Loading...
HomeMy WebLinkAboutPermit 77-6A-W - THORPE - TUKWILA ASSOCIATES REZONE WAIVER77-6A-W THORPE REZONE WAIVER TUKWILA ASSOCIATES REZONE WAIVER PLANNING PARKS & RECREATION BUILDING CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT 8 August 1977 R. W. Thorpe 815 Seattle Tower Seattle, Washington 98101 Dear Bob: This is to acknowledge receipt of your letter dated 3 August 1977 together with the topographic survey of the Tukwila Asso- ciates Property, Lots 8, 9, and 10, Interurban Addition. Our office has filed these materials in the waiver application file of said property, File No. 77 -6A -W. Res p tfully, Fled N. Satterstrom Planning Supervisor FNS /cw 6230 Southcenter Boulevard . G u. 441•1•1■1110■•••••■■■ • • • • 1- . ' • • • • . , .7" • • • • ;•.;,.. • . . • . • .. • • . • -•• • . . • . . . .. . • . . .. _ -.7.S ....w-a....- .........--r :. .. ... .,.... I gaga ' 1.'";"•-•; .. . - :. .. - ' '. - .. • . • •-. : • . . ,.... . . rk#P11\1146d.'41 - • : . • .. • . . . .... - . : . • -. ' • • . . ... . . - - f.' • - . 7 16#11'. Dc g ........ 41......:-. , . - , ;:.......::,...-••::_. • - -- ,_.. 13 y7 r iii., • " -1,1- • • - • • . - • .„.• ;.: . • . ' • ••• -:••• .• • . • • . • . ' • • • .:',..;"4-‘• ••:".•-••••.•,•• • • •.' •• • • • 17 7.....€71, a 3 . AIWA • • • • - • . ICIT)-} • • Ex!). A ;1977 . 'u'l 1 i 7,;:i_41:_. \) L Z--^, ;,�, L�,�, 151___ �.� iiiiiiiiiiiii -'--''--+- ._Ipiiiii Iiiuiii111 11111 1111= i � � -fir • X C /84.5 • i — x '—'— 83..? S il61 11166illl! - - C - - MEE MEM /835 x 1 - 1\ - — Ft1 ' 182.0 x r r CI P - F x 184.5 Al. MEM NEMI x 1111 III 1 17(111,11 1 111111111IAu1111I10I111111 111111111 �- '2070 f. /5G W.G. /4 WHIN j111I11111111111111111111I11I11HI OIN Paved 770 / R. W. THORPE & ASSOCIATES 815 Seattle Tower Seattle, Washington 98101 (206) 623 -2935 REZONE WAIVER COMPREHENSIVE LAND USE PLAN AMENDMENT COMPREHENSIVE PLAN AMENDMENT August 3, 1977 Tukwilla Planning Department, City of Tukwilla 14475 - 59th Avenue South Tukwilla, Washington 98168 Attention: Mr. Fred Satterstrom Re: Tukwilla Associates Property - Lots 8, 9 & 10, Interurban Addition. Dear Fred: Enclosed herewith is a copy of the topography survey of the Tukwilla Associates' property conducted by Leslie Donner, Professional Land Surveyer, 1960. I would appreciate this being filed with our previous waiver application for future reference as a data base on the subject property. As we have discussed, the actual survey of the property shows significant topographical differences from that depicted on your aerial surveys. This is understandable due to a fairly significant amount of ever- green vegetation that would tend to obstruct the delineation of topographic changes from aerial surveys. We are filing this item for your records pursuant your direction and Mayor Bauch in order that this might be a permanent part of the record on this property. We have also obtained and have in our files several aerial photographs showing development trends on the hill side. These include black and whites, and recent color aerial oblique flown by Walker and Associates showing the subject property and the entire hill side, apartment development, the freeways and Southcenter. If these can compliment your planning efforts I could show them to you, so that you might be able to order copies for your files. Thank you for your time and consideration to date. RWT /vk Sincerely, R. bert W. Th /7.-S UKWILA CITY COUNCIL REGULAR MEETING ebruary 22, 1977 age 3 ublic Meeting, Steven Hall, Public Works Director, explained that, since Tukwila is treet Design, built on the hillside, it puts some constraints on the type of road ontinued development that can be done. The final design will actually be done based on engineering data. He introduced Mr. Carl Stixrood, OCD Department, who gave a slide presentation on the possibilities available and the problems involved in developing the streets. Most of the street rights -of -way are forty feet, suggestions for development varied as follows: 1. Fill the road with cars - 8' parking strip on either side and two 11' travel lanes. 2. Sidewalk on one side - two 11' travel lanes, one 8' parking strip and 5' sidewalk. 3. Narrow sidewalk on both sides - on either side have a 3' sidewalk, 7' parking strip and 8' travel lane. 4. Use planting areas for trees - two 11' travel lanes, one 8' parking lane, the balance in sidewalk and planting area. 5. Eliminate on street parking - two 11' travel lanes with sidewalk and planter strip on both sides. 6. Eliminate all cars and give the roads to the people! • Some of the problem areas and possible solutions were discussed. Mr. Regel, 56th Ave. South, suggested sidewalks on both sides of 56th as a lot of children use this street. He wondered if the hill could be cut down .more. Steve Hall, Public Works Director, stated that, because of the driveways to the homes, this is almost impossible. Gentleman who lives on 57th stated that he would like to see small sidewalks on bott sides of his street. Councilman Pesicka asked about provisions for the handicapped and was told that the law requires ramps at all corners. Mr. Sowinski, 51st Ave: South, asked about 51st. Steve Hall explained that any street that is part in the County and part in the City is not being considered at this time. A lady in the audience stated that the City needs sidewalks on all street! Mrs. Altmayer, 57th Ave. South, recommended providing on street parking. The question was asked as to timing and Mr. Hall stated that they hope to start Phase I this summer. Also, asked was if the City plans to buy additional right -of -way and it was stated that there are no plans for this at the present time. Mr. Stixrood distributed a questionnaire to the audience on street design and asked to have them returned. There were no further comments. 'ITIZEN'S COMMENTS rs. Ann Mrs. Ann Altmayer stated that she was pleased that four citizens had ltmayer applied for the vacant Council position. ECESS MOVED BY HILL, SECONDED BY VAN DUSEN, THAT THE COUNCIL RECESS FOR 10 :35 P.M. - MINUTES. MOTION CARRIED. 8:45 P.M. BUSINESS Mayor Bauch called the meeting back to order with Councilmembers present as previously listed. aiver Request, MOVED BY HILL, SECONDED BY SAUL, THAT ITEM 9 -a BE DELAYED UNTIL ukwila Assoc. REPRESENTATIVES OF THE TUKWILA ASSOCIATES ARRIVE. MOTION CARRIED. ;TUKWILA CITY COUNCIL REGUL( '4EETING F2bruary 22, 1977 Page 4 Professional Services for Analysis of Foster Golf Course MOVED BY HILL, SECONDED BY TRAYNOR, THAT COUNCIL ACCEPT THE RECOMMENDAT. OF STAFF AND ACCEPT THE BID RECEIVED FROM MITHUN & ASSOCIATES AND WILLIAM TEUFEL & ASSOCIATES. * (Teufel & Assoc. - $4,953.50; Mithun & Assoc. - $2,850.00; Total - $7,803.50) Councilman Van Dusen asked what the City is going to get for $8,000.00. He has been down to look at the building and it looks to be in pretty good condition. Kjell Stoknes, OCD Director, explained that the City sent a prospectus out which itemized the things they felt needed to be analyzed. They fall in two areas: 1. Grounds - includes fairways, greens irrigation, parking and related items. 2. Structures - includes clubhouse, auxiliary buildings and bridge. Councilman Van Dusen stated that everything suggested here could be done by Staff and Council over a period of time. Let's use the $8,000. on something else right now. If we need a consultant to help later on let's do it then. Mayor Bauch stated that they requested a study because we are not experts in running a golf course. If we would take it over as is and a serious problem should arise that we are unaware of we would have no way of financing it or paying for any changes that would need to be made. We are making a sizeable investment and this is just insuring that investmen. If a serious problem came up through this study it should be an item for negotiations. You can turn this study down and we will still proceed and do the best we can. Councilman Traynor stated that we are paying a high price for the golf course and we should know what we are getting. If it takes $8,000 to find this out then this is what we should do. Bill Aliment, joint owner of Foster Golf Course, stated that he agrees with Councilman Van Dusen. A consultant isn't going to charge you $8,000 and tell you everything is in good shape. He stated that he is not going to say that everything is in good dhape but the things that aren't get continuous maintenance year after year. Most of the maintenance equipment is depreciated off in three years. From March through October it gets almost continuous use. The Professional Golf Association will give you a list of golf professionals that will come out and give you an evaluation of the course for nothing. Ben Aliment, joint owner Foster Golf Course, noted that there are experts in other fields also that will give advice on the other items of concern. The river bank is one of these items but the Soils Conservation Service has promised to continue work in this area. Mr. Sowinski, Concerned citizen, stated that he would feel better if he knew, from an outside source, that the value of the property is correct and just what the condition is so there can be programmed . maintenance. Ben Aliment commented that the experts in the field are the firm from California. They are golf course architects, the others are land- scape architects. Councilman Hill noted that there is no mention of another appraisal of the land and he wondered if the analysis included this. Kjell Stoknes, OCD Director, stated that it was not included. * MOTION CARRIED WITH VAN DUSEN AND HILL VOTING NO. Waiver from The proposal is for a waiver to allow R -4 zoning on a 15 acre parcel Res. #489 located south of the Tukwila Elementary School between South 151st and Requested by South 153rd Streets, commonly referred to as the Boeing Engineers' Tukwila property. Associates !LA CITY COUNCIL REGULAR MEETING .iruary 22, 1977 i ver from Res. #489 Requested by Tukwila Assoc., Continued Councilman Pesicka stated that the Council passed Resolution No. 489, it is a good one, and they should stick by it. MOVED BY MS. PESICKA, SECONDED BY SAUL, TO DENY THE WAIVER. * Councilman Traynor stated that to be fair to the applicant we should hear what they have to say. Mayor Bauch offered that if they have anything new to present Council would hear it. Mr. Robert W. Thorpe, R. W. Thorpe & Associates representing the Tukwila Associates, elaborated on the presentation he had given at. the Committee of the Whole Meeting. The proposal is for multiple - family development of varied densities. Apartments (30 units /acre) are proposed on the south 6 - 61/2 acres; townhouse /condominiums (16 - 20 units /acre) on the central 6 - 62 acres; and duplex and triplex (8 - 10 units /acre) on the north 2 -22 acres. Right now there is a builder interested in this property and they have four items of concern - timing, building, present demand and financing. They are asking for permission to start the review process that would work toward their planned unit development. An alternate to a flat rezone would be permission to start discussions with the Planning Commission as to the appropriate use of the property so that it runs . concurrent with the proposed Comprehensive Plan. They have tried to show good faith by doing a lot of work. They have submitted a soils report, some design work, consulted on drainage problems, utilities, and access. Mr. Thorpe talked further on planned unit development. He stated that he thought their plan is consistant with the proposed Comprehensive Plan. He again asked permission to start working with the Planning Commission on the development rather than to have to wait until after the Comprehensive Plan is adopted. Councilman Traynor stated that the density of the area has to be determines why continue discussion with the Planning Commission when the Council has to set the density and this will come about when we discuss the Comprehensive Plan. * MOTION CARRIED WITH HILL VOTING NO. Mr. Thorpe, as a point of order, asked if they have the opportunity to approach the Planning Commission at this time and begin discussions. Mayor Bauch said not at this time but they can approach the Planning Staff. SECOND READING OF ORDINANCES Proposed Ord. MOVED BY HILL, SECONDED BY SAUL, THAT ITEM 10 -A BE REFERRED TO THE Adopting OMC COMMITTEE OF THE WHOLE MEETING OF FEBRUARY 28, 1977. MOTION CARRIED. Ordinance #1005 - MOVED BY HILL, SECONDED BY TRAYNOR, THAT THE PROPOSED ORDINANCE BY Appropriating READ BY TITLE ONLY. MOTION CARRIED. Funds and Amend- ing Budget Ord. Deputy City Attorney Hard read an Ordinance of the City of Tukwila appropriating funds and amending Budget Ordinance No. 1002. MOVED BY HILL, SECONDED BY SAUL, THAT ORDINANCE NO. 1005 BE ADOPTED AS READ. MOTION CARRIED. Ordinance #1006 - Establishing New Land Use Application Fees MOVED BY HILL, SECONDED BY MS. PESICKA, THAT THE PROPOSED ORDINANCE BE READ BY TITLE ONLY. MOTION CARRIED. Deputy City Attorney Hard read an ordinance amending Title 18 of the Tukwila Municipal Code by adding a new Chapter 18.10 to establish new land use application fees and amending Sections 18.64.010, 18.72.030, 18.76.010 and 18.84.010. MOVED BY HILL, SECONDED BY SAUL, THAT ORDINANCE NO. 1006 BE ADOPTED AS READ. MOTION CARRIED. ;WILA CITY COUNCIL COMMITTEE OF THE WHOLE MEETING • �H pa�[:c74T -, abruary 14, 1977 10.•k aga 3 DIS CUSSSION - Contd. ,ai ver from Res. #489, Boeing Engineers' Kjell Stoknes, Director of Community Development, pointed out the area. Property involved on a wall map. He stated Mr. Thorpe of R. W. Thorpe Associates, in his letter of February 1, 1977 had requested a waiver to allow R -4 zoning on a 15 acre parcel located south of the Tukwila Elementary School between South 151st and South 153rd Streets, commonly referred to as the Boeing Engineers' property. The modified proposal is for multiple family development of 304 - 356 units. Varied densities are proposed: apartments (30 units /acre) on the south 6 -62 acres; townhouse /condominiums (16 - 20 units /acre) on the central 6 -62 acres; and duplex and triplex (8 - 10 units /acre) on the north 2 -22 acres. Mr. Stoknes said Staff has recommended denying the waiver request because the proposed rezone is inconsistent with the emerging Comprehensive Plan in that densities within this site will have a significant effect on future surrounding densities. He said the ri proposed action would necessitate a major alteration not only in policy but density gradation of residential development as well, the funda- 1 mental concept of residential growth envisioned by the emerging plan. He said the Environmental Impact Statement for the new Comprehensive Plan has been distributed for comment and a Public Hearing before the Planning Commission is scheduled for March 24, 1977. Adoption of the Plan may not be far off. Mr. Bob Thorpe of R. W. Thorpe Associates presented drawings and maps of the proposed development, showing the varied densitites they were proposing. Councilman Traynor asked the acreage where Canyon Estates were built. Mr. Stoknes said it was about 10 acres and contained 186 units with a density of about 25 units per acre, La Vista has 36 units per.acre, Graydon Smith has about 23 units per acre. RiM 1. Prop. Ord. - Adoption of OMC Prop. Ord. - Approp. Funds & 'amending Ord. #1002 Pro,,. Ord. - Fstaul. new land appl. fee MOVED BY TRAYNOR, SECONDED BY VAN DUSEN, THAT THE WAIVER REQUEST BE ON THE AGENDA OF THE FEBRUARY 22, 1977 REGULAR MEETING OF THE COUNCIL. CARRIED. Council President Hill said he had conveyed the request of the Council to the City Attorney and he had added an amendment. Councilman Traynor said he was not satisfied with the wording of Section 4 and 6, it did not specifically say when the Finance Director would begin, what his duties would be, or the fact that the office of treasurer was being phased out, what the duties of treasurer would be after the Finance - Director was hired and until the elected term of office was over. He said the amendment still did not say what they wanted it to say. Council President Hill said the information he had given the City Attorney was that the Treasurer was to take care of investments after the Finance Director was hired in June and the Finance Director would take care of the rest of the finances of the City. He said the Council had discussed the fact that you cannot have two bosses, the Finance ,Director would have a conflict until the term of office was over. Councilman Van Dusen said it was his opinion that the Finance Director would have control of the two departments - the City Clerk and the Treasurer; one will be for expenditures and one for revenues. The Finance Director will not just take over the duties of the Treasurer he will take over all finance of the City. Councilman Traynor said he would like the Council President to put the amendment down in writing and let the City Attorney put it into legal terms. MOVED BY TRAYNOR, SECONDED BY SAUL, THAT THE COUNCIL PRESIDENT PUTS THE AMENDMENT IN THE LANGUAGE HE SEES FIT THEN SUBMIT IT TO THE CITY ATTORNEY TO BE PUT INTO LEGAL LANGUAGE. CARRIED. Council President Hill said as soon as it is returned by the City Attorney it will be brought back to the Council for consideration. MOVED BY TRAYNOR, SECONDED BY VAN DUSEN, THAT THE PROPOSED ORDINANCE APPROPRIATING FUNDS AND AMENDING BUDGET ORDINANCE #1002 BE ON THE AGENDJJ OF THE FEBRUARY 22, 1977 REGULAR MEETING OF THE COUNCIL. CARRIED. M0VED BY TRAYNOR, SECONDED BY MS. PESIC<A, THAT THE PROPOSED ORDINANCE ESTABLISHING NEW LAND USE APPLICATION FEES BE ON THE AGENDA OF THE FEBRUARY 22, 1977 REGULAR MEETING OF THE COUNCIL. CARRIED. i J l R.W. THORPE & ASSOCIATES 818 Seattle Tower Seattle, Washington 98101 Planning Commission City of Tukwila Tukwila, Washington 98188 Re: "Boeing Engineers Property" Lots 8,9,10, Interurban Addition Gentlemen: November 29, 1976 On behalf of Mr. Kafka and his associates I would like to thank you for the opportunity to comment on the proposed Tukwila Hill Land Use Element of the Comprehensive Plan. As we indicated at your public meeting on Thursday, November 18, we have been working with the City staff to provide in- puts to this planning process. To date we have appreciated the cooperation and response to our concerns for potential uses of the subject property. As we expressed to you at the meeting, we feel this property is important to the future of this area of Tukwila. Proper . and sensitive development can do much to overcome some past site development abuses in this area and promote quality development on adjacent properties. We look forward to working with the City to provide a comprehensive planning framework for development of the property through a "Planned Unit Development" approach. This quasi- contractual process can work well between the owners and the City while being consistent with good planning and sound land economics. Both Mr. Kafka and I would like to receive notices of any future meetings or hearings that have either a direct or indirect effect, on this property. Again our thanks for your time and consideration. Yours very truly, R.W. THORPE & SSOCIATES .W. Thorpe cc: Mr. Paul Kafka, 12517 S.E. 16th, Bellevue, Wa. 98005 Mr. Kjell Stokness Tukwila City Council CITY OF TUKWILA PLANNING DIVISION CITY COUNCIL STAFF REPORT RE: WAIVER from RESOLUTION #489 PROPOSED ACTION: APPLICANT: LOCATION: SIZE: ZONE: COMPREHENSIVE PLAN: REZONE from R -3 and R -1 to R -4 Tukwila Associates (R. W. Thorpe Assoc., Agents) Lots 8, 9 and 10; Interurban Addition (West of 62nd Avenue between South 151st and 153rd) 15 acres R -3 (3 and 4- family) and R -1 -12.0 (Single - family) Multiple - family (current) Medium Density (proposed) SUMMARY OF PROPOSAL: The proposal, as modified by Mr. Thorpe's letter of 1 February 1977, is for a waiver to allow R -4 zoning on a 15 -acre parcel located south of the Tuk- wila Elementary School between South 151st and South 153rd Streets, commonly referred to as the Boeing Engineers' property. The modified proposal is for a P.U.D. -like multiple- family development of 304 - 356 units. Varied densi- ties are proposed: apartments (30 units /acre) are proposed on the south 6 - 6z acres; townhouse /condominiums (16 - 20 units /acre) on the central 6 - 62 acres; and duplex and triplex (8 - 10 units /acre) on the north 2 - 21/4acres. The original proposal dated 7 January 1977 requested a waiver for R -4 zoning to allow 480 units in a similar P.U.D. concept, (SEE, Attached letter). Accompanying this original application is a letter from James Eaton, Engineer, attesting to a cursory examination of the site's soil and geologic conditions. This letter is also attached to the Staff Report. CRITERIA #1. CONCLUSION: Is the proposed action consistent with the presently emerging Land Use Policy Plan? Although several of the proposed Comprehensive Plan's policies are complemented by the proposal's concept (i.e., P.U.D. approach, buffers, diversity of housing types) the proposed number of units is not consistent with the density on the preliminary Comprehensive Land Use Map emerging from the Planning Commission. That designa- tion is Medium Density which is defined as 6 - 16 units per acre. The proposed rezone would authorize a density ratio averaging 20 - 24 units per acre, somewhat beyond the anticipated limit of medium density as envisioned by the emerging Comprehensive Plan. City Council Staff Report Page 2 CRITERIA #2. Does the proposed action represent a unique condition which is insignificant in scale and to which no other apparent alterna- tives are reasonable? CONCLUSION: The proposed action, if approved, would significantly influence future zoning and development of other vacant properties in the immediate vicinity. The land to the east of the subject property is zoned R -1, single - family. The southwesterly half of Tract 10 is currently zoned R -3 and the property lying immediately south- east is developed to R -3 density despite its R -4 zoning. The land lying northerly is zoned for and developed as single - family with the exception of the elementary school. Alternatives to the proposed action which are both reasonable and less significant inlcude: a) rezone to R -3, or b) R -2, or c) subdivision. CRITERIA #3. If the request for waiver involves grading, excavation, filling or development in geographical areas identified as having poten- tial natural limitations for development, are mitigating measures provided? CONCLUSION: The area involved in the proposed action is within a geographical area identified as having potential natural limitations. From schematic drawings, it appears that the applicant does not propose to develop on severe slopes. However, as noted by the applicant and the engineer, such limitations and mitigating measures are best addressed through application of SEPA. CRITERIA #4. Do the requirements contained in Resolution #489 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 Land Use Policy Plan? CONCLUSION: The emerging Comprehensive Plan and Map strives to establish a density gradation concept through the "High ", "Medium" and "Low" density residential areas. Density as proposed by the Plan, gradually decreases within the High Density area as development approaches the Medium Density area. Hence, the development located on either side of the division line between High and Medium density should be of similar density. The gradual decline in density continues from Medium - density to the single- family areas. Although the schematic of the site and its overlay concept of density gradation is similar to that employed by the proposed Comprehensive Plan as a whole, the densities proposed in this action relate neither to current surrounding densities nor densities proposed by the emerging Comprehensive Plan. Hence, the granting of this waiver would require major revision to the density gradation concept currently proposed in the emerging Comprehensive Plan. City Council Staff Report Page 3 RECOMMENDATION: The subject property represents a critical land area . insofar as policy commitment is concerned because of its sensitive relationship to surrounding vacant and developed lands. The proposed rezone is deemed inconsistent with the emerging Comprehensive Plan in that densities within this site will have a significant effect on future surrounding dens es. The pro- posed action would necessitate a major alteration not only in policy but density gradation of residential development as well, the fundamental concept of residential growth envisioned by the emerging .Plan. The Environmental Impact Statement for the new Comprehensive Plan has been distributed for comment and a Public Hearing before the Planning Commission is scheduled for 24 March 1977. Adoption of the Plan may not be far off. In consideration of all these factors, Staff recommends the Council deny the waiver. request. R.W. THORPE & ASSOCIATES 815 Seattle Tower Seattle, Washington 98101 February 1, 1977 Planning Department City of Tukwila Tukwila, Washington 98188 Re: Tukwila Associates Application For Waiver of Resolution No. 489 - Amendments Dear Messrs. Stoknes and Satterstrom: Please accept this letter as a formal request to modify the pending application for waiver on the Tukwila Associates 15.2 acre parcel located on the south face of Tukwila Hill. Specifically, the density provision should be stricken and replaced with: "densities compatible with the general intent of the proposed Comprehensive Plan." That is, rather than set a specific density level, the waiver would open the review process to allow the applicants to provide a Planned Unit Development type application, which contains contract stipulations, and is in overall densities consistent with the proposed Comprehensive Plan, as formulated by the Citizens' Committee and by the City Staff. Pursuant to our phone conversation of last week, I have set forth some general development concepts and associated density levels to clarify our discussions to date. As portrayed in the attached schematic, the 15 areas are divided by topog- raphy, vegetation and existing adjacent development, into three fairly distinct areas. Area 1: The south 6.0 to 6.5 acres. This portion includes Lot 8 and a portion of the southwest corner of Lot 9. The conceptual designation of "higher density" would be, according to our latest study, 30 units per acre in this area, permitting reduced densities on the other two areas. Planning Department - City of Tukwila February 1, 1977 Page 2 Area 2: The center portion of the property, covers 70% of Lot 9 and approximately 25% of Lot 10. This area is delineated by a slope analysis and defined by the 225 foot contour line, as shown on the topographic survey. This area incorporates the two knoll areas at the 235 foot contour on the east, and 250 contour on the west. This area has good groupings of fir and maple stands, with interspersed open areas. The topography is generally level, with slopes primarily less than 10 %. This area is well defined from area 3 by topog- raphy and vegetation on the slopes; it also provides a clear demarcation point between the existing development on the west and south, and park and undeveloped uses to the north. This area is proposed as R -3 type densities with contract options to provide more common wall development for town- houses and /or condominiums. Area 3: The northerly portion of the property occupying the north- east 75% of Lot 10 and northeast 20% of Lot 9. This area, because of its orientation to the east, would have natural buffer areas on all sides, with major setbacks on the east and north. Access to this area would be determined by City policy. Resultant density levels for duplex or triplex use is envisioned at this time as 8 to 10 units per acre. This density would allow good utilization of this area while allowing for provision of 50% to 60% of the area to remain in open space. SUMMARY OF USES AND DENSITIES Area Housing Type Density /Acre Acres Total Units 1 Apartments /Townhouses 30 6.0 -6.5 180 - 195. 2 Townhouses /Condominiums 16 - 20 6.0 -6.5 108 - 130 3 Duplex & Triplex Townhouses 8 - 10 2.2 -3.2 16 - 32 304 - 356 Planning Department - City of Tukwila February 1, 1977 Page 3 The resultant figure of 300 to 350 units (rounded) is for illustrative and discussion purposes. Our modified request is to present a rezone request that is compatible with the proposed Comprehensive Plan as it has been presented to date. Therefore we respectfully request a waiver that would enable us to proceed concurrently with the comprehensive planning process. Thank you for your consideration of this clarification and modification. Yours very truly, R. W. THORPE & ASSOCIATES RWT:per . Thorpe JIMIES EJRTQ EARTH SCIENCE ENGINEERING 130X 126 HOBART, WASHINGTON 98025 TEL: AREA 206.682.6942 January 17, 1977 Robert W. Thorpe and Associates 3050 Island Crest Way Mercer Island, Washington 98040 Dear Mr. Thorpe: You asked me to make a cursory investigation of the soil conditions of a 15 -acre parcel in Tukwila. The site is under consideration for waiver and rezone. It is roughly bounded by extensions of South 151st and South 153rd Streets and 59th and 62nd Avenues South. Elevation differential is about 60 or 70 ft. with the lowest terrain near the southeast corner and the highest along part of the west property line. Surface drainage is good;although,because of human interference, water is ponded at nearby locations off the property. At present, the entire tract is wooded and without improvements. As presently envisioned, future improvements would be confined to the southeastern one -third or so of area. Those improvements would con- sist of 450 to 500 multiple - family units, although the number does significantly affect findings or con- clusions expressed herein. Prior to actual development, it will be necessary to explore the subsurface conditions in detail, either by test pits or borings. Information in this letter was developed from a ground reconnaissance and a review of relevant geologic publications for that area. Shallow soils across the area to be developed consist of glacial till, a dense mixture of silt, sand, and Page 2 January 17, 1977 Robert W. Thorpe and Associates gravel. It is weathered in the upper two or three feet. Except in the upper few feet which have been weakened by weather and root action, sliding is uncom- mon in till; and no signs of past sliding were noted. Exposures off the property to the souti and southwest indicate that the till grades downward into a massive unit of relatively cleaner sand and gravel, also of glacial origin. A small outcropping of Andesitic intrusive bedrock is exposed at the southeast property corner. Soil immedi- ately adjacent to the rock is of residual origin. As a practical matter, only the glacial soil will be of much relevance to development. No surface indications of adverse drainage conditions or seepage were noted. Except for possible localized horizons of perched saturation, true groundwater is no doubt well below the lowest property elevation. So far as the intended improvements are concerned, the most restrictive soil- related factors will be the moisture sensitivity of the till and slope stability of any fills which might be placed. To minimize . those potential problems, earthwork should be kept to a minimum, and it should be attempted only during the dry season. By virtue of its cohesion and gravel content, till is not a highly erosive soil, although its impervious nature will cause greater runoff than from most other native soils. Temporary sedimentation ponds will be necessary during construction. Storm - water runoff will be regulated after construction; the effects of runoff will diminish over about a two -year period while the new flora is establishing itself. Should City personnel or any other concerned parties have any questions about this matter, please encourage them to give me a call. JNE: Yours -ry tr 3t-r� c .James N. Eaton` 1 CITY CF TUKWILA APPLICATION FOR WAIVER From the Provisions of Resolution Number 489 (Please type or print) Date of Application: January 7, 1977 Name of Applicant: Tukwila Associates - R.W. Thorpe & Associates (Agent) Mailing Address: 815 - Seattle •Tower City: Seattle Zip:. 98101 Ownership Interest in Property: Fee 623 -2811 Phone: 623 -2935 Legal. Description of Property Affected: Lots 8, 9 and 10, Interurban; Addition. South face of Tukwila Hill, east of existing General Location of Property: apartment development;_ located between westerly extension of South-151st and westerly extension of South 153rd Street between 59th Ave. So. and South 62nd Ave.(See Attached Map.) 1. .State specifically the action in Resolution No. 489, Section 4 to which you are requesting a waiver: Section 4A - Change in Zone Classification R -1 -12.0 (Multifamily on Existing Comprehensive Plan) to Rif (Multiple. Residence Medium Density) with Contract Limitation on Densit Planned Unit Development approach. Section 4D3 - Proposed plan would address area's needs for'improved circulation, safety vehicle access, drainage improvements and measures t� mitigate any identifiable impacts. 2.. Describe specifically the action you are proposing, including dimensional infor- mation about the development, site maps, etc., if available: See Attached Report, Soils Report, Circulation Schematics- and Site Development Plot Plan Schematics. 3. What is your justification for your request: (Please refer to items 1-4 on the cover sheet and respond to then.) Please See Attached Report (attach additional sheet, if necessary) 4. What other factual evidence is relevant to your request for waiver (such as exist- ing development in the vicinity of your property, soils and geologic investiga- tions, etc.): Please See Attached Report (Attach any other information available which substantiates your request) • (for office use only) Date Received.: Received by: Date scheduled before City Council: Action of City Council: Date of City Council Action: TUKWILA ASSOCIATES REQUEST FOR REZONE WAIVER APPLICATION ATTACHMENT The applicants request a waiver of the provisions of Resolution No. 489 for the subject property. The owners, known as Tukwila Associates, who have owned the property for approximately 13 years, are requesting an initial step in a multi -step application process to determine the density levels, site plan, and structure mix that is compatible with, or an improvement on, existing development on the south face of Tukwila Hill. Their questions are related to not only proper development for their own benefit, but that which is compatible with the existing development in the City of Tukwila and with the ongoing Comprehensive Plan. Because of recent development interest in the subject property, the applicants desire to start a rezone process that would be based on a PUD approach to determine the following: 1. Density levels 2. Access, neighborhood circulation, and internal circulation 3. Buffer areas and open space areas within the site and on peripheries 4. Improvements to drainage in conjunction with adjacent property owners 5. Improvement of circulation on 62nd Avenue South and 152nd Street South 6. Appropriate mitigating measures for identifiable environmental impacts 7. A contract rezone that sets forth developmental require- ments by their applicants, others who may participate on a joint venture basis, or longer term successors in fee title The application contains: 1. Soils Reports By Jim Eaton, Engineer He indicates that there are no major soils problems envisioned and that the majority of drainage and soils problems are on the periphery of the property. The report contains recommendations for additional soils investigation prior to development of the subject property. Some of the drainage problems can be mitigated by having open areas on the north and east and by picking up on -site drainage from impervious surfaces and transferring it to the southeast corner to be incorporated in natural systems or improvements running along 62nd Ave. S.E. 2. Schematics Showing Circulation These schematics show access from two potential points. Other alternatives were considered and can be covered during public review. Consideration of through access for emergency vehicles and minimization of impacts on adjacent areas, particularly single family neighborhoods, was considered. Some access potentials may be available through joint easements, particularly on the south. 3. Development Scenarios These development scenarios assume densities at a mid -point between R -3 and R -4 zoning (i.e.: mid -way between 18 and 43 units per acre, or approximately 30 acres per unit for the overall development). This development would be Garden Court type apartments and townhouses and /or condominiums. Early investigations and discussions with staff, the property owner, and potential developers of the property indicate that the higher densities would be located on the southerly portion of the property adjacent to the Todd ownership, with densities decreasing as the property is developed northerly. In addition, major setbacks or buffer zones would be incorporated on the north to buffer the school playground areas and on the east to provide minimal impact on the existing poor drainage system along the eastern perimeter of the property. 4. Supporting Comments Will Be Presented At The Hearing Additional information, site plans, photographs and other data are available to expand on the information presented with this application or for presentation before the City Council concerning this application for waiver. Question #3: What is your justification for your request: The request, as envisioned by the applicants and their agent, is less dense in terms of number of units than the existing Comprehensive Plan and generally consistent with the staff proposal and community committees' recommendations for the proposed Comprehensive Plan. In that the ongoing comprehensive planning process may take several months to resolve, and in that the proposed uses on the subject property, as envisioned, are consistent with the studies to date and with staff findings, we hereby request that the process to develop an application for a rezone under a contractual basis be begun now in order to provide some answer for development capabilities of the subject property for the normal building season of May through October of this year. The goals and objectives of the Community Development Plan, as set forth in the residential section, are compatible with the proposed use on the subject property. The development is consistent with those uses occurring to the west, to the south, and, in part, to the east of the subject property. The willingness to set aside buffer zones on the north and east presents the City with an opportunity to make this large piece of property compatible with properties on all sides. The applicants submit that a cursory review of potential impacts has been undertaken and that factors such as access, drainage and preservation of topography, vegetation and soils can be properly addressed and problems mitigated. Where problems are identified, they can be further researched during the rezone process and addressed at that time and consideration be given to appropriate mitigating measures. Question #4: What other factual evidence is relevant to your request for waiver: The existing development in the area, ongoing rezones on the Cperiphery of the subject property, and existing and proposed omprehensive Plans indicate that the general concept envisioned for the subject property is consistent with past development and future goals of the community. The soils and geologic investigations indicate only minor problems, ones for the most part that can be mitigated during development. In that the subject property contributes to some drainage to the southwest and to the east, on -site treatment of this drainage could mitigate some existing problems by controlling the direction and flow of storm water runoff. A review of the policies, goals and objectives of the Comprehensive Plan indicates a number of policies that are met or are consistent with the aforementioned proposal. ■ RESIDENTIAL ELEMENT Section 1: Neighborhood Objectives and Policies Objective 1, Policy 1: Buffer zone boundaries are based on topographic features. Policy 2: Subject property has a park and playfield on the north and we propose buffer zones on the north and east to separate it from undeveloped and potentially different land uses. Policy 4: Vehicular traffic can be channeled to the south and west to other apartments and to commercial zones. Access to arterials is direct via 62nd Ave. So. and So. 152nd Street. Objective 2, Policy 1: The proposed rezone and P.U.D., utilizing a varying density development basis, would provide for a medium density ttansition area between high and low density residential areas. Policy 2: This development would be located functionally convenient to primary arterial streets, shopping, employment and other opportunities within the Tukwila planning area. Objective 3: Maintenance of buffer zones on the north and east, particularly the steeper sloped area, will provide compatibility with this objective. In addition, the following items are responsive to policies in this section. 1. Screening of adjacent uses. 2. Undergrounding of all utilities. 3. Maintenance of natural open space areas. 4. Provision of guest and recreational vehicle parking. Objective 3 (Cont.): 5. Provision of trails to link activity nodes in the area. 6. Encouragement of recreational open space within multi- family development. Section 2: Housing Objectives and Policies Objective 1, Policy 1: With the proposed development, because of its size (i.e.: 15 acres), it is possible to encourage housing development with a diversity of housing types. Although townhouses and condominiums are envisioned on the less dense portions of the property, the lower reaches could provide a mix of apartment units with bachelor, 1, 2 and 3 bedrooms. Policy 2: Townhouses and condominiums are considered probable uses in the upper portions of this property. PLANNING POLICY NOTE: In addition, the general concept of providing a better balance between single family and multi - family residential structure mix in the Tukwila area is a desirable goal. However, in some areas that have historically been considered apartment areas and are adjacent to those areas already developed as apartments, revision of the Comprehensive Plan would not be consistent with providing a balance in land uses nor would these areas be compatible single family districts given present development. Some opportunities for balancing the makeup through annexation occur and are appropriate . considering the boundaries of the Tukwila Planning Area. The following Objectives and Policies have also been considered in this request: ELEMENT GOALS General Goals 2, 5, 8 Natural Elements 1, 2, 3 Open Space 1, 2 Residence 1, 2, 3 Transportation /Utilities 3, 4 ELEMENT Natural Environment Open Space OBJECTIVE GOALS 1 2, 3 3 1, 2, 3, 4 4 3, 4 5 1. 6 1, 2 8 1 1 2 1, 3, 6 3 2 Residence (See Previous Text) Transportation /Utilities Storm Water Systems Underground Utilities 1 4, 5, 6, 7, 9, 11, 12 6 6 8 3, 7 1, 2, 4 CONCLUSION The applicants and their agent desire, at this time, to begin to develop plans for utilization of the subject property. This piece of property is one of the more critical in terms of development for the general image of Tukwila from the south. Its size, the fact that it has not been denuded of major vegetation, and its location on the central portion of the Tukwila Hill provide tremendous opportunities for quality development - opportunities for the applicant, the City and the neighborhood. We therefore respectfully request the opportunity to enter into a rezone process of a contractual nature to determine the best use of this property; i.e.: one that is consistent with economic objectives of the applicants and consistent with community goals. Thank you. Respectfully emitted, obert W. Thole R. W. THORPE & ASSOCIATES (Agent for Tukwila Associates) TUKWILA ASSOCIATES SUGGESTED CONDITIONS OF REVIEW OF REZONE APPLICATION 1. That densities be limited to average 28 to 32 units per acre, or a total of 480 units for the 15.2 acres. 2. That the plan show higher densities to the south with decreasing densities per acre to the north. 3. That buffer zones of natural vegetation of a minimum of 50 feet be preserved on the north and east boundaries of the property. 4. That participation in development of utilities will include storm drainage. 5. That circulation for emergency vehicles be provided through the site if feasible. 6. That groupings of major trees, drainage swales and other natural features be inventoried and incorporated in the site plans where feasible. 7. That the rezone be based on a condition that the Planning Commission, review specific site, elevation, floor and landscape, plans prior to site development and issuance of building permits... 8. That all conditions set forth and agreements between the City of.Tukwila and the applicants be attached to the fee title and be binding on all heirs, successors or assigns. 1 ;: , , • . . , . , 1 2 3 4 5 6 7 RULER -3O2AWU 8 OE L 7 GIZ VIZ er 7 if OZ 61 Q$ a 91 0 'I 'CI El 11 OL ..j11101141011*111111111.10111,141,01,VWAIII1101114111111111111R41101,1111111111111111111111111011414111114116111[1110111111110111111111011111 IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, IT IS DUE TO! THE QUALITY OF THE ORIGINAL DOCUMENT It.V.4.11.:Fa‘Yz_^ IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, IT IS ME T0. THE QUALITY OF THE ORIGINAL DOCUMENT 0c 6Z BL 9Z 9Z YZ CZ ZZ If OZ 61 91 Ll 91 9l t 'EI 2l ll OU• --- JH�pu��udu �.�4� ��l4l�ll #4 ! ���I I,u!1 �0�4� ��t0u�! l�u��milpa�iml04I�10,0 viii �uluu� 0111�iyil�1uadu��lu�'�° � r 1) //6 (IL sk\ 1 Ana» ✓,>tnl t.,, 1.2938' p «11191.141 :3 (e) w = OE 6E e6 Lz 9z sz 4z 6z zZ Iz OE 61 el Ll 91 GI VI 'CI El II OL! 1it�tll .iit�tuilp�i�iililnnlgt�tt �t lltigli l!!i 6 !!i„�ttUlttt��uulutt�t t�t��ltiltlgi�it�i6at�uuhgtlt�t, �t, llt��ltttt�q�iti�itul�u��tlli�pu�tt�ili�u�nplilnla. +rc?v^^p..w,ry'r• ;.a.r:..nn..Y «:u>Y'= <^Mi�.Wi+u,.�•.:` IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT / .T/1E 74' L h' 'A/J ,1 iD /T /G /d •'TD 5E,i771. t, IIr VISION:: • ^i.• .•. ; INO • n•.r .,t' 1711/ (Wilt /)/VT Lr.1 /'l.'t[.N 1 GC. :... � r...rn9.S.v►_.;b'.-.��:ar_rccx: ,r..,.,......�-- „*.__- _ .. - .. .. ._ ... .. .