HomeMy WebLinkAboutPermit 77-58-W - SCHNEIDER - PARKVIEW APARTMENTS WAIVER77-58-W
15120 65TH AVENUE SOUTH
15130 65TH AVENUE SOUTH
SCHNEIDER WAIVER
lob Address
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: ontractor
15130 - 65th Ave. So.
Park View
Schneider Construction Co.
Schneider Construction Co.
#1098 6/12/78 30 Unit Apartments
BUILDING RECORD
Supplementary Permits & Other Information
BUILDING RECORD
Permit No. #1498
Date Issued 6/12/78
Occ. Permit No. 28-79
Date Issuedl0 /25/79
Job Address 15120 - 65th Avenue So. Permit No. #1497
Name Park View Date Issued 6/12/78
Owner Schneider Construction Co. Occ. Permit No.29 -79
Contractor Schneider Construction Co. Date Issuedl0 /25/79
#1497 6/12/78 18 Unit Apartments
Supplementary Permits & Other Information
SCHNEIDER - PARKVIEW APARTMENTS WAIVER
21 August 1978
MEMORANDUM
TO: Al
FROM: Kjell
SUBJECT: Schneider Apartment Complex
Al, I agree with the attached memorandum from Fred regarding the Schneider
Apartment Complex.
Specifically, I would like you to collaborate with Fred and implement getting
any potential hazardous boulders removed from the slope and also the re-vege-
tation plan you're already in discussion on Schneider with.
Please let me know what type of time frame you intend to give him to get the .
boulders out prior to shutting down the construction activity.
KS/ch
cc: Fred
CITY of TUKWILA
OFFICE of COMMUNITY DEVELOPMENT
6230 Southcentar Boulevard • Tukwila. Washington 98188 (206) 242 -2177
21 August 1978
MEMORANDUM
TO: Kj
FROM:
d
C
CITY of TUKWILA
OFFICE of COMMUNITY DEVELOPMENT
SUBJECT: Schneider Apartment complex: Violation of Building Permit conditions
This memorandum is in reply to your verbal request to investigate the above -
referenced matter.
On Friday, 18 August 1978, Al Pieper and myself visited the Schneider apartment
site at 65th Avenue South and South 151st Street. We looked over the building
construction and the construction activities along the eastern bluff, in particular.
One of the conditions which the Planning Division attached to the building permit
for the Schneider apartments (Building Permit No. 1497 and 1498) was:
"No area within ten (10) feet of the top of the bank, as
indicated on the site plan dated 25 May 1978, is to be
disturbed."
Upon inspecting the site on Friday morning, we have found that dirt and boulders
have been pushed over the bank in violation of the above - referenced permit condi-
tion. The violation has created not only an unsightly, denuded embankment, but a
potential public safety problem due to the precarious situation of the boulders
at the top of the steep slope. These boulders could slip through the weakened
blackberry bushes which presently hold them up and tumble down the slope to
Interurban Avenue, endangering pedestrians as well as motorists. I have discussed
this situation with the City Attorney. It is Larry's opinion that the boulders
could pose a public hazard and, if not removed immediately, construction activities
should cease so as not to create any additional hazard or trigger a slide of the
boulders already there. On the other hand, Larry seems to feel that the dirt
which has displaced some of the natural vegetation constitutes a lesser problem
or, at the least, one of less urgency and hazard.
I agree with Larry's assessment and would recommend that we contact Mr. Schneider
as soon as possible to inform him of the following:
1. The boulders must be removed from their present precarious disposi-
tion and situated so as not to constitute a potential hazard to
public safety. This must be done within a certain time frame or
6230 Southcenter Boulevard • Tukwila, Washington 98188 • (206) 292 -2177
Memorandum
Kjell
FNS /ch
the City should place a "stop work" order on the construction activities.
2. Where the steep slope has been blighted by the dirt which has been
pushed over the bank, it must be replanted to a condition similar to
natural conditions. This should be accomplished within a certain time
frame as well, preferably before occupancy. The occupancy permit,: then, .
would be contingent upon the fulfillment of landscaping requirements.
cc: Bldg Off
City Attorney
Page 2
21 August 1978
PARKS
RECREATION
5 June 1973
CITY of TUKWILA
OFFICE of COMMUNITY DEVELOPMENT
TO: Al per, Building Official
FROM: Fre N. Satterstrom, Planning Supervisor
SUBJECT: Sch eider Apartments Building Permit
Please attach the following requirements to the above - referenced building
permit:
cc: File
1. Provision of 72 useable parking stalls on -site.
2. Installation of 4 -foot high decorative fence and low
evergreen shrubbery or groundcover at parking lot entrance,
pursuant to TMC 18.56.070.
3. No area within ten (10) feet of the top of the bank, as
indicated on the site plan dated 25 May 1978, is to be
disturbed.
4. Front yard and side yards shall be landscaped.
6230 Southcenter Boulevard a Tukwila, Washington 98188 .w (206) 242 -2177
TUKWILA CITY COUNCIL REGULAR MEETING
May 15, 1978
Page 2
Bid Award Cont'd.
CITIZEN'S COMMENTS
Recognition of
Outstanding
Citizens
"Officer of the
Year" Award
7:50 P.M.
the equipment rental, maintenance and installation costs througn,'
the Company we deal with,then there is the monthly line rental �
from Pacific Northwest Bell and will have to be paid no matter 47 hicr; 0
company we deal with. This charge is set by tariff.
Councilman Bohrer asked Mr. McFarland to explain the total of the
one -time costs and the total montly costs of each proposal.
He reported as follows:
Interconnect proposed 62 stations and 12 trunks for $1,620.76 per
month.
Pacific Northwest Bell offers 60 stations and 10 trunk lines for
$1,619.03.
Executone, Alternate `2, proposed 60 stations and 10 trunks for
$1,464.80.
At the present time the City is paying approximately $1,260 per
month for 26 lines and 52 stations.
Since there appeared to be confusion on the bid proposals, Councilman
Hill suggested forwarding this to the Committee of the Whole. Mayor
Bauch proposed that it be moved to the end of the meeting for further
discussion as time is now becoming short.
Ron Swanson, Finance Director, stated he reviewed the bids and they
tried to put all of the proposals on the same basis.
* MOTION CARRIED.
Mayor Bauch explained the function of the Crime Prevention Program
sponsored by the City through a LEAH Grant. Mr. Pat Lowery is head
of this program. He set up a Senior Citizen Committee to coordinate
a Neighborhood Watch Program. This Committee is a volunteer group
that has spent many hours to make this program a success. Mayor
Bauch declared the Members "Outstanding Citizens of Tukwila." Mr. Lot
presented each with a Certificate of Recognition. Tukwila's Outstand
Citizens are:
Mrs. Bobby Zepp
Mr. Ira Hyzer
Mrs. Alice Frey
Mr. Walter Frey
Mayor Bauch announced and displayed the award received by Police
Officer Steve Robinson, the "Officer -of- the - Year." The award was
presented by the Highline Exchange Club.
Mayor Bauch declared a ten - minute recess for coffee and cake.
Mayor Bauch called the Regular Meeting of the Tukwila City Council
back to order.
MOVED BY VAN DUSEN, SECONDED BY HILL, THAT COUNCIL STRIKE THE THIRD
AND FOURTH SENTENCES IN PARAGRAPH ONE. *
PETITIO ; COMMUNICATIONS, APPEALS, AND SIMILAR MATTERS
ever to Councilman Van Dusen referred to the "City Council Waiver Checklist
Ordinances to be used for Preliminary approval of waivers. He suggested omittinc
No. 1035/1053 the following two sentences in the first paragraph:
for office buildings
on 51st Avenue South "If a vote on each criteria passes, the waiver should be declared
and Southcenter approved. If a vote on one or more criteria fails, the waiver
Boulevard should be declared denied ".
,. - .
KWILA CITY COUNCIL REGUL( IEETING
ay 15, 1978
Page 3
Waiver to
Ordinances
No. 1035/1053
for office buildings
on 51st Avenue South *
and Southcenter
Boulevard- Con't.
MOTION CARRIED.
Councilman Van Dusen explained that Council will have to vote
each of the criteria on check list. Omitting these sentences
should allow a little more leeway.
on
Councilman Van Dusen stated that a motion should be made on each
of the criteria on the list then discussion follow. We will then
have a roll call vote. After we have gone through each of the
5 items we will vote on a final decision. Council agreed that
this is the way they would operate.
MOVED BY VAN DUSEN, SECONDED BY HILL, THAT COUNCIL VOTE ON CRITERIA
NO. 1: Does the proposed action represent a unique condition which
is not significant in scale? *
Councilman Johanson questioned the wording "not significant."
Kjell Stoknes stated that it should read "not insignificant." It.
was woraed this way to keep it as close to the wording in the
ordinance as possible. Councilman Bohrer stated Ordinance 1035
does not indicate a double negative. He read the wording and
stated that he thought the objection had been achieved. Councilman
Saul, to clarify the question, stated if he thought the project
was not very big he would be in favor of it, but if it is a large
project that he felt shouldn't be there, he would vote NO. Mr.
Stoknes agreed. If you vote yes, you are voting yes on the waiver.
Councilman Van Dusen reminded council that there is Commerical
•zoning abutting this property on one side and multiple residence on
the other. Councilman Traynor expressed concern over the impact on
the adjoining property to the north which is residential.
* ROLL CALL VOTE:
Yes - HILL, JOHANSON, VAN DUSEN
No - BOHRER, SAUL, TRAYNOR
TIE VOTE.
MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT COUNCIL VOTE YES ON
• CRITERIA NO. 2: Has the applicant investigated reasonable
alternatives available which would not require a waiver? *
Mr. Jerry Gerron, in response, stated that the WEA has conducted a
search for a site for the past two years. The criteria set for a site
1. Location close to I -5 access and egress.
2. Close to the airport.
3. Mid -point between Seattle and Olympia.
4. Geographical convenience for the employees.
5. Adjacent to shopping and restaurant area.
Councilman Hill asked if Council should not be talking to the current
owner instead of the Architect to see if he has made any reasonable
investigation of alternatives to use the property as it is now zoned.
This question should be addressed to the owner. Councilman Johanson
agreed that it doesn't seem applicable to ask the builder. We should
be asking if the building is applicable to the parcel of land.
Councilman Bohrer stated that when this provision was passed, Council
was thinking about the case where the applicant is the owner of the
property and that does not appear to be the case here.
*ROLL CALL VOTE:
Yes —VAN DUSEN
No - HILL
NA - BOHRER, JOHANSON, SAUL, TRAYNOR
MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT COUNCIL VOTE YES ON
CRITERIA NO. 3: If the request for waiver involves building, grading
clearing, excavation, or filling in a geographical area generally
identified by the Environmental Basemap as an area of high natural
amenity or development constraint, are mitigating measures provided ?*
•
Page 4
PETITIONS, CO(•MMUNICATIONS, (. . EALS, AND SIMILAR MATTERS -
Waiver to Mr. Gerron responded that the area, as it stands, is covered with
Ordinances mostly blackberry bushes, a handful of specimen trees on the perimeter
No. 1035/1053 of the property and the rest are alders. The proposal is designed to
for office buildings require a minimum amount of grading, a heavier amount of landscaping,
on 51st Avenue South and generally, disturbing the environment as little as possible.
and Southcenter
Boulevard -
Cont.
*ROLL CALL VOTE:
YES - BOHRER, HILL, JOHANSON, SAUL, TRAYNOR, VAN DUSEN
MOTION CARRIED
*ROLL CALL VOTE:
YES - BOHRER, HILL, JOHANSON, SAUL, TRAYNOR, VAN DUSEN
MOTION CARRIED
ROLL CALL VOTE:
YES - BOHRER, • HILL, JOHANSON, SAUL, TRAYNOR, VAN DUSEN.
MOTION CARRIED.
..
Councilman Van Dusen asked, from 51st, how high is the building going
to be up from the level of the street? Mr. Gerron said, 62 feet.
MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT COUNCIL VOTE YES ON
CRITERIA NO. 4: Is the request for waiver consistent with the goals
and policies of the Comprehensive Land Use Policy Plan ?*
Mayor Bauch stated it is the goals and policies, not the map.
Mr. Gerron reminded Council that the parcel is on the western boundary
of the city limits. Across 51st, in King County, is proposed high
density, north is proposed duplex /triplex site, east is residential
but appears to be a non - conforming use and to the south is a commercial
zone. The uses around this proposal are not being impacted at all.
Councilman Van Dusen, referring to page 45 of the policies of Compre-
hensive Plan, stated that this development fits in well with two of
them. This proposal should be a buffer between the Commercial and the
Residential. Councilman Bohrer stated that the development Council was
exposed to does serve as a reasonable buffer between the medium density
residential to the north and the Commercial to the South.
Mayor Bauch asked Mr. Stoknes if there are any goals and policies this
is inconsistent with? Mr. Stoknes stated he didn't believe there are
any
MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT COUNCIL VOTE YES ON
CRITERIA NO. 5: Do 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 ?*
Mayor Bauch explained that Council will have to decide, is there a
major issue that will be debated at the time the zoning ordinance is up
for adoption?
Councilman Bohrer explained that, again, it seems this provision comes
down to two separate decisions: 1) Does it impose a special hardship
on the site (or the applicant), and 2) does it necessitate a major
policy commitment prior to the adoption of the zoning map? As has been
stated previously, there is no major policy commitment.
Mr. Gerron explained that the current zoning is RHM which allows
offices of professionals; therefore, this would not set a precedent.
*ROLL CALL VOTE:
YES - BOHRER, HILL, JOHANSON, SAUL, TRAYNOR, VAN DUSEN
Based on the results of the voting on each of the five criteria, it was
MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT THE PRELIMINARY WAIVER BE
GRANTED AS REQUESTED.
LA CITY COUNCIL REGULAR` - ETING
15, 1978
ge 5
Waiver to
Ordinance
No. 1035/1053 to
construct 98 -unit
condominium at
South 160th and
53rd South
8:40 P.M.
PETITIONS, COMMUNICATIONS, APPEALS, AND SIMILAR MATTERS - Cont.
Waiver to Councilman Bohrer explained that now Council has given the applicant
Ordinances confidence to proceed with more detailed planning on this site. The
No. 1035/1053 for final waiver will be considered on the detailed plans.
office buildings on
51st Avenue South
and Southcenter
Boulevard -
Cont.
Mayor Bauch declared a five - minute recess to allow Council to review a
letter they had received from Janet E. Quimby, lawyer. She states
that in the past, she has advised residents of McMicken Heights in land
use issues before the City. Her letter is in reference to a request
for a waiver from Jack Bryant to build condominiums at South 160th
and 53rd Avenue South. At the end of her letter she states that she
does not believe that this application conforms to the waiver criteria,
nor does the Parkridge decision (as discussed in her letter) apply in
this instance.
Mayor Bauch called the meeting back to order.
MOVED BY VAN DUSEN, SECONDED BY HILL, THAT COUNCIL VOTE YES ON CRITERIA
NO. 1: Does the proposed action represent a unique condition which is
not significant in scale ?*
Mr. Leo Sowinski, 16050 51st Avenue South, Tukwila, asked to have it
noted that due to lack of publication, many of the residents within the
affected area haven't been aware of what is going oil.
Mr. James McKenna, 16045 48th Avenue South, stated he felt it is a
significant condition to the neighborhood. There are no'. apartments/
condominiums over there. They are talking about 31 units per acre
and that is an extremely high population density. A lot of time was
spent setting up the Comprehensive Plan. If this is passed it could
open the door for apartments on adjacent property.
Mr. Ernest Onorati, 5102 South 163rd Place, stated that the Highline
Community Plan addresses this area as single family dwellings and the
Tukwila Comprehensive Plan addresses this as single family. The
citizens have voiced their opinions that they do not want apartments
in that area. We have elected you people as Councilmen and you have
to follow our wishes and say no condominiums or apartments.
Mr. Jack Bryant, architect representing the owner of the property,
stated this property is presently zoned RPM and it has been for the
past 16 years. They started out with a proposal to use the property at
the maximum which is 350 units. Last summer we presented a proposal to
build 132 units and it was sent back to staff. We are now down to 98
units and staff has approved our new proposal. The project we now
propose is insignificant with the present maximum use of the land.
Mr. Bryant requested three changes be made in the Committee of the Whole
minutes of May 8, 1978.
1. The minutes read, "revised the drawings" and he stated the working
drawings were completed for the 98 -unit project in accordance with
Ordinance No. 1035.
2. The minutes refer to his report on the soil tests and he felt the
following statement should be included: Normal spread footings
would be acceptable for buildings on this property with a 4,000
pound per square foot bearing load.
3. The sentence "a wood material would be used between the windows"
should read "asbestos cement material."
TUKWILA CITY COUNCIL REGUL( IEETING
May 15, 1978
Page 6
PETITIONS, COMMUNICATIONS, APPEALS, AND SIMILAR MATTERS - Cont.
Waiver to
Ordinance
No. 1035/1053 to
construct 98 -unit
condominium at
South 160th and
53rd South -
Continued
Councilman Van Dusen clarified that these are just additions Mr. B ryar .
wants included in the minutes. Kjell Stoknes, OCD Director, recommene-
that Items 1 and 2 not be included as they were not a part of the
discussion. The drawings have not been presented to the Building
Official so the City has no way of knowing if they are complete.
Councilman Van Dusen said that the minutes will not be changed but the
items will be included in tonight's discussion.
Mayor Bauch asked Mr. Bryant if he had the staff approval in writing?
Mr. Bryant stated that it was included in the staff report on
Resolution No. 489. Mayor Bauch clarified that this was only a
recommendation, not an approval.
Mr. Dennis Robertson, 16038 48th Avenue South, stated that the issue her
is whether it is significant on the present environment of the area.
Obviously 31 units per acre is significant; the environment will be
changed with a development of two -, three -, and four - story buildings.
Councilman Bohrer said there are two parts to Criteria I: Is it a
unique condition and is it significant in scale? There are other
parcels of property which are similarly zoned so it is not unique,
and since it compares in size to the waiver just discussed, it is
significant in scale.
Mr. Gordon Solem, 5155 South 160th, questioned the streets in the area
and stated he didn't believe they are equipped to take this type of
traffic.
Mr. Robert Murphy, 4350 South 156th, said it is significant since there
is property west of 42nd Avenue South that is presently zoned and could
be used quite readily. Slowly property is being zoned for
apartments until eventually the whole hillside will be apartments. As
a home owner, we will have to move farther out to avoid this. He also
questioned additional traffic routed into the residential area.
Mr. Robert Crain, 5105 South 163 Place, stated that the zoning of the
property is not unique but the land use plan of high density housing in
the area is unique.
Mr. Bryant said that everyone who has bought or moved into the
McMicken Heights area in the past 16 years should have known the propert
was zoned for apartments. It has been that way for many years.
Mr. Onorati, audience, again stated that there were many meetings for
citizen input on what this property should be used for. It is unanimous
that it should be single family dwellings.
* ROLL ,CALL VOTE:
NO - BOHRER, HILL, JOHANSON, SAUL, TRAYNOR, VAN DUSEN.
MOTION FAILED.
MOVED BY VAN DUSEN, SECONDED BY SAUL,THAT COUNCIL VOTE YES ON CRITERIA
NO. 2: Has the applicant investigated reasonable alternatives available
which would not require a waiver ?*
Mr. Bryant stated that in their investigation a single family use of thi
property, as proposed by the new Comprehensive Plan, would be economical
out of the question.
Mr. D. Robinson said he takes the opposite viewpoint. The property is
assessed at $43,000 per acre. If you put 4 or 5 lots per acre at about
$12,000 per lot,you have more than that. The real point is that the
developer won't make as much money if they develop single family horses.
*ROLL CALL VOTE:
YES - VAN DUSEN
NO - BOHRER,HILL, JOHANSON, SAUL, TRAYNOR
MOTION FAILED.
ILA CITY COUNCIL REGULAk-,IEETING
15, 1978
?ire ge 7
PETITIONS, COMMUNICATIONS, APPEALS, AND SIMILAR MATTERS - Cont.
Waiver to
Ordinance
No. 1035/1053 to
construct 98 -unit
condominium at
South 160th and
53rd South
MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT COUNCIL VOTE YES ON
CRITERIA NO. 3: If the request for waiver involves building, grading,
clearing, excavation, or filling in a geographical area generally
identified by the Environmental Basemap as an area of high natural amen
or development constraint, are mitigation measures provided ?*
Mr. R. Crain said there is a history of instablility on the hill. The
applicant has addressed the problem of rain water but we do live in an
area where the rain, at times, is very, very heavy. There have been
many pumps installed by the State below this property. The soils tests
showed the water table to be 3 feet below ground level in one of the
holes. The sub - terranian water has not been addressed.
Mr. Bryant stated the report was done by engineers who are experts in
this field.
Mayor Bauch asked when the owners purchased the property and he was talc
1968. Mayor Bauch asked if the owner was aware of the 1960 slide and
Mr. Alfred Schmidt, one of the owners, stated he was not. Mr. Onorati,
audience, reminded Council of the slide at the intersection of 51st Ave.
South and South 160th in about 1973 due to the instability of the soil.
Mr. Bryant reported that their plans are to collect the rain water and
drain if off in a controlled manner. Anything they do along this line •
improving the situation. In his opinion, the slides occurred because o
improper drainage. If the 18-inch line and the catch basins had been
installed, then it would not have happened.
* ROLL CALL VOTE
NO - BOHRER, HILL, JOHANSON, SAUL, TRAYNOR, VAN DUSEN
MOTION FAILED
MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT COUNCIL VOTE YES ON CRITERIA
NO. 4: Is the request for waiver consistent with the goals and policie!
of the Comprehensive Land Use Policy Plan ?*
Mr. Richard Goe, 5112 South 163rd Place, stated that he does not believ(
that the goals and policies are consistent with Comprehensive Land Use
Policy Plan. He discussed the routing of vehicle traffic from commercic
and industrial areas through residential areas. The working drawings
presented by Mr. Bryant show three entrance /exits to the land use area.
Two on one side and one on the other of a rather blind corner. The
traffic in and out of the complex will cause in excess of a 10 percent
increase of the highest hourly use on 53rd South. Mr. Goe discussed
transitional areas. If this plan is adopted, it eliminates any
potential buffer. Any of these items discussed, as they relate to the
single family area, are inconsistent with the Comprehensive Land Use
Policy Plan and the waiver should not be adopted.
Mr. Bryant stated if access is a problem, it certainly can be worked oul
This is not a point of consideration in this waiver. There is a great
need for living quarters for new families in this area. If the policy
continues to restrict and keep the maximum use of land out of an area o
this sort, you are going diametrically opposed to the energy proposals
of our Department of Energy.
Mr. D. Robinson pointed out that Tukwila has not, and the Comprehensive
Plan does not, state there will be no more apartments or condominiums.
There are more being built right now. What it does say is that in this
area, there will be single family homes.
*ROLL CALL VOTE:
NO - BOHRER, HILL, JOHANSON, SAUL, TRAYNOR, VAN DUSEN.
MOTION FAILED
MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT COUNCIL VOTE YES ON CRITERIA
NO. 5: Do the requirements of this ordinance impose a special hardship
to a site for which a waiver of the provisions wouldnot necessitate a ma;
policy commitment prior to the adoption of the Zoning Ordinance and Map
TUKWILA CITY COUNCIL REGUL( IEETING
May 15, 1978
Page 8
PETITIONS, COMMUNICATIONS, APPEALS, AND SIMILAR MATTERS - Cont.
Waiver to
Ordinance
No. 1035/1053 to
construct 98 -unit
condominium at
South 160th and.
53rd South
ORDINANCES
Ordinance #1058 -
Establishing a
Golf Course
Special Revenue
Fund
RESOLUTIONS
Resolution #631 -
Establishing Petty
Cash and Change
Funds
Resolution #632 -
Recognizing the
value of the •
Interurban Trail
and authorizing
the Mayor to
enter into an
Interlocal
Agreement
*ROLL CALL VOTE:
NO - BOHRER, HILL, JOHANSON, SAUL, TRAYNOR, VAN DUSEN.
MOTION FAILED
Due to the vote on each criteria, MOVED BY VAN DUSEN, SECONDED BY HILL,,
THAT THE PRELIMINARY WAIVER APPLICATION BE DENIED. MOTION CARRIED.
MOVED BY TRAYNOR, SECONDED BY SAUL, THAT THE PROPOSED ORLINANCE BE READ
BY TITLE ONLY. MOTION CARRIED.
Deputy City Attorney Hard read an ordinance of the City of Tukwila
establishing a Golf Course Special Revenue Fund and amending the 1978
Budget for the estimated revenue and appropriations applicable to the
Golf Course Revenue Fund.
MOVED BY VAN DUSEN, SECONDED BY HILL, THAT ORDINANCE NO. 1058 BE
ADOPTED AS READ. MOTION CARRIED.
Deputy City Attorney read a Resolution of the City of Tukwila, Washingto
repealing Resolution No. 624 and establishing petty cash and change fund
MOVED BY VAN DUSEN, SECONDED BY HILL, THAT RESOLUTION NO. 631 BE ADOPTEI
AS READ. MOTION CARRIED. •
MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT THE PROPOSED RESOLUTION ANi
THE MAYOR'S LETTER BE READ. MOTION. CARRIED.
Mayor Bauch's letter concerning the proposed bicycling and hiking trail
from Fort Dent to the Pierce County line along the old Interurban rail
right -of -way was read. King County is proposing an interlocal agreement
between the County and the local jurisdictions along the trail. The
agreement does not commit the City to any expenditures of funds. He
recommended that Council authorize him to enter into this interlocal
agreement.
Deputy City Attorney Hard read a Resolution of the City Council of the
City of Tukwila recognizing the value of the Interurban Trail and
authorizing the Mayor to enter into an interlocal agreement with
King County and other valley jurisdictions.
MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT RESOLUTION NO. 632 BE ADOPTED
AS READ. *
Councilman Saul expressed agreement and stated he felt that this action
is a step forward.
Don Williams, Recreation Supervisor, reported on the Technical Advisory
Committee meeting where the Interlocal Agreement was discussed. The
Ccunty has approximately $400,000 to establish a path. The first phase
is to complete a path, 10 feet wide, from the main street in Auburn nortF
to South 180th Street. If this is successful, funding for a second phase
is possible but it has not been determined which direction it would go.
Mayor Bauch explained that Phase I does not enter Tukwila but County nee(
the support for future plans. Councilman Traynor asked if restrooms are
included in.the first phase? Mr. Williams stated that the plan has not
been finalized but will include historial stops and signing. The
restroom locations have not been determined yet.
3 May 1978
Dear Mr. Wilson:
Very truly yours,
KS /ch
CITY of TUKWILA
OFFICE of COMMUNITY DEVELOPMENT
Mr. Richard Wilson
403 Columbia Street
Seattle, Washington 98104
RE: Schneider Apartment Complex proposed on 65th Avenue South north of and
adjacent to Canyon Estates.
This is to confirm our earlier conversation that the method upon which you are
proceding is consistent with the requirements of Resolution 489 and a waiver for
the development does not appear to be required.
This statement is made assuming the following items are satisfactorily done:
1. The development is constructed pursuant to the soils investigation that
was prepared for the City of Tukwila.
2. That no area within ten (10) feet of the bluff on the east end of the
property is to be disturbed.
3. That all runoff from impervious surfaces and buildings on the site will
be pipelined and run westerly into the City's storm water system.
4. That the proposed development meets all the requirements of the Ordinances
as administered by the various departments within the City of Tukwila.
It is my understanding that Mr. Schneider intends to redesign the buildings so
that there will be no disruption to the area located within ten (10) feet of the
slope on the eastern edge of the property. Also that all drainage will be pipe -
lined westward of the property and that the development will be done consistent
with the soils report prepared for the City of Tukwila. Under these conditions,
we will process the building permit in the normal manner as we do all other permits.
Kjell Stoknes, Director
Office of Community Development
cc: Mayor Bauch, Al Pieper
6230 Southr_anter Boulevard o Tukwila, Washington 98188 d (206) 242 -2177
Schneider construction company, inc.
Koll Commerce Center • Andover Park • 665 Strander Boulevard • Tukwila, Washington 98188 • (206) 243 -5578
effective 4/15/78 (206) 575 -1510
April 27, 1878
Mr. Kjell Stoknes, Director
Office of Community Development
City of Tukwila
6230 Southcenter Boulevard
Tukwila, WA 98188
Subject: Proposed 65th Avenue South Apartment
Dear Mr. Stoknes:
It is our intention to comply with the three conditions.described in your
March 30, 1978 letter. The revised plans, engineer's certification
and verifications will be submitted as soon as completed.
Sincerely,
Robert H. Kessey
Executive Vice President
RHK /bjm
REC V
O.C.D.
CITY OF TOW
,WILA CITY COUNCIL REGUL
ebruary 6, 1978
Page 3
OLD BUSINESS - Continued
Rockery at 5511
So. 144th St.
Mr. Eugene
Housley -
Continued
Resolution #612 -
in appreciation to
Phyllis a Pesicka
for her service
to the City as
Council Member.
D = cussion on
giver for
Schneider Apt.
Site on 65th
Ave. So. and
So. 151st.
.E T I PIG
Councilman Hill suggested that if the City would offer the use of the
backhoe and the operator who is a member of the church and the City
furnish $450.00 worth of rock the members of.the church could build
the rockery. The motion is not for the City to go down and install
the rockery but to work out the problem, and this would do it.
Councilman Hill and Councilman Van Dusen both abstained from voting
on the motion due to a possible conflict of interest.
* Mayor Bauch declared the motion out of order because Van Dusen
made the motion and it was seconded by Hill.
MOVED BY TRAYNOR, SECONDED BY BOHRER, THAT COUNCIL VOTE ON THE SAME
MOTION AS PREVIOUSLY STATED. MOTION CARRIED WITH MRS. HARRIS AND
JOHANSON VOTING NO.
Councilman Harris stated she voted No because the motion is not definite
enough. Councilman Johanson stated he voted No because he hesitates
to accept any liability on the part of the City that might be precedent
setting.
The problem will now be turned over to Administration for action.
MOVED BY VAN DUSEN, SECONDED BY MRS. HARRIS, THAT THE AGENDA BE AMENDED
TO ADDRESS ITEM l0a AT THIS TIME. MOTION CARRIED.
MOVED BY VAN DUSEN, SECONDED BY MRS. HARRIS, THAT THE PROPOSED
RESOLUTION BE READ. MOTION CARRIED.
Mayor Bauch read a Resolution of the City of Tukwila, Washington, in
appreciation to Phyllis D. Pesicka for her service to the City of
Tukwila as a Member of the City Council.
MOVED BY MRS. HARRIS, SECONDED BY VAN DUSEN, THAT RESOLUTION NO. 612
BE ADOPTED AS READ. MOTION CARRIED.
Mayor Bauch presented Mrs, Phyllis D. Pesicka with a framed copy of
the Resolution.
MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT COUNCIL GRANT THE WAIVER ON
THE SCHNEIDER APARTMENT SITE ON 65th AVENUE SOUTH AND SOUTH 151st. *
Councilman Bohrer stated that it seems inappropriate to him to consider
this item. The City Attorney's opinion is that the applicant has
vested rights under the old zoning laws by virtue of an application
submitted before Resolution 1035 was passed. Therefore, we should
not be acting on this but on Resolution 489.
Attorney Hard agreed that the applicant does have vested rights and
Resolution 1035 does not apply. The question now becomes does
Resolution 489 apply? There is a strong difference of opinion on this.
The property owner says that 489 is not applicable to their parcel of
property.
Councilman Bohrer sighted Resolution 489, Section D and stated that the
site does have the amount of slope required to fall under this Resolution
Richard Wilson, Council for Schneider Homes, explained that there were
some procedural difficulties. Resolution 489 was deemed not to apply
by the Planning Department but by this time Resolution 1035 was in
effect. We are willing to have our application amended to constitute a.
waiver to 489 but we again will be applying under protest because we do
not feel a waiver to either Resolutions is required. We will not be
grading on the slope and are not in an area of unstable conditions.
All development will be done on the plateau.
K'rfILA CITY COUNCIL REGULk, AEETING
C
February 6, 1978
Page 4
C: D BUSINESS - Continued
Discussion on
Waiver for
Schneider Apt.
Site on 65th
Ave. So. and
So. 151st. -
Continued
. :^ •-. ...
Attorney Hard stated that he is convinced they have vested rights
from the day they filed the application and Resolution 489 was in
existence at that time. He stated he has not made an analysis to
see if the development falls within the scope of 489. He further
stated he had been advised by Pair. Stoknes that the applicant was
informed, at the time he applied for a building permit, that Resolution
489 did apply but he did not pursue as application.
Kjell Stoknes reviewed the sequence of events of the Schneider applicatie
that had been presented to Council at an earlier date.
Mayor Bauch asked if the paying of a plan check fee constitutes the apply.
ing for a building permit? Kjell Stoknes stated that by June 30, 1977
they had submitted all the necessary material to constitute the filing
for a permit.
Councilman Harris asked if the site plans were altered and moved back
far enough sothatthere was no excavation on the slope,does 489 even
apply?
Kjell Stoknes explained that Staff said if the buildings were set-
back 30 feet no waiver would be required from Resolution 1035. At
that point the applicant presented a soil report that says they can
o with an eight foot setback from the slope with an on site inspection
when the footings are being poured.
Mr. Schneider, applicant, explained the sequence of events in complying
with the requirements of the Planning Department. After the plans were
submitted a soils report was required, this was obtained. Then, he
received a letter stating that the slope was invironmentally sensitive
and he needed to file a waiver to Resolution 489 or move the buildings
back. They redesigned the buildings back from the slope, submitted this
and was told they needed a waiver from Resolution 1035 because it
did not comply with the new Comprehensive Plan. We kept doing all of
the things the City asked for.
Mr. Wilson stated that the applicant has made a good faith effort to
do what ever he can to be sure the slope is not harmed; the buildings
have been moved back five feet, the nearest footing will be at least
eight feet away from the lip of the slope and there will be an inspector
on site when the footings are poured. The applicant has made every
effort to comply with the laws. There comes a point when the applicant
deserves to get final action from the Council.
Councilman Bohrer said Council should follow the recommendation of Mr.
Stoknes, deny the motion and send it back to Staff with a determination
of setback requirements so that a waiver to Resolution 489 is not
required and the applicant can proceed.
Councilman Johanson asked if Council was going to determine the setback
and that footings would be poured according to the Building Code
which would be the eight foot setback?
Councilman Bohrer stated that this is the issue yet to be resolved.
Councilman Hill asked if Council can determine setbacks?
Attorney Hard cautioned that the applicant is entitled to some type of
action and that the legislative body can not, on an ad hoc basis,.
establish building rules and regulations. If you want to do this you
must do it by Ordinance and apply the law uniformly throughout the City.
Attorney Hard explained that the application was filed and accepted in Ji
1977, at that time Resolution 489 was in affect. If the applicant
has satisfied the Building Department that he has satisfied all the
requirements then the Building Department is authorized, without coming
back to Council, to issue the building permit. Whether or not 489
applies is a decision the Building Department has to make.
,UK';IILA CITY COUNCIL REGULA�, „EETING
February 6, 1978
Page 5
OLD BUSINESS - Continued
Discussion on
Waiver for
Schneider Apt.
Site on 65th
Ave. So. and
So. 151st. -
Continued.
RECESS:
8:25 P.M. -
8:30 P.M.
Final acceptance
of 1977 Street
Improvement
' Project.
ORDINANCES
Proposed Ord. -
Reclassifying
certain real
property at
the N.W. corner
of 65th Ave.
& Southcenter
Blvd. from R -4
to C -1
Councilman Bohrer stated that he did not intend the Council should
legislate the Building Code then expressed concern about establishing a
precedents that is counter to other precedents established in the area.
As he understands it, the applicant's setback is not intermediate to
the developed sites. The Canyon Estates sets back from the top of'
the slope about 30 feet, the Maple Crest 10 to 15 feet. The applicant
intends to set his footings at the top of the slope. This establishes
a precedence which, in his opinion, is not in the best interest of the
City.
Mrs. Joanne Davis, 5906 South 144th, called attention to the slope
behind the Canyon Estates that has sluffed away and stated that safety
is the factor. She suggest that maybe the City should get another
soils report.
* MOTION FAILED WITH SAUL AND JOHANSON VOTING YES.
Kjell Stoknes requested this item be referred back to Administration
to determine if Resolution 489 applies.
MOVED BY TRAYNOR, SECONDED BY VAN DUSEN, THAT HIS ITEM BE RETURNED TO
ADMINISTRATION TO DETERMINE IF RESOLUTION NO. 489 APPLIES. MOTION
CARRIED.
MOVED BY TRAYNOR, SECONDED BY MRS. HARRIS, THAT COUNCIL RECESS FOR
FIVE MINUTES. MOTION CARRIED.
Mayor Bauch called the meeting back to order with all Council Members
present as previously reported.
MOVED BY VAN DUSEN, SECONDED BY HILL, THAT COUNCIL ACCEPT THE 1977.
STREET IMPROVEMENT PROJECT. *
Mayor Bauch stated that the Project is not done but the terms of the
contract have been completed. That is what is being approved.
Councilman Bohrer stated that there is still a tree stump, concrete .
flashing and other debris in the planting strips that have not been
cleaned up.
Councilman Traynor asked about the rockeries that are not completed
and was told they are outside the scope of this contract.
Mayor Bauch stated that cleanup is part of the contract and asked
Councilman Bohrer to get together with Mr. Monaghan, Public Works
Director, and point out the problems so they can be taken care of.
* MOTION FAILED.
This item will be brought back to the next regular meeting.
MOVED BY VAN DUSEN, SECONDED BY HILL, THAT THE PROPOSED ORDINANCE BE
READ BY TITLE ONLY. MOTION CARRIED.
Deputy City Attorney Hard read an Ordinance reclassifying certain
. real property located at the Northwest corner on the intersection of.
65th Avenue and Southcenter Boulevard from R -4 Zoning classification to
C -1 Zoning classification within the City of Tukwila.
MOVED BY HILL, SECONDED BY VAN DUSEN, THAT THE ORDINANCE BE ADOPTED AS
READ. *
January 23, 1978
7:00 P.M.
CALL TO ORDER
ROLL CALL OF
COUNCIL MEMBERS
APPROVAL OF MINUTES
DISCUSSION
Plensity for Schneider
Apt. Site at 65th
Ave. So. & So.
151st St.
•
Rockery at 5511 So.
144th St. - Owner
Mr. & Mrs. Eugene
Housley
TUKWILA CITY COUNCIL City Hall
COMMITTEE OF THE WHOLE F.IEETI( Council Chambers
F.i I N U T E S
Council President Van Dusen called the Tukwila City Council Committee
.of the Whole Meeting to order.
BOHRER, HILL, JOHANSON, SAUL, TRAYNOR, VAN DUSEN.'
MOVED BY TRAYNOR, SECONDED BY HILL, THAT THE MINUTES OF THE JANUARY
9, 1978 COMMITTEE OF THE WHOLE MINUTES BE APPROVED AS PUBLISHED.
CARRIED.
Council President Van Dusen stated discussion on Item 2 of the agenda
(Discussion on rockery at 5511 South 144th Street) would be considered
as Item 3 to allow time for property owners to arrive.
Councilman Harris arrived at the meeting at 7:05 P.M.
Council President Van Dusen read a letter from Deputy City Attorney
Larry Hard recommending that the Council grant the applicant's
request for a wiaver from Ordinance No. 1035 and approve the permit
for the construction of 48 units or less. He said he based this
opinion on the recent Washington Supreme Court opinion of Parkridge v.
City of Seattle which is applicable and probably controlling in this
instance.
Kjell Stoknes, OCD Director, posted drawings of the proposed Schneider
project, stating this was the most recent site plan. Councilman
Bohrer asked about the set back. Mr. Schneider and Mr. Wilson,
audience, explained how this .requirement had been taken care of.
Councilman Hill said the Building Official will have to approve the
plans and interpret the building code. Mr. Stoknes said there is a
10 foot set back requirement unless the soils expert recommends it can
be less. The Building Official has a right to require the full ten
feet. In this case the soils report says 8 feet. Mr. Schneider said
there would be plenty of room to walk around the building. Mr. Wilson
said the plans show a deck on the rear of the building. In case of
fire anyone could swing off the deck to the ground level. Councilman
Hill asked if the Fire Department had approved the plans. Mr..Stoknes
said they had.
MOVED BY HILL, SECONDED BY SAUL, THAT THE DENSITY FOR SCHNEIDER
APARTMENT SITE AT 65TH AVENUE SOUTH AND SOUTH 151ST STREET BE ON THE
FEBRUARY 6, 1978 AGENDA OF THE REGULAR COUNCIL MEETING. CARRIED.
Councilman Hill gave the background information on the rockery. He
said at the time 144th Street was improved the street was 22 feet wide
and the right of way was 40 feet. The Presbyterian Church wanted to
move the Church. At that time Mr. North owned the property at 5511 So
144th Street. It had a retaining wall and the City had to buy an
additional 5 feet on each side to make a total of 50 feet right of way
The Church had to come up the street. If the poles on the opposite
side of the street were moved it would cost $750 for each of the three
poles. If they took down the retaining wall they could move the
Church down the street and the City would not have to take it down
when they widened the street.
If the Church had put the wall back at the time they moved the Church
the City would have had to take it out, move the dirt out, and replace
the wall back five feet. The City was replacing the wall when they
Aicrrwarad tho anraomont tha .rhiirrh harL.made. to replace. the..wall,.._,..He_
F. A LESOURD
WOOLVIN PATTEN
DONALD D. FLEMING
GEORGE M. HARTUNG, JR.
LEON C. MISTEREK
DWAYNE E. COPPLE
THOMAS 0. MCLAUGHLIN
PETER LESOURD
JOHN F. COLGROVE
C. DEAN LITTLE
Dear Gary:
LESOURD, PATTEN, FLEMING b► HARTUNG
ATTORNEYS AT LAW
3900 SEATTLE-FIRST NATIONAL BANK BUILDING
SEATTLE, WASHINGTON 98154
1206) 624-1040
January 20, 1978
Mr. Gerry Van Dusen
Pr ident
wila City Council
14475 - 59th Avenue South
Tukwila, Washington 98067
Re: Schneider Homes - Building Permit
Application
ROBERT L. PALMER
COUNSEL
After the City Council meeting of January 16, addi-
tional facts regarding the Schneider Homes application were
described to me. As a result, I believe that the recent
Washington Supreme Court opinion of Parkridge v. City of
Seattle is applicable and probably controlling in this instance.
There is a substantial likelihood that the applicant does have
vested rights to use his land as it is now zoned, without
regard to the new Comprehensive Land Use Policy plan which was
adopted by the City last summer.
I recommend that the Council grant the applicant's
request for a waiver from Ordinance No. 1035 and approve the
permit for the construction of 48 units or less, if applicant
agrees.
cc: Honorable Edgar D./Bauch
Mr. Kjell Stoknes
Vary truly yours,
LeSOURD, PATEN, FLE I G & ARTUNG
Lawre E. Hard
LAWRENCE E. HARD
RODNEY J. WALDBAUM
BRUCE G. HANSON
RICHARD P. MATTHEWS
D. WILLIAM TOONE,JR.
M. COLLEEN WEULE
DANIEL D. WOO
June 16, 1977:
June 30, 1977:
July 6, 1977:
July 25 - August
31, 1977:
SEQUENCE OF EVENTS OCD: 1/19/78
SCHNEIDER APARTMENT PROPOSAL
Building permit applied for and $701 plan check fee paid.
(Receipt is 6641) Two sets of drawings were received adequate
to meet building code requirements.
June 23, 1977: One set of drawings sent to Fire Department for reivew.
Environmental questionnaire for project was submitted. Ordi-
nance 986, Section 9 (1) states: "No application shall be con-
sidered complete with.ttthe environmental checklist."
Mr. Satterstrom called Mr. Schneider and informed him that Al
Pieper and he had visited the site and we were requiring him to
submit drawings depicting how the building would be supported on
the east side. Also mentioned that Resolution #489 might have
to be complied with here. Since some of the building overhung
the steep slope, Mr. Schneider said he would be in next week
with revised drawings.
July 18 - 22, 1977: Approximately during this time, Schneider came in and submitted
drawing showing how building sat on concrete pilings on east
side. He was informed at this time that waiver from #489 was
required. Schneider gave,no indication that he wished to pur-
sue a waiver. At this time the environmental questionnaire was
ruled unnecessary since one was not required for a waiver to
resolution #489. He was informed that the $50 fee for the envir-
onmental questionnaire could be refunded if he wished. He did
not request the refund.
Schneider in and out of office on another matter at 65th Avenue
and Southcenter Boulevard. Finally, letter written to him (August
31, 1977) putting into writing what had been discussed at
junctures either over phone or in person, that is, that a waiver
to resolution #489 was required.
September 19, 1977: Comprehensive Plan adopted and Ordinance 1035 adopted same night.
September 22, 1977: Ordinance #1035 published in Record Chronicle as required by law.
October 13, 1977: City receives revised site plan showing buildings setback 'further
from slope.
October 19, 1977: Mr. Satterstrom talked this day with Larry Hard and it was deter-
mined that Schneider had no "vested rights" under Resolution #489
by virtue of his inaction.
October 19, 1977: Since, pursuant to ordinance #1035, a full application was on
file, a negative declaration was made on the environmental
questionnaire.
October 20, 1977: Mr. Satterstrom talked with Schneider on phone informing him of
1035 waiver necessity.
October 28, 1977: Waiver application to Ordinance #1035 received and accepted by City.
• SEQUENCE OF EVENTS
SCHNEIDER APARTMENT PROPOSAL
November 14, 1977:
November 17, 1977:
November 21, 1977:
December 5- 9 1977:
December 15, 1977:
December 21, 1977:
January 9, 1978:
January 16, 1978:
January 23, 1978:
Page 2
1/19/78
City Council review waiver request in committee -of- the - whole.
Referred to next regular council agenda.
Date of landscape plan received by City.
Motion to approve waiver failed. City Council referred the
waiver to the Planning Commission for a density recommendation.
Planning Staff prepares staff report, analyzes Comprehensive Plan
and determines that 24 units would be allowed by plan.
On Planning Commission agenda. Continued until December 21, 1977.
Planning Commission recommended a density of 36 units for the
entire site.
City Council reviews Planning Commission recommendation and
Schneider waiver and schedules for next meeting.
City Council considered the waiver at a regular meeting. Motion
to approve waiver fails. Referred to next committee -of -the -whole
meeting.
Committee -of- the -whole meeting. Action to be determined.
February 6, 1978: First upcoming meeting the Council can take action on the matter.
Despite a wide - ranging debate on
the question of a proposed apartment
complex located between the Ca-
nyon Estates and Maplecrest Apart-
ments in Tukwila, the City Council
Monday failed for the second time to
reach a final decision.
The city building department has
said the proposal requires a waiver
from the new comprehensive land
plan ordinance and twice the council
has denied the waiver. But after each
denial the council has kept the issue
alive by referring it elsewhere. '
After a 6 -1 vote to deny the waiver
Nov. 21, the council sent the plans for
a 48 -unit complex back to the Plan -
ning Commission, which recom-
mended no more than 36 units.
Andover Park developer Gerald
Schneider said 36 units was not
acceptable, however.
The council' in turn voted 7 -0
Monday to reject the commission's
recommendation and voted again to .
deny the waiver. This time, however,
the council sent the proposal to itself,
placing the development on next
Monday's Committee -of- the -Whole
agenda.
All the talk is aimed at resolving
the question without a legal battle.
City Attorney " Lawrence Hard told
the : council Monday that a new
decision by the State Supreme Court,
handed down Jan. 5, strengthened
the developer's case.
Schneider claims he doesn't have
to comply with Ordinance 1035, the
land planning law, because the re-
quest for a building permit was filed
before the law took effect.
The case for "vested rights," Hard
said, was " made stronger by the
state's highest court. The court up-
held a Seattle builder's right to put
• up an apartment near Volunteer
Park because his application was
filed before the City of Seattle made
zoning changes that stopped con -..
struction of the apartment.
Schneider's attorney, Richard R.
' Wilson, said he is "still hopeful a
,*kfaf Record- ChroiteCie_. /,J44 /q78
City delays
decision on
apartments
oc.h rl eu£er-(Jkhs,!♦1Je 1� "
plc
settlement can be worked out
"I'm encouraged by some of the
statements of council members and
am glad the council, has agreed to
continue negotiations with. the .de -.
veloper. But we are ready to go to
court if an impasse develops."
Wilson said the apartments would
be low- profile, well - landscaped
buildings. '
"I know the city 'and the council
feels they have been burned before
by other apartment developments,"
Wilson added. "But Mr. Schneider is
not trying to put anything past the
council."
Increasing : clouds today and
' chance of rain. Highs should be in
the lower 50s, with lows in the
lower. 40s. Winds sould be south -
westerly, 10-20 mph.
Max. Min. 5 p.m, Prec.
Jan.10 48 43 47 ' .16
Jan.11 51 42 50 .85:
Jan.12 56 41 47 " .08
Jan.13 49' 38 47 .07
Jan.14 56 ' 43 ... 55
Jan.15: 56 46 53 .00
Jan.16 55 46 48 .04
Rainfall this week: 1.41
Rainfall this month: 4.29
Rainfall this year: 4.29
Horn, proposes
auto strike end
.AUK' ;ILA CITY COUNCIL REGU MEETING
Page 16, 1978..
Page 2
PUBLIC HEARINGS
Cable TV Rate
Increase
PETITIONS,
Claim for Damages:
Karen Smallbeck
OLD BUSINESS
scussion on
density for
Schneider Apts.,
65th Ave. So.
This being the time and date advertised,.the Public Hearing is being
held on a rate increase proposed by TelePrompTer Cable TV. Mayor
Bauch explained that the franchise allows TelePrompTer to raise the
rates but also gives the City Council the right to protest if they
find the increase unfair.
Mayor Bauch declared the Public Hearing open. Mr. Jim Hurd, Office of
Cable Communications, offered to explain the rate increase if there
were any questions. There being no questions or comments from the
audience, Mayor Bauch declared the Public Hearing closed.
COMMUNICATIONS, APPEALS AND SIMILAR MATTERS
Submitted claim for damages arose over an accident involving the
claimant, Karen Smallbeck, and a Tukwila Police vehicle. Repair
estimate of $227.66 is below the $250 deductible provided by the
City's existing liability coverage.
John McFarland, Administrative Assistant, recommended that the claim
be awarded in the amount of $227.66. •
MOVED BY TRAYNOR, SECONDED BY VAN DUSEN, THAT THE CITY PAY THE CLAIM
FOR DAMAGES. MOTION CARRIED.
MOVED BY HILL, SECONDED BY VAN DUSEN, THAT COUNCIL CONCUR WITH THE
PLANNING COMMISSION'S RECOMMENDATION OF 36 UNITS. *
Richard Wilson, Attorney for Schneider Homes, asked to speak against
the motion as Mr. Hill has phrased it and explained his reasons why.
Schneider applied for a Building Permit for 48 units on 65th Ave. South
between the Maple Crest and Canyon Estates Apartments. As a clear
legal matter, they feel they are entitled to a building permit for the
full 48 units. We have gone through the requirements for a waiver
under Resolution #1035, but under protest. This application was filed
on June 30, 1977 before, both the adoption of Resolution #1035 and
the Comprehensive Plan. If any thing applies it may be old Resolution
#489. The law in Washington is very clear. It says that if the
owner of a piece of property applies for a building permit under its
current zone the laws that are in effect at the date of application are
the ones that have to apply. Therefore, Resolution #1035 can't be
applied to this one.
Mr. Wilson continued to explain that this is good apartment project and
it makes sense for that location. It lies between two high density
developments. The proposed plan is for attractive, low apartments.
The soils report is excellent, there is no problem with building.
The plan was reduced by six units to move it back further from the
top of the slope. The development fronts on a major collector arterial
street.
Mr. Wilson stated that 36 units are not economically feasible and he
asked the Council to approve the waiver to Resolution #1035 for a full
48 units.
Councilman Bohrer asked, why 48 units? Mr. Wilson explained that this
represents a basic good return on the property and gives a decent
layout of units while it still provides for adequate parking
Councilman Traynor asked about the density per acre and Mr. Wilson
said the number is between the Canyon Estates and Maple Crest - Canyon
Estates 24.9, Maple Crest 18.8 and theirs is 22.
Kjell Stokne OCD Director, commented that the application before
Council is for 48 units and he felt Council is obligated to act on this,
not on the
WILA CITY COUNCIL REGUL C MEETING
znuary 16, 1978
'Page 3
OLD BUSINESS - COPNTINUED
Discussion on
density for
Schneider Apts.,
65th Ave. So. -
Continued.
Councilman Hill explained that,'since this'proposed development lies
between two high density apartment complexes the applicant might have
a problem renting the units if they are at a lower density and higher
quality. We can't penalize the applicant when he is already quite a
number of units below the maximum for the present zoning.
Attorney Hard sited a State Supreme Court opinion that involves a piece
of property in Seattle. The case concerned vested rights and the court
says that an applicant for a building permit has vested rights at the
time they file the permit and the City can't require new prqcedure
because the code was changed after the permit was filed. This opinion
might have some bearing on this case. The applicant is saying they
have the right to proceed under the requirements of June 1977 without
regard to Resolution #1035. •
Councilman Van Dusen asked if the City delayed the granting of the
building permit. Kjell Stoknes reviewed the order of events as they
happened in the processing of this permit. The building permit
application was received on June 30, 1977. In July the applicant was
notified that the City wanted drawings to show how the building
would be supported on the east (slope) side and also that Resolution
#489 might have to be complied with. The applicant submitted the
drawings and at that time was notified that the waiver to #489 was
required. In late August a letter was mailed reminding Mr. Schneider
that he still needed the waiver to #489. At that time, he was also
notified that if the buildings were set back further from the bluff
a waiver may not be needed. On September 19, 1977 the Comprehensive
Plan and Resolution #1035 were adopted. Shortly after, the applicant
was notified he needed a waiver to Resolution #1035. At this time, Mr.
Schneider had not filed the waiver to Resolution #489.
Councilman Johanson asked if the City requires drawings be submitted
at the time an applicant files for a building permit and was told
they do.
Kjell Stoknes explained that in this case it is a matter of which comes
first; the waiver to Resolution #489 or the building permit processing.
In this case the waiver to #489 has to come first to determine if the
Building Official can accept the permit application.
Attorney Hard explained that there are two issues here - the vesting
question and the question of location. The site is between two existing
developments.
Attorney Wilson stated that he feels there was confusion, uncertainty
and lack of communication on both sides. From their standpoint, they
did not need a waiver from #489. He continued to explain their position
Councilman Harris asked if it was after the building permit application
was filed and it was determined the buildings were too close to the
bluff that they were told the waiver was needed. Mr. Wilson acknowledge
that he believed this is what the Planning Department decided.
Mayor Bauch asked if the City accepted the fee for the building permit
and was told no, the waiver requirement has to be satisfied first.
Councilman Bohrer asked if the applicant did not file his waiver to
Resolution #489 before the Comprehensive Plan and Resolution #1035
were passed, then proceeded with the waiver under Resolution #1035, did
he waive his rights to vested interest under Resolution #489 and the
original zoning? Attorney Hard said if the application under Resolutior
#1035 was filed "under protest" clearly there would not be a waiver.
The applicant is saying he does not need a waiver to either Resolution
#489 or #1035. 1035 was not in effect at the time of application and
the property does not meet the conditions described in #489.
TUKWILA CITY COUNCIL REGUL(' MEETING
January 16, 1973
Page 4
OLD BUSINESS - CONTINUED
Mayor's letter to
Council regarding
Attorney's
opinion on Jack
Anderson property
in McMicken
Heights
RECESS:
8:25 P.M. -
8:35 P.M.
NEW BUSINESS
Election of
Council President
for 1978
Councilman Johanson asked if the steep slope is included in the calculate
of the density and was told that it is.
Discussion on
density for
Schneider Apts.,
65th Ave. So. - Attorney Wilson stated that they would be glad to apply, "under Protest
Continued for a waiver under Resolution #489. This is a valid, worthwhile project
Kjell Stoknes recommended to Council that they vote "No" on the motion
on the floor then vote on the waiver as presented.
* 610TION FAILED
MOVED BY HILL, SECONDED BY VAN DUSEN, THAT COUNCIL GRANT THE WAIVER
TO RESOLUTION NO. 1035. *
Councilman Hill asked what happens if the waiver is granted? Attorney
Hard explained that it will allow them to proceed with the building
permit under the usual manner, following all requirements.
* MOTION FAILED WITH HILL AND VAN DUSEN VOTING YES.
Councilman Traynor stated that Council needs more discussion on this
as there are still concerns that have not been answered.
Mr. Schneider explained the procedure he has followed in applying for
the waiver and that he did pay the plan check fee at the time of
application.
MOVED BY TRAYNOR, SECONDED BY VAN DUSEN, THAT COUNCIL REFER THIS ITEM
TO THE COMMITTEE OF THE WHOLE MEETING ON JANUARY 23, 1978. *
He suggested a field trip to the site prior to the meeting.
Attorney Hard read from the Supreme Court opinion, "the State Environmenta
Policy Act of 1971 and the other statutes and Ordinances administered
by the Building Department serve legitimate functions none of which
is intended to be used by a government agency to block the construction
of projects mearly because they are unpopular ".
* MOTION CARRIED.
Mayor Bauch called for this item, but there was no comment.
MOVED BY HILL, SECONDED BY SAUL, THAT COUNCIL RECESS FOR TEN MINUTES.
MOTION CARRIED.
Mayor Bauch called the meeting back to order with all Council Members
present as previously reported.
In accordance with Ordinance No. 1048, the Council shall elect a new
president at the second regular meeting in January of each year.
Councilman Traynor commented that Council President Hill has done a good
job of representing the Council. He has helped improve the image of the
Council.
TRAYNOR NOMINATED COUNCILMAN SAUL FOR COUNCIL PRESIDENT FOR THE YEAR 1978.
NOMINATION SECONDED BY BOHRER.
HILL NOMINATED COUNCILMAN VAN DUSEN FOR COUNCIL PRESIDENT. NOMINATION
SECONDED BY MRS, HARRIS.
Councilman Hill suggested the voting be done by ballot.
January 9, 1978
8:00 P.M.
CALL TO ORDER
ROLL CALL OF
COUNCIL MEMBERS
APPROVAL OF MINUTES
DISCUSSION
Signalization at
South 180th and
Andover Park West
V Planning Commission
Recommendation on
Density:
Schneider Apartment
Site on 65th Avenue
South
TUKWILA CITY COUNCIL
COMMITTEE OF THE WHOLE MEETING
MINUTES
Tukwila City Hall
Council Chambers
Council President Hill called the Tukwila City Council Committee of
the Whole meeting to order at 8:05 P.M.
BOHRER, HARRIS, HILL, JOHANSON, SAUL, TRAYNOR, VAN DUSEN.
MOVED BY TRAYNOR, SECONDED BY SAUL, THAT THE MINUTES OF THE
DECEMBER 27, 1977, COMMITTEE OF THE WHOLE MEETING BE APPROVED AS
PUBLISHED. CARRIED.
Mayor Bauch explained that all that is needed at this time is
authorization for the Mayor to enter into a contract with Stevens,
Thompson and Runyan, Inc. for design and preliminary engineering on
the signal system at South 180th and Andover Park West. It was
noted that this is the same firm that did the design on the last
signal project.
MOVED BY VAN DUSEN, SECONDED BY MRS. HARRIS, THAT THIS ITEM BE PLACED
ON THE AGENDA FOR THE REGULAR MEETING OF JANUARY 16, 1978. MOTION
CARRIED.
Kjell Stoknes, OCD Director, explained that the City Council
considered the waiver requested by Gerald Schneider to build an
apartment complex on 65th Avenue South on November 21, 1977, at a
regular meeting. The request was for a 48 -unit complex. At that
time, a motion was made to refer this item back to the Planning
Commission with the request that they recommend the density for this
site. The Planning Commission considered this item on December 21,
1977, and recommended thatthe City Council allow a total of 36 units
on the project site. This decision was based on two factors:
1) in consideration of the high density of the Maple Crest and
Canyon Estates apartment complexes already established and 2) anythini
less would be an undue hardship to the subject site.
Councilman Saul noted that the site was designated "medium- density
residential" on the Plan Map and that staff recommended a maximum
of 24 units. He asked for the Attorney's opinion on granting the
24 units.
City Attorney Hard stated that if Council does this, they stand a
chance of the action being challenged. Basically, the applicant feels
he has vested rights. The Building Permit Application was submitted
long before Ordinance No. 1035 was passed. They feel they are not
regulated by Ordinance No. 1035 or No. 489. They also feel they can
develop the land as the zoning now stands today regardless of what
the Comprehensive Plan says. Their argument is that they need to
put so many units on the property to justify the cost and we don't
know the number.
Councilman Harris asked Attorney Hard if he had any idea what the
minimum number of units Council could get by with and win if it went
to court.
Attorney Hard stated that the attorney representing Schneider said
48 would be acceptable. He suggested meeting with their attorney
and see if a number could be agreed upon.
Councilman Traynor asked about the density of the Maple Crest and
Canyon Estates and was told the units per gross acre (including
the slope) for the Maple Crest is 18.8 while the Canyon Estates is
24.9.
Councilman Bohrer stated that it is not the City Ordinances causing
the probleg it is the site that poses the problem. If either the
Canyon Estates or Maple Crest were presented to Council at the presen
time, he doesn't believe this body would accept either one of them.
He cannot see using them as a justification for building this one.
This parcel of land is not unique in the City of Tukwila and Council
doesn't want to set a precedence here by accepting this.
TUKWILA CITY COUNCIL COMUil IEE OF THE WHOLE MEETING
January 9, 1978
Page 2
Discussion - Cont.
Planning Commission
Recommendation on
Density:
Schneider Apartment
Site on 65th
Avenue South -
Cont.
Resolution transferring
Community Dev. Block
Grant Monies for
Underground Assist.
Dictating Machine
Cable TV Rate
Increase
Fire Fighters'
Negotiations
ADJOURNMENT
8:55 p.m.
*MOTION CARRIED.
Councilman Bohrer explained that on November 21, 1977, Council
denied the waiver and asked if that didn't discharge the Council's
responsibilities?
Attorney Hard suggested Council would be safer to consider it again
and either grant or deny the waiver under Ordinance No. 1035.
Council did send it to the Planning Commission for determination
of density and it could be taken that Council meant to reconsider
it again.
MOVED BY TRAYNOR, SECONDED BY VAN DUSEN, THAT THIS ITEM BE PLACED ON
THE AGENDA FOR THE REGULAR MEETING OF JANUARY 16, 1978. *
Councilman Bohrer asked, to clarify, if it is the intent to reconside2
the waiver that was requested with the new density recommendation?
Attorney Hard stated yes. In November a motion was made to accept
the waiver and it was denied. This left it at zero; it was not a
denial. He recommended that Council schedule this for next Monda
and notify the applicant. Then, make the decision that night.
Mayor Bauch explained that this Resolution is the result of
information received from the City Attorney that the City cannot
spend federal revenue sharing money for undergrounding assistance.
This item was discussed at the Committee of the Whole Meeting
of December 27, 1977.
MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT THIS RESOLUTION BE
PLACED ON THE AGENDA FOR THE REGULAR MEETING OF JANUARY 16, 1978.
MOTION CARRIED.
Mayor Bauch asked for Council approval of the purchase of a
recorder and transcriber for the Mayor's Office. Total cost
will be $600. He explained that he had intended to ask for
this at the time the full -time Mayor position was not approved.
This will allow him to do some of his work at home. Council
approved the purchase.
Councilman Traynor noted that next Monday is the Public Hearing
on the rate increase for Cable TV. The basic rate increase
was challenged by Seattle and King County in 1976. The Hearing
Examiner determined that the 13.4 increase for TelePrompTer was fair
and reasonable based on the other public utilities. Just after
that they increased their rate 8.2. The rate increase they are
asking for now is the 5.2 to make up the difference. Mr. Hurd,
Office of Cable Communications, feels that, based on the Hearing
Examiners findings, this is justified. Looks like this is cut
and dried. If we don't want to go to court we will probably
have to accept it.
TelePrompTer has a total of 30,000 subscribers. When they sent
the rate increase notice out they received only 72 calls and one
disconnect. The Office of Cable Communication had five calls. The
majority of the subscribers in Tukwila live in apartments. The rate
increase amounts to 45 per subscriber per month.
Councilman Traynor announced that he is going to replace Mrs. Pesickc
in the Fire Fighters' negotiations.
MOVED BY VAN DUSEN, SECONDED BY SAUL, THAT THECOMMITTEE OF THE WHOLE
MEETING ADJOURN. MOTION CARRIED.
Maxine Anderson, City Clerk
•
January 9, 1978
7:00 P.M.
1. PLEDGE OF ALLEGIANCE
2. CALL TO ORDER AND ROLL CALL
3. OATHS OF OFFICE
1. Lionel C. Bohrer
2. J. Reid Johanson
3. Mabel J. Harris
4. Daniel J. Saul
ADJOURNMENT
January 9, 1978
7:00 P.M.
5. OTHER
TUKWILA CITY COUNCIL
SPECIAL MEETING
AGENDA
TUKWILA CITY COUNCIL COMMITTEE OF THE WHOLE MEETING
1. Approval of Minutes: December 27, 1977
2. Signalization at South 180th and Andover Park West
( ucAc...
4. READING OF ORDINANCES
a. An Ordinance of the City of Tukwila, Washington, creating the position
of Treasurer Pro - Tempore.
5. MISCELLANEOUS i o c.J ._ l` . ' , :e ,._ ,,
Tukwila City Hall
A G END A Council Chambers
---_ 3. Planning Commission recommendation of density: Schneider Apartment Site.
(65th Ave. South at South 151st Street)
Resolution of the City of Tukwila transferring Community Development Block
Grant Monies for the purposes of Undergrounding Assistance. •
• Ord. #1049
Res. # 610
c
Published: Record - Chronicle
CITY OF TUKWILA
Approved as to Form:
Deputy City Attorney
ATTEST:
WASHINGTON
ORDINANCE NO.
• flayor
City Clerk
AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON,
CREATING THE POSITION OF TREASURER PRO- TEMPORE,
AND DECLARING AN EMERGENCY. .
WHEREAS, the elected position of City Treasurer for the City of
Tukwila terminates at 12:00 noon January 9, 1978, and
Section 1. There is hereby created the position of Treasurer
Pro - Tempore until the appointment of a Finance Director.
Section 2. Sandra E. Stephens is hereby appointed to perform
the duties of Treasurer Pro - Tempore as described by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a regular meeting thereof this day of , 1978.
WHEREAS, until the appointment 'of a Finance Director, it is necessary
to create a temporary position to cover the City Treasurer's duties as
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
DOES ORDAIN AS FOLLOWS:
FNS /ch
Attachments
5 January 1978
C
CITY of i UKWILA
OFFICE of COMMUNITY DEVELOPMENT
MEMORANDUM
TO City ouncil
FROM: ' •d N. Satterstrom, Planning Division
SUBJECT: P1 nning Commission Recommendation of Density: Schneider Apartment
Site (65th Avenue at South 151st Street)
As requested by the City Council on 21 November 1977, the Schneider Homes
waiver application was reviewed by the Planning Commission for a density recom-
mendation at their regular December meeting.
After consideration of a number of factors, the Planning Commission voted to
recommend that the City Council allow up to 36 units on the total property.
A copy of the Planning Commission minutes and the staff report to the Commission
are attached for the Council's reference.
6230 Southcenter Boulevard • Tukwila, Washington 92188 • (206) 242-2177
•
Planning Commission ` Page 3
Minutes of.Recessed Meeting 21 December 1977 •
during consideration of the Gjerde rezone, a parcel located at the north end of
Tukwila and of different characteristics. Reiterated setbacks of Ordinance #1041
and relationship of that ordinance to the subject parcel. Mr. Hartong asked who
initiated the idea of the 25 -foot setback of Ordinance #1041. Mr. Crutchfield
stated the City Council had established that provision.
Chairman Kirsop noted the 25 -foot setback is similar to the residential front
yard requirement and will promote the compatibility with the residential neighborhood.
Motion by Mrs. Avery, seconded by Mr. Sowinski and carried that based on the Staff
Report the Commission recommend the City Council reclassify the parcel to C -1 with
the following stipulations:
1.. Development of the property under the C -1 classification shall be limited
to a single office building which may contain commercial service uses
customarily incidental to office use.
2. All buildings shall be set back twenty -five (25) feet from the right -of-
way line of Southcenter Boulevard and 65th Avenue South.
3. All buildings or structures shall not exceed three (3) stories and
thirty -five (35) feet in height irrespective of adjacent zones or structures.
4. Development plans, including but not limited to site, elevation, landscape
and building materials shall be subject to review and appoval of the Plan-
ning Commission sitting as the Board of Architectural Review as established
in Chapter 18.32 of the Tukwi /a Municipal Code. The express purpose of
such review is to ensure the development design complements the neighbor-
ing developments and the residential neighborhood.
Chairman Kirsop declared a brief recess at 9:15 P.M. and reconvened at 9:25 P.M.
with all Commissioners and Staff present as previously noted.
D. DENSITY RECOMMENDATION: Apartments on 65th Avenue (Schneider)
Mr. Satterstrom read the Staff Report and a letter from Schneider Homes requesting
delay. Noted the City Council has directed the Commission to recommend a density
for this site and a delay may therefore not be in order.
Mr. Robert Kessey, Schneider Homes, noted the request for delay is withdrawn.
Chairman Kirsop requested clarification of the "transition of bulk" concept. Mr.
Satterstrom explained the concept generally represents the diminution of height
and mass of structures as apartments approach the single - family district.
Richard Wilson, attorney representing Schneider Homes, described the proposed
development as it related to the site and surrounding developments, emphasizing
the adjacent apartment complexes on either side (Maple Crest and Canyon Estates).
Stated the proposed development complements many policies of the new Comprehensive
Plan even though the new Plan is inapplicable to this development by virtue of the
original application date. Stated the Staff Report is quite accurate under the
EX tiIi51T *A
.Planning Commission
Page 4
Minutes of Recessed Meeting 21 December 1977
assumption the applicant is subject to the new Comprehensive Plan; however, that
assumption is incorrect.
Chairman Kirsop noted the Planning Commission forum is not a court of law.
Mr. Wilson pointed out the proposed 48 units represents a density ratio of 22
units per acre whereas the R -4 zone applied to this land allows 43 units per acre.
Gerald Schneider, Schneider Homes, explained site plan, elevations, and landscape
plan.
Mr. West noted that although the total site is 2.2 acres, only the upper portion
(1.2 acres) is actually useable. Asserted that the slope area should not be
included in determining allowable density.
Mr. Satterstrom explained the concept of "net density" vs. "gross density" of
the Maplecrest and Canyon Estates complexes. "Net density" would exclude the
steep slopes from the lot area for determination of density; "gross density"
would include the steep slope area.
Mr. Wilson asserted the proposed development is not subject tothe new Comprehensive
Plan. Mr. Sowinski reiterated Chairman Kirsop's previous point that the Commission
has been directed to recommend a density for this site and the Comprehensive Plan
lends contemporary guidance in that determination.
Commission discussed architectural characteristics *of the proposed development.
Also discussed existing conditions of surrounding parcels.
Discussed desire for reduction in number of stories in buildings closest to the road.
Chairman Kirsop read conclusions stated in the soils report submitted by I1r. Schneider.
Motion by Mr. Hartong, seconded by Mrs. Avery and carried that.in consideration of
the high density of the Maple Crest and Canyon Estates apartment complexes already
established and that anything less would be an undue hardship to the subject site,
the Planning Commission recommends the City Council allow a total of thirty -six
(36) units on the project site.
Upon inquiry by Staff, it was noted by the Commission that 36 units is equivalent to
granting full credit for the medium - density designation (of the Comprehensive Plan)
on the entire 2.2 -acre site.
Commission discussed possible site design mitigations. Mr. Wilson objected on the
basis such mitigations are beyond the scope of the Council directive to recommend
a density for the site.
ANY OTHER BUSINESS:
Zoning Questionnaire Results
Mr. Satterstrom read Staff Report which summarized the individual Commissioners
responses.
CITY OF TUKWILA
PLANNING DIVISION
ExHtErr 8
PLANNING COMMISSION
STAFF REPORT
15 December 1977 8:00 P.M.
AGENDA ITEMV I I D . Recommendation of Density: Schneider Apartments on 65th Avenue
BACKGROUND SUMMARY:
On 30 June 1977, Schneider Homes applied for a building permit to construct 48-
units in two (2) structures on a 2.2 -acre parcel of land located on 65th Avenue
between the Maple Crest and Canyon Estates Apartments. A waiver from Resolution
#489 was required because of the proposed building's proximity to the steep slope
which runs diagonally across the site. The applicant did not pursue said waiver.
On 19 September 1977, the Comprehensive Land Use Policy Plan (Ordinance #1039)
and the interim zoning controls ordinance (Ordinance #1035) were adopted by the
City Council. As a result, the building permit application required a waiver
from Ordinance #1035 due to the following reasons:
1. The subject site was designated "medium- density residential" on the Plan
Map which allowed only duplexes, triplexes, and four- plexes, and a maxi-
mum of 16 units per acre. (The proposal approximated 22 units per acre.)
2. The proposed apartment buildings were located near or within an area
depicted on the Environmental Basemap as an area of high natural amenity'
and /or development constraint.
Schneider Homes subsequently applied for a waiver from Ordinance #1035, and on 21
November 1977, the City Council decided to not approve the application but refer
the matter to the Planning Commission for a determination of the density to be
allowed on the subject site.
DESCRIPTION OF THE SITE:
The subject site is located on the east side of 65th Avenue South at approximately
the 152nd block. Said site is located between the existing Maple Crest and Canyon
Estates apartments.
The site is approximately 2.2 acres in size and stretches about 445 feet from 65th
Avenue eastward to Interurban Avenue.
Physiographically, the site is composed of a relatively flat plateau on the
western portion, and a very steep and vegetated embankment which plunges to the
valley floor on the eastern portion. The elevation drop from the plateau to the
valley is about 150 feet.. Slope steepness averages about 100 per cent. The
plateau portion is approximately 1.2 acres in size while the sloping portion is
about 1.0 acre.
Planning Commission(
Staff Report
EXISTING ZONING AND DEVELOPMENT:
Current zoning on the subject site is R -4 and RMH. The density of the proposed
apartment complex is well within the limits established by this zoning. (R -4
zoning, for example, allows up to 43 units per'gross acre.) Properties located
to the north and south are zoned R -4 and RMH also.
The existing density in terms of units per gross acre (i.e., including the slope)
for the Maple Crest apartments is 18.8 while the figure for the Canyon Estates is
24.9.
ANALYSIS:
According to the Comprehensive. Land Use Policy Plan, the subject site is designated
"Medium- density Residential" on the plateau portion and "Low- density Residential"
on the steeply sloping portion. Medium- density allows up to 16 units per gross
acre while Low - density permits up to 5 units per gross acre.
Using the land use designations and the size of the property as strict guidelines,
the following formula for maximum allowable units for the site per the Comprehen-
sive is produced:
DESIGNATION
Medium- density
Residential
Low - density
Residential
MAX. UNITS /ACRE AREA DESIGNATED
16 1.2
5 1.0
Page 2
15 December 1977
NO. UNITS ALLOWE
PER DESIGNATID
19.2
5.0
Total Units Allowed on the Site per Comprehensive Plan 24.2
Designations
Based on the above analysis, 24 units would be allowed on the total property per
the land use designations of the Comprehensive Plan Map. Because it is the policy
of the Plan to discourage development on slopes in excess of 20 per cent (SEE,
Natural Environment element, Objective 3, Policy 1) and to maintain the wooded
character of steep slopes (SEE, Natural Environment element, Objective 1, Policy
1), it could be extrapolated that a "transfer" of density occur from the steep
portion to the flatter portion, thereby permitting the entire 24 units to be
built on the plateau.
With respect to the bulk consideration, the intention of restricting the medium -
density residential designation to duplexes, triplexes, and four- plexes is to
create a bulk transition from low- density to high- density areas to ensure the
integrity of the single - family districts, (SEE, Residence element, Objective 2,,
Policy 1). Since the subject site is sandwiched between two existing apartment
houses (the Maple Crest and Canyon Estates), the requirement of a four -unit
maximum per structure hardly achieves the desired bulk transition between low and
high density residential areas, and therefore does not achieve the goals of the
Comprehensive Plan.
RECOMMENDATION:
Based on the above analysis, staff recommends that the Planning Commission for-
ward to the City Council a recommendation that a maximum of 24 units in one or
more structures be allowed on the subject property.
11
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5 January 1978
FNS /ch
Attachments
•
CITY of TUKWILA
OFFICE of COMMUNITY .DEVELOPMENT
MEMORANDUM
TO: Cit , ouncil
FROM: ' d N. Satterstrom, Planning Division
SUBJECT: P1 nning Commission Recommendation of Density: Schneider Apartment
Site (65th Avenue at South 151st Street)
As requested by the City Council on 21 November 1977, the Schneider Homes
waiver application was reviewed by the Planning Commission' for a density recom-
mendation at their regular December meeting.
After consideration of a number of factors, the Planning Commission voted to
recommend that the City Council allow up to 36 units on the total property.
A copy of the Planning Commission minutes and the staff report to the Commission
are attached for the Council's reference.
6230 Southcenter Boulevard • Tukwila, Washington 98188 • (206) 242-2177
'
Planning Commission Page 3
Minutes of Meeting 21 December 1977
during consideration of the Gjerde rezone, a parcel located at the north end of
Tukwila and of different characteristics. Reiterated setbacks of Ordinance #1041
and relationship of that ordinance to the subject parcel. Mr. Hartong asked who
initiated the idea of the 25 -foot setback of Ordinance #1041. Mr. Crutchfield
stated the City Council had established that provision.
Chairman Kirsop noted the 25 -foot setback is similar to the residential front
yard requirement and will promote the compatibility with the residential neighborhood.
Motion by Mrs. Avery, seconded by Mr. Sowinski and carried that based on the Staff
Report the Commission recommend the City Council reclassify the parcel to C -1 with
the following stipulations:
1. C.:velopment of the property under the C -1 classification shall be limited
to a single office building which may contain commercial service uses
customarily incidental to office use.
2. All buildings shall be set back twenty -five (25) feet from the right -of-
way line of Southcenter Boulevard and 65th Avenue South.
3. All buildings or structures shall not exceed three (3) stories and
thirty -five (35) feet in height irrespective of adjacent zones or structures.
4. Development plans, including but not limited to site, elevation, landscape
and building materials shall be subject to review and appoval of the Plan-
ning Commission sitting as the Board of Architectural Review as, established
in Chapter 18.32 of the Tukwi /a Municipal Code. The express purpose of
such review is to ensure the development design complements the neighbor-
ing developments and the residential neighborhood.
Chairman Kirsop declared a brief recess at 9:15 P.M. and reconvened at 9:25 P.M.
with all Commissioners and Staff present as previously noted.
DENSITY RECOMMENDATION: Apartments on 65th Avenue (Schneider)
Mr. Satterstrom read the Staff Report and a letter from Schneider Homes requesting
delay. Noted the City Council has directed the Commission to recommend a density
for this site and a delay may therefore not be in order.
Mr. Robert Kessey, Schneider Homes, noted the request for delay is withdrawn.
Chairman Kirsop requested clarification of the "transition of bulk" concept. Mr.
Satterstrom explained the concept generally represents the diminution of height
and mass of structures as apartments approach the single - family district.
Richard Wilson, attorney representing Schneider Homes, described the proposed
development as it related to the site and surrounding developments, emphasizing
the adjacent apartment complexes on either side (Maple Crest and Canyon Estates).
Stated the proposed development complements rnany policies of the new Comprehensive
Plan even though the new Plan is inapplicable to this development by virtue of the
original application date. Stated the Staff Report is quite accurate under the
Planning Commission
Minutes of Recessed Meeting
assumption the applicant is subject to the new Comprehensive Plan; however, that
assumption is incorrect.
Chairman Kirsop noted the Planning Commission forum is not a court of law.
Mr. Wilson ,pointed out the proposed 48 units represents a density ratio of 22
units per acre whereas the R -4 zone applied to this land allows 43 units per acre.
Gerald Schneider, Schneider Homes, explained site plan, elevations, and landscape
plan.
Mr. West noted that although the total site is 2.2 acres, only the upper portion
(1.2 acres) is actually useable. Asserted that the slope area should not be
included in determining allowable density.
Mr. Satterstrom explained the concept of net density" vs. "gross density" of
the Maplecrest and Canyon Estates complexes. "Net density" would exclude the
steep slopes from the lot area for determination of density; "gross density"
would include the steep slope area.
Mr. Wilson asserted the proposed development is not subject tothe new Comprehensive
Plan. Mr. Sowinski reiterated Chairman Kirsop's previous point that the Commission
has been directed to recommend a density for this site and the Comprehensive Plan
lends contemporary guidance in that determination.
Commission discussed architectural characteristics of the proposed development.
Also discussed existing conditions of surrounding parcels.
Discussed desire for reduction in number of stories in buildings closest to the road.'
Chairman Kirsop read conclusions stated in the soils report submitted by Mr. Schneider.
Motion by Mr. Hartong, seconded by Mrs. Avery and carried that in consideratipn of
the high density of the Maple Crest and Canyon Estates apartment complexes already
established and that anything less would be an undue hardship to the subject site,
the Planning Commission recommends the City Council allow a total of thirty -six
(36) units on the project site.
Upon inquiry by Staff, it was noted by the Commission that 36 units is equivalent to
granting full credit for the medium - density designation (of the Comprehensive Plan)
on the entire 2.2 -acre site.
Commission discussed possible site design mitigations. Mr. Wilson objected on the
basis such mitigations are beyond the scope of the Council directive to recommend
a density for the site.
ANY OTHER BUSINESS:
Zoning Questionnaire Results
Mr. Satterstrom read Staff Report which summarized the individual Commissioners
responses.
Page 4
21 December 1977
f Publication
r� 3 r .. of
..is the ...l.. : :i+�. ..,.
);;ICLE, a newspaper published four (4)
per is a legal newspaper and it is now and
hs prior to the date of publication referred
English language continually asl Washington,
news-
week in Kent, King County,
d time was printed in an office maintained
itinn of s _
o ved as s
:hick it is
it we
newspa!
.. cons
per W
oil. 1
icatic
rf p
one
et
being first duly sworn on
CiTY OF TUKW1LA.
WASHINGTON
ORDINANCE NO. 1040
AN ORDINANCE DE-
FINING "RECREATION
SPACE" AND PROVID-
iNG STANDARDS AND
REGULATIONS FOR
THE PROVISION OF
RECREATION SPACE
IN ALL R -2, R -3, R-4
AND RMH ZONE DIS-
TRICTS.
THE CITY COUNCIL
OF THE CITY OF TUK-
WIL4 DOES ORDAIN
AS FOLLOWS:
Section 1. Purpose. It is
the purpose of this ordi-
nance to provide for both
active and passive recrea-
tion areas for apartment ten-
ants; to separate such areas
from automobile- oriented
space; and to enhance the
environment quality of mul-
tiple- family residential dis-
tricts, thus promoting the
public health, safety, and
general welfare to the resi-
dential community.
Section 2. Definitions.
Add a new Section toTitle 18
of the Tuk'erila Municipal
Code and amend Ordinance
#251, as amended, as
follows:
18.06.575. Recreation
Space. "Recreation space"
means covered and unco-
vered space designed and
(
;5, known as Senate Bill 251, effective June
a. rules for counting words and figures,
If the State.
intended for active and /or
passive recreational activity
including but not limited to
tennis courts, swimming
pools, cabanas, playg-
rounds, piayffelds, or
wooded areas and specifi-
cally excluding any parking
area, driveway, or rockery..
(1) Add a new section to
Title 18 of the Tukwila
Municipal Code and
amend Ordinance
#x251, as amended, as
follows:
18.06.5766. Recreation
ecreatlon
Space, Covered. An
area of ground covered
or overlaid by an artifi-
cial or man -made sur-
face, such as rooftops
or pavement.
Add a now section to
Title 18 of the Tukwila
Municipal Code and
amend Ordinance
#251, as amended, as
follows:
18.06.577. Fiecreetton
Space, Uncovered.
An area of ground
characterized by a
natural surface, such
as lawns, forests, or
sandboxes (for chil-
dren's play).
Section 3. Add a new
Section to Title 18 of the
Tukwila Municipal Code and
amend Ordinance #251, as
�•� . ^..L ^ •'-; • I. NYy6�• e- J1YOC / ..-.
ublic in and for the State of Washington,
residing at Kent, King County.
amended, as follows:
18.80.200.• Recretrtion
Space In Multiple- Family
Districts. In all R -2, 11-3,
R -4, and Mall zoning dis-
tricts, any proposed multip-
le- family structure, complex,
or development shall pro-
vide on the premi nee and for
the use of the tenants a
minimum amount of recrea-
tion space according to the
following provisions:
(1) For each proposed
dwelling unit in the mul-
ti- family structure com-
plex or development a
minimum of 200 square
feet of recreation space
shall bo provided. Any
multiple - family struc-
ture, complex or de- ,
vetopment shall pro-
vide at least 1.000
square feet of recrea-
tion space.
(a) No more than fifty
(50) percent of the
required recreation
spaco may be in-
door or covered
space.
(h) No more than fifty
(50) percent of the
required space may
be.used tor single-
purpose permanent
facilities such as
swimming pools,
tennis courts, and
similar facilities.
(c) Apartment com-
plexes which pro-
vide dwelling units
with two (2) or more
bedrooms shall pro-
vide adequate re-
creation space for
children. Such
spaco shall be at
least twenty -five
(25) percent but not
more than fifty (50)
percent of the total
recreation space
required under sub-
section (1) abovo
and shall be desig-
nated, located, and
maintained in a sale
condition.
(d) No more than fifty
(50) percent of the
oprin c; uncovered
. recreation space
requirement may
be located on
slopes greater than
four horizontal to
ono vortical (4:1
stops).
(e) The hunt; rear, and
side yard se ;nance
required by the ap-
plicabte zoning dis-
trict shall not qualify
as recreation
space. w
In the event the total
area required under
subsection. (1)
above is less; than
3,000 square feet,
that portion re-
quired to be outdoor
and uncovered
shalt be one con-
tinuous parcel of
land.
(g) Adequate fencing,
plant screening, or
other buffer shall
separate the recre-
ation space from
public streets, park-
ing areas, or drive-
ways.
(2) it shalt be the duty of
the Planning Commis-
sion, acting as a Board
of Architectural Re-
view, to review all re-
creation space plans
for design, location, .
function, adequacy,
and compliance with
the above - stated stan-
dards prior to issuance
of the building permit
for any multi- family,
(1)
structure, complex, or
development.
Suction 4. Severabtlity
Clause. If any portion of this
ordinance is deemed to be in
violation of the constitution
of the State or of the United
Statos of America or of any
other lair, rule or regulation,
said finding shall not render
the remaining sections of
this ordinance void.
PASSED BY THE CITY
COUNCILOF THE CITYOF
TUKWILA, WASHINGTON,
at a regufar meeting thereof,
tine 17th day of October,
1977. '
Edgar D. Bauch
Mayor
ATTEST: Maxine Anderson
City Clark
Approved as to Form:
Lawrence E. Hard
City Attorney
Published in The Renton
Record-Chronicle en Oc-
tober 21, 1977. T1267.
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
15 December 1977 8:00 P.M.
AGENDA ITEMVII D• Recommendation of Density: Schneider Apartments on 65th Avenue
BACKGROUND SUMMARY:
On 30 June 1977, Schneider Homes applied for a building permit to construct 48-
units in two (2) structures on, a 2.2 -acre parcel of land located on 65th Avenue
between the Maple Crest and Canyon Estates Apartments. A waiver from Resolution
#489 was required because of the proposed building's proximity to the steep slope
which runs diagonally across the site. The applicant did not pursue said waiver.
On 19 September 1977, the Comprehensive Land Use Policy Plan (Ordinance #1039)
and the interim zoning controls ordinance (Ordinance #1035) were adopted by the
City Council. As a result, the building permit application required a waiver
from Ordinance #1035 due to the following reasons:
1. The subject site was designated "medium- density residential" on the Plan
Map which allowed only duplexes, triplexes, and four- plexes, and a maxi-
mum of 16 units per acre. (The proposal approximated 22 units per acre.)
2. The proposed apartment buildings were located near or within an area
depicted on the Environmental Basemap as an area of high natural amenity
and /or development constraint.
Schneider Homes subsequently applied for a waiver from Ordinance #1035, and on 21
November 1977, the City Council decided to not approve the application but refer
the matter to the Planning Commission for a determination of the density to be
allowed on the subject site.
DESCRIPTION OF THE SITE:
The subject site is located on the east side of 65th Avenue South at approximately
the 152nd block. Said site is located between the existing Maple Crest and Canyon
Estates apartments.
The site is approximately 2.2 acres in size and stretches about 445 feet from 65th
Avenue eastward to Interurban Avenue.
Physiographically, the site is composed of a relatively flat plateau on the
western portion, and a very steep and vegetated embankment which plunges to the
valley floor on the eastern portion. The elevation drop from the plateau to the
valley is about 150 feet. Slope steepness averages about 100 per cent. The
plateau portion is approximately 1.2 acres in size while the sloping portion is
about 1.0 acre.
Planning Comrnissic(
Staff Report
EXISTING ZONING AND DEVELOPMENT:
Current zoning on the subject site is R -4 and RMH. The density of the proposed
apartment complex is well within the limits established by this zoning. (R -4
zoning, for example, allows up to 43 units per gross acre.) Properties located
to the north and south are zoned R -4 and RMH also.
The existing density in terms of units per gross acre (i.e., including the slope)
for the Maple Crest apartments is 18.8 while the figure for the Canyon Estates is
24.9.
ANALYSIS:
According to the Comprehensive Land Use Policy Plan, the subject site is designated
"Medium- density Residential" on the plateau portion and "Low- density Residential"
on the steeply sloping portion. Medium- density allows up to 16 units per gross
acre while Low - density permits up to 5 units per gross acre.
Using the land use designations and the size of the property as strict guidelines, .
the following formula for maximum allowable units for the site per the Comprehen-
sive Plan is produced:
DESIGNATION
Medium- density
Residential
Low - density
Residential
MAX. UNITS /ACRE
16
5
AREA DESIGNATED
1.2
1.0
Total Units Allowed on the Site per Comprehensive Plan
Designations
• Page_2'
15 December 197:7
NO. UNITS ALLOWEE
PER DESIGNATION
19.2
5.0
24.2
Based on the above analysis, 24 units would be allowed on the total property per
the land use designations of the Comprehensive Plan Map. Because it is the policy
of the Plan to discourage development on slopes in excess of 20 per cent (SEE,
Natural Environment element, Objective 3, Policy 1) and to maintain the wooded
character of steep slopes (SEE, Natural Environment element, Objective 1, Policy
1), it could be extrapolated that a "transfer" of density occur from the steep
portion to the flatter portion, thereby permitting the entire 24 units to be
built on the plateau.
With respect to the bulk consideration, the intention of restricting the medium -
density residential designation to duplexes, triplexes, and four- plexes is to
create a bulk transition from low- density to high - density areas to ensure the
integrity of the single - family districts, (SEE, Residence element, Objective 2,
Policy 1). Since the subject site is sandwiched between two existing apartment
houses (the Maple Crest and Canyon Estates), the requirement of a four -unit
maximum per structure hardly achieves the desired bulk transition between low and
high density residential areas, and therefore does not achieve the goals of the
Comprehensive Plan.
RECOMMENDATION:
Based on the above analysis, staff recommends that the Planning Commission for-
ward to the City Council a recommendation that a maximum of 24 units in one or
more structures be allowed on the subject property.
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EXHIBIT A
•DENSITY. DETERMINATION
23.5
24. 0
25.5
22.5
ij
ti
JJF
•
KS / ch
0 3TY c3 d U4bI 7?1_.�''�
OFFICE of COMMUNITY DEVELOPMENT
23 November 1977
MEM0RANDUFI
TO: Fred Satterstrom
FROM: Kjell Stoknes
SUBJECT: Site between Maple Crest and Canyond Estates
The City Council at their last regular meeting of November
21, 1977 denied a waiver to Sneider Homes to construct apart-
ments on the above referenced property. Their reasoning was
as follows:
1. The gross density exceeded 16 units per acre as
allowed the Comprehensive Plan under Ordinance
1035.
.The Council than referred the matter to the Planning Commission
for study and referral back to the City Council regarding the
following:
"What is the recommendation of the Planning Commission
regarding the density that should be allowed on this
property ?"
In recommending the appropriate density of this site,. the
Commission may also recommend that the Council only approve
the waiver subject to Architectural Review Board approval by
the Planning Commission pursuant to TMC 18.32.040.
EXHIBIT B
DENSITY DETERMINATION
6230 Sot:th:..nt Eouirryard n Tm ;.. ;i1._, .4 i.7hin. ton 93138 n (3:6) 242 -2177
a l Schneider homes
Koll Commerce Center• Andover Park • 665 Strander Boulevard • Tukwila, Washington 98188 • (206) 243 -5578
December 13, 1977
City of Tukwila
Planning Division
14475 - 59th Avenue S.
Tukwila, WA 98067
RE: Apartment Building on 65th Avenue
Gentlemen:
Due to the fact that we have just received the Planning Commission
Staff Report on the proposed apartment building on 65th Avenue, we
request that the recommendation of density, Paragraph 7, New Business,
Subparagraph D, be continued until the January meeting to give us an
opportunity to review the effects of the staff recommendation.
Yours truly,
•
Robert H. Kessey
Executive Vice President
RHK /bjm
DECEIVE
DEC 131977
CITY OF TUKWILA
PLANNING
PARKS &
RECREATION
BUILDING
KS /ch
CITY of TUKWILA
OFFICE of COMMUNITY DEVELOPMENT
23 November 1977
MEMORANDUM
TO: Fred Satterstrom
FROM: Kjell Stoknes
SUBJECT: Site between Maple Crest and Canyon Estates
a 04= F
The City Council} at their last regular meeting of November
21, 1977 denied a waiver to Sneider Homes to construct apart-
ments on the above referenced property. Their reasoning was
as follows:
1. The gross density exceeded 16 units per acre as
allowed by the Comprehensive Plan under Ordinance
1035.
The Council than referred the matter to the Planning Commission
for study and referral back to the City Council regarding the
following:
"What is the recommendation of the Planning Commission
regarding the density that should be allowed on this
property ?"
In recommending the appropriate density of this site, the
Commission may also recommend that the Council only approve
the waiver subject to Architectural Review Board approval by
the Planning Commission pursuant to TMC 18.32.040.
6230 Southcenter Boulevard • Tukwila, Washington 98188 • (206) 242 -2177
(UK4LA CITY COUNCIL REGULtMEETING
*;o (ember 21, 1977
' Page 3
PETITIONS, COMMUNICATIONS, APPEALS AND SIMILAR MATTERS - Cont.
Waiver from Ord.
#1035, requested
by Gerald E. Schneider
to build Apt. Complex
on 65th Ave. So.-
Continued.
Waiver from Ord.
#1035, requested by
Toltec Builders to
build a duplex &
triplex on 52nd
Ave. So.
Acceptance of
Schedule B of LID #27,
storm drainage in the
Industrial Area
OLD BUSINESS
Sanitary Sewer
Connection to the
Patton residence,
13904 - 56th Pl. So.
•
Councilman Van Dusen asked Councilman Traynor what basis he is
using to deny the waiver. Councilman Traynor commented that the
density is too great. Councilman Bohrer stated that he feels the
inclusion of the steep hillside, which is unusable, in the calcul
tion of the area and the density is an unreasonable thing to do.
* MOTION FAILED WITH COUNCILMAN HILL VOTING YES.
Councilman Saul suggested sending this to the Planning Commissior
fora determination on density.
MOVED BY SAUL, SECONDED BY MRS. PESICKA, THAT THIS ITEM BE
REFERRED TO THE PLANNING COMMISSION. *
Mr. Stoknes asked for a clarification on why it was being sent tc
the Planning Commission. Councilman Saul stated that he wanted
the Planning Commission to recommend the density for this piece.
* MOTION CARRIED WITH COUNCILMAN BOHRER VOTING NO.
Toltec Builders (Anton P. Skya) have applied for building permit!
for a single duplex and a single triplex on land located on the
west side of 52nd Avenue South near its intersection with So.
151st Street.
MOVED BY HILL, SECONDED BY MRS. PESICKA, THAT THE WAIVER BE
GRANTED. *
Mr. Stoknes advised Council that if they intend to approve this
they include "because of the quality" in the motion. This is
to prevent having to approve a poorer quality structures at a
later date.
COUNCILMAN HILL WAS EXCUSED FROM THE MEETING AT THIS POINT.
MOVED BY TRAYNOR, SECONDED BY MRS. PESICKA, THAT THE MOTION BE
AMENDED TO INCLUDE "THESE ARE THE PLANS WE ARE APPROVING AND
THIS IS THE QUALITY OF BUILDING WE WANT ". MOTION CARRIED.
Councilman Bohrer reminded Council that this area is designated
single family, if we allow this the developer has already indical
he would like to develop further. Fe noted that neighbors in the
surrounding area were going to be contacted for comments. Mr.
Stoknes stated that notices were delivered to everyone within
200 feet and there were no calls.
* MOTION CARRIED AS AMENDED.
MOVED BY TRAYNOR, SECONDED BY SP.UL, THAT COUNCIL ACCEPT SCHEDULE
"B" OF LID #27. *
Jon Stack, Harstad Associates Inc., explained that Schedule "B"
is 1,100 feet of 48" pressure storm drain that runs from the Nora
Canyon to the South Canyon Line which was installed several year
ago. The installation was completed by Morris Construction Co.
and they did a fine job, well ahead of schedule.
* MOTION CARRIED.
John McFarland, Administrative Assistant, explained that the
original claim accounted for labor and equipment in the search
for a sewer stub. This amounted to about 5450. Then, there was
about $1,300 in back assessments. Since then it has been determ
that the sewer hookup is-possible, this would nulify the claim fl
back. assessments.
IUOtLH WAY LUUP1LIL KtbULRK f'Ittl lNb
Noveiber 21, 1977
,Pale 2
PETITIONS, COMMUNICATIONS, APPEALS AND SIMILAR MATTERS - Cont.
Discussion on
repair of drive-
way, 14729 - 59th
Ave. So.:
Gerald McLaren -
Continued
Waiver from Ord. #
1035, requested by
Gerald E. Schneider
to build Apt. Complex
on 65th Ave. So. .
* MOTION CARRIED.
Councilman Traynor asked if they had to put fill to bring the
drive up to the street level and he was told they did.
Mr. Bob Strong, Inspector, reported that it would cost $227.50
to remove the portion already poured and $450 to pour a new 6"
slab. Councilman Pesicka stated that if they had a 6" one -
piece slab it should be replaced as it was.
Councilman Hill asked Jon Stack, Engineer, if it was wise to pour
a 6" slab this big without expansion joints. Mr. Stack stated
that normally temperature steel is put in the concrete on a slab
this big. Reasonable design criteria is to pour slabs about
10 feet otherwise you could have expansion and it would crack.
Councilman Saul stated that if he had the one -piece 6" thick, .
driveway it should be restored the same.
Councilman Bohrer asked if there are expansion strips on either
end. Mr. McLaren stated that, in replacing it now, there is to
be one at the street and one at the garage end. The idea of
making it thicker is so it won't crack.
Councilman Van Dusen stated that he is in favor of putting it
back as it was, but what if it cracks? Mr. McLaren stated he
would like to have someone experienced in cement work do it. He
further stated that the contractor promised several other things
that he didn't do. When they took the driveway out they cracked
the sidewalk and chipped the edge where they made the cut.
Mr. Strong stated that the half that is poured is one slab, the
line you see is a dummy joint. If the slab is going to crack
will crack there.
Councilman Van Dusen asked if we do as Mr. McLaren asks what
position is the City in if something does happen. Attorney Hard
suggested having Mr. McLaren sign a release and waiver of any
claims that he may have and that it was installed under his speci
cations.
MOVED BY MRS. PESICKA, SECONDED BY SAUL, THAT THE CITY RESTORE
MR. MCLAREN'S DRIVEWAY THE WAY IT WAS, TO HIS SPECIFICATIONS,
AND HAVE HIM SIGN A WAIVER. *
Councilman Bohrer stated he would like to be sure everyone under-
stands what the specifications are. The easiest thing to do is
have a written agreement. Mayor Bauch stated the City will
not do anything unless it is in writing. •
Mr. Gerald E. Schneider is requesting a waiver from the provision
of Ordinance No. 1035 to allow him to build a 48 -unit apartment
complex at approximately 15200 - 65th Avenue South between the
Canyon Estates and the Maple Crest Apartments.
MOVED BY HILL, SECONDED BY VAN DUSEN, THAT THE WAIVER BE
GRANTED. *
Councilman Traynor asked, not counting the steep hillside, how
much area is on the top for development. Kjell Stoknes, OCD
Director, stated 51,000 square feet or approximately 14 acres.
This would be 40.7 units per acre if you don't count the hillside
Councilman Gardner asked how the new open space ordinance affects
. this development. Mr. Stoknes explained that the ordinance does
not apply as the waiver was applied for first. However, it doesr
comply with the open space ordinance. Half of the hillside coulc
be counted as open space. This development would need 9,600 sq.
feet of open space. •
per 14, 1977
':CO r ,
CALL TO ORDER
ROLL CALL OF
COUNCIL MEMBERS
APPROVAL OF MINUTES
DISCUSSION
_ uest for Waiver
Permit to build 48
unit apartment on
65th Ave. So. at
approx. So. 151st
(Schneider Cons•t.)
C
TUK;•!ILA CITY COUNCIL
COMMITTEE OF THE WHOLE MEET
Tukwila City Hall
Council Chambers
MINUTE5
Council President Hill called the Tukwila City Council Committee of
the Whole Meeting to order.
GEORGE D. HALL, PHYLLIS D. PESICKA, DANIEL J. SAUL, D!WAYNE D.
GARY L. VAN DUSEN. Council President Hill excused Councilman
as he was out of town.
MOVED BY TRAYNOR, SECONDED BY PESICKA, THAT THE MINUTES OF THE
OCTOBER 24, 1977. COMMITTEE OF THE WHOLE MEETING BE APPROVED AS
PUBLISHED. CARRIED.
TRAYNOR
Bohrer
Kjell Stoknes, OCD Director, said the Schneider Construction Company
had applied for a building permit for a 48 -unit apartment complex
located on the east side of 65th Avenue South between the Maplecrest
Apartments and Canyon Estates. Two structures are proposed: one
with 18 units, the other with 30 units. The size of the site is
2.2 acres. The property is currently zoned R -4 and RMH. The
proposed density of the project is consistent with current zoning.
Mr. Stoknes said the Comprehensive Land Use Plan Map designates the
site as medium density residential. This designation allows up to
16 units per acre in duplexes, triplexes, or fourplexes. The appli-
cant proposes to build 48 units in two structures, for an average
density of. approximately 22 units per acre. The proposal requires
a waiver from Ordinance 1035. He said the applicant proposes to
build the entire complex on the bench at the top of the slope. The
wooded area on the steep slope will not be affected. A soils report
has been obtained from applicant which indicates the site will
support the proposed structures.
Council President Hill said the density would be 21.6 units per
acre. He said that is within the present land plans. Councilman
Pesicka asked if the layout conforms to the open space ordinance.
Mr. Stoknes said it does because of the steep hillside. Councilman
Traynor asked if the waiver is granted will the Council have control
over the type of structure and the materials that will be used. Mr.
Stoknes said he thought that was not the intent of Ordinance 1035.
Council President Hill asked if the builder had plans showing the
appearance of the outside of'the building. Mr. Schneider, applicant,
showed drawings of his proposed apartment complex. He said the
buildings were going to be broken up and jogged every modular or
two. Mr. Schneider said the outside of the building would be siding.
Council President Hill asked about additional expense of putting on
overlapped siding. Mr. Schneider said it would depend on the type !:
of siding that is used; you cannot buy cedar right now and when you
can find it you cannot afford it.
Councilman Gardner arrived at the meeting at 7:13 P.M.
Councilman Traynor said he did not want to see the overlapped siding;
warped as it had on the Canyon Estates. He said when you look at
the proposed plans you do not know how it is going to look when it is
built or if the buildings will be maintained and kept in good condi-
tion.
Councilman Saul asked about greenery on the 20 foot strip along the
street. Mr. Schneider said they have landscaping plans. Councilman
Saul said the Canyon Estate and Maplecrest Apartments are taller
than the proposed complex. He added that Staff recommends the
waiver. Councilman Traynor said he did not want any more structures
like the Canyon Estates built in Tukwila.
Councilman Saul said everyone seems to like the apartments built by
Graydon Smith. He asked if that material is more expensive. Mr.
Schneider said it does not blend with his proposed type of structure
as it is a contemporary style.
MOVED BY VAN DUSEN, SECONDED BY PESICKA, THAT THE PROPOSED WAIVER
+/ ii ��rr. {L' CONSTRUCTION i � :d ,. ; . _ � R 21, 197 GE:;D
.� `.... +.ice �•_i. C I AlVr Cr ON THE IY�i�.rn L,, �..ri ftu4l,�in
O!-. VHF REGULAR CITY COUNCIL MEETING. CARRIED.
CITY COUNCIL
CITY OF TUKWILA
PLANNING DIVISION
BRIEF
ACTION: WAIVER from Ordinance 1035 (Section 3.1 and 3.2)
DATE: 14 November 1977
APPLICANT: Gerald Schneider (Schneider Homes)
PROPOSAL: 48 -unit Apartment Complex
LOCATION: Approximately 15200 - 65th Avenue South
ZONING: R -4 and RMH
COMPREHENSIVE PLAN: Medium - density Residential (6 - 16 units /acre)
SUMMARY:
Schneider Homes (Gerald Schneider, applicant) has applied for a building permit
for a 48 -unit apartment complex located on the east side of 65th Avenue South
between the Maplecrest Apartments and Canyon Estates. Two structures are pro-
posed: one with 18 units, the other with 30 units. The size of the subject site
is 2.2 acres.
The subject property is currently zoned R -4 and RMH. The proposed density of
the project is consistent with current zoning.
REASON FOR WAIVER:
The Comprehensive Land Use Plan Map designates the subject site as "medium-den-
sity residential." This designation allows up to 16 units per acre in duplexes,
triplexes, or fourplexes. The applicant proposes to build 48 units in two
structures, for an average density of approximately 22 units per acre. Thus,
the proposal requires a waiver from Section 3.1 of Ordinance 1035.
In addition, the subject site is located in an area designated on the Environ-
mental Basemap as an area of high natural amenity and /or development constraint.
Examination of the basemap indicates that three factors affect this property:
1) major wooded area, 2) areas of steep slopes, and 3) areas of unstable or
potentially unstable land.
RECOMMENDATION:
Section 3.1: The subject site is located in a medium - density residential buffer
zone between low and high density districts. However, another
high- density residential structure (Maplecrest Apartments) already
City Council
Brief
exists between the subject site and the low- density area.- Denial
of the waiver would not necessarily establish the medium - density
buffer for this reason. Therefore, staff recommends waiver from
this provision.
Section 3.2: The applicant proposes to build the entire complex on the bench
at the top of the slope. The wooded area on the steep slope will
not be .affected. A soils report has been obtained from the appli-
cant which indicates that the site will support the proposed
structures. A negative declaration (pursuant to SEPA) was issued
on 19 October 1977. Therefore, staff recommends waiver from Sec -
tion 3.2.
Approval of the waiver request does not exempt the applicant from compliance
with other codes and regulatins of the City of Tukwila.
FNS /ch
Page 2
14 November 1977
(Please type or print)
Date of Application:
Name of Applicant:
Mailing Address:
City: Tukwila, WA
Ownership Interest in Property:
CITY OF TUVILA
APPLICATION FOR WAIVER
FROM THE PROVISIONS OF
ORDINANCE NO, 1035
Permit applied for requiring a waiver: 48 Unit Apartment Site
6
Schneider Constr., Inc.
6 -13 -77
665 Strander Blvd.,
Legal Description of Property Affected:
Zip: 98188
contract purchaser
South 200 feet of Block 24 Interurban Addition
General Location of Property:
15130 - 65th Ave. South, Tukwila, WA
.
Phone: 243 -5578
1. State specifically the action in Ordinance No. 1035 to which you are request-
ing a waiver: Section 3 (1), (2)
2. Briefly and generally describe the action you are proposing, including demen-
sional information about the development: construct apartment building
(48 units) 21.6 units per acre
3. Does your proposal represent a unique condition which is insignificant in scale?
If so, please explain: No - sited between 2 major complexes
4. Are other reasona( development alternatives avai le•which would not require
waiver should not be required
a waiver? If so, what are these alternatives?
as permit applied for prior to Comprehensive Plan Ordinance and land zoned
RMH and R -4
5. If the request for waiver involves building, grading, clearing, excavation, or
filling in a geographical area generally identified by the Environmental Base -
map as an area of high natural amenity or development constraint, what mitigat-
ing measures are provided? Does not apply
6. What goals and policies can you identify which would support your request for
waiver, if any? See #4 above.
7. In your opinion, do the requirements ofOrdinance #1035 impose a special hard-
ship to a site which a waiver of the provisions would not necessitate a major
policy commitment prior to the adoption of the Zoning Ordinance and Map?
Yes - site purchased to be used under existing zoning.
CONTRACT PURCHASER'S
XS SIGNATURE:
BELOW THIS LINE IS TO BE FILLED IN BY THE CITY:
Date application is complete and accepted for filing: i4 1471
Date SEPA review complete:
,Aa„,aa,
Iel Oo lokr 1411 N Nvtvf o 'tm
-2-
PARKS a
RECRcAT IC4
1 November 1977
Dear Mr. Schneider:
FNS /ch
Re ctfii1 ly,
btOteirtql
Fred N. Satterstrom
Planning Supervisor
CITY of TUKW1LA
OFFICE of COMMUNITY DEVELOPMENT
Gerald E. Schneider
c/o Schneider Construction, Inc.
665 Strander Boulevard
Tukwila, Washington 98188
If you have any questions or comments, please call me.
RE: WAIVER REQUEST ON APARTMENT COMPLEX ON 65TH AVENUE
This is to acknowledge receipt of your application for waiver from Ordinance
1035 on the abovementioned project.
In your letter of application you requested that we place this matter on the
Council's November 7th agenda. This date, however, is a regular council
meeting and according to city council procedures, waiver applications are
initially heard at a committee -of- the -whole meeting. Final action on the
request is reserved for regular council meetings.
Therefore, the Planning Division will request that this matter be placed on
the council's November 14th committee -of- the -whole meeting. Final action
on the waiver request will probably occur at the .following regular meeting,
November 21st.
6230 Southcenter Boulevard m Tukwila, Washington 98188 a (206) 242 -2177
October 27, 1977
erald E. Schneider
President
GES /bjm
Enclosure
nn S chneider hornes1 SCHNEIDER CONSTRUCTION. INC.
Koll Commerce Center. Andover Park • 665 Strander Boulevard • Tukwila, Washington 98188 • (206) 243 - 5578
Mr. Fred N. Satterstrom
Planning Supervisor
City of Tukwila
6230 Southcenter Blvd.
Tukwila, WA 98188
Dear Fred:
Enclosed is a copy of our application for Waiver from the Provision of
Ordinance No. 1035 which we have requested to be put on the November 7,
1977 City Council agenda.
If you have any questions, please don't hesitate to call.
Sincerely,
SCHNEIDER CONSTRUCTION, INC.
OCZ 2 81917
co ot luoOA
TO:
FROM:
SUBJECT:
30 June 1977
6 July 1977
19 September
MEMORANDUM
CITY of TUKWBLA
OFFICE of COMMUNITY DEVELOPMENT
20 October 1977
FILE
d
Schneider Apartment Complex /65th Avenue
lb
CluroW4 Logy
The following is a recapitulation of the events surrounding Gerald
Schneider's application for building permit for apartment complex
on 65th Avenue. Some of the information below is from a daily record
I have kept (sometimes not so religiously) and some (most) from
memory.
18 - 22 July 1977
25 July - 31 Au-
gust 1977
19 October 1977
G. Schneider applies for building permit for
apartment complex. F. Todd fills out environmental
questionnaire and submits fee.
I called Schneider and informed him that Al Pieper
and I had visited the site and we were requiring
him to submit drawings depicting how the building
would be supported on the east side. Also mentioned
that Resolution #489 might have to be complied with
here. Schneider said he would be in next week with
revised drawings.
Approximately during this time, Schneider came in
and submitted drawing showing how building sat on
concrete pilings on east side. Informed him at
this time that'waiver from #489 was required.
Schneider gave no indication that he wished to•pur-
sue a waiver.
Schneider in and out of office on another matter at
65th Avenue and Southcenter Boulevard. Finally,
wrote letter to him (31 August 1977) putting into
writing what we had discussed at several junctures
either over phone or in person.
1977 Comprehensive Plan adopted and Ordinance 1035 adopted
same night.
After F. Todd urged that action be taken on building
permit application of Schneider, I informed the latter
that a waiver from 1035 was in order. (Schneider had
not himself called the department to urge that we do
anything with his permit!) I had talked this day with
Memorandum
File
FS /ch
Page 2
20 October 1977
Larry Hard and he informed that Schneider had no
"vested rights" under Resolution #489 by virtue of
his inaction.
20 October 1977 Talked with Schneider on phone informing him of
1035 waiver necessity.
.`"' .,
Description of proposal
Proponent
Location of Proposal.
Lead Agency
Responsible Official
Position /Title
CITY OF TUKWILA
OFFICE OF COMMUNITY DEVELOPMENT
rno 03CI3 /FINAL
DECLARATION OF a 6 r I CA E /Na\I_S I GN I F I CA dCE
• Apartment Complex (Schneider)
Gerald Schneider
Approximately 15200 - 65th Avenue South
City of Tukwila
Kjell Stoknes
Director, OCD
Date 7- 19 October 1977 Signature
File No.
• EPIC -FD -38
This proposal has been determined to (fire /not have) a significant adverse im-
pact upon the environment. An EIS (.ice /is not) required under RCW 43.21C.030(2)
(c). This decision was made after review by the lead agency of a completed
environmental checklist and other information on file with the lead agency.
COMMENTS:
1. Asphalt parking lot to be setback from side property lines and buffer
installed per Tukwila Municipal Code.
2. Location of garbage recepticles to be shown on site plan and method of screening.
3. Landscape plan must be submitted with building permit.
4. No earth or other debris shall be pushed over the easterly bank.
5. Waiver to Ordinance 1035 is required.
6. This does not relieve the applicant of all other city codes.
19 October 1977
Rerectfully,
cc: Frank Todd
OFFICE of COMMUNITY DEVELOPMENT
CITY of u UK ILA
Gerald E. Schneider
665 Strander Boulevard
Tukwila, Washington 98188
Dear Mr. Schneider:
eV/Oita/
ed .'Satterstrom
Planning Supervisor
FNS /ch
RE: PROPOSED APARTMENT COMPLEX ON 65TH AVENUE SOUTH
On 19 September 1977, the Tukwila City Council passed the
Comprehensive Land Use Policy Plan and a companion ordinance,
No. 1035. The Comprehensive Plan Map designates your pro-
posed apartment site as "medium- density" residential. Medium
density is defined in the Plan as 6 - 16 units per gross acre'
and is characterized by duplex, triplex, or four -plex develop-
ment. Ordinance 1035 requires a waiver for any land use action
which is not consistent with the Land Use Plan Map. •
The density of your proposed apartment complex at 15200 - 65th
Avenue South is approximately 21.8 units per acre (48 units
2.2 acres = 21.8 units per gross acre). This density exceeds
that generally indicated on the Land Use Plan Map. In addition,
the structures proposed are bulkier than the duplex, triplex,
and four -plex guidelines suggested by the Land Use Plan Map.
Therefore, a waiver from Ordinance 1035 is required before we .
can process your building permit any further. You may obtain
a copy of the waiver form from this office or you may call and
we will send one to you.
If you have any questions regarding this matter, please do not
hesitate to call.
6230 Southcenter Boulevard u Tukwila, Washington 98188 a (2066) -2177
19 October 1977
TO: FILE
FROM: F
SUBJECT:
MEMORANDUM
CITY of T UKW ILA
OFFICE o C OMMLJNITY DEVELOPMENT
Conversation with Larry Hard, City Attorney
I called Larry this afternoon and inquired as to whether
Gerald Schneider had "vested rights" under Resolution 489
to file a waiver under the provisions of that resolution
even though Ordinance 1035 is now in effect. (Mr. Schneider
had filed for building permit prior to adoption of Ordinance
1035). Larry's feeling was that Schneider did not have
vested rights by virtue of his inaction following notifica-
tion that a waiver of 489 was required.
As a result, I have contacted Mr. Schneider's office and
informed his secretary of this opinion. I will try again
(by letter) to inform Mr. Schneider himself.
FS /ch
31 August 1977
FNS /ch
Gerald E. Schneider
665 Strander Boulevard
Tukwila, Washington 98188
Dear Mr. Schneider:
er ly
re . A .,atterstrom
d graMom
Planning Supervisor
crry of TUKWILA
OFFICE of COMMUNITY DEVELOPMENT
RE: PROPOSED APARTMENT COMPLEX ON 65TH AVENUE SOUTH
The purpose of this letter is to put into writing what I have
told you in telephone and personal conversations.
Your plans which were submitted for the apartment complex on
65th Avenue South indicate the location of an elongated build-
ing along the top of the bank on the rear portion of the lot.
Construction of such a building would necessarily disturb the
edge of that bank and some of the vegetation to boot. As a
result, this office would require a waiver of Resolution #489
pursuant to Section 4.D.1. and 4.D.2. of that resolution.
If said structure was to be moved back sufficiently far enough
so as not to influence the character or condition of the top .
of the bank, and if there is no other proposal for excavating
or clearing on the bank or below, then a waiver would not be
required.
Please notify this office as to the course of action you intend
to take.
6230 Southcenter Boulevard a Tukwila, Washington 98188 n. (206) 242 -2177
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Tu vile, Washington 08067
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THIS PERMIT DOES NOT AUTHORIZE ANY WORT: IN PUBLIC RIGHT -OF -WAY OR ON UTILITY EASEMENTS.
SEPARATE PERMITS ARE REQUIRED FOR ELECTRICAL, PLUMBING, HEATING, VENTILATING OR AIR CONDITIONING.
I HEREBY CERTIFY THAT NO WORK IS TO BE bONE EXCEPT AS DESCRIBED ABOVE AND IN APPROVED PLANS AND
SPECIFICATIONS AND THAT ALL WORK IS TO CONFe TO TUV ILA CODES AND ORDINANCES.
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CITY OF TUKWILA
BU(LD!NG DEPARTMENT -
/
APPROVED
FOR CONSTRUCTION SUBJECT TO
CORRECTIONS NOTED IN RED
USE ZONE
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FIRE ZONE
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TYPE CONST.
1 47 N
OCCUPANCY
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DEPT.
DATE . INITIAL
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PLANNING
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BUILDING I
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BY JUN 2 3 1977
TU FIRE PREVEN1711 B
Wi t-L VL VLL 1V L411, LI1l: Vl: t
VVV r � �r1tiJ .►..H4t'
live wi.tnes
•es before he court at , eonventienT girl. Here,
the trial curt heard and saw th.:. witnel . c a . he r u l e e is that
if there is substantial evidence to su!:, o_t the trial court's
findings, we will
not subs - hate our judgment for the' court's
even thous., had we been the trier of fact in the first instance,
our judgne,t might have been different. Zillah Feed Yards, Inc.
v. Carlisle, 72 Wn.2d 240, 246, 432 P.2d 650 (1967).
Thi •. state's rule regarding the vesting of rights in
cases of t' is kind was stated in Hull v. IIunt, 53 Wn.2d 125,
130, 331 P 2d 856 (1958), where we said:
•
(W] prefer to have a date certain upon which the
rig t vests to construct in accordance with the
building permit. We prefer not to adopt a rule
which forces the court to search through (to quote
fr•m State ex rel. Ogden v. Bellevue, (45 Wn.2d
49.,275 1'.2d 899 (1954)]) "the moves and counter -
no es of . . . parties . by way 'of passing
• or inances and bringing actions for injunctions"- -
to which may be'added the stalling or acceleration
of administrative action in the issuance of per -
mi - -to find that date upon which the substantial
change of position is made which finally vests the
right. The more' practical rule to administer, we
fe 1, is that the right vests when the party,
pr•perty owner or not, applies for his building •
ermT , if that permit is thereafter issued. This
✓ le, of course, assumes that the permit allied
f and granted be consistent'with the zoning
o rdinances and buildin• codes in force at the time
o application for the permit.
Tle application filed by Parkridge in February 1974, was
consiste t with the ordinances effective on that date. The
City's argument is that Parkridge does not have a vestcd'right
because •f the delays in processing its application. The trial ••
court recognized that more than the filing of an application
fora b ildincg permit was required under the - building code to
-12-
CITY OF TUKWILA
COMPREHENSIVE LAND USE
POLICY PLAN
The TUKWILA COMPREHENSIVE LAND USE POLICY PLAN was adopted by Ordinance #1039
on September 19, 1977. Adoption of the plan culminated a planning process
which spanned two years and involved hundreds of community members in policy
development and public review.
THE PLAN AND THE MAP
The Land Use Plan Map is only one part of the Comprehensive Land Use Policy
Plan. In addition to the Map, there are objectives and policies concerning the
Natural Environment, Open Space, Residence, Commerce and Industry, and Transpor-
tation and Utilities which, together, comprise the community's development goals.
The Map may be looked upon as a reflection of the policy intent of the Plan.
THE PLAN AND ZONING
The Land Use Plan Map is not a zoning map. It does not exhaustively list the
uses permitted in each district, nor does it prescribe setbacks or parking
requirements as zoning ordinances do. In addition, the boundaries of the
generaluseareas — industrial, office, commercial, open space, residential —
are not specific or fixed, like those of zoning maps.
In a phrase, the Land Use Plan Map depicts a generalized pattern, of land use
which reflects the goals and desires of the community for the future. It is
this general expression, however, that serves as a basis for the more specific
statement made through zoning.
THE PLAN AND THE COUNTY
The Tukwila Planning Area includes that area which is culturally, economically,
and geographically oriented to Tukwila. In places, this area extends beyond
city limits to include parts of Renton and unincorporated King County.
Unfortunately, the impacts of land use decisions do not respect jurisdictional
boundaries. The land use decisions made in the unincorporated part of the
Planning Area may impact the incorporated part, and vice versa. Even though
the City of Tukwila has no direct control over the land use matters in the
County, by planning for that area the City may be able in some small way to
help shape the future of areas bisected by jurisdictional boundaries.
FOR INFORMATION
If you have any questions concerning the Land Use Plan Map or desire further
information about the Comprehensive Land Use Policy Plan, please contact the
Planning Division of the City of Tukwila at 242 -2177.
Planning Division
Office of Community Development
City of Tukwila
6230 Southcenter Boulevard
Tukwila, Washington 98188
,,,,,,,,,,,,,,,, ,,,, ............ .. . ............. ........... ..... eut
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EA-TAC AIRPORT
TUKWILA PLANNING DEPARTMENT 1975
11011111MCO
Land Use Plan Map Legend
RESIDENTIAL
Low - density residential: These areas are characterized by single - family
residential uses; 0-5 units per gross acre.
Medium- density residential: These areas are multiple - family in nature and
are characterized by duplexes, triplexes, and fourplexes; 6-16 units per
gross acre.
High- density residential: These areas are multiple - family in nature and
are characterized by apartment buildings; 17+ units per gross acre.
COMMERCIAL
Commercial areas include commercial services, retail commercial activities
with associated warehousing, and compatible and complementary uses including
offices.
OFFICE
An area characterized primarily by professional and commercial office uses
with certain complementary retail uses.
INDUSTRIAL
Light industrial: Industrial areas characterized
manufacturing uses, commercial and offices.
Heavy industrial: Industrial areas characterized
turing uses, distributive and light manufacturing
uses.
by distributive and light
by heavy or bulk manufac-
uses, commercial and office
PARKS AND OPEN SPACE
These areas represent public parks, recreation facilities, school playgrounds, and
other public open spaces, including agricultural lands under open space taxation.
COMMUNITY FACILITIES
Community facilities include school buildings, churches, government offices,
police and fire stations, and utility facilities.
SPECIAL DEVELOPMENT CONSIDERATIONS
Refers to areas of steep slopes, water surface, and agricultural lands. Along
the Green River, this designation refers to areas under shoreline management.
This designation does not preclude development; rather, it depicts areas where
urban development must respond sensitively to certain environmental factors.
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11 -58 -W
LANDSCAPE PLAN
STATE OF 54. UNIT. APARTMENT;:GOM?L :
WA SHIVOTON
•'x EOISICAED
LANDi1;Ai•_A'tuIIIECT •
J -- SG ' 1 NE I I CONSTRUCTION:.: 1 NG;._;;..` .: =. •
JOHN D. S WNANDER TUKW I LA j WAS14,1N4T.PN
AERTIFIDATC tlo. 14 '
DRAWING
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JOHN B. STRANDER; LANDSCAPE• ARCHITECT 'T x.9.0.7
(sNm2 2O) 2421253
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