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HomeMy WebLinkAboutPermit 76-16-CPA - CITY OF TUKWILA - COMPREHENSIVE PLAN AND LAND USE MAP AMENDMENTSMF 76-16-CPA COMPREHENSIVE LAND USE MAPS COMPREHENSIVE PLAN AMENDMENT COMPREHENISVE LAND USE PLAN AMENDMENT CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT PLANNING COMMISSION Minutes of the Meeting, 24 February 1977. The regular February meeting of the Tukwila Planning Commission was called to order at 8:05 P.M. by Chairman Kirsop with Commissioners Richards, Bowen and West present. Fred Satterstrom and Gary Crutchfield represented the Planning Division. Motion by Mr. Richards, seconded by Mr. Bowen and carried to approve the minutes of the 27 January meeting as prepared. Chairman Kirsop_ noted the City Council had recently appointed Commissioner Bohrer to the City Council to fill Ms. Harris' vacated seat. Directed Staff to compose a letter of appreciation to Mr. Bohrer for his service on the Commission. Mr. Crutchfield informed the Commission the City Council had adopted the proposed . land use application fees and they should become effective next week. omprehensive Plan Review Mr. Crutchfield noted the Draft EIS ENVIRONEMNTAL IMPACT STATEMENThad been circulated along with the proposed Comprehensive Plan and a Public Hearing will be scheduled for the regular March meeting. ° : E -71 . I Yl BOARD OF ARCHITECTURAL REVIEW Warehouse on Andover Park West (Ivy) Mr. Crutchfield read the Staff Report describing the project and explained the Staff's recommended conditions of approval. 6230 Southcenter Boulevard a Tukwila, Washington 98188 a (206) 292 -2177 27 January 1977 AGENDA ITEM V A CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT Comprehensive Plan Review 8:00 P.M. The Planning Division is currently preparing a complete and assembled draft of the Comprehensive Plan as proposed by the Commission and an Environmental Impact Statement. Both are anticipated for distribution in early February. Attached is a copy of a letter received from a property owner. Staff suggests it be read into the record as we have done over the past several months. Gentlemen: AFB /pm cc: Mr. Kjell Stockness, Planning Director City of Tukwila Tukwila, Wash.98067 ALAN F. BLACK P. 0. BOX 419 MERCER ISLAND, WA. 98040 January 12, 1977 City of Tukwila Planning Commission City'of Tukwila Tukwila, Washington 98067 Re: Revisions to Comprehensive Plan It has been brought to my attention that the City of Tukwila is in the process of developing a new comprehensive plan for the Tukwila "south hill area ". 0 I am the owner of some 5 acres identified as Lot 16, Inter- urban Addition to Seattle, bounded by 62nd Ave, So. on the west and So. 153rd on the north. Apparently there are two Comprehen- sive Plan preliminary proposals which have different impact on my property. It appears that the Staff proposal shows the dividing line between high and medium density running diagonally through my property, whereas the Community Committee proposal shows the dividing line running along So. 153rd (my north line). This letter is written to request that any changes to the Comprehensive Plan be compatible with my existing zoning, which is * -4 (Medium Den- sity). I would appreciate being kept informed about the proposed new Comprehensive Plan so that any proposals which might affect my property are brought to my attention during the preliminary stages. Thank you. Ver truly yours, Alan F. Black 4 PLANNING PARKS & RECREATION BUILDING CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT PLANNING COMMISSION Minutes of the Meeting, 16 December 1976. The regular December meeting of the Planning Commission was called to order' by Chairman Mettler at 8:05 P.M. Other Commissioners present were Mr. West, Mr. Link, Mr. Bohrer, Mr. Kirsop and Mr. Bowen. The Planning Division was represented by Fred Satterstrom and Gary Crutchfield. Mr. Crutchfield read a Memorandum dated 6 December 1976 which recommended an amendment to the 23 September 1976 minutes, as requested at the previous regular meeting by Chairman Mettler. Chairman Mettler stated his agreement with the proposed amendment. Motion by Mr. Kirsop, seconded by Mr. Bohrer and carried to amend the 23 September 1976 minutes by attaching the Memorandum to those minutes and approve the 23 September minutes as herein amended. Motion by Mr. Link, seconded by Mr. West and carried to approve the minutes of 18 November 1976 as prepared. City Council Actions Mr. Crutchfield read the Staff Report explaining City Council actions on planning - related matters over the past month. Comprehensive Plan Review Mr. Crutchfield suggested the Commission conduct a work meeting following adjournment of the regular meeting to finish studying the Comprehensive Plan. PUBLIC HEARING: ORDINANCE - Application Fee Schedule Mr. Crutchfield read the Staff Report explaining that many land use applications presently require no application fee and Staff has recommended fees as described in the Staff Report. 4210 Southcenter Boulevard r Tukwila, Washington 98188 ■ (206) 242 -2177 eraaMmt11r:tmw.INNWIW NIMM141.0wWWAW,nay*Tiftxtrr MIfturombrivs.rw..xm Planning Commission Minutes Chairman Mettler opened the public hearing at 8:15 P.M. Mr. Crutchfield explained the "Staff Time Breakdown" chart and the "Fees Comparison" chart included in the Staff Report. There being no audience comments, Chairman Mettler closed the public hearing at 8:35 P.M. Commissioners discussed the nuisance and cumulative aspects of application fees. Mr. Bohrer suggested fees be rounded to the next highest $25 increment since the staff time is estimated as the minimum required to process any application. Chairman Mettler stated his position that the City should not profit monetarily as a result of application fees. Mr. Bohrer noted the $10 per staff man -hour will certainly rise on an annual basis and rounding the application fees to next higher $25 increment is not an unreasonable action. Motion by Mr. Bohrer to amend the recommended fees as follows: Variance $150 Conditional Use Permit $175 Special Use Permit $175 Threshold Determination $ 50 Motion seconded by Mr. Kirsop and carried with Mr. Bowen voting NO. Motion by Mr. Bohrer to recommend the City Council adopt the proposed appli- cation fees, as amended by the Commission, and repeal affected current fees. Motion seconded by Mr. Kirsop and carried with Mr. Bowen voting NO. There being no further business, motion by Mr. Link, seconded by Mr. Bohrer and carried to adjourn the meeting: Chairman Mettler adjourned the regular December meeting at 9:00 P.M. Minute 1 prepared by: Gary Crutch ield Assistant Planner TUKWILA PLANNING COMMISSION Hans West, Secretary. Page 2 16 December 1976 PLANNING PARKS RECREATION BUILDING CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT PLANNING COMMISSION Notes of Work Meeting, 16 December 1976. Chairman Mettler convened a work meeting at 9:00 P.M. to continue study of the Comprehensive Plan proposal. All Commissioners and Staff present for . the regular meeting remained. Mr. Satterstrom read a'letter from Mr. R. W. Thorpe (a copy of which is attached to these notes) regarding the Boeing Engineers property. Mr. Satterstrom explained that the Open Space Overlay and Circulation Map were the final considerations remaining for study and that once these are finished the Staff will prepare an Environmental Impact Statement and, hopefully, a public hearing will be scheduled for the regular March Com- mission meeting. Briefly explained the Open Space Overlay and suggested placing the Open Space Overlay information on the basemap rather than on an overlay. Felt this a better approach from a cost, and practicality standpoint. Further explained all public lands could be indicated by green on basemap and all sensitive features (i.e., steep slopes and water surfaces) be indicated on basemap by a distinctive, non - colored pattern. Also stated the historical sites proposed by the Historical Society may be more appropriately located on a separate map since its information is not intended to affect potential land use. Mmes. JoAnn Davis and Louise Strander explained the historical sites indicated on the map and some of the history behind each. Commission discussed historical sites and intended effect on land use. Mr. Bohrer asked if 'public open spaces' include governmental offices, schools, etc. Mr. Satterstrom explained it could but as initially proposed it included only public sites with open space characteristics such as school playgrounds, parks, etc. Community facilities could be included. Motion by Mr. Bohrer that public open spaces be indicated on the basemap rather than on an overlay. Motion seconded by Mr. West and carried. 6230 Southcenter Boulevard u Tukwila, Washington 98188 • (206) 242 -2177 Planning Commission Page 2 Notes of Work Meeting 16 December 1976 Motion by Mr. Kirsop, seconded by Mr. Link and carried to include public facilities located on publicly owned lands on the basemap rather than an overlay. Motion by Mr. Kirsop, seconded by Mr. Bohrer and carried to indicate environmental factors on the basemap rather than an overlay. Mr. Satterstrom explained the map of Fragile Areas (Steep Slopes). Con- siderable discussion followed regarding the intended effect on development. Mr. Bohrer referred to a 1973 Task Force Report of the Rockefeller Commis- sion titled The Use of Land: A Citizens Policy Guide to Urban Growth. That report concluded that in addition to steep slopes, ridgetops provide excellent physical and visual buffers. Noted this thought is consistent with a considerable number of public comments regarding the "crest" of the Tukwila Hill and suggested ridgetops be included as a Fragile Area. Considerable discussion followed. Motion by Mr. Bohrer to include ridgetops as a Fragile Area and to designate as a Fragile Area the ridgetop which extends from approximately South 144th Street south and easterly to approximately 62nd Avenue South, generally indicating the crest along the west and south faces of the Tukwila Hill. Motion seconded by Mr. West and carried. Motion by Mr. Bohrer, seconded by Mr. Link and carried to approve the Fragile Areas map as amended and indicate these areas on the basemap. Mr. Satterstrom explained the Unique Areas (Water Surface) map. Motion by Mr. Bohrer to include the wetland area of the City Light pond as a Unique Area. Motion died for lack of a second. Motion by Mr. Kirsop, seconded by Mr. West and carried to approve the Unique Areas map as presented and indicate these areas on the basemap. Mr. Satterstrom explained the Agricultural lands map. Motion by Mr. Kirsop and seconded by Mr. Bohrer to approve the Agricultural Lands map as presented and to indicate these areas on the basemap. Motion carried with Mr. Bowen voting NO. Mr. Satterstrom suggested the historical sites map be separate from the basemap so as to preclude any confusion as to its effect on land use as well as allow ease in amendments. Ms. Strander stated her agreement with Mr. Satterstrom's suggestion. Motion by Mr. Link, seconded by Mr. Kirsop and carried to include historical sites on a separate map in the Comprehensive Plan document. Motion by Mr. Link, seconded by Mr. West and carried to accept the historical sites presented by the Historical Society. Planning Commission Notes of Work Meeting Mr. Satterstrom presented and described the Circulation map proposed by the Transportation /Utilities Committee and the revisions proposed by Staff. Explained the definitions of each street classification and reasons for Staff revisions. Considerable discussion ensued with Mr. Bohrer suggesting that 180th and 178th be classified a secondary arterial to Pacific Highway.. Motion by Mr. Bowen, and seconded by Mr. Link to accept the Circulation map as revised by Staff. Motion carried with Mr. Bohrer voting NO. This completed the Commission's study of all elements of the Comprehensive Plan and Mr. Satterstrom noted the Impact Statement will be prepared over the next month or so and will be based on the actions taken by the Commis- sion during the many work sessions. Chairman Mettler adjourned the work meeting at 11:00 P.M. Notes prepared by: Gary Crutc field Assistant Planner C� Page 3 16 December 1976 r.w. THOR PE & ASSOCIATES 818 Seattle Tower Seattle, Washington 98101 Planning Commission City of Tukwila 'Tukwila, Washington 98188 Re: "Boeing Engineers Property" Lots 8,9,10, Interurban Addition Gentlemen: On behalf of. Mr. Kafka and his associates I would like to thank you for the opportunity to comment on the proposed Tukwila Hill Land Use Element of the Comprehensive Plan. As we indicated at your public meeting on Thursday, November 18, we have been working with the City staff to provide in- puts to this planning process. To date we have appreciated the cooperation and response to our concerns for potential . uses of the subject property. As we expressed to you at the meeting,-we feel this property is important to the future of this area of Tukwila. Proper': and sensitive development can do much to overcome some past site development abuses in this area and promote quality development on adjacent properties. We look forward to . working with the City to provide a comprehensive planning framework for development of the property through a "Planned Unit Development" approach.. This quasi - contractual process can work well between the owners and the City while being consistent with good planning and sound land economics- Both Mr. Kafka and I would like to receive notices of any future meetings or hearings that have either a direct or indirect effect on this property. Again our thanks for your time and consideration. Yours very truly, R.W.ak■••,.. _ / THORPE & ' SSOCIATES r- .W. Thorpe November 29, 1976 cc: Mr. Paul Kafka, .12517 S 16th, Bellevue, Wa. 98005 Mr. Kjell Stokness Tukwila City Council DISTRIBUTION: Mayor CITY OF TUKWILA NOTICE OF MEETING OF THE TUKWILA PLANNING COMMISSION NOTICE IS HEREBY GIVEN that the Tukwila PLANNING COMMISSION has fixed the 16th day of December , 19 76 at 8:00 P.M. in the Council Chambers of Tukwila City Hall, 14475 - 59th Avenue South,'Tukwila, Washington as the time and place for its. REGULAR DECEMBER MEETING for the conduct of normal business. Immediately FOLLOWING adjournment of the regular meeting, the Commission will conduct a WORK MEETING to study proposed land use for: Study Area #4 (The Tukwila Hill) the Open Space Overlay to the Comprehensive Plan; and the Circulation Map. Any and all interested persons are invited to attend. TUKWILA PLANNING COMMISSION Hans West Secretary For further information contact Gary Crutchfield at 242 -2177. Published & Posted: City Hall & Annex Date: 24 November 1976 Record Chronicle, Date: 1 and 8 December 1976 PLANNING PARKS & RECREATION BUILDING CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT PLANNING COMMISSION Notes of Work Meeting, 2 December 1976. This work meeting had been scheduled to review land use designations for the remainder of Study Area #4 and to review the Open Space Overlay. Chairman Mettler called the meeting to order at 8 :10 P.M. with Commissioners Richards, Bowen, Link and Bohrer present. The Planning Division was repre- sented by Kjell Stoknes, Fred Satterstrom and Gary Crutchfield. Mr. Crutchfield read a letter from Mrs. Jane Merkle regarding her property located on 58th Avenue. (A copy of the letter is attached as a part of these notes.) Also read notes of the previous work meeting conducted 18 November 1976. Mr. Bowen stated his disagreement with the proposed low - density designation on the Merkle property. Mr. Bowen moved to accept the land use designations for the remainder of Study Area #4 (north of South 144th) with the exception that the Merkle and Gardner properties be designated medium density. Motion seconded by Mr. Richards. Mr. Link questioned density of existing apartment building on the Merkle property. Mr. Merkle stated 13 units in one building but could not state the size of the property. Mr. Stoknes explained the potential traffic impacts if the medium density designation extended to 57th Avenue. This would invite access to multi- family through single - family, a direct conflict with policies. Mr. Satter - strom noted there are two (2) single- family homes existing along east side of 57th Avenue. Mr. Bohrer pointed out the northernmost portion of the Tukwila Hill (between the Terrace Apartments and I -5) noting most of that area is currently developed low- density with the exception of one or two small four -plex type uses. Also explained his disagreement with the concept that lands next to freeways should be occupied by apartment dwellers rather than.single - family developments — if it isn't good for one family why is it good for many families? 6230 Soubhcentor Boulevard • Tukwila, Washington 98188 • (206) 242 -2177 Planning Commission Page 2 Notes of Work Meeting 2 December 1976 Mr. Bohrer moved to amend Mr.. Bowen's motion to include an exception to the Staff proposed designations that would designate the land area north of South 137th Street as low- density with the exception of the commercial designations and that the existing small multi- family buildings on 52nd Avenue be designated medium density. Mr. Richards seconded the motion but indicated the small medium density desig- nation on 52nd Avenue conflicts with policies of the Residence Element. Mr. Richards withdrew his second and Mr. Bohrer withdrew his motion. Motion by Mr. Bohrer and seconded by Mr. Richards to amend Mr. Bowen's motion to designate that area north of South 137th Street as low- density excepting the commercially- designated area along Interurban. Chris Crumbaugh, Segale Business Park, stated his disagreement with Staff proposal regarding Segale property along Interurban Avenue in vicinity of South 144th. Feels Committee proposal for medium density is more appropriate and provides .a transition. Mr. Crutchfield noted the Committee map proposed medium density over the "crest" of the hill to 59th Avenue. After past public comments and additional consideration of Residence Element policies, especially regarding the natural topographical separation provided by the steep hillside, Staff has proposed replacing all of the Committee- proposed medium density with low density. Also noted access to any of this area is through low- density. Ms. JoAnn Davis reiterated the fact this area is over the "crest" of the hill and should be maintained as low density. Ms. Louise.Strander, 15000 - 57th Avenue, questioned the high density area proposed by Staff along Interurban Avenue across from the Golf Course. Mr. Stoknes stated his analysis of demand for commercial development along Interurban Avenue does not support so much commercial land area. In addition, pending public purchase of Golf Course will provide assurance of pleasant living environment for multiple family. Chairman Mettler stated his disagreement explaining that if and when access to and egress from properties along Interurban Avenue is improved commercial development will accelerate. General discussion followed regarding traffic on Interurban Avenue and its effect on adjacent land use, both present and future. Vote on Mr. Bohrer's motion to amend Mr. Bowen's motion CARRIED. Vote on original motion, as amended, CARRIED. Chairman Mettler noted this completed the land use designations for the entire planning area and suggested the Open Space Overlay be reviewed. Planning Commission Page 3 Notes of Work Meeting 2 December 1976 Open Space Overlay Mr. Satterstrom explained each individual category of designations on individual maps: 1. Public Parks and Open Spaces 2. Fragile Areas (Steep Slope Areas) 3. Unique Areas (Water Surfaces) 4. Agricultural Lands Displayed a Composite Overlay which depicted all 4 previous designations on one map noting that the final overlay must necessarily distinguish each of the 4 characteristics previously described. Mr. Link questioned the effect of the overlay on development of properties. Mr. Stoknes noted the Open Space Overlay is not a land use category such as commercial or low- density. The Overlay will indicate, for review of development proposals, potential effects on intensity of developments. Mr. Satterstrom noted the Overlay will affect primarily the steep slope areas and water surface areas. Commission generally discussed potential effects of the Overlay as it relates to future development. Mr. Bohrer noted the Overlay also provides an indication of public and recreation facilities. Chris Crumbaugh, Segale Business Park, objected to the term "Fragile Areas" and suggested use of "Steep Slope Areas ". Mr. Bohrer noted his objection to the concept that open space must only be waste areas, those lands spaces which cannot be economically used. Open Space should be thought of in a positive manner as its benefits are positive. Commission discussed Open Space features and specific areas designated on . the composite overlay. General concensus of the Commission was reached to delete designation of any lands which do not qualify under the four categories. Mr. Satterstrom explained the Historical Society will be submitting a list of proposed historic sites to be included on the Open Space Overlay. This should be discussed before accepting the proposed Overlay. Chairman Mettler noted a work meeting is scheduled to be conducted immediately following the regular meeting on 16 December 1976 to finish the Open Space Overlay and to review the Circulation Map. Meeting adjourned at 9:45 P.M. Notes epared by: Gary Crutc field Assistant Planner Affidavit of Publication STATE OF WASHINGTON COUNTY OF KING Barbara Campagna ss. being first duly sworn on oath, deposes and says that S [ 'leis the C h i e f clerk of THE RENTON RECORD - CHRONICLE, a newspaper published four (4) times a week. That said newspaper is a legal newspaper and it is now and has been for more than six months prior to the date of publication referred to, printed and published in the English language continually as a news- paper published four (4) times a week in Kent, King County, Washington, and it is now and during all of said time was printed in an office maintained at the aforesaid place of publication of said newspaper. That the Renton Record - Chronicle has been approved as a legal newspaper by order of the Superior Court of the County in which it is published, to -wit, King County, Washington. That the annexed is a Notice of Meeting, of the Planning Commission as it was published in regular issues (and not in supplement form of said newspaper) once each issue for a period of tW O consecutive issues, commencing on the l day of December 19 76 ,and ending the 8 day of December 19 76 ,both dates inclusive, and that such newspaper was regularly distributed to its sub- scribers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of $ 9 . 80 , which has been paid in full at the rate of per folio of one hundred words for the first insertion and per folio of one hundred words for each subsequent insertion. � ,� AitKAv chief c erk Subscribed and sworn to before me this 8 day of December;; :,19...7.6. Notary Public in and for the State of ,eshington, residing at Kent, ng County. — 'Passed.liythe;Legislature ,1955, known as Senate Bill 281, effective June 9th, 1955.• — Western Union Telegraph Co. rules for counting words and figures, adopted by the newspapers of the State. V.P.C. Form No. 87 Any and all interested persons are invited to attend. Secretary For further information contact Fred Satterstrom at 242 -2177. Published & Posted: DISTRIBUTION: Mayor CITY OF TUKWILA NOTICE OF MEETING OF THE TUKWILA PLANNING COMMISSION NOTICE IS HEREBY GIVEN that the Tukwila PLANNING COMMISSION has fixed the 2nd day of December , 19 76 at 8:00 P.M. in the Council Chambers of Tukwila City Hall, 14475 - 59th Avenue South, Tukwila, Washington as the time and place for a meeting to consider: Proposed land use for: Study Area #4 (the Tukwila Hill); the Open Space Overlay to the Comprehensive Plan; and the Circulation Map. Hans West TUKWILA PLANNING COMMISSION City Hall & Annex Date: 24 November 1976 Record Chronicle Date: 28 November and 1 December 1976 Jane & Allan E. Merkle 4426 S. 136th Street Seattle, Wash. 98168 242 -2783 ,g .5g Nov. 26 1 97J•, ;.:ayor Rd Eeench Tukwi.l.e, Washington Per v nr 'Beech, Thank yo•:i i or your letter of towetber 17, 197b. I acknowledge that some of the information I pert into ray letter to you are to ehe Chairman of the Planning Comniesion +.taLeiy Nov. 4, 1976 was erronaus. 1 have personally apoloaiz:::i to tho Chairman o ' the Planning Commission on the 18th of Novemoer, for being off base in some of my remarks in my first letter. Allan and I have attended the last Planning Commission meeting and the last two work meetings where our area, the Tukwila Hill was being discussed, so we both are a little bit more informed on what has been going on with the areas of Tukwila when it comes to planning for land use; new and in the future. The Commission and the Planning Department use the term zoning constantly in their conversations, so a person can become confused as to the true meaning of zoning as opposed to planning.. The man who heads the Planning" Department said at the meeting on the 1 that "the staff" cannot become emotionally involved in any of their decisions. Mr. Kirk of the Planning Commission commented perhaps the Planning Commission should ' -be emotionally • - involved after reading my emotional letter of the 4th of November. How would these two men feel if it was their property that was involved? EMOTIONAL, you can bet on that: If God had not wanted us to feel compassion for our fellow man, He:.woulo have made the 1st family in the Garden of Eden; Robots, not Human iieings. If you would look at the Citizens iIap an.: the Plannir; f Department reap of our area, you will see that ALL existing apartment houses, olirs being the exception, are left Multi-Family. Our apartment house and ours alone has been single: out to be Single= Fantily Dwelling WHY? The extra property we purchased separate of the apartment house was costly as the property is zoned it4. If our property is to rye classe d Single - Family flwelling as the Citizens and the Planning :naps recommend, ite would be a financial loss on our part. What these maps do is CONDEMN this property. Our property rages down over the hill and levels out flat below the building to ae join the property facing Interurban Avenue, so we are well below the crest of the hill with a good percentage of our property. The crest of the hill was brought up time and time again at the meetings as a deciding factor between commercial property and " resirtental :property. Any property above the crest of Tukwila Hill vas ito be residental and that below the crest would be co mercirtl. We are both below the crest and at the crest. We own an acre or grorn_d that eo' ld acconiodate but one single family dwel:liag. t The property now houses 13 families and posniely more if the lane use is uiti- Family :ieetead of Single-Family. It would be very interesting to me if you" could ferret out why Allan and I have been singled oat to be the only people hurt ece:1Cr:.ienl]j end emotionally by the notions of the Citizens Committee, the Planning 'eepartment and the Planning Commission. Is it because we are so small a businese that we can be TROD on and forgotten? Is it because we don't have a battery of well-versed attorneys creaking out for us? One thing is for sure; our apartment building will be standing for i. long time at this property on 58th Avenue and everytime you, Mr. iiayor, the members of the City Council, the Citizens Commitee, the Planning Department, the Planning Commission or any resident of Tukwila goes up the hill on 38th Avenue, that building will he a constorrt reminder of what has been one to "two little people" trying to make an honest living in the City of Tukwila, if this unjust planning or zoning is passed as it is drawn on the Citizens Committee an . the Planning Department maps for the Tukwila veer-y truly yours, r Je-ne B. loer tle ';' % (Mrs. Allan E.) cc :Planning Comm. Chairman • CITY of TUKWILA OFFICE of COMMUNITY OEVELOPMENT PLANNING COMMISSION Minutes of the meeting, 18 November 1976. The regular November meeting of the Tukwila Planning Commission was called to order at 8:05 P.M. by Chairman Mettler. Other Commissioners present were: Mr. Kirsop, Mr. Bohrer, Mr. Richards, Mr. West, Mr. Link and Mr. Bowen. The Planning Division was represented by Kjell Stoknes, Fred Satter - strom and Gary Crutchfield. Chairman Mettler, in calling for approval of minutes, noted the amendment to the 23 September 1976 minutes as proposed by Staff does not include a question asked by him during the rezone hearing for the city hall site and suggested that it be researched. Motion by Mr. Kirsop, seconded by Mr. Link and carried to defer final approval of the 23 September 1976 minutes until the regular December 1976 meeting to review the 23 September tape with respect to Chairman Mettler's request. Motion by Mr. Link, seconded by Mr. Kirsop and carried to approve the minutes of the regular October meeting as prepared. City Council Actions Mr. Crutchfield read the Staff Report explaining the Lower Foster annexation election is scheduled for 8 February 1977. Chairman Mettler noted the Council had also recently accepted an annexation petition for 1.5 acres in McMicken Heights. Comprehensive Plan Review Mr. Crutchfield read the Staff Report explaining that Study Area #4 (Tukwila Hill) is recommended for review following the regular meeting. 6230 Southcenter Boulevard r Tukwila, Washington 98188 • (206) 242 -2177 Planning Commission Page 2 Minutes 18 November 1976 RECESSED PUBLIC HEARING: Code Amendment to Chapters 18.40 and 18.64 Chairman Mettler noted the public hearing on the proposed amendments had been opened and recessed at the regular October meeting to allow time for additional input at this meeting. Mr. Crutchfield read the minutes of the 28 October 1976 meeting to provide a synopsis of previous input. Chairman Mettler reconvened the recessed public hearing. Mr. Richard Wilson, 403 Columbia Street in Seattle, attorney representing the Seattle Rendering Works, stated his conclusion in reading the proposed amendments was that the Planning Staff has overreacted to a specific instance (Seattle Rendering) and although the concept of conditional use is commendable, some of the proposed amendments create potential legal and financial problems. Specifically, "the appropriate use of neighboring property" in Section 18.64.010 poses the severe legal problem of determining what is the "appropriate use" of neighboring property. Arbitrary determination of "appropriate" use of neigh- boring property could easily lead to lawsuits or defacto zoning restrictions. Suggested the phrase be deleted since an EIS can and should determine the degree of impact on neighboring property. Also suggested that paragraph (4) under Section 18.64.060 be deleted as it encourages a subjective and arbitrary determination on the part of the City Council to revoke a conditional use permit if they simply disliked the use and in the absence of any substantial harmful effects of its operation. Practicality should be an important consideration of legislation and, in this instance, banks would be highly reluctant to finance construction if a development requiring a conditional use permit if the City Council would be able to arbitrarily revoke a permit in the absence of any specific criteria. Many businesses, utilities and tax sources would be lost if this clause is enacted. Mr. Stoknes stated he had recently discussed the proposed amendment with the City Attorney. He favors deletion of the word "appropriate" from Section 18.64.010. Paragraph (4) under Section 18.64.060 is felt to be necessary to provide an enforcement tool in the event an approved conditional use becomes hazardous to the public's health and safety. The Commission can- not be expected to forsee every potential problem in the review of a Condi- tional Use Permit application and this would allow the City some leverage to ensure the operation of an approved conditional use would not unduly harm the public. Mr. Bohrer asked if the City Attorney had considered placing paragraph (4) of 18.64.060 in Section 18.64.010. Mr. Stoknes replied he had but recommended leaving it in Section 18.64.060 since 18.64.010 would not provide any enforcement once the permit was granted. Mr. Kirsop explained that an approved refuse station could become unduly harmful to the public and still meet the first three criteria. Felt paragraph (4) is necessary. Planning Commission Page 3 Minutes 18 November 1976 Mr. Link asked if the term "detrimental" was too vague and if it would be better to use "endanger ". Mr. John Phillips, 403 Columbia Street in Seattle, attorney representing Seattle Rendering Works, felt that all conditional uses could be conditioned at the time of application review. Paragraph (4) may be needed on some specific uses but certainly not all conditional uses. Suggested it be used as a condition of approval on individual permits rather than in the manner proposed. Chairman Mettler noted that any revocation of a permit would necessarily have to be based on sound circumstances. Also noted that while banks may be reluctant to finance some conditional uses because of paragraph (4) they may be more willing to finance developments neighboring such uses since if it becomes detrimental the city has a tool with which to temper it. In essence, paragraph (4) may well serve to protect neighboring uses from approved conditional uses which become detrimental and, in turn, encourage financial support of uses surrounding conditional uses. There being no further audience comments Chairman Mettler closed the public hearing at 8:55 P.M. After some discussion amongst Commissioners motion by Mr. Link, seconded by Mr. Bowen and carried to add "and other meats" after 'sausage ", delete paragraph (30) and renumber the remaining paragraphs appropriately. Motion by Mr. Kirsop, seconded by Mr. Bowen and carried to approve the index of Chapter 18.64. Motion by Mr. Kirsop, seconded by Mr. Bohrer and carried to delete the words "Approval of" and "appropriate" from the second sentence of Section 18.64.010. Motion by Mr. Link, seconded by Mr. Richards and carried to approve the amendments recommended by Staff for Section 18.64.020. Motion by Mr. Richards, seconded by Mr. Kirsop and carried to approve Sec- tion 18.64.030 as proposed by Staff. Motion by Mr. Bowen, seconded by Mr. Link and carried to approve Section 18.64.040 as proposed by Staff. Motion by Mr. Kirsop that, based on his experience as a Commissioner in not having perfect foresight and seeing difficulties arise after approval of a conditional use, Section 18.64.060, as proposed by Staff, will provide a legitimate tool for the public to employ to induce reasonable operation on the part of conditional uses and that Section 18.64.060 be approved as pro- posed by Staff and that the Commission recommend the City Council adopt the proposed amendments to Chapters 18.40 and 18.64 as revised by the Commission. Motion seconded by Mr. Bohrer and carried with Mr. Richards voting NO. Planning Commission Page 4 Minutes 18 November 1976 PUBLIC HEARING: REZONE - Unclassified to R -1 -7.2 (Farrell) Mr. Crutchfield read the Staff Report on this request and noted the matter had been carried over several Commission agendas due to the applicant's absence. Noted Mr. Farrell is present tonight. Chairman Mettler opened the public hearing at 9:20 P.M. Mr. Gene Farrell, 12721 Renton Avenue South, stated the property is bounded on 2 sides by public right -of -way and on the other 2 sides by platted lots. Property owner has paid all the LID costs assessed for sewer under LID #18 and is far more than 7200 square feet. Mr. Bowen noted this residential area appears to be heading downhill in terms of stability and appearance and asked what kind of improvements are anticipated. Mr. Farrell stated a 3- bedroom home approximately 1,080 square feet with attached•garage, all of an approximate value of $30,000. Noted the house to the south is approximately 25 years old and the one to the east about 10 years old. Also noted that H.U.D. had demolished a 35 year old house a few years ago. Mr. Albert Dowsing, 22675 - 26th South, Des Moines, stated his family once owned all that property and most of the homes were moved in around 1950. There being no further audience comments, Chairman Mettler closed the public hearing at 9:35 P.M. Commissioners discussed the allowances of Section 18.60.160. Motion by Mr. Kirsop, seconded by Mr. Bohrer and carried to recommend the City Council classify the subject site R -1 -7.2 only in the event that the provisions of Section 18.60.160 cannot be employed. Site Plan - Curley -Bates Building Commissioner Link dismissed himself from participation due to a conflict of interest. Mr. Crutchfield read the Staff Report explaining the proposed truck door addition and the associated displacement of parking. Considerable discussion ensued with respect to the manner in which the code requirement for parking would be provided. Also focused on current actual need for parking. Motion by Mr. Bowen and seconded by Mr. Kirsop that since the new truck door and loading /unloading area is needed that the site plan be approved subject to provision of additional parking if needed by present or future tenants and in the manner indicated in the site plan revised 9 November 1976 by Bittman, Sanders, Hasson and Associates. Planning Commission Page 5 Minutes 18 November 1976 Motion by Mr. Richards, seconded by Mr. West and carried with Mr. Bohrer voting NO to delete the phrase "and as in the manner indicated in the site plan revised 9 November 1976 by Bittman, Sanders, Hasson and Associates" from the original motion. Original motion, as amended, carried with Mr. Bohrer voting NO. Chairman Mettler reminded the Commission that regular December meeting will fall on 23 December and suggested it be advertised for 16 December 1976. Motion by Mr. Bohrer, seconded by Mr. Link and carried to schedule the regular December meeting for 16 December 1976 and so advertise. Motion by Mr. Link, seconded by Mr. Richards and carried to adjourn the meeting. Chairman Mettler adjourned the regular November meeting at 10:00 P.M. Minutes prepared by: Gary Crutchfield Assistant Planner Hans West, Secretary Tukwila Planning Commission 18 November 1976 CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT 8:00 P.M. AGENDA ITEM IV A. COMPREHENSIVE PLAN REVIEW Substantial progress on the proposed Comprehensive Land Use Map has been made in the past few weeks. Study Areas 1 - 3 and 5 - 7 have been reviewed by the Commission during public work meetings and preliminary land use proposals have been made. Remaining for review are Study Area. #4 (Tukwila Hill), the Open Space Overlay and the Circulation Map. As directed by the Commission at the regular October meeting, a work meeting has been advertised to follow the regular meeting tonight in anticipation of a brief agenda. Staff recommends the Commission adjourn the regular meeting upon completion of the agenda and, time permitting, reconvene in a work meeting to review Study Area #4. the 18th DISTRIBUTION: Mayor day of CITY OF TUKWILA NOTICE OF MEETING OF THE TUKWILA PLANNING COMMISSION NOTICE IS HEREBY GIVEN that the Tukwila PLANNING COMMISSION has fixed November , 19 76 at in the Council Chambers of Tukwila City Hall, 14475 - 59th Avenue South,'Tukwila, Washington as the time and place for its REGULAR NOVEMBER MEETING for the conduct of normal business. Immediately FOLLOWING adjourn- ment of the regular meeting, the Commission will conduct a WORK MEETING to study proposed land use for: Study Area #4 (The Tukwila Hill); The Open Space Overlay to the Comprehensive Land Use Map; and the Circulation Map. Any and all interested persons are invited to attend. TUKWILA PLANNING COMMISSION Hans West Secretary For further information contact Gary Crutchfield at 242 - 2177.. Published & Posted: City Hall & Annex Dater 10 November 1976 Record Chronicle Date: 10 & 17 November 1976 8 :00 P.M. Affidavit of Publication STATE OF WASHINGTON COUNTY OF KING ss. Barbera CempsE o being first duly sworn on oath, deposes and says that the C hi4f clerk of THE RENTON RECORD - CHRONICLE, a newspaper published four (4) times a week. That said newspaper is a legal newspaper and it is now and has been for more than six months prior to the date of publication referred to, printed and published in the English language continually as a news- paper published four (4) times a week in Kent, King County, Washington, and it is now and during all of said time was printed in an office maintained at the aforesaid place of publication of said newspaper. That the Renton Record - Chronicle has been approved as a legal newspaper by order of the Superior Court of the County in which it is published, to -wit, King County, Washington. That the annexed isa . lY 4 Work Mee ting , ..P.lnnn.i.ng...C.o.mmt.a.aian as it was published in regular issues (and not in supplement form of said newspaper) once each issue for a period of One consecutive issues, commencing on the - day of N).x.embex ,1975 , and ending the day of ,19 , both dates inclusive, and that such newspaper was regularly distributed to its sub- scribers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of 4. which has been paid in full at the rate of per folio of one hundred words for the first insertion and per folio of one hundred words for each subsequent insertion. Subscribed and sworn to before me this No amloo.x , 1976 V.P.C. Form No. 87 chief clerk day of Notary Public in and for the State of Washington, residing at Kent, King County. — Passed bythe Legislature, 1955, known as Senate Bill 281, effective June 9th, 1955'. — Western Ai7niod Telegraph Co. rules for counting words and figures, adopted bythe newspapers of the State. 10 November 1976 Dear Sincerely, GC /FS /cw CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT The Tukwila Planning Commission will hold a public meeting on Thursday, November 18th at City Hall to consider land use pro- posals for the Tukwila Hill (or, Land Use Study Area #4). The Tukwila Hill represents the last study area to be considered before a land use map for the Planning Area is proposed by the Planning Commission. As a former member of the Residence Committee, you are familiar with the workings of that group and its mapping proposals. In past public meetings of the Commission on other study areas, the input of committee members has proven invaluable in clarifying issues and expediting the mapping process. To help make the land use mapping process for the Tukwila Hill an expeditious one, we encourage you to attend the November 18th meeting. For your information, the regular monthly meeting of the Plan- ning Commission (which will convene at 8 :00 P.M.) will precede the work session on the 18th. Therefore, if you wish to attend only the work session, you should arrive around 9 :00 or so. Gary Crutchfield Assistant Planner 6230 Southcenter Boulevard • Tukwila, Washington 98188 • (206) 242 -2177 PARKS .'. BUILDING F7 L'CF7 r.Ai l ON CITY ©f TUKWILA OFFICE of COMMUNITY DEVELOPMENT PLANNING COMMISSION Notes of the Work Meeting, 4 November 1976. The Planning Commission work meeting originally scheduled for 11 November 1976, was moved up to this evening due to the municipal employee holiday scheduled for 11 November. Chairman Mettler called the meeting to order at 8:20 P.M. Other Commissioners present were: Mr. Bohrer, Mr. Richards and Mr. Bowen. Staff was represented by Kjell Stoknes, Fred Satterstrom and Gary Crutchfield. Chairman Mettler offered the audience a brief review of the Comprehensive Plan Review's evolution to date. Also stated the Commission should not make any decisions tonight due to absence of three Commissioners. Mr. Satterstrom noted the G.O. Bond issue appears to have been approved in Tuesday's election and explained the current Comprehensive Plan map, the Citizen's Committee Map, and the Staff Recommendation Map -- all as they relate to•Study Area #4, commonly known as the Tukwila Hill. Read all public comments received during public hearings regarding Study Area #4. Mr. Stoknes suggested there may be a greater need or desire for single - family residential land than is suggested by any of the proposed maps. Noted there is a considerable amount of desirable and vacant land on the Tukwila Hill which has gone undeveloped over the 10 to 15 years it has been zoned for multiple- family use. Also noted existence of several thousand employees in the Tukwila Planning Area who may have a desire to live in a home here but are unable to find desirable single - family lots. Mr. Crutchfield, at Chairman Mettler's suggestion, read three (3) letters received by Chairman Mettler. (A copy of each is attached to these notes.) A short discussion followed between Commission and audience regarding the impetus behind designating existing apartment buildings as single - family use areas. Mr. Stoknes, at Commissioner Bowen's request, explained the differences between the existing Comprehensive Plan Map and that proposed by Staff. Commissioner Bowen asked why some of the desirable and vacant land previously designated multiple- family couldn't be included in the low- density area. 6230 Southcontor hrml,avard n Tukwila, ' shinyhon 98188 ei (206) 242-2177 • Planning Commission Work Meeting Page 2 4 November 1976 Mr. Stoknes explained the primary problem is the controversy generated by such actions since the land would realize a reduction in value, however artificial that alleged value may be. Commission discussed current single - family residential lot values in and around Tukwila. Mr. Charles Tyson, audience, criticized the Planning Staff for using an inaccurate basemap as explained in his letter which had previously been read. Mr. Stoknes and Mr. Satterstrom explained the necessity of a conceptual basemap as opposed to a detailed engineering basemap, noting the latter is more appropriate for actual zoning of land. Mrs. JoAnn Davis, audience, requested that all members of the Citizen's Comprehensive Plan Residence Committee be notified of the next work meeting. Mr. Crutchfield stated they would be so notified. Mr. Bruce Solly, audience, asked if the text would be addressed again during the .future public hearings. Chairman Mettler acknowledged that any, conflicts which may exist should be ironed out but the Commission will probably not scrutinize the text again. Chairman Mettler adjourned the work meeting at 10:00 P.M. noting the next regular meeting of the Commission is scheduled for 18 November 1976 and imme- diately following adjournment of the regular business meeting, a work meeting will be conducted to resume the Commission's study of the Tukwila Hill. Minutes prepared by: Gary Crutchfield Assistant Planner Novehix 4, 1976 Yayor Ed Lauch Tukwila City ifall° Tukwila, :.-.:ashington . - Dear ;•wlyor Last nig'nt, he .;:ird, at 10 00 we received a phone call from a friend sta.ting • •• the Planning Com tonite,. the Ltn, hc en their ajenda the suspending •• • of the zoning onthe.:property whereS .P.siartr.r...cnt house -sits • from. R4 to • Rl. Valy Weren!t:.ige notified of such .... . . • •• • • Al and • L• hazi..to use . our life S:-.4..vingS mort::age our tiome in 'order to buy that apartment:land. additional erty at. 1!4.031 51.3th 'Avenue South, Tukwila, ■:e both work a to., other jobs work *.at the apartment on week-ends and nights in ors inake a go of the :le bad pl:.tnne'd to build another . .F ::: :-_- • ..• small unit •.:66.*:.the property* separetly from 'the aps.Ttnient • ..!..:,.....:;:,...... h4use,,, 71,.../ndi;:j one sweep of - .7 . 8'. Pen the Planiiiiiif Commission is pulline; the rt3g out fun..? er our feet.:-... that fair? ' . . .. • ' ' .. ......-...-.:,.. . • . -:,.._::::::1Z11::... , . ...:-...,::: III . .- •,. :.:::,. .. •.• .: . I ---.-- _ _ :::: ::. •:-... 7 . The Lin ti we: ertiii Corairierciai pie on friturtarban. AvE. and I. unders ri.ca •oss. frorr::::;s: on 58th, on the I.Jrc) of ti)e 11111 i.s . . - .i:......-:: • to remain li/iftibilt tract and Dwight Oardners is to be rezonf.. The '::::: plaiininiz: to ms.•-;••• is to froin ceaimerci;.11 'zone. to r.lultiple . housirm, zone te*:_resie.entril fl, 0 ne,; ;,. ' . • • :' . • •::: .... ... ',:-...:::-,T_:,;,,:-.,=,,... - ••••• • .. .. ..: Looking, from;',tne::-.2Oirtside of the City ;;Lo the inside, it appears to me that some of thelmembers Of the P12.nning Commiebion• ar just ryin to €, back. at r;wight.• Garclne' for: Supportirit f inSte6.:tt of the forvter Mayor This is PETV144and....we are catight in the rddeile the'mess.• I never Ulu:It-At:when I was a kid groliinz up in Tukwila that 1 would ever be hurt by the kids*I grew up with or the officials of Tukwila, but I guess.. .1 :vas living in "Never, Never, LanA". • Thank gpu for listenin..), to my opinion and I am hoping at, least rau can do son about this unuTt thin th Pl Commission is tr:FinF to clo to us. Sincerely l• •• • ,...1 ,/ ,„. t„...A..... ''.-.-1 k..._....--' • rr i;;.1 i ii. cknell Verkle' ,i_./1%,...i..s. .;11-3.n E.) cc : Pre Sir.! ent of the Tu',..-....;f0...a p1 - C51•! cc:: f ile Jo . q • J f . "'d Bauch Mayor City of Tukwila Dean Mr. Bauch cc: Planning Departn.In t Charles R. Tyson 1/458 -57th Ave. S. Tukwila, 93188 November 4, 1976 As a resident and taxpayer of this City, I would like to register a protest regarding the quality of the City's reap of the Tukwila Planning Area. The Map I refer to is extremely unprofessionally done. I find .it difficult to believe that our City would use such a document for planning purposes. It contains numerous inaccuracies, and completely lacks evidence OR cartographic talent in terms of neatness of appearance or conformity to cartographic standards. Although I do not suggest that the City should add a cartographer to the already staggering payroll, I do believe you should have someone in your Planning Department who has taken a couple of university classes in cartography. Truly, I have had seventh grade technical drawing students with more drafting talent than the above mentioned map exhibits. I sympathize with the Council for having to make decisions,. based upon such a sloppy document. Respectfully Yours, f , _7 /J Charles R. Tyson y . NOV, 4, 1376 To whom it may concern: I was at the 1 ;::st open meeting at the . l :.st . moment can't be there tinught, DY.?rfirr I would like to repeat we do not want more apartments. It means more tri}.ffic on the road thru R -1 districts. More apartments brings more people into a small area, that has been single family resid.enee for 50 or 60 years, and you would sacrifice the qu:Llity of living and solitudeif apartments were built. Did you ever go to bed at night and .wake up to spinning wheels of avehicle on ice or hung over your b:nk. I have. It is not pleasant. One of your planning staff remarked . that,.this is a far reaching plan and in maybe 10 ar 20 years well I intend to be around and I do not want wake uv to these factors as :C get older. • .)- -/I [.o ` 4/ .2.GG .� W . h PLANNING PARKS d RECREATION BUILDING 4 November 1976 TO: Planning Commission FROM: Planning Division SUBJECT: Study Area #4 - Revised Staff Land Use Proposals #1 South Tukwila Hill #2 Interurban South #3 Interurban Central #4 Interurban North FS /cw MEMORANDUM CITY of TUKWALA OFFICE of COMMUNITY DEVELOPMENT The following are areas where the Staff has altered its initial land use pro- posals. These changes are due to the public input at the hearings and the revised land use classification system adopted by the Commission. The basic change in this district is the expansion of the medium - density residential classification, generally at the expense of high- density residential. The medium - density designation along Macadam Road has been rolled back significantly. Commercially- designated land has remained the same, but the initial office - designated area has been reclassified as high - density. The basic change here is that high- density residential use has been extended all the way to interurban Avenue in lieu of commercial use. Medium- density residential use, originally proposed for slopes in this area, has been rolled back. High- density residential use has been proposed along Interurban Avenue across from Foster Golf Course in lieu of commercial use. Commercially- designated area here is proposed to remain the same. Generally about half of what was originally proposed for medium - density residential use has been re- proposed for high- density residential. • C MEMORANDUM CITY of T U KW I LA OFFICE of COMMUNITY DEVELOPMENT 4 November 1976 TO: Tukwila Planning Commissioners FROM: Fred Satterstrom, Associate Planner SUBJECT: Study Area #4 - PUBLIC INPUT The following excerpts are from minutes of Planning Commission hearings on 27 May, 10 June, 24 June and 8 July, 1976. John Strander stated that it was the original intent of the City Council when he was Mayor to stop multiple zoning at the crest of the hill east of the present City Hall site. He asked why this was not the point it was stopped on the proposed land use map? (27 May 1976) Mr. Strander stated that he felt based upon the topography being a natural boundary that 59th Avenue South was not a good boundary and that it was arbitrary. (27 May 1976) Mrs. Louise Strander, 15000 - 57th Avenue South, stated the Planning Area maps should include political boundaries. Expressed concern regarding the apparent overlooking of public opinion expressed several years ago which voice loud objection to apartments creeping over the crest of the hill. (10 June 1976) Mr. Joseph Johanson, 6425 South 153rd, stated his desire to see the area north of South 153rd Street be single - family rather than apartments. (10 June 1976) Mrs. Virginia Whitney, 14419 - 59th Avenue South, recalled her objections to several apartment rezones in the vicinity of 59th Avenue South and stated there should be no apartments in the vicinity of 59th Avenue South. (10 June 1976) Ms. Rena Holloway, 14451 - 59th Avenue South, stated her staunch objection to any apartments in the vicinity of 59th Avenue South. (10 June 1976) Mrs. Joann Davis, 5906 South 144th, reiterated Mr. Solly's previous request to use only the Citizen Committee maps and stated the maps should include geographical and political boundaries in accordance with RCW 35.63.100. Stated her opposition to any increase in apartment zoning along 59th Avenue South. Mrs. Davis also stated apartment dwellers are transients and any increase in apartment dwellers would create a dangerous political situation. (10 June 1976) Memorandum Page 2 Tukwila Planning Commissioners 4 November 1976 (The following is a letter from Mrs. Jeanelle Baldwin which was read at the 10 June 1976 Planning Commission hearing.) FS /cw To Whom It May Concern; This is to express my displeasure at the thought of the City changing the land use over the crest to 59th Avenue South. As a person who has worked in the schools and worked with the PTA's and service organizations . of the other schools in our district I can see the need for permanent residents. It has become more evident in the past two years of the need for annexation of houses not apartments. I can't see how replanning the crest to make it possible for a few to increase their pocketbooks will help or improve the community. Apartments being built on the west side of the crest (on the east side of 59th) would mean an increase of traffic through the residential area. There already is too much traffic and a lot of all night coming and going from the apartments around the corner from my house. A lot of things have happened in Tukwila in past 10 years or so, most has been good for the community and greater Tukwila. But this is not,one of them. Most unhappy, Jeanelle Baldwin 5827 South 144th Tukwila, WA Mrs. Whitney stated there is a dangerous situation at the intersection of 59th Avenue South and South 144th Street and more apartments in this vicinity would only make it worse. (10 June 1976) Mr. John Strander, 15000 - 57th Avenue South, stated he was a Planning Com- missioner for 6 years and Mayor for 5 years and the Comprehensive Plan has always been well worked over. Recalled several attempts by a few property owners to obtain apartment zoning over the crest of the hill and that each time it was denied. Stated the Commission could work on the Comprehensive Plan forever and the best result would be the existing map. (10 June 1976) Mrs. JoAnn Davis, 5916 - 59th Avenue South, displayed an aerial photo.of the vicinity of 59th Avenue South and noted the proposed multiple - family designations would permit apartments very near the Tukwila Elementary School. Further stated that as a City Councilmember at the time the Comprehensive Plan review was initiated, it has always been her impression that the 1967 plan was too generous with apartments and that the update should reduce that potential level of apartments. (8 July 1976) November 4, 1976 Mayor Ed Bauch Tukwila. City Hall . Tukwila, Washington Dear nayor Bauch, Last night the ; rcl, at . 10:00 we received a phone call from a friend stating the Planning Commission:tonitc,. the .Lth,. had en their a,iiencLa the suspending of the . zoning on the property vnrrc . cut a jai tmenc house sits, from E4 to Ri. Why weren't we notified of such proceedings? Al and I hei..) to use our life savings and mortzage our home in order to buy that apartment and additional property at 14081 58th Avenne Sout4s Tukwila. Ve both work at other jobs and work at the awitmont on week—endF and nights in order to take a go of the business. 'cie had planndd to build another small unit en the extra property we purchased separetly from the apartment house land. Now with one sweep of a fen the Planning Commission iS pulling the rag out from unler our feet. Is that fair? The land we own abutts Commercial Property on Intururban Avenue and I ' understand ple rmoperty across fron_us on 58ths on the brow of the hill is to remain ilIEL'but our tract and Dwight Gardners is to be rezoned. "The logical planning seems to me is to go frma commercial zone to multiple. housing.: zone to resiciental zone. Looking from the outside of tho City to the inside, it appears to rte that : s; socne of the members of the Planning Ccmmi.%;don arc just trying to get brads at Dwight Gardner for supporting you far " a.yor insttgd 01 • .thc . former Myer This it PETTY, and we are caught in the middle of the ' mess. I never thought then I was a kid gro in„ up in Tukwila that .I' would ever . be hurt by the kids I grew up with or the officials of Tukwila, but i guess I was ], in "Never, Never, Land ", Thank ,u for listening to my opinion something about this unjust thing the to us. Sine e ely, J 6 Merkle (k.s. Allan E.) cc:President of the Tukwila • Planning Cernmissicn • cc:file • and I am hoping at least y ou can do Planning Commission is trying to ,clo NOV,. 4, 1976 To whom it may concern: • I was at the last open meeting at the last moment can't be there tinught, lung I would like to repeat we do not want more apartments. It means more traffic on the road thru R -1 districts. More apartments brings . more people into a small area, that has been single .family residence for 50 or 60 years, and you would sacrifice the quality of living and solitudeif apartments were built. Did you ever go to bed at night and wake up to spinning wheels of avehicle on ice or hung over your bank. I have. It is not pleasant. One of your planning staff remarked that this is a far reaching plan and in maybe 10 ik 20 years...... Well I intend to be around and I do not want . wake lip to the factors as I get older. (- 7 - 41 , )L- `Ato.`7xauf;,e, (e)-E 14/141(? 69 a/J2 s° Rd Bauch Mayor City of Tukwila Dear Mr. Bauch: Asa resident and taxpayer of this City, I would like : to register.a protest regarding the que<lity of the City's map of the Tukwila Planning Area. The nap I refer to is extremely unprofeasionally.done. I find it difficult to believe that our City would use such a document for planning purposes. It contains numerous inaccuracies, and completely lacks evidence it cartographic talent in terms of neatnesa of appearance or conformity to cartographic standards. Although I do not suggest that'the City should add a cartographer to the already staggering payroll, I do believe you should have someone in your Planning Department who has taken a couple of university. classes in cartography. Truly, I have had seventh grade technical drawing students with more drafting talent than the . above aentioned map exhibits. I sympathise with the Council for having to make decisions' based upon such a sloppy document. Respectfully Yours, Charles R. Tyson 14458 - 57th Ave. 3. Tukwila, 93188 November'4, 1976 Charles R. Tyson Study Area #6 REVISED STAFF LAND USE PROPOSALS 1. Seattle City Light Property: This area was originally shown by staff as "Office ". Because the office designation was dropped by the Commis- sion, staff proposes this property be classified instead as "Retail" and "Light Industrial" as shown on the revised display map. Reasoning: a. Filled portion of site is associated with retail area across Strander Boulevard. b. Remaining area of site has access to railroad spur along south end of property. 2. "Office" designated parcel at Strander and Andover Park West: Staff recom- mends changing designation on this parcel from "Office" to "Light Indus- trial" in order to conform with classification of surrounding properties. Study Area #7 3. "Agriculture- designated" lands: Staff recommends that since the Commis- sion did not adopt an "Agriculture" classification for the basemap that all areas shown on the staff map as "Agriculture" be shown instead as "Light Industrial ". This conforms with Objective 5, Policy 1 of the Commerce /Industry Element. 4. Schoenbachler property in lowland: Staff recommends that the lowland portion of the Schoenbachler property south of South 180th Street be shown as "Light Industrial" instead of "Single- family residential ". Reasoning: a. Lowland portion south of this property is proposed as light industrial. Study Area #4 b. Complements Light industrial across street. Based on public input at public hearings, and a reconsideration by staff of policies and other factors, staff has proposed a somewhat different land use pattern for Study Area #4. These changes are shown on the revised display map. 7 CITY OF TUKWILA • NOTICE OF. WORK MEETING OF THE TUKWILA PLANNING COMMISSION NOTICE IS HEREBY GIVEN that the Tukwila PLANNING COMMISSION has fixed 12.. 19 76 at the � day of November 8:00 P.M. in the Council Chambers of Tukwila City Hall, 14475 - 59th Avenue South, Tukwila, Washington as the time and place for a work meeting to consider: Proposed land use•for: Study Area #4 (The Tukwila Hill); the Open Space overlay to the Comprehensive Land Use Map; and the Circulation Map. Any and all interested persons are invited to attend. TUKWILA PLANNING COMMISSION Hans West Secretary For further information contact Fred Satterstrom at 242 -2177. Published & Posted: DISTRIBUTION: City Hall & Annex Date: Record Chronicle Date: November Mayor , 1976 November 1, 1976 7:00 P.M. FLAG SALUTE AND CALL TU ORuER ROLL CALL OF COUNCIL MEMBERS OFFICIALS IN ATTENDANCE MINUTE APPROVAL VOUCHER APPROVAL Set Bid Opening Date for 6 inch Trash Pump CITIZEN'S COMMENTS Pning Commission Meeting Date Mr. Dick Tyson • Mr. Rudolph Regel TUKWILA CITY COUNCIL 4it ?-ixf REGULAR MEETING Tukwila City Hall MINI:TES Council Chambers Mayor Bauch, presiding, led the pledge of Allegiance and called the Tukwila City Council meeting to order. GARDNER, MS. HARRIS, HILL, MS. PESICKA, SAUL, TRAYNOR, VAN DUSEN Current Fund Street Fund Water Fund Sewer Fund Vouchers No. 890 - 946 890 - 930 $15,122.88 931 - 936 36,847.86 937 - 940 12,092.87 941 - 946 4,857.60 Total $68,921.21 Mayor Bauch noted that the pump is for the Sewer Department and is capable of passing 22 inch sperical solids. *MOTION CARRIED. • oirS + erg, Mayor Bauch; John McFarland, Administrative Assistant; Kjell Stoknes, OCD Director; Lawrence Hard, Deputy City Attorney; Maxine Anderson, City Clerk Pro Tem. MOVED BY HILL, SECONDED BY VAN DUSEN, THAT THE MINUTES OF THE REGULAR MEETING OF OCTOBER 18, 1976 BE APPROVED AS PUBLISHED. MOTION CARRIED. MOVED BY HILL, SECONDED BY TRAYNOR, THAT THE BILLS BE ACCEPTED AND WARRANTS BE DRAWN IN THEIR RESPECTIVE AMOUNTS. * Saul questioned the purchase of plants by the Fire Department and was told they were for the reception area. He further questioned the petty cash voucher which showed a number of trips being made outside of the City for very small purchases. He expressed disapproval of this type of spending. He noted, for a point of information, a voucher for an employee to attend a conference in Pasco for three days. He stated that, not just the conference fees but, the employees wages and transportation must be included in the total cost of sending employees to out of town meetings. Traynor noted that this is a convention, not a workshop or seminar, and questioned whether the City would benefit. *MOTION CARRIED. BID OPENINGS AND AWARDS MOVED BY HILL, SECONDED BY MS. PESICKA, THAT THE CITY CALL FOR BIDS ON A 6 INCH TRASH PUMP, THE BIDS TO BE RECEIVED BY 5:00 P.M. ON THE 6TH DAY OF DECEMBER, 1976 AND OPENED THAT EVENING AT 7:00 P.M. * Kjell Stoknes, OCD Director, announced that the Planning Commission Meeting concerning the Land Use Study of the Tukwila Hill has been changed from November llth to the 4th. The Land Use Study will set the pattern of long range use of the land on the hill. Mr. Dick Tyson, audience, questioned whether or not reports are due back to the Council from employees who have been to conferences. Mayor Bauch stated that there is no set policy but very often printed materials and reports are routed between Departments and the Council on pertinent items. Mr. Rudolph Regel, audience, asked if the undergrounding project is on schedule and wondered where he could obtain information on the installation from the street to his house. Mayor Bauch stated that a questionnaire has been sent to those who have already connected trying to obtain information that could be passed along to those who will have to connect. He asked Mr. Regel to contact Mr. McFarland; Administrative Assistant, for further information. PARKS r. RECREAT t ON uuILnrtc CITY of TUKWOLA OFFICE o f COMMUNITY DEVELOPMENT PLANNING COMMISSION Minutes of the Meeting, 28 October 1976. The regular October meeting of the Tukwila Planning Commission was called to order at 8:05 P.M. by Chairman Mettler. Other Commissioners present were Mr. West, Mr. Link, Mr. Kirsop, Mr. Bowen and Mr. Richards. Mr. Bohrer had informed Staff that he would be unable to attend this meeting. The Planning Division was represented by Kjell Stoknes, Fred Satterstrom and Gary Crutchfield. Chairman Mettler explained that the 23 September minutes do not reflect an explanation by himself regarding the recommendation of the Planning Commis- sion to the City Council regarding the selection of a City Hall site in 1974. Motion by Mr. Kirsop, seconded by Mr. Link and carried to approve the minutes of the 23•September meeting with the acknowledgment that Staff review the tape of that meeting and prepare an appropriate amendment to the 23 September minutes for consideration by the Commission at the regular November meeting. General concensus of the Commission that notes of the work meetings need not be formally approved. City Council Actions Mr. Crutchfield read the Staff Report explaining current status of the Housing & Community Development Plan and City Hall. Comprehensive Plan Review Mr. Crutchfield read the Staff Report suggesting that due to the brevity of tonights agenda that the Commission conduct a work meeting on Study Areas #6, 7 and 4 (in that order) following the adjournment of the regular meeting. Commission agreed. 6230 3outhcontar Isnulcwrd 13 Tukwila , Washington 93188 11 (206) 242 -2177. CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT PLANNING COMMISSION Notes of Work Meeting, 28 October 1976. Immediately following the regular October meeting of the Commission, Chairman Mettler convened a work meeting to study the Comprehensive Land Use Map desig- nations. All Commissioners and Staff present at the preceding regular meeting remained. Chairman Mettler explained the work meeting proceedings noting that extensive audience comments will not be received by the Commission but the public is invited to attend and observe. Mr. Satterstrom briefly reviewed the results of past work meetings and described Study Areas #6 (South of 405 and East of 5), #7 (South of 188th and East of 5) and #4 (The Tukwila Hill). Explained the existing Comprehensive Plan designations, citizen committees recommended designations and Staff's recommended designations. Further explained that since the Commission had previously chosen to employ a classification system which deleted the office designation and created both a Light and Heavy industrial classification, Staff has revised its recommended designations to correspond to that system. Read all public comments made regarding Study Area #6 during public hearings before the Commission on 27 May, 10 and 24 June and 8 July 1976. Mr. Link, noting that he has an interest in Study Area #6 and which is very near #7, stated he will not participate in the review of these areas. Mr. Bowen, noting he has an interest in the Burlington Northern parcel located in Study Area #6, stated he will not participate in the review of Area #6. STUDY AREA #6 Commission discussed the Burlington Northern parcel and Staff submitted a copy of Renton's recent Comprehensive Plan amendment designating all the land sur- rounding that located in Tukwila as manufacturing park. Staff recommended a 6230 !pour:M. - entor Lout vd rd n Tukwila , Washington 98188 t (206) 242-2177 Planning Commission Page 2 Notes of Work Meeting 28 October 1976 a Light Industrial classification to maintain compatability with Renton's plan and acknowledged that Light Industry classification may include compa- table Heavy Industry. Motion by Mr. Richards to designate all land between West Valley Road and the easterly railroad tracks as light industry and that land lying east of the easterly railroad tracks as heavy industry. Motion died for lack of second. Motion by Mr. Kirsop, seconded by Mr. Richards and carried to designate the Burlington Northern parcel as heavy industry. Commission discussed potential use of that land lying between the railroad tracks as well as its ownership. Motion by Mr. Richards, seconded by Mr. West and carried to designate that land lying between West Valley Road and the easterly railroad tracks according to the Staff recommendation. Motion by Mr. Richards, seconded by Mr. Kirsop and carried to designate the land lying between West Valley Road and the Green River according to the Staff recommendation. Motion by Mr. Richards, seconded by Mr. West and carried to designate the land lying between Andover Park West and the Green River as light industry. Motion by Mr. Richards, seconded by Mr. Kirsop and carried to designate the land lying'between Andover Park West and Southcenter Parkway according to the Staff recommendation. Considerable discussion ensued regarding the steep hillside between Southcenter Parkway and I -5 and north of South 180th Street. Motion by Mr. Richards and seconded by Mr. Kirsop to designate that land lying between Southcenter Parkway and I -5 according to the citizen's proposed designation and to extend the commercial designation westerly to I -5. Motion by Mr. Richards, seconded by Mr. Kirsop and carried to amend the motion to include all lands lying above the toe of the slope on the Open Space Overlay. Original motion, as amended, carried. Mr. Bowen returned for participation in review of Study Area #7. Mr. Satterstrom described Study Area ##7 and explained existing, citizen recom- mended, and Staff recommended designations. Also read public comments made regarding Study Area #7 from the 24 June 1976 public hearing. Motion by Mr. Bowen, seconded by Mr. West and carried to designate the Segale property as Heavy Industry. Planning Commission Notes of Work Meeting Considerable discussion ensued regarding the slope between 57th Avenue and I -5 noting the topographical separation between the area proposed for resi- dential and the area proposed for industry. Mr. Mario Segale stated the Commission should keep in mind the existence of the King County transfer station in the area proposed for residential. Mr. Crutchfield explained the physical separation of the developable residential area from the transfer station and noted that the Commission, during a rezone consideration on this area a few years ago, concluded the transfer station should be a conditional use. Further noted that the past rezone was to allow expansion of the facility to accomodate a considerable upgrading. Motion by Mr. Richards, seconded by Mr. West and carried to designate the remaining land in Study Area #7 according to the Staff recommendation. Commission agreed to conduct a work meeting on 11 November 1976 for Study Area #4, Open Space Overlay and the Circulation Map. Chairman Mettler adjourned the Work Meeting at 10:10 P.M. Notes pppared by: ary Crutchfield Assistant Planner Page 3 28 October 1976 PLANNING COMMISSION STAFF REPORT 28 October 1976 8:00 P.M. AGENDA ITEM IV A : CITY OF TUKWILA PLANNING DIVISION Substantial progress on the proposed Comprehensive Land Use Map has been made in the past few weeks. Study Areas 1 - 3 and 5 have been reviewed by the Planning Commission and preliminary land use proposals have been made. Because of the brevity of tonight's agenda, a work meeting to consider proposed land use for Study Areas 6 - 7 and 4 has been advertised to ' follow the regular meeting. Staff recommends that the Commission complete their regular meeting agenda, adjourn, and then reconvene in a work meeting. COMPREHENSIVF PLAN REVTFW DISTRIBUTION: Mayor CITY OF TUKWILA NOTICE OF WORK MEETING OF THE TUKWILA PLANNING COMMISSION Proposed land use for the Comprehensive Land Use Map for: City Hall & Annex Date: October 24, 1976 Record Chronicle Date:._ —.�' NOTICE IS HEREBY GIVEN that the Tukwila PLANNING COMMISSION has fixed the 28th day of October , 19 76 at 8:00 P.M. in the Council Chambers of Tukwila City Hall, 14475 - 59th Avenue South, Tukwila, Washington as the time and place for a work meeting to consider: Study Area #6•(Southcenter and Andover Industrial Park areas); Study Area #7 (From South 180th Street South to Planning Area boundary); Study Area #4 (Tukwila Hill). Any and all interested persons are invited to attend. TUKWILA PLANNING COMMISSION Hans West Secretary For further information, contact Fred Satterstrom, Associate Planner, at 242 - 2177. Published & Posted: CITY OF 7UI<WI LA NOTICE OF STUDY MEETING OF THE TUKWILA PLANNING COMMISSION NOTICE IS HEREBY GIVEN that the Tukwila PLANNING COMMISSION has fixed the 14 day of October , 19 76 at 8:00 P.M. in the Council Chambers of Tukwila City Hall, 14475 - 59th Avenue South, Tukwila, Washington as the time and place for a study meeting to consider: Proposed land use for: .Study Area #2 (Foster- Riverton area); Study'Area #3 (Duwami.sh- Allentown area); and Study Area #5 (Tukwila Valley from corporate limits on the north to Interstate 405 on the south). Any and all interested Persons are invited to attend. Secretary For further information contact Fred Satterstrom, Associate Planner; at 242 - 2177.. Published & Posted: DISTRIBUTION: Mayor Hans West City Hall & Annex Date: October 8, 1976 Record Chronicle Date:. October 10, 1976 TUKWILA PLANNING COi4`IIS CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT PLANNING COMMISSION Notes of the work session, 14 October 1976. Chairman Mettler called the work meeting to order at 8:30 P.M. Those members present were Mr. Bowen, Mr. Link, Mr. Richards, and Mr. Kirsop. The Planning Division was represented by Kjell Stoknes and Fred Satterstrom. Chairman Mettler suggested that the so- called "study meetings" of the Commis- sion be advertised as "work sessions" because the word "study" was misleading. The Commission was working up a proposed land use pattern during these meetings that could well be adopted at the end with very few changes. Hence, the word "work" meeting more accurately described what was occurring. Staff agreed. Staff read a memorandum to the Planning Commission concerning the "Appearance of Fairness Doctrine." It was suggested that: "Any Commissioner having a direct or indirect interest in any land, except his single - family residence, within 300 feet of any specific land area to be classified by action of the Commission, shall declare his interest and shall neither vote on the issue nor participate in its discussion." Staff then explained what had been accomplished at the September work meeting, indicating that Study Area #1 was complete and only the incorporated areas remained to be classified in Study Area #2. Staff explained the present land use in the incorporated areas of Study Area #2 as well as the proposed land use of the Citizen Committees and Staff. General discussion regarding the current land use in the northern segment. Agreed that this area was currently characterized by industrial development and would eventually be developed for this use. Motion by Link, seconded by Kirsop, and carried to classify the incorporated land west of Interurban and east of Macadam in Study Area #2 as Light Industrial. 6230 Southcentor Boulevard a Tukwila, Washington 98188 m (206) 242 -2.177 Planning Commission Page 2 Work Session Minutes 14 October 1976 Discussion then moved to the second parcel of incorporated land in Study Area #2. Staff noted that public input had been made on a piece of property in this area owned by Mr. Leroy Bowen. Staff read these comments from the minutes of the June 10th public hearing. Mr. Leroy Bowen, audience, added that his property was a very unique piece and mentioned that he had just recently showed it to two developers. He stated that there were no grade problems associated with the land and that it was an excellent site for a motel /hotel. Motion by Richards, seconded by Link, and carried to designate this area for commercial use (on presently zoned C -2 land) and high - density residential use (on presently zoned RMH lands). Mr. Richard Bowen did not vote on the matter. Staff explained that Study Area #3 consisted of the Duwamish - Allentown areas and noted the proposed land use of the Staff, Citizen Committees, as well as King County's existing comprehensive plan for this area. Noted that King County's plan designated two dispersed parcels for commercial use and one small triangle for light industrial use. These small "spots" were not indicated on the Staff recommended land use map. Discussion ensued regarding the current use of these small areas. It was generally agreed that these uses were more or less "spot zoning" and should be eliminated in the long run. Adoption of a different land use classification for these areas would not pre -empt the current useage. Motion by Kirsop, seconded by Richards, and carried to adopt the com- plete staff proposal for Study Area #3. Discussion then moved to Study Area #5 which was the Tukwila Valley north of Interstate,405 and east of Interurban north to Study Area #3 boundary. After some general discussion, Motion was made by Mr. Kirsop to accept Staff recommendation with the following changes: 1. Chameleon peninsula be changed from office to commercial use; 2. Golf course be changed from office to medium - density residential with retail area remaining along Interurban; 3. Golf course across the Green River be changed from low- density residential to light industrial; 4. Rendering Works peninsula be changed from single - family to light industrial; 5. and, King County park site be designated medium- density residential use. 6. Both King County park and golf course would appear as open spaces on the Open Space Overlay. Staff read comments by Mr. Ben Aliment (owner of the Foster Golf Course), Mr. Frank Todd (property owner along Interurban Avenue), and Mr. Wes Benefiel (owner of the Rendering Works) from the June 10th public hearing minutes regarding the proposals on their lands. Mr. Kirsop amended his motion to add a commercial designation to the Village Green and Todd properties, seconded by Mr. Link, and carried. ( .1: .., Planning Commission Page 3 Work Session Minutes 14 October 1976 Mr. Mettler expressed concern about classifying the Foster Golf Course before the November election on the purchase of this property. Staff explained that the election should not have an effect upon what the Commission feels should be an appropriate land use pattern in this area. Mr. Kirsop stated that the golf course would be a viable place for a condominium -type development (medium - density) with some retail along Interurban. Mr. Richards reiterated the golf course's conduciveness to this type of development but stated that the map should indicate medium- density residential all the way to Interurban. He stated that a future developer may desire a mix of use, some commercial, some multiple - family, and some golf course. If a strip of commercial was indicated along Interurban it may indicate that this area was the only area where .retail uses could be placed and this might not be compatible with other development on the property. Stated that the burden should be placed on developer to demonstrate a well planned development on this property. Motion was made by Mr. Richards, seconded by Mr. Kirsop, and carried to designate the golf course property on the west side of the Green River as medium - density residential. Staff explained that the accessibility problems associated with the approxi- mately 13 acres of the golf course located on the east side of the Green River. Generally agreed that it might not be economically feasible to build bridge to serve this area. Staff suggested that if the planned -unit type of development • envisioned by some of the commissioners for the golf course actually occurred on the west side of the river, the isolated piece of the golf course on the east side might be the part of the course which is retained by the developer. Moved by Kirsop, seconded by Mr. Link, to amend his original motion to classify por- tion of golf course on the east side of the Green River as low- density residential as a sort of "holding pattern." Mr. Richards suggested that for continuity's sake it be designated medium- density. Staff stated that it would be difficult to justify "holding pattern" if classified as medium - density. Amendment carried as proposed by Mr. Kirsop. Mr. Kirsop's original motion was then re -read, incorporating the amendments. Original motion and amendments passed unanimously. Staff explained that there was very little business scheduled for the Commis- sion's regular meeting on October 28 and that "the next work meeting could take place on that night. Meeting adjourned at 10:30 P.M. Notes submitted by: (.1 „ iimak-trosJimA Fred Satterstrorn Associate Planner CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT PLANNING COMMISSION Notes of the Study Meeting, 30 September 1976. The September 30th study session of the Planning Commission was convened by Vice - Chairman Kirsop in the City Council chambers at 8:15 P.M. Those members present were Mr. Bohrer, Mr. Bowen, Mr. Richards, and Mr. West. The Planning Division was represented by Kjell Stoknes and Fred Satterstrom. Mr. Satterstrom asked the Commission whether they wished to approve of study session minutes. Mr. Kirsop said the matter has not been treated consistently in the past but that the minutes could be approved at their next regular meeting in October. Mr. Satterstrom discussed how the Commission might approach proposing land use in Study Area #1 (McMicken Heights), which was the first study area to be considered. He explained that the Commission might first act on land use within the confines of the Sea -Tac Communities Plan Map, and then pass on to that area between the Sea -Tac Plan and the city limits of Tukwila. Finally, the Commission could then propose land use for the incorporated area of Study Area #1. Following this, the Commission could then proceed to Study Area #2. The Open Space classification, as well as Circulation, could be handled at a later time on a Planning Area -wide basis. Staff explained that tonight's meeting had been advertised as a public meeting on proposed land use for Study Area 1, 2, and 3 (McMicken Heights, Foster, and Allentown areas). Staff mentioned that the Sea -Tac Communities Plan had just been adopted by King County on September 20th. Explained general land use within McMicken study area and pointed out areas of conflict between staff, citizens, and existing land use maps. Discussion between audience and Commission ensued on the existing multiple- family designated area which was proposed as single - family by Residence Committee and staff. Mr. Stoknes stated that the comments of the audience were the type of comments to be reserved for the public hearing and that this was a study meeting. Mr. Richard Barnes, 15814 - 51st Avenue South, audience, inquired about the Residence Committee members. Mr. Kirsop explained how committee members were chosen. 6230 Southcenter Boulevard n Tukwila, Washington 98188 n (206) 242-2177 Planning Commission Page 2 Study Meeting 30 September 197E Using the map, Mr. Kirsop explained the general land use pattern of the Sea -Tac Communities Plan area. Mr. Bohrer moved, seconded by Mr. Richards, and carried, to accept the land use proposed by the Sea -Tac Communities Plan for that area which it covered in Study Area 111. Motion by Mr. Richards, seconded by Mr. West, and carried to designate all open spaces and community facilities on the Sea -Tac Plan as single - family on the base - map, except the Angle Lake area which would be designated medium - density residential, and to indicate the open spaces and community facilities on the overlay. Staff explained the differences between land use proposals of citizens, King County, and staff for the 188th Street and Military Road intersection. Motion by Mr. Bohrer, seconded by Mr. Richards, and carried to accept the proposal shown on the staff map for this general area. Mr. Kirsop suggested that the Commission defer making land use recommendations for the unincorporated area surrounding the RMH -zoned district in McMicken Heights. Mr. Bowen stated that most areas within 1000' of a major freeway are unsuitable for single - family use. He stated it was not economical for single - family to be built in the RMH -zoned area of Study Area #1 and that the current zoning was appropriate. Mr. Bohrer stated that he lives within 1000 feet of the freeway and he doubted if there were many people in Tukwila who did not live within 1000 feet of either I -405 or I -5. He read objectives and policies from the Residence Element which were aimed at protecting single - family areas from intrusions by incompatible land uses. Motion by Mr. Bohrer, seconded by Mr. Richards, to designate the area within the city limits in Study Area #1 as single - family residential. Discussion ensued between the audience and the Commission regarding the effects of designating this area for single - family use. Audience comments were given by Mr. Frank Alberti, Mr. Marsilio DiGiovanni, John Barnes, and Max Shawley. Question called and motion passed, 3 to 1. Motion by Mr. Bohrer, seconded by Mr. Bowen, and carried to designate unincor- porated area of King County between city limits and Sea -Tac Plan boundary.as single- family residential. Discussion then went to Study Area #2, the Foster area. Mr. Kirsop generally explained the land use pattern in the Foster area.. Motion by Mr. Bowen, seconded by Mr. Bohrer, and carried to approve of land use designated by Sea -Tac Communities Plan in this study area and that all parks and other public facilities appear on the overlay. Motion by Mr. Bohrer, seconded by Mr. West, to show area along Highway 99 which presently is occupied by a mobile home court as medium - density residential use on the Commission's proposed land use map. Motion carried. Considerable review of the existing and proposed land use in the Riverton area ensued. Mention was made that the staff's proposal for the Riverton area made more sense than King County's. Motion by Mr. Bohrer, seconded by Mr. West, to Meeting adjourned at 10:35 P.M. s submitted by: tithiN Fred Satterstrom Associate Planner Planning Commission Page 3 Study Meeting 30 September 1976 accept staff recommendation of land use for area in Study Area #2 lying outside of Sea -Tac Plan boundaries and west of city limits. Motion carried. Mr. Bohrer noted that most of the remaining area in Study Area #2 is indicated as being used for single - family residential in the "Data Inventory." Staff explained the conflicts and contrasts between King County plan and staff pro- posal in this area. Mr. Bowen stated that he wanted the record to show that he would not vote on this matter since his brother owns land here. Mr. Jim Angle, audience, explained that there was a 225 -foot strip of medium - density residential use proposed by the County along 51st Avenue South on the west side. Mr. Bowen asked if the Com- mission was going to consider what was presented at the public hearings when proposing land use in those areas. Staff informed the Commission that these comments were a matter of record and could be found in the minutes of the hearings. Mr. Kirsop suggested that a decision on this area could be tabled until the next meeting. Motion by Mr. Bohrer, seconded by Mr. Richards, and carried to accept the Staff recommendation on land use in the remaining portion of Study Area #2 excluding . that area within the city limits. Commission agreed to hold next study meeting on October 14 to consider land use for Study Areas 2, 3, and 5. DISTRIBUTION: Mayor CITY OF TUKWILA NOTICE OF MEETING OF THE TUKWILA PLANNING COMMISSION NOTICE IS HEREBY GIVEN that the Tukwila PLANNING COMMISSION has fixed the 30 day of September , 19 76 at $ : nn P.M. in the Council Chambers of Tukwila City Hall, 14475 - 59th Avenue South, Tukwila, Washington as the time and place for a meeting to consider: proposed land use for Study Areas No. 1 - 3, or those areas within the Planning Area commonly known as McMicken Heights, Foster, and Allentown. Any and all interested persons are invited to attend. TUKWILA PLANNING COMMISSION Hans West Secretary For further information contact Fred Satterstrom, Associate Planner at 242- 2177. Published & Posted: City Hall & Annex Date: September 24, 1976 Record Chronicle Date: September 26, 1976 IV. OLD BUSINESS CITY o f T U I C W I L A OFFICE of COMMUNITY DEVELOPMENT PLANNING COMMISSION Minutes of the Meeting, 23 September 1976. `Orn p.c' e lever's I 9 k _v The regular September meeting of the Tukwila Planning Commission was called to order at 8:10 P.M. by Chairman Mettler with Commissioners Richards, Bowen, Link, West and Kirsop present. The Planning Division was represented by Kjell Stoknes, Fred Satterstrom and Gary Crutchfield. Motion by Mr. Bowen, seconded by Mr. Link and carried to approve the minutes of the regular August meeting as prepared. III. City Council Actions Mr. Crutchfield read the Staff Report informing the Commission of recent City Council actions regarding planning related matters. omprehensive Plan Review Mr. Satterstrom noted the progress to date on the mapping process and suggested the next work meeting be conducted Thursday, 30 September 1976. Distributed a. memorandum listing the land use classifications established by the Commission in recent work meetings. Commission agreed to meet on 30 September 1976. PUBLIC HEARING - REZONE: Unclassified to R -1 -7.2 (Farrell) Chairman Mettler, noting this matter has been carried on the agenda for several months, asked if the applicant had again been notified and requested to attend. Mr. Crutchfield stated he had written to Mr. Farrell and Mr. Satterstrom stated he had recently contacted Mr. Farrell by telephone and the applicant had assured him he would attend the meeting this evening. Mr. Crutchfield noted that Mr. Farrell was not present. 6230 Southcenter. Boulevard at Tukwila, Washington 99188 a (206) 242 -2177 PLANNING PARKS 8 RECREATION BUILDING 1 : . MEMORANDUM CITY of TUKWILA September 13, 1976 TO: Planning Commission FROM: Fred Satterstrom SUBJECT: Land Use Classification System for Land Use Map BASEMAP OFFICE of COMMUNITY DEVELOPMENT The following is a preliminary categorization of land use tentatively adopted by the Planning Commission at study meetings on August 12 and September 2 and 9. This classification system will be used by the Commission when considering proposed land use for the seven (7) study areas. 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. INDUSTRIAL Light industrial: Industrial areas characterized by distributive and light manufacturing uses, commercial and offices. Heavy industrial: Industrial areas characterized by heavy or bulk manufac- turing uses, distributive and light manufacturing uses, commercial and office uses. PREUEVIINARY Memorandum Planning Commission FS /cw Page 2 September 13, 1976 OVERLAY MAP: (In addition to the land use mapped on the land use basemap, a transparent overlay would be placed over it to indicate areas of special concerns.) OPEN SPACE Open Space areas include historic sites, public lands in parks . and open space, and those areas of unique and /or fragile natural characteristics including agricultural lands. This classification is not intended to . preclude development but to require that development which does occur to respond to the overlying environmental factors. CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT PLANNING COMMISSION Notes of the Study Meeting, 9 September 1976. The September 9th study session of the Planning Commission was convened by Chairman Mettler in the City Council chambers at 8:05 PM. Those members' present were Mr. Bohrer, Mr. Bowen, Mr. Link, and Mr. Richards. The Planning Division was represented by Fred Satterstrom and Charlene Weikum. Discussion began with the Office classification for the Comprehensive Land Use Map. Mr. Satterstrom passed around the Sea -Tac Communities Plan map done by King County which depicted an office designation on it. It was explained that King County allowed certain retail uses within office designated areas. It was also explained that it is common to use office areas as buffers between conflicting land use areas. Another alternative was suggested by Mr. Link in addition to the two given by staff which would designate an office area but allow certain compatible and complementary retail uses as well. Mr. Mettler and Mr. Bowen asked whether Tukwila really needed an office zone and whether such a zone would be economically feasible. Mr. Bohrer stated that if the office designation was used sparingly and discretely, it could be useful. Moved by Link, seconded by Bowen, to drop the Office classification from the land use map. Vote tied 2 to 2, broken by Chairman Mettler who voted yes on the motion. From the audience, Mr. Frank Alberti asked if it were an appropriate time to comment on Multiple- family residential land use. Chairman Mettler explained that this was a work meeting and not a public hearing but that if what Mr. Alberti had to say was short then he could go ahead. Mr. Alberti stated that he owned approximately 12 acres in the McMicken Heights area which were zoned RMH, multiple - family. He had seen where the proposed land use map had designated his land for single - family use and he was quite concerned because this land was part of his retirement program and this meant a loss in value. 6230 Southconter EEoulnvard a Tukwila, Washington 98188 • (206) 242-2177 Planning Commission Study Meeting Page 2 9 September 1976 Chairman Mettler explained that the Residence Committee made the designation of single- family on the proposed land use map, not the Planning Commission. The Planning Commission was now in the process of reviewing that map and there will be more public hearings in the future. Discussion then moved on to the Open Space land use classification. Mr. Satter - strom read the Alternatives written by staff and passed out example maps to demon- strate how each alternative could be achieved. Chairman Mettler focused attention on the overlay used in the Gig Harbor Peninsula Plan. He stated that Tukwila needed an overlay which was more definite and less conceptual. Mr. Bowen asked if homes could be built in the open space areas. Mr. Satterstrom explained that it depended on how the Commission defined the open space classifi- cation. He said that traditionally single - family use is allowed in open space areas, and other uses which are not intensive can be allowed also. Mr. Bohrer felt that there was one category which was left out of the Open Space definition and this was agricultural lands. Mr. Satterstrom stated that the Commission might want to use Agriculture as a separate land use designation and this is why it was not proposed under Open Space. He apologized for not proposing an Agriculture designation in the staff report but stated he would like to discuss this classification with the Commission tonight. Mrs. Louise Strander spoke from the audience asking whether there was any way in which to show historic sites on the comprehensive land use map. She mentioned that the city hall site at 14475 - 59th Avenue South is in the process of being declared an historic site by the Tukwila Historical Society. Mr. Bohrer mentioned that open space lands have a practical use. He stated that the City has developed quite rapidly in the past 10 years and that now only about 28% of the land within the City is undeveloped. These lands were now important to making Tukwila a good place to live. There was discussion as to putting parks and proposed parks on the overlay. It was generally agreed that proposed parks could be put on the overlay in a conceptual manner rather than being site specific. Moved by Link, seconded by Bohrer, to accept Alternative #3 under the Open Space classification. Motion passed. Staff then mentioned that the Commission consider whether an Agriculture desig- nation should be used on the land use map. Mr. Link stated that agricultural lands could be shown on the open space overlay which would encourage their retention but not preclude their development. Moved by Link, seconded by Richards, to include agricultural lands in open space alter- native #3 already adopted. Mr. Bohrer moved to amend the motion to include schools since the playgrounds associated with them were a form of open space. Staff explainer that school yards would be included in the category of public open spaces which was adopted in Alternative #3. Mr. Bohrer then moved to amend the motion to include historic sites, seconded by Link, and passed. The original motion (which was to C (--- Planning Commission Page 3 Study Meeting 9 September 1976 include agricultural lands in Alternative #3 Open Space classification and to re -word Alternative #3 to: "All public lands in parks and open spaces, and those land areas of unique and /or fragile natural characteristics including agricultural lands ") was then passed. Staff informed the Commissioners that they could now start to review the study areas and propose land use for same. Chairman Mettler tentatively set September 30th and October 7th as dates for this study area analysis to begin. Staff said that the land use designations as adopted by the Commission would be typed up and passed out at the regular September meeting. Mr. Bohrer asked Mr. Richards if he wanted to re -open discussion on the industrial designation. Mr. Richards stated that the reason why he opposed the adopted classification was because it allowed all commercial uses indiscriminately. It was agreed by the Commission that the study area meetings should be published under Public Notices in the Record - Chronicle. The Commissioners asked that Staff review the public hearing minutes on the land use map and pull out the comments which concern each study area. In this manner, while the Commission is proposing land use area -by -area, they can address the comments made by landowners in these areas. Chairman Mettler reiterated his desire that the public which attends the study . sessions of the Planning Commission restrain from making lengthy or irrelevent comments. Meeting was adjourned at 10:41. The next study meeting was scheduled for September 30th. Not prepared by: Fred N. Satterstrom Associated Planner CITY OF TUKWILA NOTICE OF PUBLIC MEETING Hans West Secretary Posted at City Hall: 3 September 1976 Annex: 3 September 1976 Distribution: Record Chronicle: 3 September 1976 Mayor: 3 September 1976 NOTICE IS HEREBY GIVEN that the Tukwila Planning Commission will conduct a public meeting at 8:00 P.M. Thursday, 9 Sep- tember 1976 at the City Hall Council Chambers located at 14475 - 59th Avenue South in Tukwila. Purpose of the meet- ing is to continue work on a PROPOSED COMPREHENSIVE LAND USE MAP. Any and all interested persons are invited to attend. TUKWILA PLANNING COMMISSION SEE Attachment for discussion of Study Areas MAP STUDY AREAS VUG AIR.a LQHUDUO ME& A COMPARISON BETWEEN THE LAND USE RECOMMENDATIONS OF THE OLD AND NEW COMPREHENSIVE PLANS (FOR THE CITY OF TUKWILA ONLY) * Called "PUBLIC" in John Graham Plan. NO. ACRES PROPOSED FOR LAND USE: USE CLASSIFICATION 1962 PLAN (JOHN GRAHAM PLAN) 1976 PLAN (AS PROPOSED) DIFFERENCE RESIDENTIAL SINGLE - FAMILY MULTIPLE - FAMILY 219.5 168.5 352.9 175.8 +133.4 + 7.3 RETAIL 107.0 300.3 +193.3 OFFICE — 118.0 +118.0 INDUSTRIAL 1256.4 810.7 -445.7 OPEN SPACE 11.7* 66.0 + 54.3 UNCLASSIFIED 60.6 — — TOTALS 1823.7 1823.7 A COMPARISON BETWEEN THE LAND USE RECOMMENDATIONS OF THE OLD AND NEW COMPREHENSIVE PLANS (FOR THE CITY OF TUKWILA ONLY) * Called "PUBLIC" in John Graham Plan. LAND USE CLASSIFICATION NO. ACRES PRO- POSED FOR USE PERCENT OF TOTAL AREA RESIDENTIAL Low density (single - family) Medium density (multiple - family) High density (multiple - family) 352.9 83.1 92.7 19% 5% 5% RETAIL 300.3 17% OFFICE 118.0 6% INDUSTRIAL 810.7 44% OPEN SPACE 66.0 4% TOTAL ACRES CLASSIFIED 1823.7 100% NEW PLAN (CITY OF TUKWILA ONLY) OLD PLAN (CITY OF TUKWILA ONLY) , ` LAND USE CLASSIFICATION NO. ACRES PRO- POSED FOR USE PERCENT OF TOTAL AREA RESIDENTIAL Single - family Multiple - family 219.5 168.5 12% 9% RETAIL 107.0 6% INDUSTRIAL 1256.4 69% PUBLIC 11.7 1% UNCLASSIFIED 60.6 4% TOTAL ACRES CLASSIFIED 1823.7 ._ 100% . OLD PLAN (CITY OF TUKWILA ONLY) CITY of TUKWILA OFFICE of COMMUNITY DEVELOPMENT PLANNING COMMISSION Minutes of the Study Meeting, 2 September 1976. The study session of the Planning Commission to consider the Comprehensive Plan was convened by Chairman Mettler at 8:10 P.M. Those members present were Mr. Bohrer, Mr. Bowen, Mr. Kirsop, Mr. Link, and Mr. Richards. The Planning Division was represented by Fred Satterstrom and Charlene Weikum. Mr. Satterstrom passed around several examples of comprehensive land use maps done by other cities and counties. After a short discussion of these maps, the Commission continued their consideration of the land use classification scheme for the Tukwila map. The "Office" classification was the first one to be discussed. Discussion centered around whether or not there should be areas designated exclusively for Office (and compatible) uses or simply allow offices in retail and industrial areas. Mr. Link stated that the input of businessmen at the public hearings indicated they were concerned with the uses which would be allowed by future zoning in Office designated areas. Mr. Bohrer suggested a third alternative to the Office designation which would permit offices in retail /industrail areas but also set aside certain areas • for only office uses. Mr. Mettler questioned whether economics would allow for office areas. From the audience, Mr. Solly submitted that the City can help to establish areas which would be suitable for office uses by constructing sidewalks, lighting, bus routes, and so on. Mr. Kirsop stated that uses which would be allowed in Office areas need to be defined. There was general agreement among the Commissioners to pass on to the "Commercial" designation before adopting an Office land use designation. Mr. Satterstrom read the Staff Report on the "Retail" designation. There was general agreement among the Commissioners that office uses should be allowed in Retail areas. Some discussion ensued as to what were "compatible and complemen- tary uses." Commission agreed to go on to "Industry" designation before making decision on Retail. Staff report on "Industry" designation was read. Considerable discussion ensued regarding whether retail and office uses should be allowed in industrially desig- nated areas or only "compatible and complementary uses." Staff explained the two approaches the Commission could take: "maximum flexibility" or "managed growth." 6230 Southcentor Boulevard " Tukwila, Washington 98188 0 (206) 242 -2177 Notes prepared by: Fred Satterstrom Associate Planner Planning Commission Minutes of Study Meeting Page 2 2 September 1976 Commission then generally discussed all three designations (Office, Retail, and Industry) together. Mr. Kirsop voiced dissatisfaction with labeling activity along Southcenter Parkway south of Southcenter as "Retail" activity. After some discussion, Mr. Bohrer made a motion, seconded by Mr. Kirsop, to accept Alterna- tive #3 under Retail. Motion failed to get a majority, 3 to 3. Discussion then jumped to the Industry designation. Mr. Bowen moved, seconded by Mr. Link, to accept Alternative #1 under Industry. Motion passed, 5 to 1. It was then moved by Mr. Link, seconded by Mr. Kirsop, to accept Alternative #2 under Commercial with the addition of allowing offices in this definition. Motion passed. The next meeting of the Commission to study the land use maps was scheduled for 8 P.M., 9 September 1976. CITY OF TUKWILA NOTICE OF PUBLIC MEETING NOTICE IS HEREBY GIVEN that the Tukwila Planning Commission will conduct a public meeting at 8:00 P.M. Thursday, 2 Sep- tember 1976 at the Tukwila Fire Station located at 444 And- over Park East. Purpose of the meeting is to continue work on a PROPOSED COMPREHENSIVE LAND USE MAP. Any and all interested persons are invited to attend. Hans West Secretary Posted at City Hall: 27 August 1976 Annex: 27 August 1976 Distribution: Record Chronicle: 27 August 1976 Mayor: 27 August 1976 TUKWILA PLANNING COMMISSION ft Edgar D. Bauch, Mayor CITY c WLA 6230 SOUTHCENTER BLVD. TUKWILA, WASHINGTON 98067 OFFICE OF COMMUNITY DEVELOPMENT PLANNING COMMISSION Minutes of the Meeting, 26 August 1976. The regular August meeting of the Tukwila Planning Commission was called to order at 8:15 P.M. by Chairman Mettler. Commissioners present were: Mr. Richards, Mr. Bowen, Mr. Link and Mr. Kirsop. The Planning Division was represented by Kjell Stoknes and Gary Crutchfield. Mr. Crutchfield noted that Mr. Bohrer is on vacation and that Mr. West may not be able to attend. Motion by Mr. Link, seconded by Mr. Kirsop and carried to approve the minutes of 22 July 1976 as prepared. CITY COUNCIL ACTIONS Mr. Crutchfield read the Staff Report informing the Commission of recent City Council actions regarding planning- related matters. OLD BUSINESS COMPREHENSIVE PLAN REVIEW Mr. Crutchfield read the Staff Report reminding the Commission and public of the next working on this subject is scheduled for 8:00 P.M. Thursday, 2 September 1976 at the main fire station located at 444 Andover Park East. PUBLIC FIEARING - REZONE: R -1 -12 to R -1 -7.2 (Farrell) Mr. Crutchfield noted this matter had been tabled from the regular July meeting due to the absence of the applicant. Stated he had addressed a letter to the applicant informing him of the Commission's action in July and urging his attendance at the regular August meeting. Noted that Mr. Farrell (applicant) was, again, not present. 26 August 1976 AGENDA ITEM Iv A : The Commission has conducted its first work meeting on the map since the close of the public hearing on 8 July 1976., The next meeting is scheduled for 8:00. P.M. Thursday, 2 September 1976. However, due to a regular Board of Adjustment meeting scheduled for that evening, the Commission's work meeting will be con- ducted at the main Tukwila Fire Station located at 444 Andover Park East. CITY OF TUKWILA PLANNING DIVISION PLANNING COMMISSION STAFF REPORT Comprehensive Plan Review 8:00 P.M. f • Edgar D. Bauch, Mayor CITY or TUKWILA 6230 SOUTHCENTER BLVD. TUKWI LA, WASHINGTON 98067 DEPARTMENT OF COMMUNITY DEVELOPMENT PLANNING COMMISSION Notes of Work Meeting, 12 August 1976. This work meeting constituted the first study session of the Comprehensive Land Use Map since the public hearing ended 8 July 1976. Commissioners present were: Mr. Richards, Mr. Link, Mr. Mettler, Mr. Bowen, Mr. Bohrer, Mr. West and Mr. Kirsop. Kjell Stoknes and Gary Crutchfield represented the Planning Division. Mr. Crutchfield read the Staff Report explaining a recommended Flow Chart for study sessions and explained the various alternative classifications and definitions for each land use category. The Commission discussed at great length the concepts of maximum flexibility versus managed growth. Noted the bulk of the Plan policies promote the grouping of compatible and_complementary uses. Considerable discussion regarding the Residential classifications and defini- tions, and focused on maximum density options. General concensus of Commis- sion to omit any reference to maximum density and to include a clarification as follows: Planned unit developments in any of the above designations may be allowed to have a higher density. The Commission agreed to use Alterna- tive #1 of Staff Report for the Residential category as revised herein. Agreed to revise the text under Policy 1, Objective 1 under Section 2 of the Residence Element, page 3 -9 to read as follows: So often residential developments contain monotonous rows of nearly identical dwellings in a typical grid pattern. This can be avoided by providing variations within residential developments. A Planned Unit Development (P.U.D.) is one conventional mechanism to attain such diversity. Rather than develop ten acres of medium density apartments, the same ten acres could provide a high -rise apartment building with a large amount of open space or a small portion of high density apartments interspersed with townhouses and duplexes. Other mechanisms to attain diversity include varied setbacks and flexible subdivision regulations. (Revision is underlined.) Planning Commission Notes of Work Meeting Commissioners agreed to conduct next work meeting on 2 September 1976. The work meeting ended at 10:30 P.M. Notes /prepared by: G p'3T Crutchfield Assistant Planner Page 2 12 August 1976 PLANNING COMMISSION STAFF REPORT WORK MEETING 12 August 1976 8:00 P.M. COMPREHENSIVE LAND USE MAP As the Commission is aware, this is the initial work meeting on the map since the public hearing was closed on 8 July 1976. It was generally agreed at the regular July meeting to use all the proposed, as well as existing, maps. Attached to this Staff Report is a Work Meeting Flow Chart which depicts a procedure recommended by staff to be followed in the map review process. It is felt this procedure will allow the most expeditious and thorough work program to produce a proposed map for which to conduct a Public Hearing. As indicated in the flow chart, the initial problem to be resolved is philosophy - does the Commission wish to provide maximum private flexibility in location of land uses or manage the location of land uses? This basic question can be resolved hand -in -hand with the second problem establishment of a satisfactory classification system for the neap. The classification legend, together with their individual definitions, will reflect the Commission's philosophy. In addition to the Flow Chart, there is attached alternative classifica- tions with definitions for each land use category together with a brief explanation of each alternative's philosophy and conformance with the policies of the Comprehensive Plan. Following is the staff recommendation for each land use category. RESIDENTIAL: Alternative #1 Employment of this alternative will strongly reflect the policies of the Residence Element. Alternative #2 would simply perpetuate a lack of future guidance in terms of transition from low intensity uses to high . intensity uses (i.e., one -story single- family homes adjacent to three - story bulky apartment buildings). OFFICE: Alternative #1 Although office uses are traditionally complementary to commercial uses, the policies of the Commerce /Industry Element explicitly promote the establishment of designated office areas. Page 2 COMMERCIAL: Alternative #2 Alternative #2 is recommended in conjunction with Alternative #1 under the Office category. Obviously, if offices are an explicitly allowed use in the commercial areas, there is no need to establish designated office areas. As noted under the office category, office uses are customarily compatible with commercial activities and could be allowed in commercial areas; however, the construction of single - purpose office buildings in a commercial area would be discouraged. Moreover, the inclusion of retail commercial activities with associated warehousing is essential to maintain an existing and viable commercial area char- acterized by such activities. INDUSTRIAL: Alternative #2 The preference of Alternative #2 is obvious in the explanation of each alternative. While employemnt of Alternative #2 will require revision of the policy referenced therein, Alternative #1 would greatly reduce the effectiveness of all the policies of the Commerce /Industry Element. OPEN SPACE CONCEPT: Alternative #3 Alternative #4 is deemed unacceptable inasmuch as it would essentially ignore the Natural Environment and Open Space Elements. Alternative #2 would, as a land use classification, require a definition which would leave the types of allowed land uses vague; whereas the overlay concept, reflected in Alternatives #1 and #3, would simply recognize environmentally sensitive areas and the open space concept but not preclude rational development. Ownership of such Open Space uses as parks and playgrounds, whether public or private, seems irrelevant and need not be distinguished by a land use classification on the map. Hence, staff recommends employ- ment of Alternative #3. UNINCORPORATED PLANNING AREA Staff recommends the current land use classifications applied by King County and the Sea -Tac Communities Plan to the unincorporated portions of the Tukwila Planning Area be employed for that area. It is also . suggested the Commission do so'with the explicit acknowledgment that at such times as portions of the unincorporated planning area annex to the City of Tukwila, each area will be subject to the Comprehensive Plan. 1st MEETING 12 August 1976 Philosophical Resolution 1 Classification System Open Space Concept King County designations for unincorporated planning area 2nd MEETING 3rd MEETING 4th MEETING 5th MEETING 2 September 9 September 16 September 30 September Study Areas #1, 2, 3 WORK MEETING FLOW CHART Study Area #4 Study Area #5 Study Areas #6, 7 1.41 [-- Preparation of EIS by Staff PUBLIC HEARING ALTERNATIVE #1 ALTERNATIVE #2 LOW DENSITY: Single- family SINGLE - FAMILY: Residential areas residential areas; 0- 5 units per gross acre. MEDIUM DENSITY: Multiple - family characterized by single - family structures. MULTIPLE- FAMILY: Residential areas residential areas charac- terized by duplexes, tri- plexes and fourplexes; 6- 16 units per gross acre. HIGH DENSITY: Multiple- family characterized by multiple - family structures "ranging from duplexes to apartment buildings. _ residential areas charac- terized by apartment buildings; 17 - 30* units per gross acre. This alternative promotes grouping of complementary structures and provides a transition between low and high density living areas. RESIDENTIAL This alternative is evident in the existing plan. It encourages a mix- ture of multiple- family structures and does not provide a transition between high density apartment buildings and single - family homes. * Based on recent council deliberations and actions, 30 units per acre appears to be the peak density acceptable by that body. This alternative promotes the grouping of complementary uses and the establishment of designated office areas. OFFICE This alternative promotes the grouping of complementary uses but discourages the establishment of designated office areas. ALTERNATIVE #1 ALTERNATIVE #2 OFFICE: Professional and business office areas with similar compatible and complemen- tary uses. No designation (include all office uses in the retail category.) This alternative promotes the grouping of complementary uses and the establishment of designated office areas. OFFICE This alternative promotes the grouping of complementary uses but discourages the establishment of designated office areas. COMMMERCIAL This alternative promotes the grouping of complementary uses and maintains a high degree of managed flexibility for development of retail areas (as well as retail areas currently developed). It also discourages the establishment of designated office areas. ALTERNATIVE #3 RETAIL: Offices, retail commercial services and activities (excluding associated ware- housing), and compatible and complementary uses. « JAS. CRA %i:6l1�ZbM'PfR1!•"�('ks1R+f.!�h M'. l"?' A.. M! CR9ewaioC. ilMlauwtWlv�n�THAwswi +�+w.w«i.rvrw.wxnwrw�.w.a.�.. This alternative promotes the grouping of complementary uses and maintains a high degree of managed flexibility for • development of retail areas (as well as retail areas currently developed). It also promotes the establishment of designated office areas. This alternative effectively defines retail commercial activities with associated warehousing as industrial. It further restricts flexibility for development and discourages the estab- lishment of designated office areas. ALTERNATIVE #I ALTERNATIVE #2 RETAIL: Offices, commercial services, retail commercial activities with associated warehousing, and compatible and complemen- tary uses. • RETAIL: Commercial services and retail commercial activities with associated warehousing, and compatible and complemen- tary uses. COMMMERCIAL This alternative promotes the grouping of complementary uses and maintains a high degree of managed flexibility for development of retail areas (as well as retail areas currently developed). It also discourages the establishment of designated office areas. ALTERNATIVE #3 RETAIL: Offices, retail commercial services and activities (excluding associated ware- housing), and compatible and complementary uses. « JAS. CRA %i:6l1�ZbM'PfR1!•"�('ks1R+f.!�h M'. l"?' A.. M! CR9ewaioC. ilMlauwtWlv�n�THAwswi +�+w.w«i.rvrw.wxnwrw�.w.a.�.. This alternative promotes the grouping of complementary uses and maintains a high degree of managed flexibility for • development of retail areas (as well as retail areas currently developed). It also promotes the establishment of designated office areas. This alternative effectively defines retail commercial activities with associated warehousing as industrial. It further restricts flexibility for development and discourages the estab- lishment of designated office areas. ALTERNATIVE #1 ALTERNATIVE #2 LIGHT INDUSTRY: Industrial areas INDUSTRIAL: Distributive warehousing, characterized by distributive and light manufacturing uses, commercial and office uses. HEAVY INDUSTRY: Industrial areas characterized by heavy or bulk manufacturing uses, distributive and light man- ufacturing uses, commercial and office uses. . manufacturing, and related or supportive compatible and com- plementary uses. . INDUSTRIAL This alternative promotes the "cascade" approach to land use (maximum flexibil- ity) and discourages the grouping of compatible and complementary uses (growth management). It also discourages the establishment of designated office areas as well as commercial areas, hence defeating the Objectives and Policies of the Commerce /Industry Element. This alternative does not discriminate between light and heavy industry, but 1 .rather, promotes the grouping of those industrial and service uses which are compa' tible and complementary. It does, however, conflict with Policy 3 under Objective 6 of the Commerce /Industry Element. ALTERNATIVE # 1 ALTERNATIVE # 2 ALTERNATIVE # 3 PUBLIC LANDS: All lands in public ownership, such as schools, parks, and governmental offices. (This category would be a classification on the map.) OPEN SPACE: Land areas of unique and /or fragile natural characteristics which development must respond to. This would not necessarily pre- clude development. (This category would not be a classification on the map but, rather, would be on an overlay.) OPEN SPACE: All lands in public ownership, such as schools, parks, and governmental offices and those land areas of unique and /or fragile natural characteristics which development must respond to. Develop- ment must be of low - intensity character with minor alterations of the natural charac- teristics. (This category would be a classification on the map.) OPEN SPACE: All lands in public ownership, such as schools, parks, and governmental offices and those land areas of unique and /or fragile natural characteristics which development must respond to. This would not necessarily preclude development. (This category would not be a classification on the map but, rather, would be on an overlay.) ALTERNATIVE # 4 NONE (This alternative would eliminate the concept of open space and environ- mentally sensitive areas.) This alternative would employ a Public Lands designation, as defined above, and recog- nize, through an overlay of the map, the Open Space con - cept without precluding rational development. OPEN SPACE This alternative would explicitly designate both public and private lands as Open Space and would necessarily restrict development to very low - intensity uses such as single - family homes. This alternative would recognize, through an overlay of the map, the Open Space concept with- out precluding rational development but would fail to recognize Public Lands. This alternative would fail to recognize the Open Space concept as well as Public Lands. THE KOLL ccommtiar CONTRACTOR August 6, 1976 C Mr. Kjell Stoknes Director Department of Community Development 6230 Southcenter Boulevard Tukwila, WA 98067 Dear Mr. Stoknes: R ECEIV(n AUG13 caY oF 1UKWILA After reviewing the different proposed Land Use Map revisions recom- mended by the various planning review committees, there are a couple areas of concern relative to our ownership of land in Tukwila. From a practical standpoint, I feel that changing the existing com- prehensive plan will create hardships for the landowner and the city. Why is the city even entertaining thoughts of altering a plan that has permitted the Tukwila area to enjoy an enviable reputation for controlled, quality development? It would seem to me that many valid objections to the current plan would be the only reason for . evaluating other alternative ideas. In the area of city comprehensive planning, change for the sake of change is unwarranted. The existing plan and zoning has allowed the city to attract both real estate developers and users that place stock in a well planned, esthet- ically appealing environment. The total environment to date is recog- nized as an example of a well conceived industrial /commercial business setting. The current zoning in conjunction with other planning controls has allowed a controlled flexibility of land development uses. The zoning permits the market within defined restrictions to dictate the highest and best use for the property. I feel that the market has per- formed admirably in directing examplary land development. Another area of specific concern is the proposed rezoning of our prop- erty on West Valley Highway and Strander Boulevard from Industrial to Retail. The existing zoning permits us to develop the property as dictated by the market need. We possess the latitude to develop the property as dictated by the market need. We possess the latitude to develop the property with industrial, office, retail, and /or combination of any. But a designation of a retail zoning accompanied by a compre- hensive plan depicting retail could severely restrict our current plan for the property. 2723 152nd Avenue N.E. • Redmond • Washington 98052 • (206) 885 -5765 Mr. Kjell Stoknes August 6, 1976 Page - 2 Personal regards,' OLL CO I.can appreciate the planning commissions interest in• improving. land. use and /or planning, but. the existing, scheme has created commendable ':''results. I adamantly oppose any revisions'to planning that' diminish the land owner's rights. Edgar D. Bauch, Mayor CITY of TUKWILA 6230 SOUTHCENTER BLVD. TUKWILA, WASHINGTON 98067 DEPARTMENT OF COMMUNITY DEVELOPMENT PLANNING COMMISSION Minutes of the Meeting, 22 July 1976. Commissioner Kirsop arrived at 8:08 P.M. The regular July meeting of the Tukwila. Planning Commission was called to order at 8:05 P.M. by Chairman Mettler with Commissioners Richards, Link, Bohrer and West present. Kjell Stoknes, Fred Satterstrom and Gary Crutchfield represented the Planning Department. • Chairman Mettler called for approval of minutes. Motion by Mr. Link, seconded by Mr. West and carried to approve the minutes of the 24 June regular meeting and 8 July special meeting as prepared. III. City Council Actions Mr. Crutchfield read the Staff Report explaining Council actions regarding planning - related matters during the past month. IV. OLD BUSINESS Comprehensive Land Use Maps Mr. Satterstrom read the Staff Report explaining the necessity to schedule the next work meeting on the maps. Mr. Crutchfield informed the Commission of Commissioner Bowen's desire to use all maps in the work meetings and, if the rest of the Commission so desires, to meet every Thursday until the map is finished. Commission discussed their meeting schedule for the rest of the summer noting it would be difficult to get all Commissioners every Thursday. General concensus of Commissioners present to meet every other Thursday with the next work meeting scheduled for 12 August 1976. Planning Commission Minutes Page 2 22 July 1976 Fill Permit Application - Seattle City Light Mr. Satterstrom read the Staff Report and referred to the Staff Report provided to the Commission on 27 May 1976. Displayed map depicting original properties and explained chronology of events since the property was annexed up to the present. Mr. Larry Hard, Deputy City Attorney, explained the duties of the Commission as set forth by Chapter 18.98 (TMC), the appeal process and that none of the Commis- sioners are personally liable for their actions. Their duty is to consider what is best for the community with an open mind and make the best possible decision they are capable of. Mr. Walter Williams, attorney for Seattle City Light, stated he was not aware of any threats of lawsuit although the possibility remains. Added the following major points to Mr. Satterstrom's chronology of events: — Dedication of 30 foot strip of land for construction of Strander Boulevard. — Granting of sewer easement in vicinity of Andover Park West. — Problems between City Light and Puget Power. — Letter from former Mayor Stan Minkler assuring that construction of Andover Park West would not block drainage of the property. — Participation in LID #21 and #22. — Rezoning of property to CM. Mr. Williams displayed drawing of pond indicating location of a 12 -inch drainage culvert under Andover Park West. Asserted the construction of Andover Park West blocked both ends of the culvert thus blocking drainage of the property. Noted the storm sewer stubs installed in conjunction with construction of street are at elevation 22.0 and can't be utilized unless the property is filled to that elevation. Noted the deepest part of pond is, at present, 4 feet. During flooding last December, it reached a depth of about 10 feet due to back -up of floodwaters through storm drain system. Displayed several photos depicting the growth of the pond from March 1966 to the present. Noted the pond formed between January and March 1974 following construc- tion of Andover Park West. City Light was not concerned about the forming of the pond since they anticipated filling it upon completion of the roadway and storm sewer system. Pointed out vegetation on the pond site, asserting much of it was dying. Water quality analysis had been done but City Light experts had been unable to make accurate conclusions or projections from it. Generally concluded that water quality decreases during the dry season due to increase in dissolved oxygen. Water is not good for human consumption or recreational use. Continued explaining State law requires municipal utilities to sell surplus property at fair market value. Claimed nearly $2 million has been invested in this property in one form or another and City Light simply wants to fill it like all the surround- ing properties have done. The property cannot be sold with the pond. Planning Commission Minutes Page 3 22 July 1976 Mr. Leonard Steiner, 13239 N.E. 100th in Kirkland, member of Audobon Society, • quoted SEPA sections and referred to map promulgated by Soil Conservation Service which depicted areas of viable wildlife habitat desired to be maintained. The Tukwila Pond is a rare form of wetland in this part of the valley and should be retained. Noted that most new Comprehensive Plan efforts by cities include policies regarding the maintenance of open space and wildlife habitat. The Greenhead Gun Club, who • owned much of the property prior to Seattle City Light, operated a hunting lodge and the pond was obviously a viable wildlife habitat long before construction of Andover Park West. Many of the marshes in the valley have had fill placed near them resulting in increased water depth. Noted that several court cases have pointed out that ownership of wetlands does not include right to fill or destroy wetlands. Stated the Audobon Society does not wish to halt all industrial devel- opment, they merely desire to maintain the few viable wildlife habitat areas which remain. Ms. Sylvia Ludwig, 15150 - 65th Avenue South in Tukwila, stated she has been • visiting the pond for more than a year. Has positively identified 52 different species of waterfowl, 5 of which are rare in this area. A low estimate of water- fowl use would be about 3,000. Most of the trees are not dead and whether dead or not they provide excellent habitat for waterfowl. The water quality analysis, while certain with regard the waters' unfitness for human consumption or recreation, says nothing about its fitness for the pond's users -- waterfowl. Obviously is good quality, the waterfowl is there. Mr. Steiner noted the City of Tukwila is currently working on a new Comprehensive Plan and that the fill permit should be denied until such time as the new plan is done. Mr. Satterstrom noted the pond area, prior to construction of Andover Park West, was in fact wet and marshy and referred to 1966 photo. Referred to discussion of direct significant impacts as a result of the fill proposal which included: Earth: Proposed action would replace low depression containing pond with fill and make site relatively flat. Water: Draining pond would add one million cubic feet of water to storm sewer system. Fauna: Nearly all wildlife and wildlife habitat will be destroyed by pro- posed action. Major impact will be to waterfowl. Land Use: After filling, there will be little human use of property. Natural Resources: Approximately 418,500 cubic yards of fill will be excavated. Transportation: To dump required fill, about 30,000 to 35,000 truck trips will be required taking approximately 210 days with 160 truck trips daily. Could result in congestion and roadway surface failure. Aesthetics: Removal of pond will eliminate the contrast of Nature in an urban area. Planning Commission Page 4 Minutes 22 July 1976 Mr. Satterstrom reiterated that Staff's recommendation was, in the spirit of SEPA, to mitigate the identified direct significant impacts. Mr. Arthur Lane, attorney representing Seattle City Light, referred to LID agreements in 1973, participation in costs and elevation of storm sewer stubs obviously support the assumption that the property would be filled. Mr. Walter Williams stated the pond area was dry when owned by the Greenhead Gun Club which piped water from the hill to form the marsh. Mr. Al Pieper, 17083 - 53rd Avenue South, stated he has lived at his residence for the past 25 years. His residence looks over the valley and the pond. Assured the Commission that the pond has been in existence for many years prior to 1973. Mr. Hard stated, in response to the Commission's inquiry, that the City of Tukwila has fulfilled all obligations of the rezoning. Considerable discussion ensued between the attorneys present regarding the obligations and drainage. Considerable discussion ensued among Commissioners and attorneys regarding previous filling of portions of the property and drainage problems. Mr. Stoknes pointed out that the discussion was centering on legal points which cannot be resolved at this level. The matter at hand is the fill permit applica- tion in consideration of the Environmental Impact Statement. Some discussion followed regarding surplusing of property and fair market values. Motion by Mr. Bohrer and seconded by Mr. West to deny the permit application. Mr. Bohrer stated the motion is based on the fact there is no intended use proposed, hence the impact of development cannot be assessed. Development alternatives which incorporated the pond would be irretrievably lost if the permit is issued. The Comprehensive Plan, which has been reviewed by both the Planning Commission and City Council and is intended to be adopted, contains policies in both the Natural Environment and Open Space elements relating to the discouragement of the filling of lands when not in conjunciton with development plans. The proposed fill carries with it significant adverse environmental impacts as identified in the EIS. Mr. Link, in discussion on the motion, stated that part of the City Light property has been filled for many years and the pond, without fresh water, will deteriorate. Stated his objection to the motion for denial of the permit. Mr. Bohrer called for the question. MOTION FAILED. Ayes: 2, Nays: 3 After some discussion, motion by Mr. Richards to issue the fill permit with the stipulations recommended in the Staff Report. Mr. Roy Murray, Seattle City Light, stated the fill permit with the proposed conditions was useless to Seattle City Light. Emphatically stated the matter is an "either -or" situation. Planning Commission Minutes Mr. Richards withdrew his motion. Motion by Mr. Richards, seconded by Mr. Bohrer to deny the fill permit applica- tion. MOTION PASSED with Mr. Link voting NO. PUBLIC HEARING - REZONE (Farrell) Mr. Crutchfield noted the applicant was not present. Commission agreed to postpone the hearing to allow the applicant to be present and Chairman Mettler directed Staff to notify the applicant and nearby property owners of the new hearing date. PUBLIC HEARING - REZONE (Lutes) Mr. Crutchfield read the Staff Report on this item and Chairman Mettler opened the public hearing at 11:15 P.M. Mr. Burton Lutes, 13903 Interurban Avenue South, stated he desires commercial zoning on his land which is level with Interurban Avenue. The new Comprehensive Plan indicates commercial use to the toe of the slope and he anticipates no disruption of the slope in conjunction with development. Commissioners discussed maintenance of the hillside and its present wooded character. There being no further comments, Chairman Mettler closed the hearing at 11:25 P.M. Motion by Mr. Bohrer, seconded by Mr. Link and carried that based on the findings and conclusions of the Staff Report, the Commission recommends the City Council rezone the ,land from R -1 -7.2 to C -2 with the stipulation that any development of the property classified for commercial use by this action shall not permit excava- tion of the land lying above elevation 25, the original toe of slope. PUBLIC HEARING - COMMUNITY DEVELOPMENT PLAN Chairman Mettler, due to the late hour and to allow Staff time to prepare a final draft, postponed the hearing on this matter until the next regular meeting in August. BOARD OF ARCHITECTURAL REVIEW Site Plan - Segale #752 Mr. Crutchfield read the Staff Report noting the proposed 60 -foot curb cut. Mr. George Hall, Segale Business Park, explained Andover Park West is a private street within Segale Business Park. Commissioners discussed application of Section 18.56.040 (TMC) to private streets and concluded it was appropriate. ..,. . Page 5 22 July 1976 Planning Commission Minutes Motion by Mr. Kirsop, seconded by Mr. Link and carried to approve the plan subject to the following stipulations: 1. Curb cuts shall comply with Section 18.56.040 (TMC). 2. Landscaping shall conform to Master Landscape Plan previously approved. 3. Staff review of elevations. Site Plan - Fiberchem Mr. Richards excused himself from participation in this matter. Mr. Crutchfield read the Staff Report noting the Andover ACC will be reviewing this item in the near future and expressed concern regarding possible future expansion. Motion by Mr. Kirsop, seconded by Mr. Link and carried to approve the plan with the following stipulations: 1. Any additional future expansion will be subject to ensuring provision of adequate parking space and truck maneuvering space. 2. Review and approval by Planning Commission of detailed landscape. plan. 3. Compliance with any conditions imposed by the Andover Architectural Control Commission (ACC). Chairman Mettler noted the work meeting scheduled for Thursday, 12 August.1976, to work on:•the Comprehensive Land Use Maps. There being no further business, motion by Mr. Link, seconded by Mr. Kirsop and carried to adjourn the regular meeting. . Chairman Mettler adjourned the regular July meeting at 12:15 P.M. Minutes pr; pared by: Gary utchfi =1d Assistant P1.nner Hans West, Secretary Tukwila Planning Commission 6144' Page 6 22 July 1976 Edgar D. Bauch, Mayor CITY or TUKWILA 6230 SOUTHCENTER BLVD. TUKWILA, WASHINGTON 98067 PLANNING DEPARTMENT PLANNING COMMISSION Minutes of Special Meeting, 8 July 1976. This Special Meeting of the Planning Commission was scheduled to reconvene the public hearing on the Comprehensive Land Use Map recessed at the previous regular meeting conducted 24 June 1976. The meeting was called to order by Chairman Mettler at 8:10 P.M. with Commissioners Richards, Bohrer, Link, and Bowen pre - sent. Kjell Stoknes, Fred Satterstrom and Gary Crutchfield represented the Planning Department. Chairman Mettler, in reconvening the hearing, explained that insofar as the Commission has conducted this hearing at three meetings already and in an effort to allow everyone to speak yet wrap up the hearing tonight, each person desiring to comment will be limited to one 5- minute presentation. Once all comments have been received, the hearing will be closed and the Commission will begin a work session which will be open to public view but may be closed to public comment. Added that a new public hearing will be conducted once the Commission completes its work sessions. Kjell Stoknes read letter dated 29 June 1976 from James W. Davenport, attorney representing the Tri -Land Corporation. (A copy is attached as a part of. these minutes.) Chairman Mettler noted that he had attended a couple of the Citizen Committee's meetings and it was explained at that time that any part of the committee product or recommendation was subject to alteration by either the Commission or Council through the common decision- making process. Mr. Bruce Solly, Segale Business Park, referred to the phrase "steep slope" as used in the text of the goals and policies. Displayed a drawing of the slope behind Levitz, explaining its history and stated he felt it had done a lot of good for the City and the surrounding properties. Pointed out that Andover Park West should be a secondary arterial just as Andover Park East is designated by the Circulation Map. Also stated 57th Avenue, south of 180th Street, should be designated at least as a collector arterial. Minutes epared by: Gary Crutch ield Assistant P anner • Planning Commission's Minutes of Special Meeting 4) Mr. Solly expressed some concern regarding the Open Space Overlay which appears to declare the 200 -foot Shoreline area as open space. Stated the concern regards exactly what distance is intended. Considerable discussion followed among Commissioner Bohrer and Fred Satterstrom as to the intent of the open space committee in their inclusion of the shoreline area on the Open Space Overlay. Commissioner Bohrer felt the committee, at least, considered the setback dimen- sions of the Shoreline Program to be inadequate. General consensus among Commis- sioners to refer to the Shoreline Program in future work sessions on the maps. Mrs. JoAnn Davis, 5916 - 59th Avenue South, displayed an aerial photo of the vicinity of 59th Avenue South and noted the proposed multiple- family designations would permit apartments very near the Tukwila Elementary School. Further stated that as a City Councilmember at the time the Comprehensive Plan review was initiated, it has always been her impression that the 1967'plan was too generous with apartments and that the update should reduce that potential level of apartments. There being no further audience comments, Chairman Mettler closed the public hearing at 8:45 P.M. Motion by Mr. Bowen, seconded by Mr. Richards and carried to adjourn the Special. Meeting and commence a work meeting on the Comprehensive Land Use Maps. Chairman Mettler adjourned the Special Meeting at 8:45 P.M. Hans West, Secretary Tukwila Planning Commission Page 2 8 July 1976 CI"T"Y of TUKWILA 6230 SOUTHCENTER BLVD. TUKWILA, WASHINGTON 98067 PLANNING DEPARTMENT PLANNING COMMISSION Minutes of Special Meeting, 8 July 1976. Edgar D. Bauch, Mayor This Special Meeting of the Planning Commission was scheduled to reconvene the public hearing on the Comprehensive Land Use Map recessed at the previous regular meeting conducted 24 June 1976. The meeting was called to order by Chairman Mettler at 8:10 P.M. with Commissioners Richards, Bohrer, Link, and Bowen pre- sent. Kjell Stoknes, Fred Satterstrom and Gary Crutchfield represented the Planning Department. Chairman Mettler, in reconvening the hearing, explained that insofar as the Commission has conducted this hearing at three meetings already and in an effort to allow everyone to speak yet wrap up the hearing tonight, each person desiring to comment will be limited to one 5- minute presentation. Once all comments have been received, the hearing will be closed and the Commission will begin a work session which will be open to public view but may be closed to public comment. Added that a new public hearing will be conducted once the Commission,ccompletes its work sessions. Kjell Stoknes read letter dated 29 June 1976 from James W. Davenport, attorney representing the Tri -Land Corporation. (A copy is attached as a part of these minutes.) Chairman Mettler noted that he had attended a couple of the Citizen Committee's meetings and it was explained at that time that any part of the committee product or recommendation was subject to alteration by either the Commission or Council through the common decision- making process. Mr. Bruce Solly, Segale Business Park, referred to the phrase "steep slope" as used in the text of the goals and policies. Displayed a drawing of the slope behind Levitz, explaining its history and stated he felt it had done a lot of good for the City and the surrounding properties. Pointed out that Andover Park West should be a secondary arterial just as Andover Park East is designated by the Circulation Map. Also stated 57th Avenue, south of 180th Street, should be designated at least as a collector arterial. Planning Commission Minutes of Special Meeting Page 2 8 July 1976 Mr. Solly expressed some concern regarding the Open Space Overlay which appears to declare the 200 -foot Shoreline area as open space. Stated the concern regards exactly what distance is intended. Considerable discussion followed among Commissioner Bohrer and Fred Satterstrom as to the intent of the open space committee in their inclusion of the shoreline area on the Open Space Overlay. Commissioner Bohrer felt the committee, at least, considered the setback dimen- sions of the Shoreline Program to be inadequate. General consensus among Commis- sioners to refer to the Shoreline Program in future work sessions on the maps. Mrs. JoAnn Davis, 5916 - 59th Avenue South, displayed an aerial photo of the vicinity of 59th Avenue South and noted the proposed multiple - family designations would permit apartments very near the Tukwila Elementary School. Further stated that as a City Councilmember at the time the Comprehensive Plan review was initiated, . it has always been her impression that the 1967 plan was too generous with apartments and that the update should reduce that potential level of apartments. There being no further audience comments, Chairman Mettler closed the public hearing at 8:45 P.M. Motion by Mr. Bowen, seconded by Mr. Richards and carried to adjourn the Special Meeting and commence a work meeting on the Comprehensive Land Use Maps. Chairman Mettler adjourned the Special Meeting at 8:45 P.M. Minutes epared by: Gary Crutch ield Assistant P anner Hans West, Secretary Tukwila Planning Commission CHARLES W, SHEPHERD JAMES W, DAVENPORT SHEPHERD £3 DAVENPORT ATTORNEYS AT LAW 112 THIRD AVENUE SOUTH EDMONDS, WASHINGTON 98020 June 29, 1976 Planning Commission City of Tukwila 14475 - 59th Avenue South Tukwila, Washington 98067 Attention: Mr. Ronald Mettler, Chairman Reference: Comprehensive Plan AREA CODE 206 TELEPHONE: 776 -1155 Dear Mr. Mettler: On June 24, 1976, I appeared before the Planning Com- mission on behalf of William E. Boeing, Jr. and the Tri -Land Corporation, at which time you were conducting a public hear- ing regarding a proposed revision to Tukwila's existing Com- prehensive Land Use Plan. The purpose of this letter is to provide the Planning Commission with a summary of my clients' position on the matter, and I request that this letter be made a part of the record of the proceedings. My clients are very satisfied with the existing Compre- hensive Plan as far as their properties are effected, and desire that no amendments be made to the Plan. However, if an amend- ment were to be made, it appears that my clients' possible uses of their lands would not be diminished if the Citizens Committee's Land Use Map (a composite) dated June 22, 1976, were followed. On the other hand, the Proposed Land Use Map dated May 20, 1976, which was developed by the planning staff would have a severely restrictive effect on my clients' use of their lands, and they therefore object to that plan's being adopted. Both the Committee's map and the staff's proposed map were displayed at the hearing, but I stated then and restate now that the staff's map should not have been considered at all because it was not produced in accordance with the City Council's Resolution No. 504. As you know, this resolution set forth in great detail the planning process to be followed in the develop- ment of a revision to the existing plan for the City Council to City of Tukwila Planning Commission June 29, 1976 Page Two consider. The planning staff was given a role to play in the preparation of element plans; but these plans were to be reviewed by citizen groups, and the elements as finally approved by such groups would constitute the Comprehensive Plan. There was no authority given to the planning staff which would supercede the decision-making powers of the citizen groups; and, therefore, the Proposed Land Use Map which was displayed at the public hearing was not only spurious, but any further refer- ence to it may place in question the legality of any plan subse- quently adopted by the Council. JWD:jd cc: Mr. William E. Boeing, Jr Tri-Land Corporation Sincerely, James W. Davenport NOTICE Notice is hereby given that the Public Hearing for the proposed Comprehensive Land Use .Map has been recessed by the Planning Commission and is scheduled to reconvene at 8:00 P.M., Thursday, 8 July 1976 at the City Hall Council Chambers, 14475 - 59th Avenue South. For further information contact the Tukwila Planning Department. Posted at City Hall Z. gall 11% Delivered to Renton Record- Chronicle 2 ofaci .�g16 Affidavit of Publication STATE OF WASHINGTON COUNTY OF KING ss. Barbera... Caapagns being first duly sworn on oath, deposes and says that .g.be. is the ... chief ..:Clerk of THE RENTON RECORD- CHRONICLE, a newspaper published four (4) times a week. That said newspaper is a legal newspaper and it is now and has been for more than six months prior to the date of publication referred to, printed and published in the English language continually as a news- paper published four (4) times a week in Kent, King County, Washington, and it is now and during all of said time was printed in an office maintained at the aforesaid place of publication of said newspaper. That the Renton Record - Chronicle has been approved as a legal newspaper by order of the Superior Court of the County in which it is published, to -wit, King County, Washington. That the annexed is a NOW Planning as it was published in regular issues (and not in supplement form of said newspaper) once each issue for a period of tun consecutive issues, commencing on the 7 day of July ,19.76....,andendingthe lit day of July ,19. 76, both dates inclu?;ive, and that such newspaper was regularly distributed to its sub- scribers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of $14...56., which has been paid in full at the rate of per folio of one hundred words for the first insertion and per folio of one hundred words for each subsequent insertion. v ) July , 19.76 V.P.C. Form No. 87 chief _clerk Subscribed and sworn to before me this 14 day of GG Notary Public in and for the State of Was ' ngton, residing at Kent, King County. — Passed by the Legislature, 1955, known as Senate Bill 281, effective June 9th, 1955. — Western Union Telegraph Co. rules for counting words and figures, adopted by the newspapers of the State. CHARLES W.SHEPHERD JAMES W. DAVENPORT Dear Mr. Mettler: June 29, 1976 Planning Commission City of Tukwila 14475 - 59th Avenue South Tukwila, Washington 98067 Attention: Mr. Ronald Mettler, Chairman Reference: Comprehensive Plan .SHEPHERD 8 DAVENPORT ATTORNEYS AT LAW 112 THIRD AVENUE SOUTH EDMONDS, WASHINGTON 98020 AREA CODE 206 TELEPHONE: 776.1155 On June 24, 1976, I appeared before the Planning Com- mission on behalf of William E. Boeing, Jr. and the Tri -Land Corporation, at which time you were conducting a public hear- ing regarding a proposed revision to Tukwila's existing Com- prehensive Land Use Plan. The purpose of this letter is to provide the Planning Commission with a summary of my clients' position on the matter, and I request that this letter be made a part of the record of the proceedings. My clients are very satisfied with the existing Compre- hensive Plan as far as their properties are effected, . and desire that no amendments be made to the Plan. However, if an amend- ment were to be made, it appears that my clients' possible uses of their lands would not be diminished if the Citizens Committee's Land Use Map (a composite) dated June 22, 1976, were followed. On the other hand, the Proposed Land Use Map dated May 20, 1976, which was developed by the planning staff would have a severely restrictive effect on my clients' use of their lands, and they therefore object to that plan's being adopted. Both the Committee's map and the staff's proposed map were displayed at the hearing, but I stated then and restate now that the staff's map should not have been considered at all because it was not produced in accordance with the City Council's Resolution No. 504. As you know, this resolution set forth in great detail the planning process to be followed in the develop- ment of a revision to the existing plan for the City Council to City of Tukwila Planning Commission June 29, 1976 Page Two consider. The planning staff was given a role to play in the preparation of element plans; but these plans were to be reviewed by citizen groups, and the elements as finally approved by such groups would constitute the Comprehensive Plan. There was no authority given to the planning staff which would supercede the decision - making powers of the citizen groups; and, therefore, the Proposed Land Use Map which was displayed at the public hearing was not only spurious, but any further refer- ence to it may place in question the legality of any plan subse- quently adopted by the Council. JWD:jd cc: Mr. William E. Boeing, Jr Tri -Land Corporation Sincerely, 111 .f�L /James W. Davenport CABOT, CABOT a FORBES 1003 ANDOVER PARK EAST, TUKWILA, WASHINGTON 98188 June 24, 1976 City of Tukwila Planning Commission Tukwila, Washington Gentlemen: Unfortunately, I have been called out of town on personal business and cannot attend the Planning Commission meeting this evening to personally express our observations regarding the proposed changes in land use designations in the new City of Tukwila Comprehensive Plan. Existing industrial zoning provides controlled flexibility of land use within the industrial areas south of Interstate 405 and east of Interstate 5. The proposed land use map goes beyond existing zoning in restricting possible property use and potentially can cause substantial economic loss to property owners, loss of potential Tukwila City revenue sources, and unnecessary litigation between the City of Tukwila and those property owners affected. Without going into a long discussion of specific details, I feel that it would be in the best interest of both the City of Tukwila and private property owner corporate citizens to continue the existing 1967 land use map and zoning for the property located south of Interstate 405 and east of Interstate 5. This plan allows property use to fit within natural forces of the marketplace without additional government restrictions and has resulted in an excellent business community. Further restrictions could only lead to artificial interference with those factors which have made Tukwila an excellent place for the 18 companies and 600 employees to which Cabot, Cabot & Forbes has leased building space over the last three years. Sincerely, J. Thomas Bernard General Manager cc: Kjell Stoknes 206 575 -0310 A SUBSIDIARY OF CABOT. CABOT & FORBES CO.. BOSTON. MASSACHUSETTS OTHER SUBSIDIARIES IN: PHILADELPHIA, LANHAM, MD.. RICHMOND, WINTERGREEN. VA. BATON ROUGE, PHOENIX. TUCSON. LOS ANGELES. COMPTON. IRVINE. SANTA ANA, SAN DIEGO. SAN FRANCISCO AND SEATTLE itwirv Bruce I?.21 fr.Cnnn Pr•usidrnt City Planning Commission City of Tukwila Tukwila, Washington 98067 McCANN DEVELOPMENT CORP. 8013 Perimeter Road South Sonttle,Washington 80108 June 24, 1976 Attention: Kjell Stoknes Subject: Proposed City of Tukwila Comprehensive Plan Gentlemen: Our company represents substantial real estate development interests within the City of Tukwila. We have been involved as developers and principals in the creation of real estate in the Southcenter area since 1960. In our view, Tukwila's "constructive expansion" has evolved through the existing comprehensive plan. It is our opinion that the existing comprehensive plan and applicable zoning has well served the community of Tukwila. Real estate development has taken place in a "free market" environment which produced growth based on the highest and best use of property. It is our understanding that the proposed comprehensive plan could possibly lead to a restructuring of uses permitted under existing zoning ordinances. We find this potential restrictive, future condition to be adverse to the welfare of the community. Along with many of the properties we have been developing north of South 180th Street, we are currently involved with the creation of Southcenter South Industrial Park. In this development we see where the operation of economic pressures will bring about a continued up- grading of land use as said land becomes more valuable. This natural process occurs through the imposition of the existing comprehensive plan and zoning on the property. Many illustrations can be given which substantiate the benefits flowing to Tukwila from said process. Land which is zoned for manufacturing and distribu- tion has matured in value and importance allowing a mixture of development, all of which is compatible, ranging from warehousing to retail and professional service establishments. Thus, the existing comprehensive plan has allowed the "free market" to operate successfully. priaarl ' i*'"r .:.r:$ ,-'"%1i } ;4...s 4- ,∎.:N:�: r`:.'tArjf.+r �K�r.;;.:? sY >.Nxy��`1f t A, City Planning Commission BEM /mm • Page Two June 24, 1976 The City of Tukwila can be proud of its reputation as one of the nation' outstanding growth areas. Because the existing comprehensive plan has served Tukwila well, we respectfully urge the Planning Staff and Planning Commission to retain the existing plan. Sincerely yours, Bruce E. McCann President June 22, 1976 CEIVE JUN 22 1976 CITY OF TUKWILA Mr. Kjell Stoknes, Planning Director City of Tukwila 14475 59th Avenue South Tukwila, Washington 98067 Dear Mr. Stoknes: SOUTHCENTER P.O. Box 223g Seattle, Wash. 98111 I Ito E161T4 12510 Having reviewed the Proposed Land Use Map for the City of Tukwila, dated May 7, 1976, Southcenter wishes to express its opinion on this subject. 344 -7080 As we review the proposed Land Use Plan and what is to be accomplished by the changes, it is hard for us to understand what is to be gained at this late date in the supposedly up- grading of the Land Use Plan. It is our opinion that there are very few cities in the country enjoy such outstanding develop- ments as the Industrial Park and retailing facilities as those in Tukwila. This did not happen by chance but through an intensive program of quality development by the land owners and the city. We must wonder what prompts these major changes after a successful direction has been established. The changes shown will create unnecessary conflicts with already developed land wherein those pioneering this fine development would bear the burden of un- necessary economic hardships at some later date should they wish to expand. As an example, The Bon Marche and J. C. Penney's Distribution Centers would be in conflict with the new zoning. You must be aware that those two facilities prompted the migration of sophisticated warehouse facilities to this area by Frederick & Nelson, Nordstrom and others. Now the two pio- neers find that their locations would be in conflict with the new plan and could suffer undue economic hardships and could make their future plans for the ex- pansion of their buildings economically unworkable. What is to be gained -- where would anyone find a finer controlled development than the Tukwila Industrial Park and the retailing facilities? Tukwila has done a remarkable job to date. I can assure you that throughout the nation it stands out as an example of good planning and controlled development. In my travels throughout the country, I am constantly being reminded of the fine program of development in the Tukwila area. Mr. Kjell Stokness Thanks .you. -2- MEB :lb cc: Mr. William Boeing, Jr. Mr. Harold Iverson Mr. Charles Baker, Tukwila Industrial Council June 22, 1976 Due to the fact that over the years Allied Stores has been one of the strong promoters of this area, we cannot understand why there should be major changes just for the sake of changing. If the present program had not pro- duced outstanding results, it would be understandable, but that is not the case. It is our feeling that the money spent for this program could be . better spent on other improvements for the city. Due to our investment and intense interest in the growth of Tukwila, it is mandatory that we express our concern. Very truly yours, M. E. Boys Executive Vice President r ." - - r` BURLINGTON NORTHERN {r +ft't:ti:t1s':ti INDUSTRIAL DEVELOPMENT AND PROPERTY MANAGEMENT DEPARTMENT Planning Commission City of Tukwila Tukwila, Washington 98168 Gentlemen: Lobby 2 Central Building Seattle, Washington 98104 Telephone (206) 624 -1900 May 26, 1976 Please refer to the proposed adoption of a new land use map covering the properties within the City. Glacier Park Company is the owner of approximately 90 acres lying east of the main line railways and south of the race track. Glacier Park Company desires this property be classified M -2 Heavy Industrial Zoning. The reason for requesting this zoning is to keep it in a similar type of zoning of that portion of the Glacier Park Company property immediately south of the city limits and which parcel of land is located within the city limits of Renton. The specific reason for requesting "Heavy Industrial Zoning" is to have this particular category of property available for those special industries requiring such zoning and for which there is a definite scarcity at the moment and a need for such zoning. Very truly yours, J. J. Gordon, Manager Property Management By: it R. M. Boyd Assistant Manager Property Management RMB :ek File: Orillia, WA Zoning Codes for Tukwila Edgar D. Bauch, Mayor CITY Or TUKWILA 6230 SOUTHCENTER BLVD. TUKWILA, WASHINGTON 98067 PLANNING DEPARTMENT PLANNING COMI'i I SS I ON Minutes of the Meeting, 24 June 1976. The regular June meeting of the Tukwila Planning Commission was called to order at 8:10 P.M. by Chairman Mettler with Commissioners Richards, Bowen, Bohrer, West and Kirsop present. Kjell Stoknes, Fred Satterstrom and Gary Crutchfield represented the Planning Department. Motion by Mr. Richards, seconded by Mr. Bohrer and carried to approve the minutes of the 27 May and 10 June meetings as prepared. Mr. Crutchfield noted the Planning Department had received a letter requesting that page 2 of the 22 April minutes be amended to delete the reference to McCann Development Company as owner of the Southcenter West Industrial Park. Motion by Mr. Kirsop, seconded by Mr. Bohrer and carried to amend the minutes of the 22.. 1976 meeting per the written request. (A copy of that letter is attached to these minutes.) CITY COUNCIL ACTIONS Mr. Crutchfield read the Staff Report informing the Commission of recent Council actions regarding planning - related matters. FILL PERMIT APPLICATION - SEATTLE CITY LIGHT Mr. Satterstrom read the Staff Report explaining that water quality samples of the pond were in the process of being obtained. Read letter from Gordon Vickery, Seattle City Light, requesting the Commission's action be deferred until the regular July meeting and waiving the 30 -day requirement of Section 18.32.040 TMC. Chairman Mettler made a specific request that the City Attorney be present at the. regular July meeting. Motion by Mr. Bohrer, seconded by P4r. Bowen and carried to delay action on this matter until the regular July meeting. Planning Commission Minutes Page 2 24 June 1976 Due to the large number of people in attendance for the proposed hearing under NEW BUSINESS, motion by Mr. Bowen, seconded by Mr. Kirsop and carried to amend the agenda to consider Item VA next. PUBLIC HEARING: REZONE from R -1 -9.6 to R -1 -7.2 (Kloppel) Mr. Crutchfield read the Findings, Conclusions and Recommendation of the Staff Report and explained location of the .site and the nature of the proposal. Chairman Mettler opened the Public Hearing at 8:32 P.M. Mr. Gordon Kloppel, 16444 - 51st Avenue South, stated his intention to develop a good single - family home project and that a storm drainage system is being devised by his engineers which will satisfy the reservations expressed in the Staff Report regarding storm run -off. Mr. Richard LaShance, 16426 - 51st Avenue South, asked what kind of lot lay -out is proposed. Mr. Crutchfield displayed a preliminary plat drawing which depicted 14 lots at 7200 square feet each. Mr. Kloppel explained the layout and utilities stating very few trees would be removed. Mr. George Leeds, 5207 South 164th, stated his desire to retain as much green area as possible and felt that lots of less than 10,000 square feet are undesirable. Mrs. Kloppel, 16444 - 51st Avenue South, stated the woods as they are now con- stitute a fire hazard and there currently is inadequate fire protection. Mr. LaShance asked what kind of homes would be built. Mr. Kloppel stated he intends to develop split -level homes of about 12-14,000 square feet worth about $40,000 each. Mrs. Lois Pack, 5149 South 164th, stated her rear yard is very near the north boundary of the site and it is very wet and soggy ground. Mr. Farrel Tacket, 5317 South 164th, stated the property values of smaller lots would decrease the value of the existing larger lots and that 9600 is more desir- able. Mrs. Pack stated there is a lot of undeveloped land in this immediate area and if this site is developed at 7200 then the rest of the undeveloped land would develop likewise. Mrs. Ruth Leeds, 5207 South 164th, stated 9600 lots are small enough and it is important to maintain the 9600 lot size as minimum. Mr. LaShance asked what kind of control does the City have on types of buildings and the development in general. Planning Commission Minutes Mr. Stoknes confirmed that as the reason. Page 3 24 June 1976 Mr. Crutchfield stated the City has no real control on the type of building be it a rambler, split -level or tri- level. Noted also that in all candor many of the trees would be removed to accomodate the street, utilities, driveways, building and lawn areas. Mr. Stoknes noted the Planning Commission could place some restriction on the character of the development through the platting process. Mr. LaShance asked what control the City has on the value of the homes. Mr. Stoknes explained that is completely out of the City's realm of authority. There being no further audience comments Chairman Mettler closed the public hearing at 8:50 P.M. Mr. Bohrer asked what beneficial gains were to be realized by 7200 zoning. Mr. Kloppel stated 3 additional lots could be developed within the proposed plat than could be at 9600 zoning and the economics are obvious. Motion by Mr. Bowen and seconded by Mr. Richards that based on the conclusions of the Staff Report and the conclusion that the terrain in this area will not properly accept the proposed density increase and that R -1 -9.6 zoning should be maintained, the Commission deny the rezone request. Motion carried unanimously. RECESSED PUBLIC HEARING: Comprehensive Land Use Maps Chairman Mettler explained this was a continuation of the public hearing conducted on 27 May and 10 June and requested that comments not be repetitive of the comments received previously. Mr. Satterstrom read the Staff Report suggesting the Commission, at such time as the entire audience has had the opportunity to comment, close the public hearing, deliberate in public work sessions and conduct another public hearing before any final action is taken by the Commission. Concensus of all Commissioners to follow the suggested procedure. Mr. Stoknes read letters from Southcenter and Burlington Northern stating opposi- tion to proposed changes. Mr. Satterstrom read letters from McCann Development Corporation and Cabot, Cabot & Forbes stating their opposition to proposed changes. Mr. Wes Benefiel, 5111 South 163rd Place, asked if lack of appropriate access was the reason for proposing a residential designation on the Rendering Works property. Mr. Benefiel stated he is working on gaining access via 42nd Avenue and South 124th Street. Mr. Peter Buck, attorney representing Segale Business Park, pointed out the Staff proposed legend does not conform to the policies in that policies refer to 'light' Planning Commission Minutes industry and the Staff map simply indicates 'industry'. Stated many of the people here would not oppose use of the Committee maps and suggested the Com- mission do so. Mr. James Davenport, attorney representing Tri -Land Corporation, has a long- term investment in Tukwila and feels somewhat distressed about the Staff - proposed map. The flow chart indicates nowhere the Staff's modification of the Committee - proposed map and feels such action is a breach of faith with Committee members. Mr. Jack Christopherson of CH2M Hill; representing Seattle City Light, emphasized the importance of citizen involvement and suggested working from the Committee - proposed maps. Mr. Leonard Steiner, 13239 N.E. 100th, Kirkland, referred to the Shoreline Act, SEPA, Alternatives for Washington and the fact that thousands of citizens through- out the State had expressed a need to preserve open space values and agricultural lands. Emphasized the needs of the people throughout the region and State are paramount to the individual property owner. Ms. Carol Coe, Seattle City Light, urged the Commission to work from the committee - proposed maps. Stated Seattle City Light highly regards citizen involvement. Mr. Norman Seethoff, Allied Stores Corporation, stated his understanding of the Staff - proposed map would make the existing Bon Marche Distribution Center a non- conforming use. Mr. Ken Long, Benaroya Company, referred to the hillside above Southcenter Parkway being designated single - family. Stated the commercial designation along Southcenter Parkway should extend all the way up the hill to the freeway which is the best natural barrier. Ms. Ann Mack, 9428 S.E. 54th Mercer Island, referred to agricultural land in the Valley and Staff's recommendation to maintain agricultural lands. Stated 35-40% of the nation's food production is accomplished on lands impacted by urban- ization. If every community isolated itself from agricultural needs there would be little food production. Mr. Iry Iverson, 4007 - 36th S.W., stated residential designations on the hillsides along Southcenter Parkway are economically unfeasible. Charles Baker, 19641 S.E. 272nd, Executive Director of the Tukwila Industrial Council, stated the existing Comprehensive Plan has worked very well and sees no need for change. Mr. Buck again referred to the inconsistency in the Staff proposal regarding the deletion of industrial adjectives. Mr. Bruce Solly, manager of Segale Business Park, referred to the triangular shaped .6.5 acres noting the current flexibility. The Staff- proposed map takes that flexibility away. There is no market for professional offices. Such a designation would greatly restrict the marketability of the land and, in turn, be inverse condemnation. Potential City revenue loss if the property is not designated retail approximates $45,000 annually. In addition to that, real property taxes would be less. Feels the citizens of Tukwila want more retail activity. Page 4 24 June 1976 Minutes repared by: Gary rutch ield Assistant ° lanner Planning Commission Page, 5 Minutes 24 June 1976 Mr. Christopherson reiterated Mr. Solly's assertions noting marketing analysis on the regional distribution of professional offices. With the amount of office area indicated in the Staff's proposal much of it may never develop. Most office uses desire to locate near supportive uses such as airports and hospitals. Staff pro- posals should be justified with research and analysis. Considerable discussion ensued as to when to close the public hearing and to begin work sessions. Motion by Mr. Bohrer and seconded by Mr. Richards to recess the public hearing until 8:00 P.M., Thursday, 8 July 1976 to accept any further comments. Motion carried with Mr. Kirsop voting NO. BOARD OF ARCHITECTURAL REVIEW Landscape Plan - Steak & Ale Restaurant Mr. Crutchfield read the Staff Report noting the Riverzone is not planted in accor- dance with the Shoreline Program. Also noted the London Plane trees indicated along the periphery have been deleted and none of the planting areas, except the Riverzone, are irrigated in any manner. Commissioners discussed importance of maintaining an aesthetic appearance at the primary entrance into the commercial /industrial complex. Also discussed the main- tenance of the large cottonwood near the river. Motion by Mr. Kirsop, seconded by Mr. West and carried to approve the plan subject to the following conditions: 1. The periphery of the site, specifically along Strander Boulevard and West Valley Highway, be planted with a complimentary tree species no more than thirty (30) feet on center. 2. The Riverzone be planted in accordance with the Shoreline Master Program. 3. All planting areas be irrigated in an acceptable manner. 4. All the above conditions be specifically approved by the Planning Depart- ment prior to occupancy of the building. 5. If the large cottonwood tree is in fact on this property, that it be retained There being no further business to discuss, motion by Mr. Bowen, seconded by Mr. Richards and carried to adjourn the meeting. Chairman Mettler adjourned the regular meeting at 11:15 P.M. et.) Hans West, Secretary Tukwila Planning Commission TEMS:SUPPLY; INC ::a 191 , A a O E et r . A �,a ;. ••sy'l c• ,4.,' ;s.., <.: ,��x:X�'k „n•; ..J. i; 4 _,. ., � vo. t is •. �. � t � '�: fl i_ ' • . x,. �:,r:. -,Y Y:� . W • s INGTQ .88 20 : 57 I . • �CEILIfJG 16 June 1976 City of Tukwila Planning Commission 6230 Southcenter Boulevard Tukwila, Washington 98188 Re: Planning Commission Meeting Minutes 22 April 1976 Gentlemen: On 22 April 1976, Donald Hagerty, Harold D. Burley and I attended the Planning Commission Meeting. It has been brought to our attention that there is an inaccuracy in the Planning Commission Minutes of the 22 April 1976 meeting. If this inaccuracy had been brought to our attention prior to your following meeting, we.would have appeared to ask correction. However, unfortunately, the meeting minutes were not mailed to us by the Planning Commission. Please refer to the second item on page 2 of the above referenced minutes, "BOARD OF ARCHITECTURAL REVIEW, BUILDING ALTERATION - McCann Project #186 ". Please refer to the third sentence, "Mr. William Cramer, Ceiling Interior Supply Systems (applicant), stated that the McCann Company stilled owned all the property and had given their approval when Ceiling Interior had leased the buildings ". My statement at the Planning Commission meeting was in response to a question raised as to the advisability of securing per- mission from the adjacent property owners in regards to the requests under consideration. My statement was that the owner of the building we were renting also owned the two buildings to the west and that we had received prior written approval to make the building alterations under consideration prior to entering into lease agreement on the premises. We hereby respectfully request that appropriate action be taken to ammend the Planning Commission Minutes of 22 April 1976 to reflect the above correction. If necessary, we would be happy to attend the next meeting of the planning commission and make formal request that the prior minutes be so•ammended. Thank you for your past and present considerations. Sincerely yours, t H. William Cra er Director HWC:jj 24 June 1976 CITY OF TUKWILA PLANNING DEPARTMENT PLANNING COMMISSION STAFF REPORT AGENDA ITEM IV B : PUBLIC HEARING - Comprehensive Plan Map 8:00'P.M. This is the second continuation of the original public hearing held on 27 May 1976. Staff recommends that the Planning Commission continue the public hearing through tonight's meeting to allow further comment from the public. At such time as the entire audience has had the opportunity to comment, staff recom- mends the Commission close the public hearing and deliberate on the maps in a series of study sessions to further study and /or revise the proposed maps. The Commission should approach the plan for land use on an area -by -area basis, using the Study Area Map as a guide. Also, the Commission should use the following information in their proposals for land use: 1) those land use recommendations made by each citizen committee, 2) those land use recommendations made by staff, 3) the goals and policies of the five plan elements, and the comments submitted by the public during the public hearings on the maps. All . of these factors should allow the Commission to make their recommendations for land use in the Tukwila Planning Area. Following the study sessions and the finalization of a Commission - proposed land use map, the maps would then come back for a public hearing where the public . could then again submit comments before a final vote of the Commission is taken-. Gentlemen: CABOT, CABOT a FORBES 1003 ANDOVER PARK EAST, TUKWILA, WASHINGTON 98188 June 10, 1976 City of Tukwila Planning Commission Tukwila, Washington For example: �r- 206 575-0310 RECEIVED Lp JUN -4 CITY OF TUK1M{A This afternoon, a copy of the Tukwila Comprehensive Plan: Map Workbook was shown to me. While I realize that this is a workbook only and nothing is finalized, Cabot, Cabot & Forbes is vitally interested in the results of any new Comprehensive Plan and would appreciate the opportunity to review land use changes in detail. -Map #7 dated 5/7/76 (Commerce & Industry) identifies our property use as being consistent with existing zoning: light industry, retail,,office. -Map #10 dated 5/7/76 (Areas'of Conflict between Staff,,/ and Committee) identifies no conflict whatsoever. - However, Map #1,dated 5/7/76. (Proposed Land Use Map) identifies our property as industry only, omitting the retail and office uses allowed by zoning. Many office buildings are in the area, and a new sandwich shop under construction by CC &F is a limited service type of retail : use. Neither the office nor the retail use are in conflict with the Covenants on Andover Industrial Park land, although local custom over the years has tended to limit some (but not all) retail use. Several branch banks are also in the area serving the community. Y• These uses too are permitted under zoning, but these and similar beneficial uses do not seem to be permitted under the Proposed Land Use Map #1. A SUBSIDIARY.OF CABOT. CABOT & FORBES CO • BOSTON. MASSACHUSETTS • OTHER SUBSIDIARIES IN PHILADELPHIA. LANHAM MD • RICHMOND. WINTERGREEN. VA BATON ROUGE. PHOENIX. TUCSON. LOS ANGELES. COMPTON. IRVINE. SANTA ANA. SAN DIEGO, SAN FRANCISCO AND SEATTLE CABOT, CABOT & 'FORBES City of Tukwila Planning Commission June 10, 19 76 Page Two Thank you. Sincerely, s J. Thomas Bernard General Manager My point is that while the Commerce and Industry recommenda- tions (Map. # ?) seemed acceptable for this particular property and no conflict was identified by Staff (Map #10), the result- ing Proposed Land Use Map #1 took away retail and office uses permitted by zoning and covenants. There is a dollar loss in land value here and I would hope that no plan would be finalized without the City considering the loss to property owners and tax payers. It may be that other residential areas are similarly affected by things slipping by. While I regret not being able to be present tonight, hopefully, ' the Planning Commission will delay adoption'of. any recommenda- tions to the City'Council until after Cabot, Cabot & Forbes and others have the opportunity to comment and make .full recommendations'regar.ding the Propose -d Land Use Map. - Edgar D. Bauch, Mayor CITY of TUKWILA 6230 SOUTHCENTER BLVD. TUKWILA, WASHINGTON 98067 PLANNING DEPARTMENT PLANNI NG COMMISSIO1 Minutes of Meeting, 10 June 1976.. Chairman Mettler called the meeting to order at 3:15 P.M. and noted the meeting was being conducted to reconvene the public hearing on the Compre- hensive Plan maps previously recessed at the regular May meeting. Other Commissioners present were: .1r•. Richards, Mr. Bohrer, Mr. Bowen, Mr. Link, Mr. West and Mr. Kirsop. The Planning Department was represented by Kjell Stoknes, Fred Satterstrom and Gary Crutchfield. Chairman Mettler explained the public hearing procedures and reconvened the hearing at 3:20 P.M. Mr. Bohrer requested that Mr. Stoknes point out which of the display maps would eventually be included in the Comprehensive Plan. Mr. Stoknes explained that only the Land Use, Open Space overlay and Circulation maps would be included in the Comprehensive Plan. Mr. Bruce Solly, Segale Business Park, displayed graphic chart and maps explaining the process of the plan evolution. Stated that if Staff is recommending changes to the committee naps it should be done at the hearing and not done between the time the committee maps are done and when they are submitted to the Planning Commission. Displayed map indicating the current retail use areas, another map indicating the retail use areas recommended by the citizens committee, and another map indicating the retail use areas recommended by staff. Explained that the 1 • cent sales tax revenue from retail sales to the City in 1975 was $1,081,431.07. Noted there are 156 acres of retail use in existence which means the City receives approximately $7,000 of revenue per acre each year from retail sales. The pro- posed reduction by Staff of acreage indicated for retail use represents a.poten- tial loss of revenue in the neighborhood of 11/2 million dollars per year. In addition, the lower assessed value characteristic of uses other than retail would represent an additional loss of revenue from real estate taxes. Fir. Solly went on to state it was the feeling of Segale Business Park that. the Staff proposal is contrary to the original Comprehensive Plan, contrary to the Citizen Committee and Planning Commission desires, and that.the Commission should use only the Citizen Committee maps. If the Commission chose not to do so, Segale Business Park desired time to prepare specific objections to the Staff proposed map. Planning Commission Minutes Page 2 10 June 1976 Mr. Bohrer confessed some confusion regarding the terms "commerce /industry" and "retail" as used by Mr. Solly. Mr. Link explained that the Citizen Committee had indicated that industrial land use areas should include any retail uses. The Staff proposal does not indicate that retail uses could be established in industrial land use areas. Mr. Satterstrom explained the Staff proposal would allow retail uses to be located in industrial areas if they are supportive retail uses and would also allow retail uses where functionally related to established retail use areas. Further noted that retail uses would be allowed in office use areas. Explained the Staff pro- posed deleting the distinction between light and heavy industry based on the policies of the Commerce /Industry Element and pointed out that the current Com- prehensive Plan Map does not distinguish between light and heavy industry. Mr. Solly stated he agrees with the Staff's reasoning but all this should be explained at the hearing and not simply a proposal by Staff which circumvents the Citizen Committee proposals. Also agreed with Staff concept of retail uses in other areas but again it has not been explained at the hearing. Mr. Stoknes stated the Staff has no objection to discarding the maps recommended by Staff and simply working from the Citizen Committee proposals. Mr. Peter Buck, attorney representing Segale Business Park, reiterated Mr. Solly's previous suggestion of ignoring the Staff proposed maps and working from the citizen committee maps. Mr. Satterstrom explained the entire process employed throughout the evolution of the Comprehensive Plan Elements noting that Staff prepared a proposed Element which was reviewed by the respective Citizen Committee and passed on to the Planning Commission and City Council without further Staff recommendations. The maps prepared by each Citizen Committee were accomplished solely by the Committee within their respective Element and irrespective of any other Element. The Staff, with professional expertise and knowledge of all Elements and related policies, prepared a proposed land use map on that basis. Chairman Mettler pointed out that each Committee was made fully aware that any policy or map could potentially be changed by the Planning Commission and /or City Council through the normal review process. Mr. Leroy Bowen, 3717 Beach Drive S.W., stated his property at the intersection of 52nd Avenue South and Southcenter Boulevard, rezoned for commercial use only a couple of years, ago, is proposed for multiple - family residential use now and asked why. Mr. Link stated the Commerce /Industry Committee did not feel it was a viable commercial use area. Mr. Crutchfield stated the Residence Committee felt it was a viable residential use area and was physically and functionally related to an arterial (Southcenter Boulevard); thus it was proposed by the Residence Committee for high density residential use. Planning Commission Minutes Page 3 10 June 1976 Mr. Bowen stated any time you have two corner properties which are level and have direct access to an arterial it is commercial property, not residential. Stated the corners, in this instance, are too close to Southcenter Boulevard for apartments. Miss Helen Nelsen, 15643 West Valley Road, asked why her property located south of 158th Street between West Valley Road and the railroad tracks is proposed for commercial use. Mr. Stoknes referred to the policies of the Commerce /Industry Element. Mr. Frank Todd, 14456 - 59th Avenue South, stated the property located south of the Village Green apartments is too small for apartment use as proposed and should be indicated for office /retail use. Further stated the Village Green apartments had been built as a temporary use with the idea that when the land values rose high enough, the apartments would be replaced by a more economically satisfactory use. Mrs. Louise Strander, 15000 - 57th Avenue South, stated the Planning Area maps should include political boundaries. Expressed concern regarding the apparent overlooking of public opinion expressed several years ago which voiced loud objection to apartments creeping over the crest of the hill. Mr. West stated the Residence Committee did not review past Comprehensive Plan efforts and related public opinion but, rather, started anew with an eye to the future rather than the past. Mr. Joseph Johanson, 6425 South 153rd, stated his deisre to see the area north of South 153rd Street be single - family rather than apartments. Mrs. Virginia Whitney, 14419 - 59th Avenue South, recalled her objections to several apartment rezones in the vicinity of 59th Avenue South and stated there should be no apartments in the vicinity of 59th Avenue South. Mr. Bowen stated he was a Council member several years ago and recalls considerable opposition to several rezone request in the vicinity of 59th Avenue South. Ms. Rena Holloway, 14451 - 59th Avenue South, stated her staunch objection to any apartments in the vicinity of 59th Avenue South. Mr. Walter Williams, City of Seattle, reiterated the previous request of Mr. Solly to use only the Citizen Committee maps. Stated City of Seattle's objection to a more restrictive zoning on Seattle City Light's property and that such an action would be inverse condemnation. Stated the use of the Citizen Committee maps would provide a better and fairer Comprehensive Plan. Mrs. Joann Davis, 5906 South 144th, reiterated Mr. Solly's previous request to use only the Citizen Committee maps and stated the maps should include geographical and political boundaries in accordance with RCW 35.63.100. Stated her opposition • to any increase in apartment zoning along 59th Avenue South. Mrs. Davis also stated apartment dwellers are transients and any increase in apartment dwellers would create a dangerous political situation. Planning Commission Page 4 Minutes 11 June 1976 Mrs. Davis read a letter from Mrs. Jeanelle Baldwin, 5827 South 144th, a copy of which is attached as a part of these minutes. Mrs. Whitney stated there is a dangerous situation at the intersection of 59th Avenue South and South 144th Street and more apartments in this vicinity would only make it worse. Mr. Crutchfield read a letter addressed to the Planning Commission from J. Thomas Bernard of Cabot, Cabot & Forbes, a copy of which is attached as a part of these minutes. Mr. John Strander, 15000 - 57th Avenue South, stated he was a Planning Commis- sioner for 6 years and Mayor for 5 years and the Comprehensive Plan has always been well worked over. Recalled several attempts by a few property owners to obtain apartment zoning over the crest of the hill and that each time it was denied. Stated the Commission could work on the Comprehensive Plan forever and the best result would be the existing map. Mr. Ben Aliment, Foster Golf Course, referred to the Staff proposed low density residential designations on a portion of the golf course and the Rendering Works and suggested the Commission take a long hard look at the proposed maps. Mr. Wes Bennefiel, 5111 South 163rd Place, stated the Rendering Works is too close to the railroad tracks and switching yard for residential . use and that downzoning would be disastrous. Mr. Buck stated there are several areas of concern other than the Staff proposed map and suggested the hearing be continued. Chairman Mettler noted the hearing will probably be on the regular June meeting agenda. Mr. Bowen suggested the land use map proposed by Staff be published in the paper to insure adequate notification of property owners. Chairman Mettler pointed out the earlier suggestion of not using the map proposed by Staff. Mr. Kirsop asked if a Comprehensive Plan must include a land use map. Mr. Buck stated that many jurisdictions, such as King County, do not have such maps but only a textual plan but suggested that a map is desireable. Mrs. Davis requested the City Attorney be consulted with regard to Resolution #509 to determine if the Planning Commission has the authority to create a new plan or amend the current plan. Mr. Mario Segale, Segale Business Park, stated he had grown up in the Tukwila valley, had always operated his business in Tukwila, was a member of the Commerce /Industry Committee which recommended "heavy" industry on his property and now the Staff is proposing to delete that distinction. Mr. Link stated the Commission must bear in mind and respect at all times private individual property rights. Planning Commission Minutes Mr. Lloyd Hartong, 14474 - 56th Avenue South, stated he felt that those people and property owners who had been in Tukwila for quite some time should have more say in future land use. Mr. Bohrer stated that while individual property rights certainly must be respected, the community as a whole maintains some rights also. The proposed plan represents Tukwila in the future -- not the past or present. Stated some guidance of our future is necessary to maintain a desireable community and now is as appropriate a time as any. There being no further audience comments, a motion was made by Mr. Kirsop, seconded by Mr. Richards and carried to recess this public hearing until the regular June meeting. Chairman Mettler adjourned the meeting at 10:45 P.M. Minutes •repared by: Gar Crutch ield Assistant Planner Abi Hans West, Secretary Tukwila Planning Commission Page 5 11 June 1976 To Whom It Nay Concern; This is to express my displeasure at the thought of the City changing the land use over the crest to 59th Avenue South. As a person who has worked in the schools and worked with the PTA's and service organizations of the other schools in our district I can see the need for permanent residents. It has become more evident in the past two years of the•need for annexation of houses not apartments.. I can't see how replanning the crest to make it possible for a few to increase their pocketbooks will help or improve the community. Apartments being built on the west side of the crest (on the east side of 59th) would mean an increase of . traffic through the residential area.. There already is too much traffic and a lot of all night coming and going from the apartments around the corner from my house. A lot of things have happened in Tukwila in past 10 years or so, most has been good for the community and greater Tukwila. But this is not one of them. Most unhappy, 5y 2.,-J /'(/ it e"t4Ver" + ..' ..;,,,,, 4 . , «.'. . : June 10, 1976 CABOT, CABOT a FORGES 1003 ANDOVER PARK EAST, TUKWILA, WASHINGTON 98188 • City of Tukwila Planning Commission Tukwila, Washington Gentlemen: For example: This afternoon, a copy of the Tukwila Comprehensive Plan: Map Workbook was shown to me. While I realize that this is a workbook only and nothing is finalized, Cabot, Cabot & Forbes is vitally interested in the results of any new Comprehensive Plan and would appreciate the opportunity to review land use changes in detail. 206 575.0310 -Map #7 dated 5/7/76 (Commerce & Industry) identifies our property use as being consistent with existing zoning: light industry, retail, office. - Map #10 dated 5/7/76 (Areas of Conflict between Staff and Committee) identifies no conflict whatsoever. - However,•Map #1 dated 5/7/76 (Proposed Land Use Map) . identifies our property as industry only, omitting the retail and office uses allowed by zoning. Many office buildings are in the . area, and a new sandwich shop under construction by CC &F is a limited service type of retail use. Neither the office nor the retail use are in conflict with the Covenants on Andover Industrial Park land, although local custom over the years has tended to limit some (but not all) retail use. Several branch banks are also in the area, serving the community. These uses too are permitted under zoning, but these and similar beneficial uses do not seem to be permitted under the Proposed Land Use Map #1. A SUBSIDIARY OF CAI101'. CALIOT tt I'O11111'b CO, BOSIoN. MAS AC'llll:;l 1 D.: OTHER SUBSIDIARIES IN PHILADELPHIA, LANHAM, MD.. RIt :IIMONU. WlNTF:IIC{11L1 N vn ' BATON ROUGE. PHOENIX. TUCSON. LOS ANGELES COMPTON, RIVING, SAN ANA. SAN DIF'G0, SAN 111ANCIbl'0 Arta Si ATM I CABOT, CABOT & ; 2BES City of Tukwila Planning Commission June 10, 1976 Page Two My point is that while the Commerce and Industry recommenda- tions (Map #7) seemed acceptable for this particular property and no conflict was identified by Staff .(Map #10), the result- ing Proposed Land Use Map #1 took away retail and office uses•permitted'by zoning and covenants There is a dollar loss in land value here and.I would hope that no plan would be finalized without the City considering the loss property owners and•tax payers. It may be that other re8idential' areas are similarly affected by things slipping by. While I regret not being able to be present tonight, hopefully, the Planning Commission will delay adoption of any recommenda- tions to the City Council until after Cabot, Cabot & Forbes and others have the opportunity to comment and make full recommendations regarding the Proposed Land Use Map. Thank you.. Sincerely, J. Thomas Bernard - General Manager NOTICE Posted at City Hall 3 June 1976 Delivered to Renton Record - Chronicle Notice is hereby given that the Public Hearing for the proposed Comprehensive Land Use Map has been recessed by the Planning Commission and is scheduled to reconvene at 8:00 P.M., Thursday, 10 June 1976 at the City Hall Council Chambers, 14475 - 59th Avenue South. For further information contact the Tukwila Planning Department. June 1976 (01N Edgar D. Bauch, Mayor CITY of TUKWILA PLANNING DEPARTMENT PLANK I iNG COMMISSION Minutes of the Meeting, 27 May 1976. 6230 SOUTHCENTER BLVD. TUKWILA, WASHINGTON 98067 Chairman Mettler called the regular Planning Commission meeting to order at. 8:15 P.M. with the following,members present: Mr. West, Mr. Bohrer, Mr. Link, . Mr. Bowen and Mr. Richards. Kjell Stoknes and Fred Satterstrom of the Tukwila Planning Staff were also present. There were three sets of minutes proposed for approval. One set of minutes was from the regular Planning Commission meeting of April 22, 1976 and the continued hearing from the meeting of April 29, 1976. The special meeting of May 13, 1976,minutes also were proposed for approval. It was moved by Mr. Richards and seconded by Mr. Link that the minutes of all the meetings be approved as proposed. This motion passed unanimously. Staff representative Kjell Stoknes explained that presently the City Council had adopted a formal motion stating their intent to adopt the Transportation and Utilities Element of the Comprehensive Plan and that they had designated Mithun Associates to design the new City Hall. Under Old Business, Staff Representative Kjell Stoknes explained that the Comprehensive Plan update was on schedule with the proposed flow chart for it. Under New Business, it was moved by Mr. Link and seconded by Mr. Bowen that the Seattle City Light fill application under Agenda Item VII be placed as the first item of business under New Business. This motion passed unanimously. SEATTLE CITY LIGHT - FILL PERMIT APPLICATION Staff Representative Stoknes read the report submitted to the Planning Commission sitting as a Board of Architectural Review dated May 27, 1976 as prepared by the Responsible Official per the Tukwila Municipal Code Section 18.90.010. After the Staff Report was read, Staff Representative Satterstrom showed slides of the pond and gave a brief explanation of each slide. t 4 , 111! Planning Commission Minutes Page 2 27 May 1976 Chairman Mettler than explained that although this was not a public hearing, that anyone in the audience wishing to comment on the matter would be welcome to do so at this point. Mr. Arthor T. Lane, Assistant Council for the City of Seattle, was there representing the Seattle City Light and made the following points: 1. That the pond was there because of the wrongful act by the City of Tukwila in that a culvert was crushed in 1973 during the Construction of Andover *Park West thereby blocking natural drainage of the property to the east. 2. This is not a natural pond since it was created by the blockage of that culvert. 3. Seattle City Light received inadequate notice of this meeting since they had not received that notice until the Tuesday prior to the Planning Commission Meeting. 4. The right -of -way for Andover Park West was deeded to the City of Tukwila by Seattle City Light on 14 December 1973. 5. That the steet dedication was subject to unconditional rezone from RA (Agricultural) to C -M (industrial Park). 6. Not allowing the fill would be in violation of the covenants in the quit claim deed. 7. The City of Seattle was assessed for the cost of construction of a substantial part of Andover Park West since the property would be receiving special benefits from this construction. To not allow this fill permit as requested would reduce the value of the property. 8. Adoption of the Staff Report as proposed is a serious action that needs serious review by the Planning Commission. 9. Not granting this fill permit as requested would be a taking of property without due compensation. In summary, Mr. Lane stated that a refusal on the part of the City to grant the fill permit would be contrary to the conditions of the quitclaim deed for the right -of -way dedicated by Seattle City Light for the construction of Andover Park West and a denial of and if its for over $300,000 of payment by the City of Seattle as their part in the participation of a construction of Andover Park West. At this point Staff Representative Stoknes read Mr. Leonard Steiner's letter representing the Audubon Society in opposition to the Pond Fill. Chairman Mettler asked if there were any other comments from the audience. Planning Commission Minutes Page 3 27 May 1976 Charles Shank, an independent biologist, stated that he didn't understand an unconditional rezoning under a quit claim deed and asked if it could be rezoned in conjunction with a comprehensive plan update. Frank Todd, former Mayor of the City of Tukwila, stated that he agreed with what the City of Seattle Attorney has stated. He questioned if the property could even be down zoned if the City wanted to based on the restrictions in the deed. Maura O'Neill - Associated Students of the University of Washington stated that Type IV wetlands like this pond are scarce and that she felt the staff compromise position was read in the Staff Report was acceptable. Planning Commissioner Bowen asked if thereis any money to buy the property? Staff Representative Stoknes indicated that he did not feel that the City of Tukwila was in a position to buy the property and that any grant type monies for this type of use was very scarce. Commissioner Link questioned the water quality of the pond since there was no surface inlet or outlet to the pond. He requested a water quality analysis be made on the Pond. Staff Representative Satterstrom indicated that the Seattle City Light hydrologist had stated in their environmental assessment that the water quality was expected to be good to excellent. Joanne Davis, wondered about the water quality, whether it was tested or not and how it was tested and when. Bob Reineke of the. Seattle City Light Staff stated that the water in the pond was never tested but that in his judgement based on water coming into the pond, adjacent land use and the age of the pond that the water quality would be good to excellent. He added that it is difficult to say if the water quality will stay this good. Joanne Davis asked if there was any water life. Mr. Reineke responded that nobody knows that. Mr. Arthor T. Lane, Attorney representing Seattle City Light, stated that the Staff Recommendation is unacceptable since the City wants to sell the property at full market value as required by state law. Selling the property as is would reduce market value by at least Z million dollars. Commissioner Richards questioned whether the property needed to be filled in order to sell the property at full market value and if that full market value in its existing state may not be in compliance also with state law. Arthor T. Lane Attorney representing Seattle City Light, stated that the rezone to C -M assumes that the fill is needed to use the zoning. Arthor Lane stated that if the fill permit is denied that it would mean a loss of 2 million dollars in value to the property. Planning Commission Minutes Page 4 27 May 1976 Commissioner Bohrer asked if that would mean a reduction in the investment or reduction in the fair market value. Mr. Lane responded by saying that it would be a reduction in fair market value. Mr. Lane continued that sanitary and storm sewers were stubbed in at the time of construction of Andover Park West and that this implies that the fill should be allowed. Staff Representative Stoknes reminded the Commission that they must make a decision within 30 days or the Code calls for the permit to be issued by default. Discussion centered around the issue of tabling the matter for two weeks. Mr. Lane indicated that the City of Seattle may not be able to prepare an adequate presentation in two weeks and stated that he would be willing to waive the 30 day provision. He requested that the matter•be delayed until a latter date possibly either the regular Planning Commission meeting on June 24 or the Planning Commission regular meeting of July. Mr. Link moved to table the matter until the next regular meeting of the Planning Commission on June 24, 1976. This motion was seconded by Mr. Bowen and approved unanimously. Chairman Mettler asked Mr. Lane to submit a letter to the Planning Commission indicating their approval of waiving the 30 day requirement of the Tukwila Municipal Code in which the Planning Commission must make a decision. Mr. Lane indicated that he would do this. AMENDMENT TO TITLE 19 Staff Representative Stoknes read the Staff Report to the Planning Commission with recommendations for changes to make clarifications to the concept of miscellaneous signing as allowed in the present sign code. Chairman Mettler then asked if there were any comments from the audience. Gus Doce, indicated that he felt the problem of Doce's still existed. He proposed an amendment to the Tukwila Municipal Code allowing the Planning Commission to allow signing when the applicant could demonstrate unique circumstances due to location, vehicular warning, etc. City Attorney, Larry Hard, indicated that he felt the letter seemed similar to the Board of Adjustment criteria and that the Board of Adjustment avenue is available. He indicated it may cause conflict between the Board of Adjust- ment and the Planning Commission since an applicant may take the matter to the other group if satisfaction is not received from one. Gus Doce disagreeded with this statement and felt that the Board of Adjustment criteria was too restrictive and that his proposal provides more flexibility. City Attorney Hard indicated that it is acceptable for the Planning Commission to recommend sign code changes to the City Council including Gus Doce's recom- mendations since the City Council has the final decision on the matter. He added that he felt the applicant is due some quick consideration. Planning Commission Minutes Page 5 27 May 1976 Chairman Mettler asked Mr. Hard if he felt the wording of the letter submitted by Gus Doce was acceptable. Mr. Hard responded that he had only read it once but that it seemed o.k. Commissioner Richards stated that he felt this may put too much pressure on the Planning Commission since all sign variances may come to the Planning Commission from now on with this rather than going to the Board of Adjustment. He stated he didn't want every business which was not able to comply with the sign code to come to the Planning Commission for relief rather than the Board of Adjustment. Gus Doce stated that he felt the Planning Commission had the power to be more liberal than the Board of Adjustment. Commissioner Link suggested that the proposed amendment to section 19.22.040 (A) be changed to read as follows: "Freestanding Signs shall not exceed an overall height of five feet above average grade of street or driveway." Gus Doce stated that their problem is that if the entrance identification is not pointed out that it is difficult to find and causes traffic problems. He stated that the language of the letter proposed by him proposes flexibility for relief of restricted wording in the sign code and in some cases the name of the business is necessary. Cheryl Wheeler stated that she would prefer not to see the name of businesses on entrance signs. Ben Aliment stated that he agreed with Gus Doce's comment. Motion By Chairman Richards to recommend adoption of the proposed amendments to Chapter 19.of the Tukwila Municipal Code as proposed by Staff in the Staff Report to the Planning Commission dated 27 May 1976 with the former proposed amendment made by Chairman Link and requested staff to rewrite Mr. Doce's recommendation in conjunction with the City Attorney to meet the desires of the Planning Commis- sion so that it will not add significantly to the business of the Planning Com- mission. This motion was seconded by Mr. West. Commissioner Bohrer stated that he was not in favor of the amendment to include Doce's letter due to the conflict that would occur between the Board of Adjustment and the Planning Commission. City Attorney Hard indicated that at this point the staff was aware of the problem and that if it can't be resolved by the City Council they may reject or amend the recommendation. A vote was held on the motion made by Mr. Richards with all members voting yes except Mr. Bohrer who voted NO. COMPREHENSIVE LAND USE MAPS Staff Representative Stoknes read the Staff Report dated 27 May 1976 indicating that this public hearing was for the adopting of the proposed Comprehensive Land Use Map with the Open Space overlay and the Circulation Map. Planning Commission Minutes Page 6 27 May 1976 Staff Representative Satterstrom reviewed the Comprehensive Plan Update Process to date. Chairman Mettler stated that after citizen input is exhausted on this Comprehensive Plan update, the Planning Commission will close the public hearing and continue to discuss it until they are ready to make a recommendation to the City Council. At this point the public hearing was opened. Peter Buck, Attorney representing Mario Segale, asked fora point of clarification regarding wether or not this matter would be able to be discussed at future hearings. Chairman Mettler indicated that it would. Mrs. Strander, asked if there was a more detailed map available. Staff Representa- tive Stoknes indicated that the most detailed maps available were those on display behind the Planning Commissioners. John Strander asked what the purpose was of taking in Angle Lake and Bow Lake. Will they also be included in latter zoning revisions? Staff Representative Stoknes indicated they were included since they were within the area defined by the Tukwila City Council as a planning area and that they would not come under any zoning in the City of Tukwila since they were not within the incorporated city boundaries. Ken Long representing the Benaroya Company stated that he felt some of the steep lands could be used better than low density residential between Interstate 5 and Southcenter Parkway above Jafco. He suggested that low density retail be allowed and gave a graphic presentation of an example of how this could be developed. He indicated he felt that this would be more reasonable than low density residential. He indicated that the Benaroya Company had also considered commercial recreational ideas for the slopes. Ben Aliment stated that he was confused and asked whether or not the Commission was considering all the maps displayed or just the map on the left. This made reference to the proposed land use map as opposed to all the other maps. Chairman Mettler stated that they were considering all the maps at this time but that only the relevant ones would be recommended to the City Council. Staff Representative Stoknes reiterated the fact that the land use map on the left, the open space overlay and the circulation maps would be recommended on to the City Council by the Planning Commission eventually and that all the other maps were there for informational purposes. Ben Aliment then stated that he objected to the low density recommendation on the small part of the golf course on the east side of the Green River. He stated that they are considering railroad access to it and that this designation would prohibit that. Chris Crumbaugh asked whether or not those areas designated as industry would also allow lower uses than industry. Staff Representative Stoknes replied that the policies which have been reviewed the City Council does not exclude compatible retail or office uses from industrial areas. Planning Commission Minutes Page 7 27 May 1976 Chris Crumbaugh asked if a office use would be an allowed use in a retail area. Staff Representative Stoknes replied that this is generally allowed in retail areas. Chris Crumbaugh then stated that when zoning is done it must be done so that it is consistent with the Comprehensive Plan. If the Comprehensive Plan shows an area for industry could someone zone it for office if they wish to? Staff Representative Stoknes responded by saying that if an applicant can demon- strate compatibility to adjacent land uses and the policies of the Comprehensive Plan, that it would be very possible to rezone to office or retail if the land is shown on the Comprehensive Plan as industrial. Joanne Davis asked where the zoning break between low density residential and medium density residential was in the vicinity of 59th Avenue South. Staff representative Stoknes said that there was an error on the map and that 59th should be shown as the breaking point between the two densities. Arthor Lane, Seattle City Light Attorney, asked if the hearing is to be continued for further comments? Chairman Mettler stated that there will probably be at least two more hearings on the matter, including the next one scheduled for June 10th. John Strander stated that it was the original intent of the City Council when he was Mayor to stop multiple zoning at the crestof the hill east of the present City Hall site. He asked why this was not the point it was stopped on the proposed land use map? Commissioner West who chaired the Residence Citizens Committee on the Compre- hensive Plan update stated that the citizens put input into the land use desig- nations and felt that 59th Avenue should be the break between low and medium density residential. Mr. Strander stated that he felt based upon the topography being a natural boundary that 59th Avenue South was not a good boundary and that it was arbitrary. John Richards stated that the committee felt that in this case the street would provide a buffer. Joanne Davis stated that she felt a better map should be made showing the pro- posed comprehensive land use revisions. Chairman Mettler stated that the public hearing on the proposed Comprehensive Plan map updates should be continued until June 10 at 8:00 P.M. at Tukwila City Hall. This motion was made by Commissioner Link and seconded by Commis- sioner West and carried unanimously. With no further business before the Planning Commission the regular meeting of 27 May 1976 was adjourned at 11:20 by Chairman Mettler. Minutes prepared by: • Kj 1 Stoknes, Planning Director Hans West, Planning Commission Secretary 27 May 1976 CITY OF TUKWILA PLANNING DEPARTMENT PLANNING COMMISSION STAFF REPORT AGENDA ITEM . V B PUBLIC HEARING - Comprehensive Land Use Maps A public hearing has been duly advertised to be conducted before the Commission to consider recommendation of a revised Comprehensive Land Use map with open space overlay and circulation map. These maps represent a composite of the individual neaps recommended by each respective citizen commitee and . reflect staff's recom- mendations as to resolution of conflicts between committee maps. The Environmental Basemap recommended by the Natural Environement Committee has already been forwarded to the City Council for adoption as a part of the Natural Environment Element following a public hearing by the Commission on 18 December 1975 therefore, no action is required on this map. Attached to this Staff Report is a map separating the Planning Area into seven study areas. Each study area should be reviewed in consideration of 1) the proposed Comprehensive Land Use Map with the Open Space Overlay, and 2) the Circulation Map. Staff recommends the Commission solicit public comment, thoroughly discuss and arrive at a decision for each of the seven study areas beginning with area #1 and proceeding numerically. 8:00 P.M. 0 • - • 1 ! , f • t• ...3 C I; ,•-•,‘ f i• 111:7::'); 1 •.;.,) / 2) " J; • • .• • - - • 11 1--t 11 N 11 .11- 1 .H1 t -r -1 1 I 1 • ,...,.. _„ .0 ..,-,r;_::._,•,.7-- . -..„---- z .. 4 1c- - if . \ \ ,. , ,.. :7 - >... ,.. 3. .......,, ,,,,,, . ,-.. .... ..1 - .1 - • .- / I: .. - : . .......1 1. ••••'''' . : .- \ - - 1 1 $•--.›— i .-,- , '' ''... ' ' — ‘\ ... .1.i; :. . 2A•l ..q... I 1,/ .. ..:2 11 1 J , - ••.--.,. - , :• 1. ......; : N. / . . 1.1 :; 11:1 '1 . ) ;■• • •'' ,-1 ,' 17 '''' k•■ • ••' , Y ' ''''' , .-,..- -? -- '1 s, ' . -'' ' ' ' ' '' . ■. 7 . '" • 1 ' •:`: \11".:•:,:-..:'• '''. ....... ' ....„,...... .;,..,,.....:•,,.'''''': :i, ,:."'-'-' 1 I. 1). „...., If '''''''' '.......- .:‘'-\- \ .• ‘.. \,,.. .' `, :••_„.,---...,-...,:;:e T -----.....7 ,A1-1 /, ./- k.) "r ' ' 1.,,:-7.7-1: .;.':::::" ,•;--„:. if--, - afil 7 l'z f li ,;.-, ‘, • il 1 ri v ', IN; -,,- 1 , ; k 1 li-i 1 - i•Li: . • J 1E7 (2' i= :Tukwila Riverton- McMicken Heights Edition Sunday, May 23,1976 �` s MOM. The 15 -acre Seattle City Light . pond and a brand new land use ,.map — two controversial and !. long-standing land use" issues will come before the -Tukwila' `:::Planning Commission : Thursday night. - ,.. The commission will conduct a public hearing on the proposed .,land use map. The map is the final step in the updating of Tukwila's Comprehensive plan -and there are quite a few changes proposed • A proposed land use map described as "stricter and more specific" than the map now in effect, will be the subject of a public hearing before the Tukwila Planning Commision this week. Whereas the old map designated almost all property in the Valley floor as industrial, the new map proposed by the city's planning staff includes several major changes. . The land use map is the culmination of months of effort by citizen committees and planning staff members who have been working on various elements of the updated plan —. residential,: transportation and utilities, open: space, natural environment and commerce- industry elements. Planning staff took citizen recommendations and included them in the map proposal. The map does not designate zoning but it will be used to update the current zoning map,' accord- eversm r� ontrover Ian issues before • • • ing. = Fred 'Satterstrom, "city . .. planner... According:` to 'the old map, the area along Interurban from Fort Dent Park to•Foster Golf Links had been designated industrial... . But under the proposed map, it would be designated for retail • stores, professional offices,.. single- family residential and , public parks. . The. new map" would also • .provide for more retail business in the Valley area, previously . designated industrial. Two classifications of multiple dwelling are proposed, one for high density apartments around '. • the base of Tukwila Hill. That would allow greater than 17 units per acre. A buffer zone of medium density would separate. single . family hillside residences from high density apartments. Medium density would permit up • : to 16 units per acre. . ' " "We're recommending a map • ' :acre pond has formed 'with an • •.'accompanying resident popula- : tion of ducks and other animals. The planning commission, ';'according to city law; will decide • to grant the fill permit. City residents are invited to • take part in the meeting, begin - . ; aing 8 p.m.,at city, hall, and express their views on both topics. ' • by the planning staff from the old map approved in 1962 and revised in 1967. - - Seattle City Light owns a 40.7 'acre parcel' of unused land in the 't. .heart of Tukwila's industrial-,. :.• commercial complex. The utility company has classified the . property :"surplus" and has re- quested a permit to fill the land and sell it... _ .But since City Light purchased.: the property'" 18 years ago, a 15-' lanner that will guide growth," Planning Director. Kjell Stoknes explained. "Before, land was designated as high -use as possible. with . maximum flexibility." ;: -The old map was approved in 1962 and updated in 1967. It shows ;..everything along Interurban and : the Valley floor as industrial — with single family designations on the hill surrounded by apartment zoning at the base. .... Stoknes' said the old map let "nature take its course" concern - :ing land use: : • - The land use map will be used as support for revamping the zon ing map. Satterstrom said updat- ing the zoning map would probab- ly take as long as it has taken to update the land use map. • "Our main thrust is to try and ;guide the growth of Tukwila," Stoknes said. "The old way was very general. We've taken a more comprehensive — and specific' — approach to land use." Here's an update: on: both the pond and land use map issues By HARRY BRA • A private auu • Highline Comm completed M stantiated .over flict of interest audit involving ming coordinate Milton Orphan. ' The audit, pe; L. Harkins, fl received $4,0: documented ai tracted paymer 1971 and June 3' The private al want -f6- get_ tt wi i • �f i p • The passage of a mini million special school leN in the Highline district for equally minimal rel district administra superintendent of sch Thursday: • . "You feel something person who goes to the h the doctor says, 'We are able to save . your life, going to have to amputa arm," said Supt. Robert Voters Tuesday passe levy proposition by a sm cent margin, but failee proposals amounting t $4.8 million for school o; "With the passage of we still have a good fc Sealey told a g administrators after th ' official vote tally was in. difficult months ahea must analyze how to t ailable resources to do I for the 'children." ': STATE OF WASHINGTON COUNTY OF KING Affidavit of Publication ss. Bax.b.ar.a.. C amp a.Xnu being first duly sworn on oath, deposes and says that is the of THE RENTON RECORD- CHRONICLE, a newspaper published four (4) times a week. That said newspaper is a legal newspaper and it is now and has been for more than six months prior to the date of publication referred to, printed and published in the English language continually as a news- paper published four (4) times a week in Kent, King County, Washington, and it is now and during all of said time was printed in an office maintained at the aforesaid place of publication of said newspaper. That the Renton Record - Chronicle has been approved as a legal newspaper by order of the Superior Court of the County in which it is published, to -wit, King County, Washington. That the annexed is a Notice of Public Hearing • Adoption of a Revised Comprehensive Land tree Map as it was published in regular issues (and not in supplement form of said newspaper) once each issue for a period of t'wo consecutive issues, commencing on the 12 day of May , 1976 , and ending the 1 9 day of May , 19..76., both dates inclusive, and that such newspaper was regularly distributed to its sub- scribers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of $.449.0, which has been paid in full at the rate of per folio of one hundred words for the first insertion and per folio of one hundred words for each subsequent insertion. V.P.C. Form No. 87 Subscribed and sworn to before me this 19 day of Hay Notary Public in and for the State of Washington, residing at Kent, King County. — Passed by the Legislature, 1955, known as Senate Bill 281, effective June 9th, 1955. — Western Union Telegraph Co. rules for counting words and figures, adopted by the newspapers of the State. Or Area #1 Area #2 Edgar D. Bauch, Mayor CITY of TUKWILA 6230 SOUTHCENTER BLVD. TUKWILA, WASHINGTON 98067 PLANNING DEPARTMENT PLANNING COMMISSION Notes of Work: Meeting, 20 May 1976. Area #3 No conflicts were noted in this area. This work meeting was scheduled to study the proposed Comprhensive Land Use maps scheduled for Public Hearing on 27 May 1976. Commissioners present were: Chairman Mettler, Mr. Richards, Mr. Bowen and Mr. Bohrer. Kjell Stoknes, Fred Satterstrom and Gary Crutchfield represented the Planning Department. The work meeting commenced at 8:10 P.M. Fred Satterstrom explained the map which segregates the Planning Area into . seven study areas and suggested the Commission employ this method of reviewing the proposed maps both tonight and at the public hearing. Commissioners gen- erally agreed. Considerable discussion ensued regarding the fact that the currently RMH zoned hillside above Klickitat Drive is proposed to be designated low density resi- dential. Discussion focused on concept of "de- value" of property and potentially subsequent downzoning. Planning Staff assured the Commission of not only its authority in this regard but, moreover, their obligation to do so if based on sound planning principles and is not an "arbitrary or capricious" action. Commissioners generally agreed the retail and industrial designations recommended by Staff as appropriate. Planning Commission Work Meeting Notes The work meeting ended at approximately 10:50 P.M. Notes pre gared by: Gary Crutchfield Assistant lanner Page 2 20 May 1976 Area #4 Gary Crutchfield noted and explained several areas of conflict between the Committee and Staff proposals. Noted a few changes which would be incorpor- ated such as north boundary of the High Density area along the south face of the hill. Area #5 ijell Stoknes described proposed land use pattern and noted several potential conflicts between Staff proposals and both the current zoning and the committee recommendations. Area #6 Only two areas of conflict were noted between Staff proposal and the Commerce/ Industry Committee. Area #7 Considerable discussion centered on designation of "agriculture ". Fred Satter - strom referred to recommended policies which encourage the retention of agricul- tural lands until the orderly and planned expansion of urban uses actually occurs. Also noted the Staff proposal deletes the adjectives 'heavy' and 'light' from the designation of industry. Explained this single designation of industry allows more flexibility in developing future zoning ordinance and performance standards for all industrial uses. Throughout the work meeting a philosophical discussion evolved which led to the appropriate conclusion that all proposed designations, large or small, must be . based on sound reasoning and the policies which have been recommended for adoption and that the Commission is obligated to act in a manner which is best for the . community as a whole in terms of future development. NOTICE 6/10 Posted at City Hall: 18 May 1976 elivered to Renton Record-Chronicle: 18 May 1976 Notice is hereby given that the Tukwila Planning Commission will conduct a work meeting at 8:00 P.M., Thursday, 20 May 1976 at the City Hall Council Chambers, 14475 - 59th Avenue South, to study the proposed Comprehensive Land Use Map. For further information contact the Tukwila Planning Department. T Edgar D. Bauch, Mayor CITY of TUKWILA 14475 - 59TH AVENUE SOUTH TUKWI LA, WASHINGTON 98067 PLANN I NG COMM I SS ION Minutes of the Special Meeting, 13 May 1976. Chairman Mettler called to order the Special Meeting at 8:10 P.M. with Mr. West, Mr. Bohrer, Mr. Link, Mr. Bowen and Mr. Richards present. Chairman Mettler noted this Special Meeting had been called to consider a rezone request by Mr. Frank Todd. Kjell Stoknes, Fred Satterstrom and Gary Crutch- field represented the Planning Department. Chairman Mettler opened the Public Hearing at 8:12 P.M. .Gary Crutchfield read the Staff Report in its entirety and Kjell Stoknes emphasized the density analysis contained in the Environmental Assessment. Mr. Kirsop arrived at 8:18 P.M. Chairman Mettler called for comments from proponents. Mr. Frank Todd, 14446 - 59th Avenue South, stated his objection to the Staff recommendation of granting of a ten foot utility easement since a 50 foot right - of -way is adequate to provide a roadway and utilities. Objected to the suggested limiting of density beyond the density restrictions contained in the R -4 zone restrictions and stated his need for R -4 zoning to allow the concentration of units in fewer, larger buildings to provide more green space and parking. Referred to previous apartment developments and their densities. Mr. Kirsop asked why Mr. Todd was requesting R -4 rather then RMH. Mr. Todd explained there had been too much opposition on the previous application. There being no further audience comments, Chairman Mettler closed the Public Hearing at 8:28 P.M. Mr. Bohrer asked what type of construction was anticipated if rezoned to R -4. Mr. Todd explained he anticipated three, 3 story buildings with a total of 104 units with parking at ground floor level. Mr. Bohrer questioned the anticipated ratio of open space to impervious surface. Mr. Todd explained he could not answer that but noted he has traditionally done extensive landscaping. Planning Commission Minutes of the Special Meeting ( Page 2 13 May 1976 Mr. Link asked what height was anticipated for the buildings. Mr. Todd stated a maximum of thirty -five feet. Kjell Stoknes noted the anticipated construction would be equivalent to about 40 units per acre. Mr. Bohrer, referring to the field trip experienced earlier by the Commission, noted that he experienced more of an "open feeling" at the Village Green than at the Graydon Smith complex yet the .density per acre was comparatively the same. Asked Mr. Todd for building dimensions. Mr. Todd stated the buildings would be approximately 175 feet by 32 feet. Mr. Bohrer noted that would approx- imate 15% of the site area covered by buildings. Mr. Bowen asked if the City or Commission has the right to regulate density. Mr. Todd stated that too much density hurts both the developer and the City but that R -4 is an appropriate density on his property and cited a need for more apartments in Tukwila. Kjell Stoknes noted that the current density allowed by R -4 is not and has not been used and, secondly, the Residence Committee has recommended that "high den- sity" should generally be typical of existing apartment developments in Tukwila. Suggested that both factors be part of the Commission's consideration. Commission briefly reviewed the density analysis provided the Commission during the earlier field trip. Mr. Todd stated he felt that limiting the density to less than that set forth in the R -4 zone would be illegal. Stated he would agree to limit of 104 units but no less. Kjell Stoknes stated the Commission can recommend to the City Council the granting of the rezone to R -4 with a limitation of density and the City Council would have the City Attorney determine the legality. Noted the density decision is a tough one to make but certainly needs to be addressed. Mr. Todd stated limiting of densities creates a waste of property and economic hardships. Mr. Stoknes noted the primary concern of the Commission should be to plan the character of development within the City — not economics. Mr. George Hill, 5618 South 147th, asked if the City can "down zone" property. Mr. Stoknes explained the City maintains that right so long as it is not done in an arbitrary or capricious manner and is based on a sound planning principle. Mr. Hill asked if the R -4 density could be changed in conjunction with this rezone action. Chairman Mettler noted the change of R -4 density restrictions must be done separately at an advertised hearing for that particular purpose. Commission discussed the concept of establishing policy prior to the adoption of the Comprehensive Plan Update. Mr. Richards noted the proposed density on this property is equivalent to that of the Stardust Apartments, or nearly 41 units per acre. G.ry Cr hfield Assista t Planner Planning Commission Minutes of the Special Meeting Minutes prepared by: ees Commission generally discussed densities and amenities desireable in multiple - family developments. Motion by Mr. Kirsop and seconded by Mr. Link that in recognition of the mini- mal environmental impact of the action and the proximity of similarly zoned property, the Commission recommend the City Council grant the rezone, from R -3 to R -4, provided the applicant enter into a Property Use and Development Agree- ment to include the following stipulations: 1. Dedication of an equitable portion of land necessary to make 62nd Avenue a fifty -foot right -of -way. 2. Participation in development of utilities to include storm drainage. 3. Limitation of density to 104 units. 4. Planning Commission review of site, elevation, basic floor and land- scaping plans prior to development. 5. The agreement be binding on all heirs, successors and assigns. Considerable discussion ensued regarding the contents of the motion. Motion was read back to Commission and a vote called for. AYES: 4 ABSTAIN: 2 Motion CARRIED. Motion by Mr. Bowen, seconded by Mr. Link and carried to adjourn the Special Meeting. Chairman Mettler adjourned the Special Meeting at 9:50 P.M. and noted the Commission would conduct a work session on the proposed Comprehensive Land Use Maps. Hans B. West, Secretary Tukwila Planning Commission Page 3 13 May 1976 Minutes of the Work Meeting, 13 May 1976. The Commission commenced a work meeting to study and discuss the proposed Compre- hensive Land Use Maps immediately following the Special Meeting with all members of the Commission and Staff present. Fred Satterstrom explained how each of the maps was promulgated by the respective citizen committee and the composite of them. Explained the factors displayed in the Environmental Basemap, generally depicting those areas with high natural amenities and low development opportunity, i.e. steep slopes of a heavily wooded character. Explained the Open Space overlay as it should relate to land use decisions; that is, to identify those areas whose "open space" character should be maintained in conjunction with development. Mr. Bohrer, noting he was a member of the Open Space Committee, further explained . the concept of using "left - overs" (non - buildable areas of an open space character) to reinforce the open space concept and as buffers. Cited anticipated level of development in future years as a need to create a stronger concept for open space rather than the overlay method. Stated his preference for a designation of Open Space on the Comprehensive Land Use Map rather than the overlay. Commission discussed the advantages /disadvantages of both methods. General agree- ment that the overlay method was best. Fred Satterstrom stated he would have an Open Space overlay of the proposed land use map ready for the next meeting of the Commission. Kjell Stoknes briefly explained the Residence, Commerce /Industry and Circulation maps. Noted that maps 9 and 10, Areas of Conflict, should be reviewed in depth by the Commission and the final step would be resolution of any conflicts on Map 1, proposed Land Use Map. Commission generally expressed a desire to conduct another work meeting prior to the Public Hearing scheduled for 27 May 1976. Agreed to meet on Thursday, 20 May at 8:00 P.M. Chairman Mettler adjourned the Work Meeting at 11:00 P.M. Minutes yrepared by: CITY or TU KWI LA 14475 - 59TH AVENUE SOUTH TUKWI LA, WASHINGTON 98067 Ga y~Crutc ield Assistant lanner Edgar D. Bauch, Mayor PLANNING COMMISSION c Edgar D. Bauch, Mayor CITY or TU KWI LA 14475 - 59TH AVENUE SOUTH TUKWI LA, WASHINGTON 98067 PLANNING COMMISSION Minutes of the Special Meeting, 13 May 1976. Mr. Kirsop arrived at 8:18 P.M. Chairman Mettler called to order the Special Meeting at 8:10 P.M. with Mr. West, Mr. Bohrer, Mr. Link, Mr. Bowen and Mr. Richards present. Chairman Mettler noted this Special Meeting had been called to consider a rezone request by Mr. Frank Todd. Kjell Stoknes, Fred Satterstrom and Gary Crutch- field represented the Planning Department. Chairman Mettler opened the Public Hearing at 8:12 P.M. Gary Crutchfield read the Staff Report in its entirety and Kjell Stoknes emphasized the density analysis contained in the Environmental Assessment. Chairman Mettler called for comments from proponents. Mr. Frank Todd, 14446 - 59th Avenue South, stated his objection to the Staff recommendation of granting of a ten foot utility easement since a 50 foot right - of -way is adequate to provide a roadway and utilities. Objected to the suggested limiting of density beyond the density restrictions contained in the R -4 zone restrictions and stated his need for R -4 zoning to allow the concentration of units in fewer, larger buildings to provide more green space and parking. Referred to previous apartment developments and their densities. Mr. Kirsop asked why Mr. Todd was requesting R -4 rather then RMH. Mr. Todd explained there had been too much opposition on the previous application. There being no further audience comments, Chairman Mettler closed the Public Hearing at 8:28 P.M. Mr. Bohrer asked what type of construction was anticipated if rezoned to R -4. Mr. Todd explained he anticipated three, 3 story buildings with a total of 104 units with parking at ground floor level. Mr. Bohrer questioned the anticipated ratio of open space to impervious surface. Mr. Todd explained he could not answer that but noted he has traditionally done extensive landscaping. Planning Commission Minutes of the Special Meeting Page 2 13 May 1976 Mr. Link asked what height was anticipated for the buildings. Mr. Todd stated a maximum of thirty -five feet. Kjell Stoknes noted the anticipated construction would be equivalent to about 40 units per acre. Mr. Bohrer, referring to the field trip experienced earlier by the Commission, noted that he experienced more of an "open feeling" at the Village Green than at the Graydon Smith complex yet the density per acre was comparatively the same. Asked Mr. Todd for building dimensions. Mr. Todd stated the buildings would be approximately 175 feet by 32 feet. Mr. Bohrer noted that would approx- imate 15% of the site area covered by buildings. Mr. Bowen asked if the City or Commission has the right to regulate density. Mr. Todd stated that too much density hurts both the developer and the City but that R -4 is an appropriate density on his property and cited a need for more apartments in Tukwila. Kjell Stoknes noted that the current density allowed by R -4 is not and has not been used and, secondly, the Residence Committee has recommended that "high den- sity" should generally be typical of existing apartment developments in Tukwila. Suggested that both factors be part of the Commission's consideration. Commission briefly reviewed the density analysis provided the Commission during the earlier field trip. Mr. Todd stated he felt that limiting the density to less than that set forth in the R -4 zone would be illegal. Stated he would agree to limit of 104 units but no less. Kjell Stoknes stated the Commission can recommend to the City Council the granting of the rezone to R -4 with a limitation of density and the City Council would have the City Attorney determine the legality. Noted the density decision is a tough one to make but certainly needs to be addressed. Mr. Todd stated limiting of densities creates a waste of property and economic hardships. Mr. Stoknes noted the primary concern of the Commission should be to plan the character of development within the City — not economics. Mr. George Hill, 5618 South 147th, asked if the City can "down zone" property. Mr. Stoknes explained the City maintains that right so long as it is not done in an arbitrary or capricious manner and is based on a sound planning principle. Mr. Hill asked if the R -4 density could be changed in conjunction with this rezone action. Chairman Mettler noted the change of R -4 density restrictions must be done separately at an advertised hearing for that particular purpose. Commission discussed the concept of establishing policy prior to the adoption of the Comprehensive Plan Update. Mr. Richards noted the proposed density on this property is equivalent to that of the Stardust Apartments, or nearly 41 units per acre. Planning Commission Minutes of the Special Meeting Commission generally discussed densities and amenities desireable in multiple - family developments. Motion by Mr. Kirsop and seconded by Mr. Link that in recognition of the mini- mal environmental impact of the action and the proximity of similarly zoned property, the Commission recommend the City Council grant the rezone, from R -3 to R -4, provided the applicant enter into a Property Use and Development Agree- ment to include the following stipulations: 1. Dedication of an equitable portion of land necessary to make 62nd Avenue a fifty -foot right -of -way. 2. Participation in development of utilities to include storm drainage. 3. Limitation of density to 104 units. 4. Planning Commission review of site, elevation, basic floor and land- scaping plans prior to development. 5. The agreement be binding on all heirs, successors and assigns. Considerable discussion ensued regarding the contents of the motion. Motion was read back to Commission and a vote called for. AYES: 4 ABSTAIN: 2 Motion CARRIED. Motion by Mr. Bowen, seconded by Mr. Link and carried to adjourn the Special Meeting. Chairman Mettler adjourned the Special Meeting at 9:50 P.M. and noted the Commission would conduct a work session on the proposed Comprehensive Land Use Maps. Minutes prepared by: Gary Cru hfield Assists t Planner ez62---r Hans B. West, Secretary Tukwila Planning Commission Page 3 13 May 1976 CITY OF TUKWILA #.EPIC -ND- May, 14, 1976 ENVIRONMENTAL ASSESSMENT ON THE LAND USE MAP, OPEN SPACE MAP, AND CIRCULATION MAP OF THE PROPOSED TUKWILA COMPREHENSIVE PLAN This assessment has been prepared pursuant to the State Envir- onmental Policy Act of 1971 (SEPA) and Chapter 18.98 of the Tukwila Municipal Code. CONTACT PERSON: Fred N. Satterstrom, Associate Planner 6230 Southcenter Boulevard Tukwila, Washington 98188 242 -2177 A. PROPOSED ACTION: 1. The Action: The proposed action is the adoption of a new Comprehensive Land Use Map for the City of Tukwila as well as an Open Space Map and Circulation Map. These maps represent the last element in the Comprehensive Plan Update started in December of 1975. 2. Justification: The City Council has stated a high priority for adoption of a new Comprehensive Plan through written text and budget allocations in both the 1974 and 1975 annual budgets. In addition, the Council has stated in Resolution No. 489, adopted on August 4, 1975, that the present Comprehensive Plan for the City no longer entirely reflects the currently held values of the community, its legislative body, or the currently recognized state of the art of planning. To date, the Council has adopted a motion of intent to adopt four of the five policy elements of the Comprehensive Plan Update. These elements are: Natural Environment (including an Environmental Basemap), Open Space, Residence, and Commerce /Industry. The Council has held a public hearing on the Transportation/ Utilities element on May 3, 1976, a study meeting on May 10, 1976 and is now placed on the Council Agenda for May 17, 1976 for adoption by a motion of intent to adopt. The proposed maps are the last step of the Comprehensive Planning Process Update. The City Council did express a clear intent that they wanted a land use map as a part of the new Comprehensive Plan. The map and policies are intended to form one body of information so that each will complement the other. The map portion of the Tukwila Comprehensive Plan Update is authorized in accordance with Washington State law, RCW 35.63. 3. Location: The area affected by the maps is the Tukwila Planning Area. Generally an area bounded on the north by South 112th Street, on the west by Highway 99, on the south by South 200th Street, and on the east by the Chicago, Milwaukee, St. Paul and Pacific Railroad tracks. Although the entire Planning Area is being considered, primary attention will be given to that area located within the City limits of Tukwila. 4. Historical Background: John Graham & Co. completed the first Comprehensive Plan for Tukwila in 1961, shortly before the City underwent the tremendous development which has charac- terized the area over the past 15 years. Since this original plan was adopted, it has been revised only once, in 1967 when changes were made to the Land Use Map. No revisions have ever been made to the original text of the Plan. 5. Public Participation: Map recommendations on land use, open space, and circulation were made by citi- zens committees appointed by the Planning Commission Chairman based on responses to questionnaires sent out to every resident and business in Tukwila. These recommendations were reviewed by staff and a final land use map made was pre- pared and recommended. There were some modifications made by staff to some committee recommendations on the land use map. The open space and circulation maps are unchanged by staff. The Planning Commission has had an advertised study meeting on these maps on May 13, 1976. The following meetings are estimated where the public may be involved: a. May 20, 1976 Planning Commission study meeting b. May 27, 1976 Planning Commission public hearing (public hearing may be recessed for as many meetings as necessary to make a recom- mendation on the maps to the City Council). c. City Council public hearing to be advertised after Planning Commission action. d. City Council will probably hold a study session on the maps after which it would be placed back on the City Council regular agenda for action. 6. Relationship to Existing Laws, Policies, and Plans: As mentioned, there presently exists a Comprehensive Plan for the City of Tuk- wila as well as a Comprehensive Land Use Map. Both have been found to be out- dated by the City Council. Through Resolution #489, the City Council has placed a moratorium -like status on the rezoning of properties to "higher" uses and on actions significantly affecting the environment until a new Comprehensive Plan is completed. The Land Use Map, Open Space Map and Circulation Map represent the last step in the Comprehensive Plan Update. When all elements of the Com- prehensive Plan are adopted along with the Maps, the old Comprehensive Plan will be repealed. Since the existing zoning ordinance is based upon the 1961 Comprehensive Plan and Map, the adoption of a new Plan will necessitate revision or updating of the zoning ordinance and map. Until a new zoning ordinance and map can be adopted, the existing zoning regulations will remain in effect. In addition, if the proposed Land Use, Open Space and Circulation Maps are adopted, they could form the framework and direction of other implementing ordinances such as the subdivision code, underground utilities ordinance, 6 -year street construction program, and the like. 7. Decisions Remaining Before Implementation of the Legislation: The Planning Commission must recommend approval of the Maps during a published pub- lic hearing and the City Council adopt them during a regular Council meeting. Also, if the City Council elects to pass the maps via a motion of intent to adopt procedure, there will be another public hearing held at a later date to consider passage of the entire Comprehensive Plan Ordinance. B. EXISTING CONDITIONS: As mentioned, there presently exists a Comprehensive Plan for the City of Tukwila and a Comprehensive Land Use Map. The Plan was completed in 1961, as was the Map, but the latter was the only one updated (in 1967). As such, the text of the Plan has long been useless as a tool for guiding land use decisions. Instead, it has been the Land Use Map which has for several years been regarded and used as the Comprehensive Plan. The Land Use, Open Space and Circulation Maps are the last step of the Compre- hensive Plan Update being developed which, together with the policies in each element, will comprise the new Comprehensive Plan for Tukwila. The elements include Natural Environment, Open Space, Residence, Commerce /Industry, and Transportation /Utilities. After adoption, the maps, along with the objectives and policies contained within these elements will serve to aid the Planning Commission and City Council in their land use related deliberations. C. ENVIRONMENTAL IMPACT OF THE PROPOSED MAPS: Of the three maps proposed for adoption, the most significant and controversial one is the Land Use Map. The other two, Open Space and Circulation have a less potential effect, as far as private property is concerned. DIRECT IMPACTS: a. Land Use Map - No direct environmental effects are anticipated. b. Open Space Map - No direct environmental effects are anticipated. c. Circulation Map - No direct environmental effects are anticipated. It should be noted that the above maps are not implementing mechanisms but long range planning tools. The environmental effects will not come about until implementing ordinances are passed modifying the zoning ordinance, zoning map, subdivision ordinance, and other ordinances needed to implement the maps and policies. They will also provide guidelines to the City on matters relating to rezoning and other land use matters. INDIRECT IMPACTS: C a. Land Use Map - Undoubtedly the City will seek to implement this map by a zoning ordinance and zoning map revision. If it is deemed in the public health, safety, and welfare that zoning changes should occur, either to more intensive or less intensive uses, then the City will probably exercise its police power, following necessary procedural requirements, and effectuate these changes. The primary environmental effect from this would involve allowing less intensity of development in areas with water features (streams, lakes, ponds), steep slopes, and areas of potentially unstable slopes. In other areas, zoning changes to higher intensity uses would probably have more environmental effects and zoning changes to less intensive uses would probably have a lesser environmental impact at time of devel- opment. b. Open Space Map - Since this is not intended to be a land use category, but an informational overlay over the land use map, the primary effect this map would have would be for use by the Planning Commission, Board of Adjustment and City Council in attempting to preserve the Open Space characteristics in those areas mapped when actions for rezones, planned unit developments, subdivision and other land use decisions come before them. c. Circulation Map - This map is not a land use map, however, in conjunc- tion with the policies of the Comprehensive Plan it may help to provide guidance to land use decisions made by the Planning Commission and City Council. In essence, it is felt that the indirect impacts of these maps will have a more favorable impact on the environment and allow the City to act consistently on land use matters. D. ANY UNAVOIDABLE ADVERSE EFFECTS: As a policy guide for decision - making on matters of land use, the direct impacts of the proposed Land Use, Open Space and Circulation maps should be positive ones. It is also expected that the indirect social, physical, and economic effects of adoption of the above mentioned maps will be mostly positive, especially to the general public. However, it is anticipated that some individuals could be nega- tively impacted in various ways through enactment of implementing legislation. Such adverse impacts may occur through zoning actions or code enforcement, actions which may be viewed as positive public benefits but which may necessarily cause problems for some private parties. E. ALTERNATIVES TO THE PROPOSED ACTION: The Land Use alternatives for any property is low density, medium density or high density residential, commercial, office, retail, industrial, public parks, and agriculture. (Other land use designations such as public facility, regional retail, and so forth may also be added.) The alternative to the Open Space overlay is to not include it at all. While this alternative would probably simplify the Land Use Basemap, it would not reflect the natural amenities and open space values of the community. The Comprehensive Plan Workbook prepared by staff is designed as a tool for the Planning Commission and City Council to use as information in determining what the appropriate land use designations should be in various areas. Also included in that workbook is the proposed Open Space and Circulation Maps. F. IRREVERSIBLE AND IRRETRIEVABLE COMMITMENTS OF RESOURCES: There are irretrievable labor costs to the City in the development and printing costs of the Maps. It is not possible to determine resource commitments on the environment at this policy level. This concept will be analyzed with applications for development. It is estimated, however, that the scope of irreversible and irretrievable com- mitments of resources will be reduced with the adoption of the proposed maps. r j z Q Mr. Kjell Stoknes J Planning Director City of Tukwila MI 6230 Southcenter Blvd. Tukwila, Washington 98067 0 he MC PUBLIC 'WORKS DSPARTME N T •230 Southoontdr Boulevard Tukwila, Washington 191501117 telephone ( 205 24111-13177 May 14, 1976 Re: Comprehensive Plan Map Workbook Map 8, Circulation Enclosed is a copy of a letter dated 23 April 1976 and an attachment indicating road designations within the City which were forwarded to the Puget Sound Council of Governments. It is anticipated that these will be adopted for the Federal government through the Puget Sound Council of Governments as the arterial plan for the City of Tukwila. There are some minor omissions and conflicts within the Circulation Map as indicated which are evident. The continuation of Southcenter Parkway (57th Avenue South) to the South City Limits and extending into unincorporated King County is of prime importance. Macadam Road and 53rd Avenue South extending Northerly from Southcenter Boulevard to 144th Street is not included on the Circulation Map. This should be included as a prime connector route. The other conflicts are obvious and are not of as major a consequence as the two previously mentioned roads. Dear IK,j el l : Your consideration of these items in the final Circulation Map will be highly appreciated. :1 Sincerely yours, ,:{I4 SMH /dp Enclosure: Letter 23 April 1976. Steven M. Hall, P. E. Public Works Director 4. . th 2 Puget Sound Council of Governments Ei Grand Central on the Park First and So. Main Seattle, Washington 98104 Attention: Mr. Mike Birdsall 4( Gentlemen: Enclosed please find sheets 1 and 2 of the FAM Route Designa- te tions and one copy of the base map for the City with numbered designations corresponding with the above - mentioned sheets. I have contacted the City of Renton, the City of Kent and King 11 . County regarding the continuation of the routes after they CO leave the City and we seem to have all conflicts resolved. • If You have any questions, please do not hesitate to call at our office. Et RKW /dp LI Enclosures .o. 2 PUBLIC WC351K3 DEPARTMENT X323 ° 3outhoerater Eousav Tuk ,;41, Washincitora . 9,L43137 telephone C 2C38 3 242 - 2177 April .23, 1976 Sincerely, 2!" 4ti; r iL+G t t3 fs�v+S Wa VAArriL'8 A r MI E Richard K. Williams Engineering Technician hWY 1 /7 6 2 3 4 5 6 7 8 9 10 11 . 12 13 14 15 (2) (3) ITEM NO. JURISDICTION ROUTE NAME OR NUMBER T E R M I N I FROM TO M I. L E A G E COUNTY CITY TOTAL EXISTING FED-AID N0. City of Tukwila 11 11 1f tl II 11 !I tl H , II (4) SR 181 South C. L. West Valley Hwy. Interurban Ave. So. 178th Street I -5 So. 180th Street Southcenter Parkway Southcenter Blvd SR 181 65th Ave. So. Southcenter Blvd. So. 151st Street 65th Ave. So. 62nd Ave. So. 59th Place So. So. 147th Street 58th Ave. So. So. 144th Street, 53rd Ave. So. C. L. Macadam Rd. Christianson Rd. Tukwila Parkway FEDERAL - AID URBAN (FAM) SYSTEM So. 151st Street 62nd Ave. So. 59th Place So. So. 147th Street 58th Ave. So. So. 144th Street 53rd 'Ave. So. Southcenter Blvd. Christianson Rd. (5) (1) URBAN AREA CITY OF TUKWILA 42nd Ave. So. C. L. Southcenter Parkway SR 181 51st Ave. So. C. L. So. 151st Street 62nd Ave. So. 59th Place So. So. 147th Street 58th Ave. So: SR 181 53rd Ave..So. C. L. Macadam Rd. • Southcenter Blvd: Tukwila Southcenter Parkway (6) (Miles, (Miles) 4.0 4.0 SR 181 . 3 .7 1.2 . 4 .1 .1 . 2 .1 .4 • .4 .2 .6 . 5 Sheet 1 of 2 . 1 . 1 .2 .1 .4 . 4 .2 (7) .3 . 7 U.A.B. 1.2 .4 • 9005 (8) EFFECTIVE DATE 1974 ITEM N0. JURISDICTION ROUTE NAME OR NUMBER - T E R M I N I M I' . L E A G E . EXISTING FED -AID NO _ EFFECTIVE DATE FROM TO COUNTY CITY TOTAL (Miles; (Miles) 16 City of Tukwila Southcenter Pkwy Tukwila Parkway South C.'L. 2.4 2.4 U.A.B. 9024 1974 17 " • " Strander Blvd. Southcenter Parkway SR 181 .9 .9 !"'j 18 Andover Pk. East Tukwila Parkway So. 180th Street 1.4 1.4 19 Andover Pk. West Tukwila Parkway So. 180th Street 1.4 1.4 20 Minkler Blvd. Andover Park West Andover Park East .2 .2 21 "S" Line Bridge Southcenter Blvd.' - Southcenter Parkway .1 .1 22 So. 133rd Street SR 181 West C. L. .3 .3 23 r ". Monster Grady Way East C. L. - .1 .1 24 Industry Drive Andover Park East Present terminus .2 .2 25 _" Baker Blvd. Andover Park East Andover Park West .2 .2 26 " Grady Way East C. L. SR 181 • .3 .3 • W?VV FORM 3 3 . 0 007-T (2) (3) (4) FEDERAL -AID URBAN (FAM) SYSTEM (1) URBAN AREA CITY OF TUKWILA (5) (6) Sheet 2 of (7) 2 (8) DECLARATION OF NON- SIGNIFICANCE ON THE LAND USE MAP, OPEN SPACE MAP, AND CIRCULATION MAP OF THE PROPOSED TUKWILA COMPREHENSIVE PLAN Pursuant to Chapter 18.98 of the Tukwila Municipal Code dealing with environ- mental requirements and the State Environmental Policy Act of 1971. Proposed legislation to adopt the Land Use Map, Open Space Map and Circulation Map of the Tukwila Comprehensive Plan. CITY OF TUKWILA - APPLICANT CITY OF TUKWILA ki a.( s I Kje 1 Stoknes, Responsible Official CITY OF TUKWILA INTRODUCTION: The following is a statement of declaration by the undersigned as the Responsi- ble Official pursuant to Chapter 18.98 of the Tukwila Municipal Code and the Washington State Environmental Policy Act of 1971. An Environmental Assessment has been completed on the proposed legislation to . adopt the Land Use Map, Open Space Map, and Circulation Map of the Tukwila Comprehensive Plan. DECLARATION: Based upon the environmental assessment submitted, the City of Tukwila Municipal Code Chapter 18.98 dealing with environmental policy, and the guidelines issued by the Washington State Department of Ecology for the implementation of the State Environmental Policy Act, I find that this proposed action will not have a signi- ficant effect upon the environment and therefore an environmental impact statement is not required. Date of negative declaration: May 19, 1976 • mod � 4tv.7 e-Y-ed P coymm%.-44A-R tym 5h/76, TUKWILA COMPREH W 2 • TUKWILA COMPREHENSIVE PLAN: MAP WORKBOOK In addition to a proposed Land Use Map, this short booklet contains the environmental and land use maps as they were recommended by the comprehensive plan review committees. These maps were originally adopted by each committee, but were withheld from public review until all maps could be dealt with at the same time. Because each review committee worked on its own without the know- ledge of what land use patterns other committees were recommending, . areas of conflicting land use proposals were a natural result. These areas of conflict are mapped and included in this booklet. The first map in the booklet is a proposed Land Use Map as compiled . by staff. This map is basically a composite of all committee - proposed maps with a few changes proposed by staff. - CONTENTS - Map 1. Proposed Land Use Map ENVIRONMENTAL MAPS Map 2. Natural Amenities Map 3. Physical Limitations Map 4. Composite: Environmental Basemap LAND USE MAPS Map S. Open Space Map 6. Residence Map 7. Commerce /Industry Map 8. Circulation Map 9. Area of Conflict (Between committee maps) Map 10. Areas of Conflict (Between conunittee maps and staff proposed land use maps) MAP 1. PROPOSED LAND USE MAP The following map was prepared by staff. Essentially, the proposed Land Use Map is a composite of all committee- proposed maps with the "areas of conflict" ironed out. '.However, some changes have been recommended by staff which differ from those proposed by the review committees. These changes are based primarily on element policies and environmental considerations outlined in Maps 2-4 of this booklet. „....., ,,,, . .........,....i. ,:......... ...:. ...-:! ploo.: . z_lti! %-- •••Zav•t v • v II ..;:,`•% .,.- ..A . p,w1/4wkl, k ,..,„ 00 , 4 ... , , ,.... '' ' - "':•'",'. ''.W. I kom-veN;.•:-.„. •":...:' Ar ... \ .... • ,,,---. / ., ,... Ak.••,,:ttuvtktx. „...- _......-- . INDUSTRY PROFE.5iONAL. OFFICE RETAIL Low DENSITY RESIPENcE NIEPIUM DENSITY RE-S. DENSITY RE.S• 1 PROPOSED LAND USE MAP 5/7/76 1TUNMIL& PURSEDHO amn, ....... • ........ • ....... ..• ..... ;;;; . 0.4 ttu 'i; loollitit MAP 2:- NATURAL AMENITIES c The Natural Environment Committee was very concerned about the gradual elimination of streams, ponds, wooded areas and other natural amenities in the Tukwila area and addressed them through their policies. In addition, the Committee felt it was necessary to map these amenities in order to precisely show where these natural qualities should be maintained. 2 NATURAL AMENITIES 5/7h6 7UKMOLn PLAHRTHO &NM • :"4". • ....................... ..... ‘,.. . ;'",„„; . ... „,,1011106.01,0.3111111111111l1 ..... MAP 3,. PHYSICAL LIMITATIONS Certain qualities of the natural environment can inhibit urban development and, in some cases, can even make development hazar- dous. Steep slope and unstable geologic conditions are two such qualities, and the Natural Environment Committee felt development should be limited in these areas. 3 PHYSICAL LIMITATIONS 5/7/74 • 7UMEILA P ARE& ••• .... .... .............. . ........ , ........... ....... ..... ■11111101,1 ,m111111 11,11111U4‘.. ............... MAP 4. COMPOSITE: ENVIRONMENTAL BASEMAP* The Environmental Basemap is simply a combination of the Natural Amenities and Physical Limitations Maps; it is not in any way a proposed land use map. This map represents an overlay of natural amenities (streams, ponds, lakes, forests, and so on) over. areas of development limitation (steep slopes and unstable areas). In some areas, three or even four features overlap one another. These areas are the darker ones on the map and comprise the most crucial areas — serving as great amenities and posing severe limita- tions•for development. Inherent within the policies of the Natural Environment Element is the preservation of the natural qualities shown here; logically, the darker the area, the stronger the need for preservation. *The Environmental Basemap was recommended for adoption by the Planning Commission as a part of the Natural Environment Ele- ment on December 18, 1975. 1 .ter !� ''�.Ectrirx•. t -,, ,; : :� , AGRICULTURAL LAND ONE ENVIRON MENTAL FA T\"/O FACT-015 THREE. FACTOKS FOUR FACTOF D O1 TI-tlS MAPISACAM81NN OF FNGTORSFRAM THE NATU AMENTI 4 COMPOSITE: ENVIRONMENTAL Big ��% 'o J PUNIEHO " ' • . , ^ .`• r ' ' 1 \.7i ••'•1 X. • • "r 1, '14 •' ... WOO'S -• NA•AN-\% s••••" • • • . . . .......... • • ..--"wr • - • • • \ SA 4 • ANVA ■= 4 ..... ••‘••• `, • : .z.• • • • . • ' • • ' - . • .. • • • .... .01%,‘• • "011 I. . r:r1711 1. ..... .1t ..... • %I bi=11111piallib, • e 1111141111 • \ \ , • --.• ... •■•••,v •s\ ‘„„;.........--MI- OP. • A ut 1 11 r ....... - Aw- • * ___J /1 74:00 IC -■... N I ._ 1) -\, 1 Litipk - a"4*"7" . - l?'-::tgliMill':":-r el Iwo " ‘‘11.11111g. ii, A., 44.6--,- lasi _au miiii 11Nr9 t vim r --x .......,. ' k) MAP 5. OPEN SPACE The Open Space land use map which follows was adopted by the Open Space Committee. Open Space, as the term is utilized on the map, refers to two types of land: 1) parks, playfields, and private open spaces, and 2) those areas which have low opportunity for development, like steep hillsides and shorelines. As far as "areas of low opportunity for development" are con- cerned, it is not the intention of the open space designation to prevent development altogether in these areas, but merely to designate major areas which possess an open space quality and whose quality should be retained even though such lands may be developed in the future. PUBLIC PRIVATE RECREATIONAL LANDS DESIRABLE. OPEN SPACE LANDS tLAND WITH LOW OPFOKTUNITV FOR D ENE. LOPM IT I g t 5 OPEN SPACE 5/,ib 7R)J% 0[1=3,a L a aHoa© &Eila < 1 1 1 .1:01111i n gft 1 11.111 111 11111 1111111 1111 ---_ 1 . KAMM KIAIMMINT 1975 1 11 . 1110 111 C) N f • . . MAP 6. RESIDENCE The Residence land use map which follows was adopted by the Residence Committee.. Three density designations are identified on the map: Low, Medium, and High density. As proposed by the Committee, "Low density" residential refers to single - fancily dwellings, 1-5 units per acre. "Medium density" residential is typified by duplexes, . triplexes, and fourplexes, generally 6-16 units per. acre. "High density" residential refers to apartment complexes, generally greater than 17 units per acre. ow l Itr&X /17/ ""\ ci rro j 71,41 - � �� . � _�' I � .. r LOW DENSITY: 0-5 OWE-LUNG UNITS PERPG MEDIUM DENSITY: b — I b DU /ACRE H IC -f DENSITY: 16+ DU /PGRE 6 RESIDENCE.rii M2�7OLt PL&IMEma &RE& MOM p4Up� il�I,Ntupllgtlp11N1111 two nnn " , ""� " "•.,, „ed1C,. MAP .7. COMMERCE /INDUSTRY • The Commerce /Industry land use map which follows was adopted by the Commerce /Industry Committee. Four land use designations are found on the map: Office, Retail, Light Industrial, and Heavy Industrial. The Office classification refers to an area of professional offices with certain compatible residential and retail uses. Retail areas refer to commercial areas (offices allowed). Light industrial refers to distributive and light manufacturing uses. Heavy Industrial refers to those • industrial uses which are heavy in nature, having a. significantly greater impact on surrounding lands. 0 • • • ei 7 I Ilk 1 17 , • • 1, fp • • • • • • • . • • • • 7 COMMERCE/INDUSTRY 5-/7/74 PL&REE© in:RJU JIM GOBI MAP 8. CIRCULATION The Circulation map which follows was adopted by the Transporta- tion /Utilities Committee. Depicted on the Circulation map are four types of roadways: Major Arterials, Secondary Arterials, and collector Arterials. FREEWAYS 'MAJOR ARTERIALS Om SECONDARY ARTERIALS •-• C.OLLEcTOR ARTERIALS 8 CIRCULATION 5/7/7G 7/ TVGCCM iz P Zn . 1. ... . ..... .... ....... • ............ • n y • ... •• •• • • •• ..t.tootiol I 1,11 IGACIVIS , - • I , k nr\ \ TIMINLA PUINNNC KPARMENT LglS 11011111110 MAP 9. AREAS OF CONFLICT (BETWEEN COMMITTEE- PROPOSED LAND USE MAPS) The following map was prepared by staff. If one lays all the review committees' maps over one another, there are areas where two or more land uses are proposed for the same area. The following map depicts these "areas of conflict" and indicates which land uses are involved. I • • • • - • - • • • Tt AEA OF CON Fucr E3eTwEEN COMM iTTE.E. (rmmatir4tx sa-rwE:Et4 REsicelstc-sitcommatzr_Elinoumicy) 9 AREAS OF CONFLICT 5/7/74 TIMMRLA PLAHAIM Ana 11 ..11.1 �...I.l �.... 1 lou ulp 6� , ^w114N1 IT r MAP 10. AREAS OF CONFLICT (BETWEEN COMMITTEE MAPS AND STAFF. PROPOSED LAND USE MAP) The following map was prepared by staff. Map 10 illustrates the places within the Tukwila Planning Area . where staff proposed . different land use (SEE, Map 1) than what . any of the committees proposed. In all cases, staff - proposed changes in land use were made as a result of the policy content . of the Plan and /or the environmental information taken from Maps 2 -4. 10 AREAS OF CONFLICT L'UMIM[F,& Pi.&RMIRM 5 t I not \11;ww,m0111111111111111011iptp. ,,,, ..... ............ ....... ....... ....... . Ji II THIS INCH 0€ 6Z 8C 12 9Z SZ 4Z EZ ZZ lZ OZ . 6l , a l 911 I1 (1111I 11 I I 01111414)11,140,141111111,44$ f j l IrP1b..I C/A FLEXIBLE RULER- 302 AWIR .= IF THIS MICROFILMED DOCUMENT IS LES CLEAR. THAN THIS.. NOTIC IT IS_ OIIE_T -THE QUALITY OF THE ORIGINAL DOCUMENT rl Tali i Ti 0i911 1 I) i rf iri j I i i i : i 0 a741INCH 1 2 _I(I�FLEXIBLE RULER - 302AWii.R:u _ 5Z bZ EZ ZZ lZ: OZ 6l Bl Ll 91 St in El • Zt. I I inii m � nu i u � � .N!.,. n! llll lllllllJ Jb �..,• i n i I I . tl. It 1. TRH_ . -r -n �`• • S .. 1 't,S .. . . ,... IF THIS MICROFILMED DOCUMENT IS LESS` .CLEAR. THAN TH LS _.NOT.ICE., n IT I S ..DICE_ T0. THE QUALITY OF THE ORIGINAL DOCUMENT 1 0 TUKWILA COMPREHENSIVE PLAN: MAP WORKBOOK In addition to a proposed Land Use Map, this short booklet contains the environmental and land use maps as they were recommended by the comprehensive plan review committees. These maps were originally adopted by each committee, but were withheld from public review until all maps could be dealt with at the same time. Because each review committee worked on its own without the know- ledge of what land use patterns other committees were recommending, areas of conflicting land use proposals were a natural result. These areas of conflict are mapped and included in this booklet. The first map in the booklet is a proposed Land Use Map as compiled . by staff. This map is basically a composite of all committee- proposed maps with a few changes proposed by staff. ...z... iil I .IIrI 0 If WI INCH 1 2 FLEXIBLE RULER - 302 0€ 6Z 86 LZ 9Z . SZ vZ , cZ ZZ is OZ 6l " 81 Ll 91 sir ht El Zl (Jlll l 004641 II IIIIII014IIIIII I Ii4 6( a11 Oh I 11 416, IF THISIMICROFILMED DOCUMENT IS LESS- .,CLEAR..THAN THLSNOT I_S : DUE_To. . ; :; THE QUALITY OF THE ORIGINAL DOCUMENT Map 1. Proposed Land Use Map ENVIRONMENTAL MAPS Map 2. Natural Amenities Map 3. Physical Limitations Map 4. Composite: Environmental Basemap LAND USE MAPS Map 5: Open Space Map 6. Residence Map 7. Commerce /Industry Map 8. Circulation Map 9. Area of Conflict (Between committee maps) Map 10. Areas of Conflict (Between committee maps and staff proposed land use maps) . ':1c - CONTENTS - • • i .. . I:., • I ( I I *I i , dt:+r . -: i ..' I I III II III �hi..h��i��i.r i pp i i i i 1 it I tot( I I I I i I I 0 N THi INCH 1 2 3 4 LZ 9Z sZ hz 6Z ZZ lz Oz 61 91 Ll 91 ' Sl fi el zl a pal (,11111 tglip II, I 1 III�III III�I 1 III IIII I I I I IU lllll� 11 lll�l� I I 1 111J I I ) (I1 1 �!! II 1 li 1 J 111!I !llllllll � .. �� .. 1! )0406 4 IF THIS MICROFILMED DOCUMENT IS LESS - :CLEAR THAN THIS NOTICE,_:I IS, OK_ T0 . THE QUALITY OF - THE ORIGINAL DOCUMENT • MAP 1. PROPOSED LAND USE MAP The following map was prepared by staff. Essentially, the proposed Land Use Map is a composite of all committee - proposed maps with the "areas of conflict" ironed out. .However, some changes have been recommended by staff which differ from those proposed by the review committees. These changes are based primarily on element policies and environmental considerations outlined in Maps 2-4 of this booklet. 6 7 LOW DENSITY RESIDENCE MEDIUM DENSITY RE.S. Mr let -10 -CPA 1 PROPOSED LAND USE MAP 5/7/76 TJEWILa PLAKKOH© &RE& ..\•■■••• r e ( , • ' ) AO:. MI! Z R g.q1 1'41 ;% . • - ‘111 71— " M■ ■NN • ) -4 fPrL c • IN. • ,,.....\\ , ,... 1 ?.. '': ea N%-• \ , Vto A r %, sb.......w. • . ..,b,....,.., v... so, ‘.1 N.‘ ''N.; ,I■1%•"""&s":'-‘"';7'N ‘% ': r N III op„. 11.11.111; I CA 1111 ER; REL. IM MI MINI WI — T'rm 0 ig MCH 2 3 llllllllllllllll 4 0€ • 6Z Be LZ 9Z SC 4 7 Z CZ ZZ L-WW l 5 6 7 FLEXIBLE RULER -302 AM I O e 61 al Lt 91 St fit 'CI ZI 7 IF THIS MICROFILMED DOCUMENT IS LESS1 _CLEAR THAN THIS NOTICE, IT IS DUE TO THE QUALITY OF THE ORIGINAL DOCUMENT! , l II I i I i �� ii � i 0 1S MI INCH 1 2 3 e6 6Z . 9Z SZ bZ EZ Z Z lZ. pZ 1101,1] M OM 1 164 / 1 111111 90114 1 4, 1 44itg4i 1 WWW44 11 1 CLEAR. THAN THIS NOT ICE, _IT I_S. DUE_ TO THE QUALITY OF THE ORIGINAL DOCUMENT MAP.21 NATURAL AMENITIES The Natural Environment Committee was very concerned about the .gradual elimination of streams, ponds, wooded areas and other natural amenities in the Tukwila area and addressed them through their policies. In addition, the Committee felt it was necessary to map these amenities in order to precisely show where these natural - qualities should be maintained.. • ■• gilr IN a...4.,""•"--"-- . 61 V1 1 0 4gh1-11-1 4111 , ;•, „ • . - -,INT0114?" 2 NATURAL AMENITIES 57-7/76 7UMMILA PLaHHDH© aRIE& 0 MM 2 5 C • 6 ee Lz 9Z SE 4 7Z EZ ZZ IZ Z • 61 91 a 91 JIIIIIRIJ[10)4111,111PIJI! , 411111111 7 1011114111 , 1111111110,111,41 4 101.01141e,111.111M,1111111#1,111 6 7 FLEXIBLE RULER -302 SI 4 71. El al I 1,1111.111111,111_lifillintkiltilliJIIII1j1111011)1111t ' „ . . - INA-111C 110PWIT TIIMILA RAINS Known 1175 . I - I il IF THIS MICROFILMED DOCUMENT IS LESS- _CLEAR THAN THIS NOTICF.,:JT. 15 PIM TO- THE QUALITY OF THE ORIGINAL DOCUMENT • MAP 3... PHYSICAL LIMITATIONS Certain qualities of the natural environment can inhibit urban development and, in some cases, can even make development hazar- dous. Steep slope and unstable geologic conditions are two such qualities, and the Natural Environment Committee felt development should be limited in these areas. (: q MVO � � I I ry� � y r � i - .+,',- •raw <r: +�. ��., . . - . .. .- - .. , i „ I r .i j1` i ifl i i ..,,,_ a: O N7N�INCN 1 2 3 4 5 6 7 FLEXIBLE RULER -302AW. R1 _ 0€ 6Z BL LZ 9 SZ bZ EZ ZZ lZ OZ 61 01 Ll 91 GI 1 ,1 El ZI U OL 11,11101 1111.11.1111111,111W6 17IT I �iinliii 1111111111 ulu i .: Oxlips u 1�llul l 1!I f i i I l ( ulliillill l l 1 l IU1,10i,y!l1 IF THIS MICROFILMED DOCUMENT IS.LESS- _CLEAR .. THAN THIS_ NOTICE_, _IT _I S' ,DUE_TO THE QUALITY OF THE ORIGINAL DOCUMENT ft 3 PHYSICAL LIMITATIONS 51 PLAREDKO &REA 2 3 5 6 7 FLEXIBLE RULER -302AWii 06 6Z B6 L 9Z SZ VZ EZ ZZ 1Z 03 61 81 L 91 M y1 El M ItIIItIJ�, �llI�11111i�l��lllll,�lll1I6Ill 1 l l �l, 1 I I�IIIIII111111IIII t II I�I�JJ)W I k W I I J1 j, .4 11411 �, 01.],lll�lll, II, Jf,I!.!I1111JI.IIll ,IIJ.I IItio hR,lllll IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, ,1 T DUE THE QUALITY OF THE ORIGINAL. DOCUMENT O I• 'HS INCH .1 2 OE • 6Z 8C LZ 9Z 5Z bZ EZ ZZ lZ Oz 6l 91 Ll 91 0111 Till II n it iinihui in Ini 01 !l JIlUltt itllimlp 1�r FLEXIBLE RULER - 302 Awme u: H_ IF THIS MICROFILMED DOCUMENT IS LESS - CLEAR. THAN THIS NOTICE, __IT _ I$ _DUE_ TO THE QUALITY OF THE ORIGINAL DOCUMENT to MAP 4. COMPOSITE; ENVIRONMENTAL BASEMAP* The Environmental Basemap is simply a combination of the Natural Amenities and Physical Limitations Maps; it is not in any way a proposed land use map. This map represents an overlay of natural amenities (streams, ponds, lakes, forests, and so on) over areas of development . limitation (steep slopes and unstable areas). In some areas, three or even four features overlap one another. These areas are the darker ones on the map and comprise the most crucial areas — serving as great amenities and posing severe limita- tions•for development. Inherent within the policies of the Natural Environment Element is the preservation of the natural qualities shown here; logically, the darker the area, the stronger the need for preservation. *The Environmental Basemap was recommended for adoption by the Planning Commission as a part of the Natural Environment Ele- ment on December 18, 1975. 40 7 AGRICULTURAL LAND ONE ENVIRON MENTAL FA TWO FACTORS IN THREE. FACTORS III FOUR FAGT Ids . =e3:zaeacu=ik;i.i7= .9r�7' Fri= oincs' wm? u' cvs `d?.,«:cc..^xsss+a.,5i::u;,irp OE 6Z 8G LZ 9Z SZ hZ CZ ZZ t_. I I1�1 „pig, i. . i luu uiiliiii_iiulliii ttnlliii i TFtIS MAP ISAGOMt3INPT1ON OF FACTORS FROM THE ' NATURAL. AMENITIES. 4.19-rtSIUtL LIMITATIONS _(.z 3)..� ....__.__...� l < - -T--: s 2=� - 4 COMPOSITE: ENVIRONMENTAL B4 inomma PLAIMEIK2 ME& 1l 5 6 7 FLEXIBLE RULER - 302AW .sRw.w.— la OZ 6I 91 CA • 9I SI hI 'et ZI a 0.1. � �� I. , �� r 11111111 S ot ^tS�7 :,...:. 1. ^ <- +F* iN'i' .bi,.;, : ,..; . ,. -d• IF THIS MICROFILMED DOCUMENT IS LESS`-. _CLEAR. THAN THIS NOTICE,_ IS. DUE_TO THE QUALITY OF THE ORIGINAL DOCUMENTi nnrtu tiwai �cnwllreir Ills 1 I . i • "" 1 ICI ICI II I�I'`I'�ii rr'I �I�f ICI III'I�I ICI ICI III I'�I I 1 I I I I I < . I . i I O tSTH$ INCH 1 2 3 i Bt: L 9Z 4Z 4 ,Z CZ ZZ 1 61 I I I II`111111414114 FLEXIBLE RULER -302 AW .NY— hl. ; 'El ZI 7 ._. I F THIS MICROFILMED DOCUMENT IS LESS _CLEAR. THAN THI.S_NQTI'CE.;.-_.IT ; ._IS: DUE_TO- THE QUALITY OF.THE ORIGINAL DOCUMENT. • MAP 5: OPEN SPACE The Open Space land use map which follows was adopted by the Open Space Committee. Open Space, as the term is utilized on the map, refers to two types of land: 1) parks, playfields, and private open spaces, and 2) those areas which have low opportunity for development, like steep hillsides and shorelines. As far as "areas of low opportunity for development" are con- cerned, it is not the intention of the open space designation to prevent development altogether in these areas, but merely to designate major areas which possess an open space quality and whose quality should be retained even though such lands may be developed in the future. PUBLIC* PRIVATE RECREATIONAL LAN P5 IF THIS MICROFILMED DOCUMENT IS LESS _CLEAR. THAN THIS NOTICE, IS DUE _ THE QUALITY OF THE ORIGINAL DOCUMENT 0 NTNlINeN 1 2 5 6 7 FLEXIBLE RULER - 302AW 6€ 6Z 8e LZ 9Z 5Z yZ CZ ZZ lZ 03 6l 9l LI I 91 91 VIM10 I I El J Zl U Ot @j „ 11111,14110l1 ijj tl 11 I1111�IIIll1 II�IiA 1411,( III 1 �JJJ I,III1[U 111,01IHII, I�1( II J,( ,I,I,�Illl IRI III II11IJI11111. 1,11I! r • II 0 ISMS INCH 1 2 3 • , V.a.e.6•6; Cl • 4twA,.: :,,,,,,:••••••=.&, • MAP 6. RESIDENCE• . The Residence land use map which follows was adopted by the Residence Committee. Three density designations are identified on the map: Low, Medium, and High density. As proposed by the Committee, "Low density" residential refers to single-family dwellings, 1-5 units per acre. "Medium density" residefitial is typified by duplexes, triplexes, and fourplexes, generally 6- 16 units per acre. "High density" residential refers to apartment complexes,' generally greater than 17 units per acre. FLEXIBLE RULER -302 AWairmaz: . zt t 0L • IM,11i11 ,! 1,11 11 111', • • CLEAR. THAN THIS_ NOTICE IT:. I &•• DUE TO THE QUALITY OF THE ORIGINA IF THIS .MICROFILMED DOCUMENT. IS It 'DOCUMENT, , WInSsrl.fkraSkIrlenft1,1411.01v .4 I LOW . DENSITY: O -5 DWELUNG UNITS PER AG MEDIUM DENSITY: b -lb DU /A4RE HIGH. DENSITY: 16+ DU /P.GRE 0 HI VHS INCH 1 2 3 OE 6Z B6 LZ 9Z SZ bZ CZ ZZ lZ OZ 6l 81 4.1 1914111111)1111111111A1-11111101111111 Ii 111164II0414I41 , ,{f141111g111/4 J6111 7 1(1JJIi11tl itt 5 6 7 FLEXIBLE RULER - 302AWiii . hl El Zt 11 OL 1111/P6111)1V 111.UiI,Illll10u11j • IF THIS MICROFILMED DOCUMENT IS LESS CLEAR THAN THIS NOTICE, IT IS DU_E TO_ THE QUALITY OF THE ORIGINAL DOCUMENT I j I I I 11111111 j:i.i111 iIII 11 I111i Iill O l THh INCH 1 2 OE 6Z ee LZ 9Z eZ hZ CZ ZZ iZ OZ 1 1, 1 1.114011 1 ,011 1 1!10101,01 1111111111111111111 ,411 1 41 1111 1 011101, 11 FLEXIBLE RULER - 302AWRSRCru= I 9l LA 91 BI hl CI ZI II cm, � i1�d�1 ! 1 ! 1111 11141 111)11 I IF THIS MICROFILMED DOCUMENT IS LESS-- _CLEAR THAN THIS_ NOTICE, IT IS: DI.E TO THE QUALITY OF THE ORIGINAL DOCUMENT MAP 7. COMMERCE /INDUSTRY. . The Commerce /Industry land use map which follows was adopted by the Commerce /Industry Committee. Four land use designations are found on the map: Office, Retail, Light Industrial, and Heavy Industrial. The Office classification refers to an area of professional offices with certain compatible residential and retail uses. Retail areas refer to commercial areas (offices allowed). Light industrial refers to distributive and light manufacturing uses. Heavy Industrial refers to those industrial uses which are heavy in nature, having a significantly greater impact on surrounding lands. II I • 7. COMMERCE/INDUSTRY 5-77/74 UUMNAL& PL&HKIJK© AREA 1 • 0 nu""" 1 2 3 4 111111111 5 6 7 FLEXIBLE RULER -302 AW . . • ., , . . . , . . . . . . . , . . _ . . . . . .•, . . . „ . • , . . . • , • . , - . . ... ■O OFFICE OE Be LZ 9Z SZ VZ CZ ZZ IZ OZ 61. IN LI 91 St 7I 'CI Zt it OL , 1.___Iplit111(1.101))11.10111111111,11114101111111,1,11,K11111111111111111J11111. 01111111,01601d011ii1111111016,1illlibit14.1,0WHithilliAllii11111,101)1.1Jil: N cto TIIMILA MEMO KNIMIENT 91$ . . 1 1 H IF THIS MICROFILMED DOCUMENT IS LESSI • • .CLEAR THAN THIS NOTICE, IT IS DUE TO1..h ' • THE QUALITY OF THE ORIGINAL DOCUMENT t , p-,•■ .■ • ( • • oc 6Z Be LE 9Z 5Z 4Z 6Z ZZ I . 11.11111,1 .liall d I i IJIIIIi Inu n1. Wm uii ini � il � )� J I IF THIS MICROFILMED DOCUMENT IS LESS CLEAR. THAN THIS_NOTI•CE,__IT _ IS DQE__ THE QUALITY OF THE ORIGINAL DOCUMENT it /r 5 6 MAP 8. CIRCULATION a The Circulation map which follows was adopted by the Transporta- tion /Utilities Committee. Depicted on the Circulation map are four types of roadways: Freeways, Major Arterials, Secondary Arterials, and collector Arterials. . 4 M FREEWAYS tift ARTERIALS Or/ SECONDARY ARTERIALS • - •_ C.OL I:.EGTOR ARTERIALS 8 CIRCULATION ' 5i7/7 �Ma 'IO�L U o 1© J TIT � l � 1 1 lfl ll 0 l 1 rll itil I IVI l r ' I ' r 1T O "' INCH 1 2 3 4 5 rriT`6`i`ir FLEXIBLE RULER - 302AWS 0€ 6 Be LZ 9Z SZ hZ CZ ZZ 1Z OZ 61 91 LI 91 SI I .hl-1 .'El Zl 1.1 1 01, ;,, • Jlll11111111111j11Il 111111111 I;I,� 1116IJ 1 IIII �IIIII III�IIII IjJ,(�J I IillibI iittli thifiRItII 1 11611J111t(�l 11111� (l t�111111111 • IF THIS MICROFILMED DOCUMENT IS LESS CLEAR. THAN THIS. NOTICE_, _ IT _IS_DUE__TO_ THE QUALITY OF THE ORIGINAL DOCUMENT Ir I I 'I I . I i . I v I . I i Iul� I. Ir'�IaI wlv�.lrl i.�:�' Ir l l i Iv;.nip y I I ..S. ' i I r l r � 1 2 3 4 5 FLEXIBLE RULER - 302AWXXxi R tZ OZ . 6t. 81 6t 91 St .. ht. ,'et at /1 jr MAP 9. AREAS OF CONFLICT (BETWEEN COMMITTEE- PROPOSED LAND USE MAPS) The following map was prepared by staff. If one lays all the review committees' maps over one another, there are areas where two or more land uses are proposed for the same area. The following map depicts these "areas of conflict" and indicates which land uses are involved. lH Ut .7 •(....;: K,- -;.+N r " . -:— IF THIS MICROFILMED DOCUMENT IS LESS - i LCLEAR. THAN TH I S_NOTI•CE _:I T _I S.. DUE_ TO. . THE QUALITY OF THE ORIGINAL DOCUMENT"` 1 • • , .1..../.1..1.4.I.L.0414.Y...i.L.Itu.44,■17.*4.....1,14.1.,... • 'PTC. 3.4 . . . • • 9 AREAS OF ' -711MW14A %EA OF CONFUCT 13eTVJF-EN COMM MIME. trgmar.a...• am-revue-NI steucsistc.sscbmtviangsiuqvusirw) 1 111 1 11 1 1 1 11 01 1 1 0 MMSINCH 1 2 3 Or orpesomb.' • 7 FLEXIBLE RULER - 302 AWM8177 0£ 6 B L 9 S VB CZ ZE I Q . 61 81 a 91 St tL .' CI 11 ill111111k410(111,1111111)) itibmisaukulliiiiiplak404,0,1#1.101,411■1,!1111160,16 iithIll1110111.1,1iki#11 . , lia; L.., .!!!".•.3.1.111 .• • ....L1 ) rTh< • .L/ • IF THIS MICROFILMED DOCUMENT IS LESS, AR THAN THIS NOTICE, IT IS DUE THE QUALITY OF THE ORIGINAL DOCUMENT • II l l l'I t 'I' 11 j I I i i I` pI r'r(' O I�iN�1NCM 1 2 3 MAP 10. AREAS OF CONFLICT (BETWEEN COMMITTEE MAPS AND STAFF PROPOSED LAND USE MAP) The following map was prepared by staff. Map 10 illustrates the places within the Tukwila Planning Area where staff proposed different land use (SEE, Map 1) than what any of the committees proposed. In all cases, staff - proposed changes in land use were made as a result of the policy content of the Plan and /or the environmental information taken from Maps 2-4. 5 6 7 -(ED FLEXIBLE RULER - 3o2Awaux OE • 6 z ee La 9z Sz yz ez zz tz Oz '' 6t et Lt 9t • St VI CI I' E O1 �uJllllJ U11,1141I� 11I1,��1k II I I1111IIIIII III 111 III In !! 11l �1�LUUiI , l 11411 I I 11 lull I uI� I I1 11x,1,1( 1(1(1LIu1C1111111 r / '.i IF THIS MICROFILMED DOCUMENT IS LESS`... CLEAR. THAN THISNOTICE_.,._IT,. IS DUE TO. THE QUALITY OF 'THE ORIGINAL DOCUMENT k. . • .7... •eot•..., •.. ..... 11111101• • 10 AREAS OF CONFLICT 6/7/76 nENN& PlIAMEMO Man, • . -.• " 'I 0• II?HJINCI4 2 — FLEXIBLE RULER -302 AW 1 OE 6Z Ele CZ 9Z GZ VZ EZ ZZ Iz oe 61 81 LI • 91 GI 4 71 Z1 11 pt. • 1,11111111J1.01411,111111,441101 i "‘ • 7 77' • •• , rfrgnirrrropirvirrit9 , • • CLEAR THAN THIS NOTICE, IT IS DUE TO IF THIS MICROFILMED DOCUMENT IS LESS THE QUALITY OF THE ORIGINAL DOCUMENT gg-=