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HomeMy WebLinkAboutSEPA EPIC-ND-12 - TODD FRANK - REZONETODD REZONE EPIC -ND -12 CITY OF TUKWILA Planning Department February 4, 1975 STATEMENT OF DECLARATION APPLICATION FOR A REZONE OF A CERTAIN PROPERTY ADJACENT TO AND WEST OF 62ND AVENUE SOUTH AND APPROXIMATELY 300 FEET NORTH OF SOUTHCENTER BOULEVARD FROM R -3 TO RMH. Applicant - Frank Todd INTRODUCTION: The following is a "Statement of Declaration by the undersigned as the Responsible Official pursuant to Title 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 and has been taken into consideration in this Declaration. DECLARATION: Based upon the Environmental Assessment as prepared, Section 18.98 of the Tukwila Municipal Code dealing with environmental policy and the guidelines issued by the Washington State Depart -. ment of Ecology for the implementation of the State Environ- mental.Policy Act, I find that the proposed rezone application from R-3 to RMH will not have a significant effect upon the environment and therefore a complete Environmental Impact Statement is not required. The City reserves the right to require an additional environ- mental review, and full Environmental Impact Statement if deemed necessary, at such time as a building permit is applied for on the property. PLANNING DEPARTMENT f 546 Kee 1 Stoknes, Director TMC:KMS:cs CITY OF TUKWILA ENVIRONMENTAL ASSESSMENT FEBRUARY 4, 1975 This environmental assessment has been prepared to report on the potential impact of a legislative action rezoning a cer- tain property from R -3 to RMH. A. The Proposed Action: 1. The proposed legislation would change the zoning designation on a certain property from R -3 to RMH. 2. Justification: This rezone application is justi- fied .since the property and its general vicinity is in an area identified by the Tukwila Comprehen- sive Land Use Plan as potential multiple - family. . 3. Location: The subject property .. is located west of and adjacent to 62nd Avenue South approximately 300' north of Southcenter Boulevard. The legal description is as follows: that portion of Tract 11, •interurban addition to Seattle; according to the Plat recorded in Volume 10 of Plats, page 55, in King County, Washington, described as follows: beginning at a.point on the east line of Tract 11 which is 162.79' north of the southeast corner thereof; thence continuing north 0° 8' west 359.88', to the northeast corner of said Tract 11; thence south 89° 52' west along the northerly line there- of 300.86'; thence .south 0 °'8' east 398.14'; thence. north 89° 52' east 141.65'; thence north 0° 8' west 38.26'; thence north 89° 52' east 159.21' to the point of beginning. 4. Historical Background: The best information avail- able indicates that prior to,December 23, 1957, there was no zoning map adopted within the City of Tukwila and consequently the subject property is assumed to have been zoned single - family. On Decem- ber 23, 1957, a zoning ordinance was adopted by Ordinance #251, and in conjunction therewith, a zoning map was adopted which created R -3 zoning on the subject property. The Comprehensive Plan Map, as amended by Ordinance #484 on May 15, 1967, in- dicates all the area between Southcenter Boulevard and South 151st Street as multiple- family. • 5. Public Participation: The following opportunities for the public to participate have occurred to date: a.; advertised public hearing before the Tukwila Planning Commission during their regular meeting of November 21, 1974. , b. continued discussion on the matter during the regular Planning Commission meeting of December 19, 1974, at which time the Commission recommended approval of the rezone application to the City Council. c. matter was considered by the Tukwila City Council during their regular meeting of January 6, 1975, and was referred to the Community Affairs Com- mittee for their recommendation. d. matter was considered at the January 8, 1975, Community Affairs Committee and the Committee recommended that the matter be referred back to the Planning Commission instructing them .not to reconsider the application until such time as a site plan was submitted and a proper environ- mental review made. They also raised a question as to whether or not the property could be re- c zoned without the contract seller giving her approval. e. Committee recommendation was considered by the City Council at their regular meeting of Jan- uary 20, 1975.. The City Council concurred with the recommendation of the Community Affairs Com- mittee and referred the matter back to the Planning Commission with the instructions not to reconsider the application until such time as a site plan is submitted and a proper environ- mental review provided.. f. at this point, site plans have been prepared and this environmental review is designed to sat - isfy environmental impacts. Public partici- pation will again be available through a pub- lished public hearing before the. Planning Com - mission during their regular meeting of Febru- ary 27, 1975 and then before the Tukwila City Council at a regular meeting.for.final disposition. 6. Relationship to Existing Laws, Policies and Plans: At the present time the subject property and general vicin- ity is identified in the Tukwila Comprehensive Plan as potential multiple - family zoning. This is identified in map form and no policies and additional guidelines are offered to indicate which degree of multiple - family the area of this subject property should have, that is, R -2, R -3, R -4, or RMH. . 2 In reading the chapter headings in the R -2 through the RMH zones in the Tukwila Municipal Code, they read as follows: a. R -2 district -- Two - family dwellings. b. R -3 district -- Three and four - family dwellings. c.. R -4 district -- Low apartments. d. RMH district -- Multiple residence high density. Multiple - family, as identified in the Comprehensive Plan, could be interpreted to be any of these above zoned categories. 7. Any Decisions Remaining Before Implementation of the Legislation: At this point in the rezone application must again go before the Tukwila Planning Commission at an advertised public hearing on February 27, 1975. After a decision by the P- lanning Commission, final disposition will be made before the Tukwila City Coun- cil during a regular Council meeting. B. Existing Conditions: At the present time the subject property is zoned R -3, which allows three- and four- family dwellings with a maximum al- lowed density of RM 2400. The existing Comprehensive Plan identifies the property and vicinity for multiple - family. Adjacent zoning is as follows: 1. R -4 to the east. 2. C -1 and R -3 to the south. 3. R -3 to the west. 4. R -3 and R -1 to the north. Existing developments in the vicinity include an apartment complex to the northeast, vacant land to the east, a single- family dwelling to the south and one to the west, and vacant property to the northwest and north portions adjacent to the property. C. Environmental. Impact of the Proposed Legislation: The primary potential impact of the proposed rezone appli- cation would be the potential of other property owners with- in the area identified on the Tukwila Comprehensive Plan map as multiple - family requesting similar rezones to the RMH zoning category. If other similar applications occur, they should be reviewed, unless new laws are created to guide the City in their review, under the same procedure as the applicant under this application. In the future, policies should be adopted to give the Planning Commission and City 3 • Council more guidance in their decision making role in the area identified by the Tukwila Comprehensive Plan as multiple- family. Uses allowed in the R -3 zone, which the property is present- ly zoned, include duplexes, triplexes, fourplexes, con- valescent and nursing homes with not over 12 patients and boarding and lodging houses with a maximum of 12 boarders. The maximum potential density is RM 2400. Uses allowed in the RMH zone includes apartments, boarding and lodging houses, convalescent homes, convents and private clubs, schools, hotels, and office and clinics of a professional nature. Maximum potential density is RM 200, however, due to setback requirements, parking requirements, and height._ limitations, it would be very difficult to exceed a poten- tial density of RM 1000. Some substantiation for this statement can be made from an analysis of existing developments. 1. Name: Address: Zoning: Date built: # of units: Land area: Sq. ft. of land per unit: 2. Name:. Address: Zoning: Date built: # of units: Land area: Sq. ft. of land per unit: 3. Name: Address: Zoning: Date built: # of units: Land area: Sq. Ft. of land per unit: 4.. Name: Address: Zoning: Date built: # of units: Land area: Sq.. ft. of land per unit: Stardust Apartments 15016 Macadam Road RMH 1970 62 65,844 square feet 1,062 Southcenter Apartments 15036 Macadam Road RMH 1967 32 (8 triplexes and 2 fourplexes) 54,058 square feet 1,690 La Vista Apartments 5555 South 152nd Street RMH 1969 114 138,466 square feet 1,215 Canyon Estates 15100 - 65th Avenue South R -4 and RMH 1967 . 186 325,000 square feet 1,747 5. Name: Village Green Apartments Address: 14700 and 14800 Interurban Avenue South - Zoning: M -1 (allows R -4 density) Date built: 1967 # of units: 88 -Land area: 142,600 square feet Sq. ft. of . land per unit: 1,620 6. Name:. Address: Zoning: Date built: # of units :. Land area: Sq. ft. of land per unit: San Juan Apartments 6206 South 153rd Street R -'4 1966 24 63,040 square feet 2,626 The density of the plans submitted by the applicant would be one unit per every 1,024 square feet of land area based upon the following calculations: # of proposed units: 112 Land area: 114,759 square feet Sq. ft. of land per unit: 1,024 The site plan submitted shows two structures, the northerly one six` stories tall and the southerly one three stories tall. Associated parking and landscaped areas are also shown. The additional allowable uses of professional office under the RMH zoning will not have a high impact on peak volume traffic in the early morning and late afternoon which is typical with apartments. Traffic generated by professional offices tend to be more evenly distributed throughout the day. Because of this, should professional office uses occur, it is not anticipated that the traffic impact would be in excess of that allowed by apartment use. Since this is an action requesting a change of zoning, an impact analysis will not be provided on a particular devel- opment, since a development is not proposed. A separate impact analysis would be completed at such time as a speci- fic project is proposed for the property. The decision to not include an impact analysis of a specific development is based on a recent Supreme Court of Washington decision on Narrowsview Preservation Association vs The City of Tacoma, a part of which reads as follows: "It is entirely consis- tent for government to determine that a change in zoning will not have a substantial impact on environment, based upon information available, when examined in relation to those uses already allowed by existing zoning and yet re- quire an environmental impact statement at such time as a preliminary plat or building permit is issued for a speci- fic project when details of specific structure and use of r property are more clearly defined." Cite: Wash., 526P.2d 899. D. Any Unavoidable Adverse Effects: The only potential adverse effects associated with this rezone application is not the application itself, but the potential requests for additional rezones to the RMH cate- gory in the area of the Comprehensive Plan allowing multiple- family when closer into the single - family areas. Beyond this, no unavoidable adverse effects are antici- pated with this legislative action. It should be noted that at such time that a building per- mit is applied for, an additional environmental analysis will- be required of the specific development. E. Alternatives to the Proposed Action: There are only two alternatives to this proposed action since it is a specific rezone request from R -3 to RMH. Those two alternatives are, grant the rezone as requested or deny it. F. Relationship Between Local Short Term Environmental Uses and the Maintenance and Enhancement of Long Term Productivity: The sloped hillside where this property is located is not desirable for agricultrual uses nor are mineral resources known to be located thereon. It is anticipated that this area will be developed to an urban character and therefore the proposed action will be consistent under the title of this section. 6 CITY OF TUKWILA Vicinity map Todd property (rezone application) January 30, 1975 FIGURE 1 UJ- \.� �z5 COMPREHENSIVE LAND USE PLAN CTY.OF 11JflLA LEGEND INDUSTRIAL RETAIL SALES MULTIPLE FAMILY SINGLE FAMILY PUBLIC Todd property. (rezone application) January 30, 1975 FIGURE 2 PASSED BY ORDINANCE 484 15 MAY 1967 • ..1.1 ,=1:4,74 S 4 ) •` %A G. 621VD VAC. • X2,0 tZs • 1..;^ -.)0/ r,,.. / Zoning map Todd property (rezone application Scale 1" = 200' January.30, 1975 FIGURE 3 ••:..".,.• / 1 .s, , • ) • •• • 1•• ; I 4 lir! 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