HomeMy WebLinkAboutSEPA EPIC-ND-16 - TODD FRANK - REZONETODD REZONE
EPIC -ND -16
CITY OF TUKWILA
PLANNING DEPARTMENT
STATEMENT OF. DECLARATION
File No. MF- 75 -15 -R
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 R -4.
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 guidelinea-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 R-4 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
Kiel Stoknes, Director
KS /cw
CITY OF TUKVWI LA
ENVIRONMENTAL ASSESSMENT
SEPTEMBER 5, 1975
File No. MF-75-15-R
62nd Avenue (Todd)
This environmental assessment hrezonin paecertainoproperty from the
,tp3ttotRa4.
impact of a legislative action g
A. THE PROPOSED ACTION:
1. The proposed legislation would change the zoning designation on a
certain property from R -3 to R -4. •
2. Justification: This rezone application as justified since by the
the
property and its general vicinity is
Tukwila Comprehensive Land Use Plan as potential multiple - family.
3. Location: The subject property is located westoofhcentadjacelt tod.
62nd Avenue South approximately 300' north
The legal description is as follows:
"That portion of Tract 11, Interurban addition to55eatn e according
,to to the Plat recorded in Volume 10 of Plats, page
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 north-
erly line thereof 300.86'; thence south 0°°8' east 398.24'; thence
north 89° 52' east 141.65'; thence nort h owest
north 89° 52' east 159.21' to the point of beginning."
4. Historical Background: The best-information available indicaies that
onia
prior to December 23, 1957, there was no zoning map adopted n
the City of Tukwila and consequently the subject property aisoasassumed.
to have been zoned single - family. On December 23, 1957,
ordinance was adopted by Ordinance
zoning onutheisubjecte�ai.th,
a zoning map was adopted which created
property. The Comprehensive Plan Map, as amended by Ordinance #484
on May 15, 1967, indicates all the area between Southcenter Boulevard
and South 151st Street as multiple- family.
On October 24, 1974, the present applicant submitted a rezone appli-
cation on the same property from R-3 to PJ1iI. This request was favorably
recommended upon by the Planning Commission by a unanimous vote, however,
after considerable review by the City Council the Planning Commission
recommendation was over -ruled and the rezone application was denied on
July 7, 1975..
The present application for a rezone from R -3 to R -4 was submitted
on August 4, 1975.
The site plans submitted with the former application to RMH cannot
be considered as a part of this application since one of the principal
structures is shown as six stories. The R -4 zone requested in this
application allows a maximum of three stories. It is assumed that
the development of the property will conform to the R -4 zoning limita-
tions should the rezone be granted. Any deviations, should the appli -.
cant desire same, would have to follow normal channels with a request
applied for through the City's Board of Adjustment and duly granted.
S. Public Participation: Participation will be available to the public
as follows:
a. Advertised public hearing before the Tukwila Planning Commission
during their regular meeting of September 25, 1975. •
b. Before the Tukwila City Council at a regular meeting as soon as
possible thereafter for its first reading.
c. After first reading by the Council, it will probably be placed
into the Community Affairs Committee and referred back to the
Council with a recommendation for final action. .Both Committee
and Council deliberations are open to the public.
6. Relationship to Existing Laws, Policies and Plans: At the present
time the subject property and general vicinity 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.
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 Legislation: At
this point the rezone application must go before the Tukwila Planning
Commission at an advertised public hearing. After a decision by the
Planning Commission, final disposition will be made before the Tukwila
City Council during a regular Council meeting.
B. EXISTING CONDITIONS:
1. Zoning and Land Use:
a. Uses allowed in the R -3 zone, which the property is presently
zoned, include duplexes, triplexes, fourpleies, convalescent 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 R -4 zone includes apart-
ments, boarding and lodging houses, convalescent homes, convents
and private clubs, and schools.
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 vincinity 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 north
west and north portions adjacent to the property.
b. Zoning regulations in the R -4 zone in addition .to the above
as follows:
are
1. Height of buildings: 3 stories maximum and shall not exceed
45 feet in height. Height and stories are determined as follows:
(18.18.030).
2. Front yard setback: Fifteen
but need not be more than 20
the centerline of the'street
45 feet. (18.18.040).
•
percent of the depth of the lot,
feet as long as the distance from
to the building is not less than
3 Side yard setbacks: There must be a side yard on each side of
every principal building with a minimum width of not less than
10 percent of the width of the lot. Such yard cannot be less than
four feet nor need be more than eight feet. If a structure is
over 35 feet high any side yard cannot be less than six feet.
(18.18.050).
4. Rear yard setback: Twenty -five percent of the depth of the lot
but need not be more than twenty -five feet. (18.18.060).
5. Parking: 12 parking spaces per apartment unit. (18.56.070).
6. Density: One apartment unit per 1,000 square feet of land area.
Reference should be made to the land use map adjacent to page 35 in the
document DATA INVENTORY: TUKWILA PLANNING AREA for locations of existing
apartments. Additional valuable information on apartments is found in the
same document on pages 44 - 49.
2. Natural Conditions: (Source:. Data Inventory:
a. Geology: The site is composed of
(bedrock) which has good seismic,
However, care is recommended when
continued stability of the slope.
Tukwila Planning Area.
sedimentary and volcanic rock .
foundation, and slope stability.
slopes are modified to guarantee
b. Soils: The majority of this site is till soils over bedrock
which has a high bearing capacity, slight erosion hazard, and.
fair internal drainage'and arability.
c. Slope: The gradient of the slopes vary from 5 to 25 percent. A
more close analysis of the property, however, shows the majority
of the land to be, slopedsoutherly•from 11 - 13 percent. •
d. Drainage: The property would be drained by 62nd Avenue South
which has an open ditch drainage system.
e. Vegetation: The primary vegetation on the property is black-
berry bushes with some trees.
f. Wildlife: Bird and animal species which inhabit the subject.
property are typical of those generally found in the Tukwila
area. Although no field studies have been done, it is assumed
that such birds as robins, sparrows, crows and quail use this
area for foraging. Smaller mammels like skunk, weasel, raccoon,
and rabbit are assumed to use this arca also.
3. Circulation: Access to the property is from Southcenter Blvd. via.
62iid Avenue South. Access from the east via South 153rd Street
presently is not public right -of -way.
62nd Avenue South . is paved for two traffic lanes and has open ditch
drainage.
4. Utilities:
a. Sanitary sewers are presently available for connection in
Southcenter Boulevard, however, they have not yet been extended
up 62nd Avenue South.
b. A six inch water main presently serves the property with a
hydrant located at the corner of South 153rd Street and 62nd
Avenue South.
C. ENVIRONMENTAL IMPACT OF THE PROPOSED LEGISLATION: •
The primary potential impact of the proposed rezone application would be
the potential of other property owners within the area identified on the
Tukwila Comprehensive Plan map as "multiple- family requesting similar
rezones to the R -4 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 appli-
cation. In the future, policies should be adopted to give the Planning
Commission and City Council more guidance in their decision making role .
in the area identified by the Tukwila Comprehensive Plan as multiple - family.
Since this is an action requesting a change of zoning, an impact analysis
will not be provided on a particular development, since a development is
not proposed. A separate impact analysis would be completed at such time
as a building permit is applied for on 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 Associa-
tion vs the City of.Tacoma, a part of which reads as follows: "It is
entirely consistent 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 required an evironmental impact statement at such •
timelas a preliminary plat orbuilding permit is issued for a specific project
when details of specific structure and use of 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 R -4 category in the area of the Comprehensive Plan allowing
multiple- family when closer into•the single- family areas. Beyond this, no
unavoidable adverse effects'are anticipated with this legislative action.
It should be noted that at such time that a building permit is applied for,
an additional environmental analysis will be required of the, specific develo
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 R -4. Those two alternatives are grant
the rezone as requested or deny it.
F. RELATIONSHIP BETWEEN LOCAL SHORT TERM ENVIRONMENTAL USES AND THE MAIN'L•NANCE
AND ENHANCEMENT OF LONG TERM PRODUC`T'IVITY:
The sloped hillside where this property is locate tisbnotodesirablerfor.
agricultrual uses nor are mineral resources •
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.
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COMPREHENSIVE LAND USE PLAN
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LEGEND
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Todd -propertI
(rezone applicat
September 8; 1975
FIGURE
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(rezone application
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