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HomeMy WebLinkAbout1981-01-12 Committee of the Whole MinutesJanuary 12, 1981 TUKWILA CITY COUNCIL 7:00 P.M. CALL TO ORDER ROLL CALL OF COUNCIL MEMBERS DISCUSSION Prop. Ord. reclas- sifying certain lands from R -1 -12 to R -3 R -4 with in City (Wynn). COMMITTEE OF THE WHOLE MEETING Council Chambers M I N U T E S City Hall 3b67 MOVED BY HILL, SECONDED BY BOHRER, THAT COUNCILMAN VAN DUSEN ACT AS CHAIRMAN OF THE MEETING IN THE ABSENCE OF COUNCIL PRESIDENT SAUL. MOTION CARRIED. Councilman Van Dusen called the Tukwila City Council Committee of the Whole Meeting to order at 7:15 P.M. L. C. BOHRER, GEORGE D. HILL, DORIS E. PHELPS, GARY L. VAN DUSEN. Robert W. Thorpe, applicant for the rezone, said he and the architect had gone over the slope area in detail. He explained the project with an illustrated wall map. He asked how they could comply with the rules and goals of the City. They have shown compabibility with about 95% of the requirements. Mr. Thorpe showed the Council how they determined the slope of the property. Councilman Bohrer said the City staff did a slope analysis using another technique. Mark Caughey, Acting Planning Director, explained the technique used by City staff in determining the slope analysis, stating the results correlated very closely. Councilman Bohrer said the site is steep. His argument at the time this project was presented before was that the slopes were twice as steep as they have been shown. Mr. Thorpe said he had said the bulk of the development was not less than 25% slope. The guidelines do not say "no development" in 25% slope, it says "minimum development." Councilman Bohrer said he sees some development in parts that are in the 40% slope. Mr. Thorpe said he felt Mr. Caughey's technique in determining the slope is incorrect. He said the method used by his engineer is more accurate. This is just one goal out of 120. Councilman Bohrer said it has been said that all of the 120 points are of equal value. That is not necessarily so. The surrounding sites are not as steep and they have similar density. He said he thought the slopes were steep, but Mr. Thorpe has tried to make the project as compatible as possible. It is a candidate for a planned unit development approach. The Council, in making a decision on zoning, must think there is a reasonable project that can be designed on the site. The site is going to be developed. If it is not zoned properly, the Council will have to look at it. This project went through the Planning Commission and they did not have the benefit of the slope review. Maybe it should be sent back to the Planning Commission for further review. Councilman Phelps said it is obvious that the City Council no longer deals with projects that are easily handled. The developer has tried to put together a project that will meet the criteria of the City. She said she did not know at what point we would be able to do a site development plan. If the slope is critical is the Council concerned because there will be grading and filling? Councilman Bohrer said there will be substantial cuts on the site, vegetation will go away, there will be parking lots with steep rockeries to keep the area in place. He said he could see only two buildings that are not on the slope. Councilman Van Dusen asked if any driveways are planned for over 15% slope. Mr. Thorpe answered no. TUKWILA CITY COUNCIL COMMITTEE OF THE WHOLE MEETING January 12, 1981 Page 2 DISCUSSION Contd. Prop. Ord. reclas- Councilman Hill asked Mr. Thorpe if he agreed to the conditions sifying certain recommended by the Planning Commission when this rezone request lands from R -1 -12 was considered on October 16, 1980. They were: to R -3 R -4 within City (Wynn) contd. 1) Prior to transmittal of the Commission's recommendation on this zoning reclassification to the City Council, the applicant shall prepare and submit for Staff approval precise legal descriptions for the R -3 and R -4 sub -areas of the site. McAllister Condo Proj. Waiver re- quest to dev. 58 condos in 7 bldgs. ranging from 2 to 16 units ea. 2) The building /parking /circulation and related development details appearing on Exhibit C are conceptual only and are not approved. Any project proposed on this site subsequent to City Council approval of the subject rezone shall require BAR approval of site, architectural and landscaping details prior to issuance of building permits. 3) Maximum residential density for overall development of this site shall not exceed 18 D.U. /gross acre. 4) Structured enclosed parking shall be provided for any project developed on this site subsequent to City Council approval of the rezone recommendation at a ratio of not less than one (1) stall per dwelling unit. Unstructured parking shall be provided at the minimum ratio of one -half stall per unit. 5) The applicant shall agree to equitably participate in City's LID #30. 6) Fencing shall be provided on north and east property lines of the Wynn property. The property is comprised of 5 acres. MOVED BY HILL, SECONDED BY PHELPS, THAT THE PROPOSED ORDINANCE BE ON THE AGENDA OF THE JANUARY 19, 1981 REGULAR COUNCIL MEETING. MOTION CARRIED. Councilman Harris arrived at the Committee of the Whole Meeting at 7:55 P.M. Lee Loveland, architect, said they have submitted additional plans to the City and a soils report in accordance with the City request. He said the site is presently zoned for 120 units and the zoning is C -1 and R -4. Under the Comprehensive Plan 62 units are planned. They are proposing 58 units, which is less than the present zoning and Compre- hensive Plan zoning. He said they are proposing to maintain the green as much as possible. They are considering the planned unit development on the pieces that are less steep. He said they had attempted to reduce the density. The access roads are less than 15% maximum. To assure fire protection they intend to sprinkle the buildings. Councilman Van Dusen asked when the soils report was done? Mr. Loveland said it was done the early part of 1980 or the latter part of 1979. He said 80% of their development is under 25% slope. Councilman Bohrer asked what sort of grading would have to be done? Mr. Loveland said the buildings will tend to site themselves rather well, by taking them into the bank with retaining walls, trying to minimize the grading that would have to be done. Councilman Bohrer asked for the percentage area of the site that will be covered by buildings and parking lots. Mr. Loveland said they have indicated 39,150 square feet building coverage, 40,700 square feet of paving, and remaining would be 117,650 square feet. Councilman Phelps said buildings would constitute 19.5% of the total development, 20% would be in paving, and 40% in natural. That conforms with the criteria set forth in the zoning ordinance for planned unit developments. Councilman Van Dusen said the Fire Department has problems with the access. Mr. Loveland said the Fire Department has indicated that if the roads are icy they will have difficulty bringing in fire fighting TUKWILA CITY COUNCIL COMMITTEE OF THE WHOLE MEETING January 12, 1981 Page 3 DISCUSSION Contd. McAllister Condo Proj. Waiver re- quest to dev. 58 condos in 7 bldgs. ranging from 2 to 16 units ea. contd. RECESS 8:25 8:35 P.M. David Oak Condo Waiver request to dev. 14 unit condo proj. on .38 ac. Cedarwood Habitat, between 56th Ave. S. Interurban at approx. So. 137th, request for reconsider- ation of waiver to increase density level author. by C.C. 2/19/80. equipment. They have offset this difficulty by installing sprinklers. There will be no problem of access if the weather is not inclement. If there is a steep slope access is from the back side of the building. Councilman Van Dusen said he thought the City Council should look over the site and see what it is like. He asked Mr. Loveland if they have noted where they might run into solid rock when they lay the utilities. Mr. Loveland said it is hard with the soils report to identify every bit of the basalt. There may be areas they will have to reconsider. Mr. Loveland said if the Council or a committee would like to go over the site they would have someone from their office there, also the soils analyst, to answer any questions that might come up. 3069 Mr. Loveland said when they first started planning the development there was not a planned unit development ordinance. He said that is the general approach they have taken. Councilman Hill suggested that the Council meet Monday, January 19, 1981 at 4:00 p.m. at the site. MOVED BY PHELPS, SECONDED BY HILL, THAT THE MCALLISTER CONDOMINIUM PROJECT WAIVER REQUEST TO DEVELOP 58 CONDOMINIUM HOMES IN SEVEN BUILDINGS BE ON THE AGENDA OF THE JANUARY 19, 1981 REGULAR COUNCIL MEETING. MOTION CARRIED. MOVED BY HILL, SECONDED BY PHELPS, THAT THE TUKWILA CITY COUNCIL COMMITTEE OF THE WHOLE MEETING RECESS FOR FIVE MINUTES. MOTION CARRIED. The Committee of the Whole Meeting was called back to order by Chairman Van Dusen, in the absence of Council President Saul, with Council Members present as previously listed. Mr. David Oak called January 9, 1981 and asked to have the waiver discussion delayed until the Committee of the Whole Meeting of January 26, 1981. Felix Campanella, CMB Development Corporation, said they applied for a building permit for 92 units in October 1979. In February 1980 it was recommended by City Council that they attempt to develop with 76 units. He said they are here to tell the Council they are not able to make the project work with 76 units. He said they have a financial analysis from John L. Scott, Inc. comparing the margin of profit on the 76 units and the 92 units. If they build the 92 unit site the average price of the condominiums will be $55,000. Purchasers would have to make nearly $28,898 per year to qualify. If they build the 76 unit site the average price will be $70,000. Purchasers would have to make nearly $36,500 per year to qualify. The market for condominiums is under $60,000. They advised that unless they are able to obtain the 92 units on the site they recommend that they not build. He said they are asking the Council to let them build the 92 units. He said the 92 units provide more amenities and would attract buyers. Councilman Bohrer asked Mr. Hard, City Attorney, if the Council is compelled to asure Mr. Campanella a high rate of profit on his invest- ment? Mr. Hard, City Attorney, said there is no obligation on the part of the Council to assure a developer a high return on his investment. The Council cannot take action that denies the buyer any use of his property. Council members asked Mr. Campanella various questions about the computation of building costs in comparing the 92 unit development with the 76 unit development. Mr. Campanella,explained he had the financial analysis prepared. There will be storage and recreation amenities that will have to be built. There will be covered parking, and the back portion of the parking will be storage area. TUKWILA CITY COUNCIL COMMITTEE OF THE WHOLE MEETING January 12, 1981 Page 4 DISCUSSION Contd. Cedarwood Habitat, between 56th Ave. S. Interurban at approx. So. 137th, request for reconsidera- tion of waiver to increase dens- ity level author. by C. C. 2/19/80. contd. Mr. Robert Short, site developer, said the site is zoned C -2 and this would accommodate 193 units. They are asking for 92 units. They are covering 48% of the ground and leaving 52% in open space. Councilman Harris said with 92 units the developer will have to crowd the buildings more, with 76 units there would be more open space. If they give the same amenities of storage and recreation to the 76 units there would be more open space and it would be a better appearing development. Mr. Short said the more units they build the more economical it becomes. The risk factor on being able to sell at the higher price is too great. He said they want to give the community something they will be proud to have. Councilman Hill said in the past developers have come in and said they are going to build beautiful condominiums and that is the way the City got stuck with Canyon Estates. Mr. Short said all of their projects have been high quality and have enhanced the surrounding area. Councilman Hill said the location of the proposed development is next to a residential area and they are trying to keep the density down. The Council is trying to make this into steps whereby the apartments and condominiums do not eat up the R -1 area. With either the 76 or 92 units, when you drive by all you will see is what looks like one big building. Mr. Short said they want 16 units in the four lower buildings. The buildings will be buffered by a screen that will be put up along Interurban Avenue. Mr. Campanella said the property to the south is now C -2. They have a situation where there are housing units with a density higher than theirs, as proposed, and next to them is a commercial zone. If the intent is to create a residential tenor, it seems out of place. We are talking about having low density in one area and then having commercial right next to it. In the C -1 or C -2 zoning he thought the lot coverage would be less stringent. Councilman Phelps asked if four additional units are added to the four buildings, how would they be integrated would the buildings be higher? Mr. Campanella replied they would not be higher, they would be added to the ends. Councilman Bohrer said the Council rejected the waiver for the 92 units. Must they now reconsider the waiver? Mr. Hard, City Attorney, said the original application for a waiver was for 92 units and the Council acted on that and said no. The Council approved the development of 76 units. The applicant could file another waiver request. The Council said they would approve the 76 units and Council told the developer to go ahead and see what he could do with that density. The developer tried to develop with 76 units. In this case he thought the Council should reconsider the 92 units. If the Council had told the developer they would only consider 76 units then they would not have to reconsider the 92 units. MOVED BY PHELPS, SECONDED BY HILL, THAT THE REQUEST FOR RECONSIDERATION OF WAIVER TO INCREASE DENSITY BE ON THE AGENDA OF THE COMMITTEE OF THE WHOLE MEETING ON JANUARY 26, 1981 AND IN THE MEANTIME STAFF FURNISH THE COUNCIL WITH A REPORT OF THE PREVIOUS INSTRUCTIONS ISSUED TO THE DEVELOPER. Councilman Bohrer said he would reconsider if he felt there was cause to do so. He felt there is not cause to do so. At the time of the original waiver application the matter of economics came up. The five pages of economic analysis that has been presented does not make the case. He said he felt there were errors in the figures for the two developments. He said he felt the Council has valid basis not to reconsider the waiver. TUKWILA CITY COUNCIL COMMITTEE OF THE WHOLE MEETING January 12, 1981 Page 5 DISCUSSION Contd. Cedarwood Habitat, between 56th Ave. S. Interurban at approx. So. 137th, request for reconsidera- tion of waiver to increase dens- ity level author. by C. C. 2/19/80 contd. RECESS 9:45 9:55 P.M. Application for rezone of site at S. 139th Interurban (Lutes property). Draft No. 4 of revised Zoning Ordinance. *MOTION CARRIED, WITH BOHRER VOTING NO. 30i1 Councilman Phelps said her consideration is not based on the economics, but the Comprehensive Plan of density on that site. If the Council decided to cascade she would like to see what the developer might come up with and not look at the site as a total. Mr. Campanella said the zoning is C -2. They filed for a building permit in October 1979 and fourteen or fifteen months is a long time to wait for a building permit. Every time they come to the Council they get a different answer. Everything in the ordinance is not cut and dried. They are trying to be reasonable. Councilman Harris said the Comprehensive Plan has changed the zoning to multiple high density. Councilman Bohrer said he thought the City should not spend any of Staff time going back and making a report on what has taken place. Councilman Van Dusen said if Mr. Campanella wants to submit additional information, it should be submitted by Thursday prior to the Monday night meeting on January 26, 1981. MOVED BY HILL, SECONDED BY PHELPS, THAT THE TUKWILA CITY COUNCIL COMMITTEE OF THE WHOLE MEETING RECESS FOR FIVE MINUTES. MOTION CARRIED. The Tukwila City Council Committee of the Whole Meeting was called back to order by Chairman Van Dusen, with Council Members present as previously listed. John Moody, applicant, said the site's frontage on Interurban Avenue is already zoned C -2; however, in order to develop the office complex they are planning, it is necessary to rezone the remainder of the site from R -1 to C -2. He said the Planning Commission has approved the project, predicated on substantial compliance with a conceptual development plan for the entire site. This will be an office complex of 2,400 to 3,000 square feet. They will be one story buildings. In the Comprehensive Plan it is zoned C -2. Councilman Bohrer asked for the location of the storm drain. Mr. Moody said they located it and he showed the location on a map. Councilman Bohrer said he noted the stipulations in Section 3 of the proposed ordinance which states the development of the subject rezone area shall conform to the concept depicted on Exhibit B attached to the ordinance and the existing toe of slope elevation as of this date is not to be disturbed for any development purpose (parking, building or landscaping). Councilman Harris asked if the entrance to all four buildings will be off Interurban Avenue; one entrance will serve all four buildings. Mr. Moody said that was correct. MOVED BY HARRIS, SECONDED BY PHELPS, THAT THE PROPOSED ORDINANCE BE ON THE AGENDA OF THE JANUARY 19, 1981 REGULAR COUNCIL MEETING. MOTION CARRIED. Mark Caughey, Acting Planning Director, said the Planning Department would present Draft No. 4 of the Zoning Ordinance to the Council at the Committee of the Whole Meeting on January 24, 1981. The Planning Commission has approved the ordinance. He suggested that the Council Members bring their copies of Draft No. 4 to the meeting with them. Foster golf Course Ted Uomoto, Director of Public Works, said he had met with representa- Bridge Report. tives regarding the repair of the birdge. He said he felt the temporary repair would not be prudent. TUKWILA CITY COUNCIL COMMITTEE OF THE WHOLE MEETING January 12, 1981 Page 6 DISCUSSION Cont. Foster Golf Course Bridge Report -cont Request for match- ing funds of $14,358 for the Southcenter Blvd. St. Improvement Project. Grady Way Bridge Design Report. 3 Mr. Hard, City Attorney, said he had looked into the definition of an emergency, but it appears that because of the cost of repairing the bridge it will be necessary to have bids. He said the City might declare an emergency and not go to bid, but he felt it would be better to delcare an emergency and have bids submitted. By declaring it an emergency it would shorten the time on some of the permits that would be required. Mayor Todd said there is danger of the bridge collapsing. Time and money will be saved if we do not have to go to bid. Councilman Bohrer said previous discussions have indicated that the City could engineer the bridge and the City employees could make the repairs for about $15,000. This should last for about 5 years. Mr. Uomoto said that repair would only be a temporary thing to keep the course open. Further inspection has indicated the bridge would be unsafe even with the temporary repair. If the City employees perform the work overtime will have to be authorized or they will have to discontinue the maintenance work presently planned. Mr. Hard, City Attorney, said whatever the City does it is going to have the attention of the State auditor, perhaps competitive bridge builders and citizens who may feel that this is improper action with City funds. He said if the City spends more than $15,000 it would be better to go to bid, but declare an emergency in order to shorten the permit time. Mr. Uomoto, Public Works Director, said the bridge would not be safe even with the temporary repair for any period of time. He recommended that the Council declare an emergency and go out to bid. With the temporary repair the golf course could be opened for the golf tourney. A new bridge could be built alongside the old one and then the old one would be torn down. Mr. Hard, City Attorney, said he would prepare an ordinance for next Monday night meeting. He said the Could could call a special meeting for Thursday, January 15, and declare the bridge an emergency so they can get started on the bid specifications. Ted Uomoto, Director of Public Works, said Tukwila's application for this project requested allocation of funds to make preliminary engin- eering studies to determine the final location of the Southcenter Boulevard extension from the S -Line to Interurban Avenue to connect with the new proposed Grady Way Bridge. The project is recommended to be studied in the following manner: Phase 1 is a design report; Phase 2 is right -of -way acquisition and contract plans and specifica- tions; Phase 3 is construction. Federal funds up to $70,000 is their portion of the 83% matching fund and Tukwila's share is $14,358 (17 The $14,358 was not budgeted. MOVED BY HARRIS, SECONDED BY PHELPS, THAT THE REQUEST BE PUT IN THE FINANCE AND PERSONNEL COMMITTEE AND BE ON THE AGENDA OF THE JANUARY 19, 1981 REGULAR COUNCIL MEETING. MOTION CARRIED. Ted Uomoto, Director of Public Works, said the Public Works Department and Public Works Committee has reviewed the design report prepared by URS for the City of Renton and they recommend approval be given to Renton. Renton will then have their consultant proceed to prepare contract plans and specifications. The City's 1981 budget includes funds for the City's contributing share for the preparation of plans and specifications. He said the design would take one year and construction two years. The cost will be over 6 million dollars. MOVED BY VAN DUSEN, SECONDED BY HILL, THAT THE PROPOSED RESOLUTION BE ON THE AGENDA OF THE JANUARY 19, 1981 REGULAR COUNCIL MEETING. MOTION CARRIED. TUKWILA CITY COUNCIL COMMITTEE OF THE WHOLE MEETING January 12, 1981 Page 7 STANDING COMMITTEE REPORTS OTHER Chamber of Commerce Meeting. ADJOURNMENT 11:35 P.M. Norma Booher, Recording Secretary 3a Finance Chairman Phelps said the Finance and Personnel Committee would meet Personnel Committee. Thursday, January 15, 1981 at 5:00 p.m. Councilman Van Dusen announced that the Chamber of Commerce will hold a meeting on January 20, 1981 at 11:30 a.m. at the new Marriott Hotel. MOVED BY HILL, SECONDED BY PHELPS, THAT THE TUKWILA CITY COUNCIL COMMITTEE OF THE WHOLE MEETING ADJOURN. MOTION CARRIED. Ga y'L. aillYseh, Chairman TO: FROM: DATE: OFFICE MEMO CITY of TUKWILA ,44 Re Poi? /2- 7--a? SUBJECT: %C Do re° "Oar/ ,47 17 /i .SW /4 S .Z RecceGL t T e ril s$ /,ae Z- ?-e. a" A74 G -Z 2 +E /.1. I s ?f# i fi'eiit /saVaC E dr;.c c l Eric 2/ �.2 /46" 14 L c. *sox) GE ,C,42€4 3 /4'' .p, Ow Dt sEa..rc.A.„ 0 2. 144-14 e, PrY 0e.de '4uc( icie/E 4t'1 c.0-o Ac, 7 N/4 s Priam S61.4640 G', -r :v ?a 00 Tioe s 3. /,45 -s ?Irk. asemmv4 Ave) ii c4 tat) r s Lv cfe.oaes,-to 4e .tic A Zook) 4 5 P. tit. .e4ovv /2- -rro Off X die eo iiEN doI 4 L igere,Eive Ale u f�2 a St/ .T 1.5/ J/ t