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HomeMy WebLinkAbout1981-06-08 Special MinutesTUKWILA CITY COUNCIL June 8, 1981 COMMITTEE OF THE WHOLE 7:00 P.M. CALL TO ORDER ROLL CALL OF COUNCIL MEMBERS OFFICIALS IN ATTENDANCE DISCUSSION McMicken Heights Special Meeting M I N U T E S The Special Meeting of the Tukwila City Council, to continue discussion on the proposed zoning ordinance, was called to order by Council President Van Dusen at 7:08 P.M. MABEL J. HARRIS, J. REID JOHANSON, DORIS E. PHELPS, DANIEL J. SAUL, GARY L. VAN DUSEN, COUNCIL PRESIDENT. LAWRENCE E. HARD, City Attorney; BRAD COLLINS, Planning Director; FRED SATTERSTROM, Planner; MAXINE ANDERSON, City Clerk. Brad Collins, Planning Director, reported that last week, Council was discussing the McMicken Heights area but failed to take any action by motion. He suggested that in terms of the Comprehensive Plan, considerations and policies for that area the primary considerations were the topographic barriers represented by the slopes separating the upper part of the plateau from the lower area down toward the freeway. The Comprehensive Plan directs its policy attention toward neighbor- hood protection. In terms of the geology of the area, stability needs to be demonstrated by qualified professionals before development could occur. The other policy is multi- family located functionally and convenient to arterial streets where traffic does not pass through a single family area. Councilman Saul explained that the problem that is causing the road to wash out is that a steel culvert was installed. It was supposed to be a 20 year installation but the flow of water is so great the culvert has rusted out and the road is giving way. It has lasted only about 15 years. There are legitimate water problems on that hill. Fred Satterstrom, Planner, displayed two maps; one showing property lines and one defines the topography of the area. Mr. Collins illustrated the topographic barrier between the area on the top of the plateau and those below the crest of the hill. He showed the potential for having four relatively flat areas below the crest of the hill. Some of these areas could have transition type of residential zoning. Councilman Van Dusen said since there are not seven members present, Council will address this area again. He asked staff to come back with a more complete presentation. Mr. Collins said Staff could list the analysis of the Comprehensive Planning Policies as they re- late to both the area on the top of the hill and the other areas and discuss how issues were resolved in other areas of the Com- prehensive Plan Map. Councilman Harris asked if the City has any soils analysis of these areas. Mr. Collins offered to make that a part of the analysis. MOVED BY SAUL, SECONDED BY JOHANSON, THAT COUNCIL DEAL WITH THE MCMICKEN HEIGHTS AREA ON JUNE 22ND. MOTION CARRIED. 3a Tukwila City Hall Council Chambers Request by Xerox Mr. Richard McCann, Attorney, 1900 Washington Building, Seattle, for change in said he wanted to discuss property lying north of I -405 and north zoning (Drew east of City Hall presently known as the Drew property. The property) developers of the Xerox property, Mr. Joe Lynch and Mr. Bob Patterson, have filed, as the contract purchasers of the Drew property, a request to rezone the property to C -l. The existing Xerox property is zoned C -1. Under the proposed code, it would properly be designated Professional and Office. They will be processing their application for a rezone in the next few weeks, but wanted to make a formal request to Council that the parcel be designated P.O. as is the present property. Councilman Saul TUKWILA CITY COUNCIL, SPECIAL MEETING June 8, 1981 Page 2 DISCUSSION Cont. Request by Xerox for change in zoning (Drew property) (cont.) Area South of South 180th (Rivers Bend) asked where you draw the line. There are single family residence adjoining this property. Mr. McCann said they are talking about an office building that will follow the same configuration as the existing building and provide additional parking for the present building. It is a 3.1 acre parcel. Mr. McCann explained that they are bringing the matter to Council attention and make the request that Council, in their deliberations on the area rezone, consider the area for Professional and Office. Questions will be answered during the hearing process. He asked, if Council review is ahead of the hearing process, to have the parcel set aside for consideration later. Attorney Hard said he didn't recommend setting property aside. It will be cleaner if Council will indicate your intentions. Councilman Johanson suggested the applicant should continue with the normal process. Attorney Hard explained that the applicant does not want to be caught in the position where Council has already declared the property R -3 when they go to the Planning Commission for a re- zone. Now is a good time to coordinate this. Council decision may influence the Planning Commission. There is nothing wrong with Council considering the potential use of this property. This will take an amendment to the Comprehensive Plan at the end. Councilman Saul said there have been numerous discussions in the past that the commercial will stop at the south line of this property. There has never been any deviation. Councilman Harris said they need to go through the Planning Commission. I can't see Council just making the change. Councilman Phelps said the M -2 is not appropriate; would M -1 be agreeable? Mr. Link agreed it would be. MOVED BY PHELPS, SECONDED BY HARRIS, THAT THE RIVERS BEND PROPERTY BE DESIGNATED M -I. MOTION CARRIED. 3ayy Mr. Collins said staff could be preparing the analysis and provide it to Council during the review sessions and to the Planning Commission during their review on the required Comprehensive Plan amendment. Attorney Hard said the applicant should proceed with the rezone request to the Planning Commission and have the staff report submitted to the Council and the Planning Commission simultaneously. Council will not make the final decision on the zoning until the zoning ordinance is adopted. As part of the procedure in adopting the new zoning ordinance, the Comprehensive Plan has to be amended. Mr. Jack Link, 1411 Fourth Avenue Building, asked Council to consider the parcel of property, 12 acres in size, known as Rivers Bend. It lies south of 180th by the Frank Zepp Bridge. It was not listed in the EIS as being an area proposed to be changed on the zoning map. The current zoning is M -2. The pro- posed map shows it C -M. This area has unique characteristics that need to be taken into consideration. Being in the bend of the river, each lot is affected by the shoreline zone. The present structures meet the M -2 setbacks in the proposed document, but if it is changed to C -M, at least one of the existing buildings would be non conforming and put a constraint on the two remaining vacant lots. Mr. Satterstrom noted that omission from the EIS was a staff error. It is M -2 zoning and was not designated in the EIS as an area having its zoning changed. If Council does decide to change the zoning, it will be noted in the final EIS. The configuration of the ox bow constrains the develop- ment rather than the setback from the shoreline district. There is a dyke around that area. Mr. Link said that by going to C -M zoning the setback changes from 25 feet to 50 feet. He asked Council to leave it as it is now zoned. TUKWILA CITY COUNCIL, SPECIAL MEETING June 8, 1981 Page 3 DISCUSSION Cont. Strander Blvd. Andover Park East (Segale Property) South of South 178th, west of Southcentem Pkwy. (4 acres) M. A. Segale Maintenance Shop property RECESS: Page 88, Chapter 18.50, Height, setback area regulations �yS Mr. Chris Crumbaugh, representing M. A. Segale, asked Council if he could reserve the right to come back and discuss the property on the east side of Andover Park East, south of Strander Boulevard. The proposed designation is C -2, but a proper zone might be C -P. He would like heighth provisions discussed first. Council agreed. Mr. Gottfrid Smellman, P.O. Box 68652, Seattle, addressed 4 acres of property south of South 178th that is zoned R -A. He requested that Council consider a rezone to R -3 to be developed under a PUD concept. Mr. Satterstrom noted that everything south of South 178th except the disposal site is currently zoned R -A and is proposed to remain that way. The property in that area lying in the County is zoned R -1- 9,600. Mr. Smellman said he owns 20 acres lying in the county that he would like to annex to Tukwila. Considering the characteristic of the property, clustered housing under a PUD development would be appropriate. Councilman Saul said the reason they haven't developed this is because they have to come into Tukwila for sewers. Mr. ,Smellman said water would come from District #75. Councilman Harris noted that the City turned down a rezone on adjacent property. Mr. Satterstrom said that this is another example of a piece of property, if Council wants to change it, it will take a Comprehensive Plan amendment. Councilman Harris said the sewer access and the steep street are problems that were considered before. Mr. Smellman noted that you could not make a living on this property as agriculture. A PUD development would be a good use. It is a 21% slope to about the S -curve on South 178th, then about a 91% slope where the entrance would be. Councilman Van Dusen noted the R -A isn't appropriate, but what level residential is right? Councilman Phelps said she has no objection to the R -3 designation with a PUD concept. The City should consider the annexation. Councilman Harris suggested that they go before the Planning Commission and proceed through the correct channels. Mr. Smellman said he just wanted to draw it to Council's at- tention while they are considering the proposed zoning ordinance. MOVED BY HARRIS, SECONDED BY PHELPS, THAT THE SAME PROCESS BE USED FOR THIS REQUEST AS WAS RECOMMENDED EARLIER IN THE MEETING FOR THE XEROX PROPERTY PROPOSAL. MOTION CARRIED WITH SAUL VOTING NO. Mr. Crumbaugh stated, for the record, that the existing M. A. Segale shop facility, located at the southern part of town, is presently zoned M -1. The facility is within the M -1 classi- fications and has developed under that. It is their understanding that this will continue. 8:40 p.m.- MOVED BY PHELPS, SECONDED BY HARRIS, THAT COUNCIL RECESS FOR 8:45 p.m. FIVE MINUTES. MOTION CARRIED. Council President Van Dusen called the meeting back to order with the same five Council Members present. Mr. Satterstrom noted the changes made by the Planning Commission to lines 17 through 20. On line 17 and 18, omit "In that area of the City located south of Interstate 405." On line 19, change the 110 feet height exception in the C -2 and C -P districts to 115 feet and on line 20, change the 60 feet height exception in the C -M, M -1 and M -2 districts to 75 feet. Chris Crumbaugh said this is the section that concerns him considerably. The present zoning code allows, south of I -405, TUKWILA CITY COUNCIL, SPECIAL MEETING June 8, 1981 Page 4 DISCUSSION Cont. Page 88, Chapter 18.50, Height, setback area regulations (cont.) a height exception with Planning Commission approval to 300 feet in certain zones. The present code allows 115 feet in the C -2 and C -P zones anywhere in the City. All of the other areas south of I -405 have lost the consideration and ability to go high. On their M -2 property, they are allowed to go to 6 stories or 60 feet and the ability to go to 300 feet upon Planning Commission approval. With the present proposed code, they are allowed to go to 4 stories and 45 feet with the ability to go to 75 feet upon Planning Commission approval. The character of Tukwila, south of I -405 is rapidly changing. Many more office and retail uses are going to go in. The land is very valuable. As they have discussed with the Planning Commission, they feel that the heights south of I -405 should be allowed to go up. Consideration should be given to other areas in town also. The Planning Commission has allowed a C -2 area north of I -405, and this area is allowed to go up to 115 feet. Mr. Crumbaugh said he believes buildings in the area south of I -405 in the Commercial/ Industrial zone should be able to have higher buildings. Because of the location, it is one of the prime areas in the State. It has been designated as a Metropolitan Center. The plan, as pro- posed tries to protect the residential area; that can remain and the citizens can reap the benefits from the growth of the rest of the town. Mr. Crumbaugh said he is now speaking for Mrs. Francis North and Mrs. Louise Strander, property owners in the area north of I -5 and east of Interurban Avenue. These people feel that mid -rise buildings are appropriate for this area because they are at a freeway interchange, surrounded by industrial develop- ments and would not interfere with anyone's view. Mr. Crumbaugh proposed that Council make the following change to Section 18.50. In the C -2, C -P, C -M, M -1 and M -2 Districts located south of I -405 and east of I -5; west of I -5 and north of 518; and north of I -5 and east of Interurban Avenue be allowed 115 feet as their height with Board of Architectural Review of any development over what the stated heights are on the chart in Chapter 18.50. Further, that they be allowed to go to the height of 300 feet upon a special exception process as laid out in Chapter 18.50. He proposed the review criteria in 18.50 be modified. He offered to work out the provisions with staff to submit to Council at a later date. It takes a long time to plan a mid -rise building and takes a lot of money. You do not build a mid -rise building overnight; the development will be gradual and occur on a few select properties. In the future, some of the warehouses will be replaced by higher buildings. The zoning code should look to the future. Council President Van Dusen asked about the economic point be- tween mid -rise and high -rise. Mr. Crumbaugh said he would rather see the 115 feet changed to 180 feet because at about that point, there must be some major structural changes in a building which calls for considerable increased costs in the structure. He said he has been told that the structural cost break is somewhere between 16 and 20 stories. He is recom- mending 115 feet upon BAR approval; the ability to go to 300 feet upon Planning Commission approval, along with a review by the City Council on the 300 foot request. Mr. William Rademacker Jr., 1411 4th Ave., #1120, representing William E. Boeing, Jr., Triland Corporation and Masabi Western Corporation, said he would like to adopt Mr. Crumbaugh's com- ments on behalf of his clients. The continuing vitality of any city rests with its ability to change. This Comprehensive Plan does not meet the needs of this City for the next 20 years. He would also like any of his previous comments before the Planning Commission or Council noted for the record. TUKWILA CITY COUNCIL, SPECIAL MEETING June 8, 1981 Page 5 DISCUSSION Cont. Page 88, Chapter 18.50, Height, setback area regulations (cont.) Say Chris Crumbaugh told Council that there is presently being dis- cussed a funding process by the land owners in the area south of I -405 for street improvements. The cost of the improvements are enormous. In order to bear these costs, they have to have the ability to generate the money. All the new improvements mean more tax dollars for the town. Councilman Johanson noted that the street improvements are needed today to get the traffic in and out. Mr. Bruce Solly, Solly Development Company, Southcenter Office Park, said there are both positive and negative considerations for our City on higher buildings. A negative impact would be to affect a person's view. Another one would be higher density, more employees per acre of land. This can create traffic problems, but it can be good also by creating more employment. In turn, this would generate more tax dollars for the City. Mr. Solly listed other benefits to the City. At the costs today, developers can't afford to build a three story building because you must have an elevator, and that is expensive. To justify an elevator, you have to go higher. Their property has not been limited by the "north of 405 restriction." Under the present RMH zoning they could go 260 feet. They are developing a multi -story plan right now. People going to and from their development are generally going opposite the normal flow of rush hour traffic which has been helpful to them in leasing. Mr. Kent Johnson, Fiberchem, 1120 Andover Park East, said he is with the Chamber of Commerce and Chairman of the Community and Economic Committee. They are concerend about the well being of the growth of the community. The Committee is in favor of allowing higher buildings than currently proposed in the draft. Councilman Saul said the zoning adopted now will direct the growth of the city in the next 10 or 15 years. It is evident that the Business Community is going to do something about the traffic situation. Once this is accomplished it will make it possible for more people to come to Tukwila. We need to be in line with that type of thinking and allow that to happen. There are places for high buildings in the City. We have en- couraged open space in the past, and with parking under the buildings, we can continue to do so. Councilman Harris said that economics has dictated what will be built. We must take a good hard look at the fact that Tukwila is no longer a "low rent" district. Our land is valuable, and we are going to have to start using it to the best of its use. Council President Van Dusen said it looks like the consensus of the Council is to change the height limitation in the C -2 to M -2 districts to 115 feet with the option to go to 300 feet with BAR review. Councilman Saul asked if the 300 feet needed to be in there. It could be just the ability to go higher with BAR review. Mr. Crumbaugh said his suggestion was 115 feet with BAR approval, and above that (300 feet was mentioned) with a special exception process as laid out in this chapter. He offered they would work with staff to come up with revised provisions. Council President Van Dusen asked if Council agreed they would like to see 115 feet with BAR approval. Council agreed. Council President Van Dusen asked if Council wanted staff to rewrite the special exception (18.50.030) for their review and address the 115 feet with BAR approval. Council President Van Dusen said Council needs to discuss the areas that will fall under the special exceptions provision. TUKWILA CITY COUNCIL, SPECIAL MEETING June 8, 1981 Page 6 DISCUSSION Cont. Page 88, Chapter 18.50, Height, setback area regulations (cont.) ADJOURNMENT Councilman Harris proposed that the area in the north end of the City, east of Interurban (the M -1 section) be included. Council agreed. Next area discussed was the I -405 interchange (entrance to Fort Dent Park). Council did not approve this area. Council President Van Dusen noted the property by Longacres and Council agreed that this area is already south of 405 and would be allowed. Area west of I -5 and north of 405 (Solly Development). Council agreed this area should be included. Councilman Johanson said his biggest problem in this is establishing a precedent of going north of 405. MOVED BY HARRIS, SECONDED BY SAUL, THAT STAFF WILL REVISE SECTION 18.50.030 AND ADDRESS THE FOLLOWING: 1. 115 feet with BAR approval, from C -2 to M -2. 2. Limitation on the areas as previously addressed. 3. Special exceptions (building heights over 115 feet will follow regulations adopted for 18.50). MOTION CARRIED WITH PHELPS VOTING NO. 10:00 P.M. MOVED BY SAUL, SECONDED BY PHELPS, THAT THE ZONING ORDINANCE REVIEW MEETING OF THE TUKWILA CITY COUNCIL ADJOURN. MOTION CARRIED. o cil rresldent`" 2 City Clerk