trees and about 75% of the existing shrubs and groundcover. 6. The City of Tukwila Comprehensive Land Use Policy Plan, Natural Environ- ment, Objective 3, Policy 1 states: "Discourage development on slopes in excess of 20 percent." Planning Commission Staff Report Page 2 25 January 1979 7. The City of Tukwila Comprehensive Land Use Policy Plan, Natural Environment, Objective 6 Policy 1 states: "In aras where the stability of slopes is questionable, allow development only after a qualified professional can demonstrate that slopes will be stable even after site modification." 8. The 15 lots are proposed to be served by a 40' -wide cul -de -sac running east -west extending from 54th Avenue South. 9. Val -Vue Sewer District has submitted comments regarding the proposed pre- liminary plat. They are.included in the staff report as Exhibit B. 10. The Public Works Department has submitted comments regarding the proposed preliminary plat. They are included in the staff report as Exhibit C. 11. The Building Department has submitted comments regarding the proposed preliminary plat. They are included in the staff report as Exhibit D. 12. Goal 1, Policy S of the Sidewalk Plan, under Residential Goals and Policies, states: "New subdivisions should be required to construct sidewalks on new streets." 13. It is not indicated on the preliminary plat whether the proposed cul -de -sac is to be dedicated to the City. 14. As noted by the Public Works Department, the existing pavement on 54th Avenue South has eroded and settled. Also, located directly west of the intersection of the proposed cul -de -sac and 54th Avenue is the I -5 free- way right -of -way. A.severe slope exists between the east edge of 54th Avenue and the south -bound lanes of I -5. 15. A final survey, including contours, has not been done for the subject site. CONCLUSIONS: 1. As stated in the Comprehensive Land Use Policy Plan, it is generally not desirable to develop on slopes in excess of 20 percent due to the problems of construction, access, and the degree to which grading activities disturb the natural landform. 2. As stated in the Comprehensive Land Use Policy Plan, development should avoid slide prone areas or areas of questionable soil stability caused by severe slope, soil characteristics, or surface and groundwater drainage. 3. The Subdivision Code generally encourages the dedication of roads to the public when serving more than four (4) lots. 4. Due to the steepness of the subject site and the projected alignment of the proposed cul -de -sac, the grading activities associated with street improvement will eliminate a majority of the existing vegetation. Removal of this amount of vegetation will tend to enhance the importance of the remaining vegetation. Planning Commission Staff Report 5. TM proposed cul -de -sac appears to meet design standards of the Subdivision Code. RECOMMENDATION: Page 3 25 January 1979 6. Additional traffic on 54th Avenue may cause increased pavement erosion and settlement, (SEE, Exhibit C). Also, a potential hazard may exist if no barrier is constructed opposite the intersection of the proposed cul- de -sac and 54th Avenue South. 7. Since a final survey has not been conducted, the contour lines on the preliminary plat should not be considered as refecting actual, existing grades. Staff recommends the Planning Commission approve the Preliminary Plat for Bel Crest Heights with the following conditions: 1. Existing 54th Avenue South shall be resurfaced to accommodate the new plat, plans to be approved by the Public Works Department. 2. A retaining wall or other approved device be constructed on the west right -of way line of 54th Avenue South, plans to be approved by the Public Works Department. 3. Widening of the proposed intersection shall be required to accommodate left -turn movement, plans to be approved by the Public Works Department. 4. Storm drain control (detention /retention) facilities and connection to existing storm drain system shall be required, plans to be approved by the Public Works Department. 5. The cul - de - sac on the subject property shall be named South 165th Street. 6. A detailed surface water drainage plan shall be submitted to and approved by the Public Works Department. 7. There shall be no unnecessary removal of existing trees (conifer 4 inches in diameter or greater, deciduous trees 8 or greater measured 2 feet from the ground) during construction of required improvements. 8. A 20 -foot wide greenbelt easement shall be designated along the entirety of the site's north, west, and south property lines. There shall be no cutting of major trees (SEE, Condition #7) or shrubs in this greenbelt area except for public safety and welfare purposes. 9. The proposed cul -de -sac shall be constructed according to City of Tukwila standards and dedicated to the public. 10. On the final plat, and after a final topographic survey has been completed, no lot with an average slope over 20 percent shall be less than 20,000 square feet in size; no lots with an average slope between 16 -19 percent shall be less than 12,000 square feet; and lots with an average slope of 15 percent or less shall be noless than 9600 square feet. SITE PLAN C AFFIDAVIT Publi an for,the State of Washington, residing I, C . , gi,gey C „ being duly sworn, declare that I am the contract purchaser or owner of the property involved in this application and that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of my knowledge and belief. Subscribed and sworn before me day of 19 79 • Fox% C 9c7 (Telephone) (Signature of Contract Purchaser or owner) 1‘ lel $ ailing Address) T /; ;- 4947, (City) (State) : • July V.P.C. Form No. Si Affidavit of Publication STATE OF WASHINGTON COUNTY OF KING , 19.2 Notary Pu o } ss. The r.e.s a...&Wa in. being first duly sworn on oath, deposes and says thatshe... is the ..-.h.ei.f....J.erk• of THE RENTON RECORD - CHRONICLE, a newspaper published four (4) times a week. That said newspaper is a legal newspaper and it is now and has been for more than six months prior to the date of publication referred to, printed and published in the English language continually as a news- paper published four (4) times a week in Kent, King County, Washington, and it is now and during all of said time was printed in an office maintained at the aforesaid place of publication of said newspaper. That the Renton Record - Chronicle has been approved as a legal newspaper by order of the Superior Court of the County in which it is published, to -wit, King County, Washington. That the annexed is a Public Hearing as it was published in regular issues (and not in supplement form of said newspaper) once each issue for a period of 1 consecutive issues, commencing on the 12. day of J.LU1y ,19 ..79...., and ending the day of ,19 , both dates inclusive, and that such newspaper was regularly distributed to its sub- scribers during all of said period. That the full amount of the fee charged for the foregoing publication is • the sum of $.1.9.0.9 which has been paid in full at the rate of per folio of one hundred words for the first insertion and per folio of one hundred words for each subsequent insertion. v Che:if....(t1.ark Subscribed and sworn to before me this 26 day of and or t e tate of Washi ton, residing at Kent, King unty. — Passed by the Legislature, 1955, known as Senate Bill 281, effective June 9th, 1955. — Western Union Telegraph Co. _rules_for counting words. and figures, adopted by the newspapers of the State.