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Save the Northshore Golf Course from an unwanted Housing Development !!! Visit our WEB SITE - www.savenetacoma.com
Preliminary Plat - THE POINT at NORTHSHORE
A modification to Northshore country Club Estates P.R.D
Northshore Golf Course
Flooding This Winter
Joe's Creek Headwaters
Golf Course Flooding
More Flooding
Every storm this Year Resulted in Flooding
29 comments:
We must do what we can to save Northshore Golf Course. A development of this size would be very bad for NE Tacoma.
Thanks.
Northshore turned into a housing development. What a bad Ides!
A loss of open space in NE Tacoma and Browns Point - Loss of the only public golf course in NE Tacoma - ISSUES with SCHOOLS, streets, water, streams(salmon bearing), congestion, environmental just to name a few.
This letter was composed by my 13 year old after hearing about the sale of the golf course. I find it very telling. Please read:
I am a 13 year old who lives across from the golf course on 40th Street, and am speaking on behalf, of not the people, but the helpless trees that you are about to tear down in hopes of turning this town’s beloved, beautiful North Shore golf-course into houses that we absolutely do not need. Think about it, the neighboring schools around here (like Crescent Heights Elementary School and Meeker Middle School) are already on the brink of becoming too full in enrollments, and you’re about to bring in 750 more families that possibly and most likely will have children that need to attend these, or other schools around the area. We’re facing over-crowding here, in this town, and just think; you’ll be the cause of it. Not a thing I would want to have on my conscious; as well as the haunting memories of taking innocent lives, by which I mean the beautiful arrays of Hemlocks, Redwoods, Pines, and Firs that make their home in the golf course’s region. And I know I, as well as my many neighbors who live up and down the streets, will surely not appreciate the noise that will sure be coming when you start construction. Now you’re probably and wise and well-learned, I presume, but this was not a well-thought after plan. But everyone makes mistakes sometimes, and I’m willing to forgive yours if you stop construction, or any thoughts of construction immediately. Build somewhere else, if you must, but not on the North Shore golf-course that is my source of beauty. If you have a chance, take a look at the land that you’re about to demolish. Isn’t it beautiful? How can the thrilling, open, spacious piece of land, the wonderful rolling hills of lush green earth and rows of magnificent trees not make you want to shudder at the beauty and contradict yourself and your plans? It’s not human if you can’t experience the wonder and splendor of this area you’re about to take over. So please, rethink this rational plan and do what’s better for the people and the beauty that we have just a few blocks away. Do it before it’s too late. That’s all I ask of you. I thank you graciously for your time, but not your decision.
Sincerely,
A Concerned Resident
This letter was written by my 13 year old after hearing about the sale of the golf course. Please read:
I am a 13 year old who lives across from the golf course on 40th Street, and am speaking on behalf, of not the people, but the helpless trees that you are about to tear down in hopes of turning this town’s beloved, beautiful North Shore golf-course into houses that we absolutely do not need. Think about it, the neighboring schools around here (like Crescent Heights Elementary School and Meeker Middle School) are already on the brink of becoming too full in enrollments, and you’re about to bring in 750 more families that possibly and most likely will have children that need to attend these, or other schools around the area. We’re facing over-crowding here, in this town, and just think; you’ll be the cause of it. Not a thing I would want to have on my conscious; as well as the haunting memories of taking innocent lives, by which I mean the beautiful arrays of Hemlocks, Redwoods, Pines, and Firs that make their home in the golf course’s region. And I know I, as well as my many neighbors who live up and down the streets, will surely not appreciate the noise that will sure be coming when you start construction. Now you’re probably and wise and well-learned, I presume, but this was not a well-thought after plan. But everyone makes mistakes sometimes, and I’m willing to forgive yours if you stop construction, or any thoughts of construction immediately. Build somewhere else, if you must, but not on the North Shore golf-course that is my source of beauty. If you have a chance, take a look at the land that you’re about to demolish. Isn’t it beautiful? How can the thrilling, open, spacious piece of land, the wonderful rolling hills of lush green earth and rows of magnificent trees not make you want to shudder at the beauty and contradict yourself and your plans? It’s not human if you can’t experience the wonder and splendor of this area you’re about to take over. So please, rethink this rational plan and do what’s better for the people and the beauty that we have just a few blocks away. Do it before it’s too late. That’s all I ask of you. I thank you graciously for your time, but not your decision.
Sincerely,
A Concerned Resident
Its time for the city of Tacoma to take a stand. No development of Northshore Golf Course into a housing development. We need the open space and we need the Golf Course in NE Tacoma.
Jake - listen to the voters! No development !!!
For many of us that have lived here for a good number of years, this is just another blow to our neighborhood. The city of Tacoma has repeatedly ignored this area except for when it comes to collecting our property taxes. Yes, the city is a diverse city of all economic levels, but let’s be real, our tax base subsidizes many other parts of the city (we pay more than we get). You only need to look at our infrastructure and services to see this. Our schools are crowed, our roads are less than adequate, our police presence less than other areas (even with a useless police station) and our parks non-existent. Where is our “field of dreams” multiuse sports fields that were part of a park levy that passed several years ago? I fear that it will just remain a DREAM. What about the land behind the Centre at Norpoint that was supposed to be developed so the public had another park to use? Weeds still growing there after they tore out all the trees.
Now, the ONE large open space area left in NE Tacoma is at risk. This will not only impact our infrastructure and our schools as many have pointed out already, but it WILL impact our property values. The golf course helps keeps this a desirable place to live, whether you are a golfer or not. I can only imagine how those living on the golf course are feeling now.
We really need to unite on this issue and show the potential developer and the City of Tacoma that this is unwelcome in our neighborhood. We need to impress upon our elected officials that if they are remotely considering approving this that we will need to have the city step up with roads, schools, and services and it will cost the taxpayers more. We will need a HIGH SCHOOL of our own to support these kids. We will need parks completed, we will need police, fire and all of services to support such growth.
The easiest, most supported, least expensive and most beneficial thing that can happen is for the City of Tacoma to step up and explain the potential developer that this property must remain open. That will cause the developer to rethink the feasibility study and hopefully find another area to build. Another solution is for the city to buy the property and run a municipal golf course. They do this already and from what I understand the course makes money for the city. Gee, keep an open space, make the taxpayers happy and potentially have another revenue stream for the city…..makes too much sense so I doubt they would explore this option.
Unite on this neighbors, let send a clear message that we are tired of them not listening.
I think it's a bad idea to put more home. Our schools are crowded enough as it is. WE love the golf course. Lynn
They must have lost their minds in Tacoma. Property values will drop and worst of all will be the traffic. The roads can't handle the traffic now and they want to put an average of 1000 additional cars on the road and past the schools on Nassau. Someone isn't thinking this through. Not to mention pulling the golf course, which most people paid a premium to get close to.......... What are they thinking???
It's like buying into a community because of all the amenities, then years later, the community decides to pull the amenities to build more homes. However, no one gets a refund for the additional money they paid to be near the amenities, that the area was touting as a big value......... It's just too bad !! We're moving on !!!
I don't think so !!!
Donald
I am devastated the sell went through! I thing the City should have bought and saved it....
Shelly
We, like numerous other neighbors both within our community and surrounding communities are gearing up to actively participate in working against the sale of the Northshore Golf Course property. The reasons are varied but intensity of the residents is focused… KEEP THE GOLF COURSE AS IT IS.
The sale will dramatically affect our quality of life in NE Tacoma. If you are undecided on the impact of the proposed development, here are a few points to consider:
• Open space in NE Tacoma is minimal and this development will reduce it greatly.
• Potential reduction of your property values, especially for those who now enjoy either living on, near or even have a view of the golf course property.
• Even if you don’t golf, this development will eliminate the recreational opportunities for NE Tacoma and surrounding area residents.
• Will Increase the traffic flow in the area especially for those of you who travel eastward towards I-5. (The new residents will probably travel that way also)
• Cause the additional construction of support-related service businesses to handle the increase population of the area.
• School class sizes may increase to accommodate the children living in the new development. Overcrowd existing schools or build new ones and where?
• The impact on existing roads. More detours, closures, etc as the Road Department attempts to address new traffic patterns and flows.
• Impact upon surrounding communities and businesses to include the City of Federal Way.
We hope these few issues will give you all a reason to think about what is going on within NE Tacoma and what its affect will be upon your family.
GET INVOLVED. JOIN IN TO FIGHT AGAINST THIS NEW DEVELOPMENT….LET YOUR VOICE BE HEARD….WRITE THE TACOMA CITY COUNCIL
Ed
Please, LET'S HAVE EVERYONE SIGN THE PETITIONS. No development on Northshore Golf Course.!!!
Thanks.
It is hard to understand why open space and a great quality of life has less value in NE Tacoma. The City went above and way beyond to save Wapato hills from "evil developers" over 10 years ago because it was important to a small but politically active group of people. (Wapato Hills is located near 56th street near the mall and commercial centers and they were going to put more shopping in there they now have spent a ton of local and state money to have an interpretive kiosk and walk through the weeds)
http://www.metroparkstacoma.org/page.php?id=642
Most of us realize that the course has been for sale for a long time and that a private land owner should be able get a fair return on investment. It is the responsibility of the City and its leaders to fairly apply standards that they have advocated for and lobbied for a great deal of time.
There has been a breakdown in communication as well as leadership. This area has been getting squeezed for its tax value and it resourses. The schools are stressed, the roads while nice when put in are now showing great deterioration, the community center is declining but I do see that they have and an agressive work plan to upgrade the sign( http://www.metroparkstacoma.org/page.php?id=677, Crime is still a problem even with a nice police substation, the park district has seemingly not lifted a finger to get ball fields in placc. Now the City may allow 700 to 800 units of housing on a hundred + acres of land. To me the word townhome sounds like appartment.
With the plans being on the table for over a month, it seems a little odd that this didn't spill out until this last week...Why were we not alerted as constituents? Once a developer shares a plan with a public official ..it should be in the public domain, especially if the project is one that the voting constiuents will probably not like.
I am tired of listening to the Leaders of the City talk about what is good for City Govenment and the provision of services as if the City Government were the Constiuents and Voters...How about doing the right thing for a change and helping those that have been pulling their weight and more for many years.
Here is the proposed ordinance scheduled for next tuesday
Ordinance No. 27584
Adopting an immediate moratorium on the acceptance of land use permit
applications for a rezone, a major modification to an existing rezone, a subdivision, a
replat, plat amendment, or major modification to an existing subdivision, a site plan
approval, or a major modification or substantial variation to an existing site plan
approval within any area zoned Planned Residential Development (PRD) District,
and on the acceptance of land use permit applications to rezone any property to a
PRD District; such moratorium to be effective for 365 days; referring the moratorium
to the Planning Commission to develop findings of fact and recommendations within
30 days on the need for and duration of the moratorium; directing the Planning
Commission to study and develop revised regulations for the PRD zoning district, to
include addressing open space requirements, allowed housing types, development
standards, consistency with the Comprehensive Plan, and other requirements;
setting Tuesday, March 20, 2007, at approximately 5:30 p.m. as the date for a public
hearing by the City Council; and declaring an emergency making necessary the
immediate passage of this Ordinance, to become effective immediately upon
publication.
Ayes: _____ Nays: _____ Absent: _____ Abstaining: _____
FIRST READING
Email your city Council:
Jey Fey- jfey@cityoftacoma.org
Mayor Baarsma baarsma@cityoftacoma.org
Rick Talbert
rtalbert@cityoftacoma.org
Julie Anderson
Julie.Anderson@cityoftacoma.org
Bill Evans
bevans2@cityoftacoma.org
Connie Ladenburg
CLadenbu@cityoftacoma.org
Mike Lonergan
mlonerga@cityoftacoma.org
Tom Stenger
Thomas.Stenger@cityoftacoma.org
Sporo Manthou
Spiro.Manthou@cityoftacoma.org
The sale and development of Northshore Golf Course will effect the community greatly. Areas of concern are the lack of open lands for any recreation in addition to the added density, traffic, crime and lack of schools for the added amount of families to the area.
This is not a good sign for this community area. The lack of response from the owners to seek a corporation or individual to make sure this course remains indicates their discourse for the greater community at large. The city should not allow this sale to go thru due the environmental impact it will have.
~~
Frank Kampsen
North Shore Neighbor
Carol and I made a trip out to Lipoma Firs Golf Course. The manager, not the owner, was there. He admitted that surveyors have been all over the course and no decision will be made till May. He did alude to the fact that Lipoma would sell for 27 million for home use vs. only 4 to 5 million as a golf course. So...the owner makes a bundle. He was not sure if Sound Built Homes was still the one involved and stated that he was told the course would be open for another 3 to 4 years...at least 18 holes of it.
Then Carol and I went by the homes off of 320th and 30th SW to look at the quality of Sound Built. For the size and amount (mid 400's), the work was shoddy at best both inside and out. I was not impressed. We looked at one home that was about the same size as ours. Quality of our homes is far above theirs. So, if they sell homes here in the same price range, mine has to be worth 50 K more.
~~
Frank Kampsen
My wife and I are extremely disappointed to read that North Shore Golf Associates Inc (Jim Bourne, registered agent) has sold the golf course to a developer. We do not care if the developer builds good, bad, big or little houses because we do not want any type of residential or commercial development on the land other than to keep the land as a golf course, or turn it into some type of public space such as a park. Adding 800 plus houses means around an additional 1,600 cars, God knows how much more car exhaust pollution, 1,200 school aged kids, more noise, less wildlife, wetland endangerment, more carbon dioxide (greenhouse gases), more streets, more vandalism, less green space, less trees, questionable adequate police protection and fire protection, and any number of problems associated with urban blight. The school district will need at least one more middle school and two elementary schools to handle the increase in students. The additional amount of student and bus traffic going across the tide flats to Stadium High School will cause more accidents on 509 which is already a hazardous drive on school mornings and afternoons. Northshore Parkway near On The Green Apartments is a pot hole nightmare and will only get worse. Traffic going across 336th toward Campus Way and I-5 is already heavy and will be much heavier. NE Tacoma cannot handle an additional 800 plus houses and such a development will only be a detriment to the area. The City of Tacoma has a responsibility to ensure such a development does not happen and that the space remain a golf course or other usage that allows the land to remain for public use. Bob and Linda Guile
Development of Northshore golf course into a HOUSING DEVELOPMENT
Open Space vs. Housing development ! Who Wins?
There are several questions here. The city would certainly benefit from a housing development with a much higher tax base. However, the environment would suffer greatly as would the residents on N.E. Tacoma with the loss of an important “OPEN SPACE” area currently occupied by the Northshore Golf Course.
It is time for the city to take a stand on these types of developments in our residential communities. I understand the important goal for the city to increase and improve its tax base to better serve citizens of Tacoma. ie: The city has made many improvements in downtown core and encouraged housing and new business with the use of incentives. This has been a boon for the city and those living downtown. What a great renovation project. I also understand for new housing and condos etc being built downtown there is a 10 year tax break. This is also is a great idea to attract citizens to the downtown core.
What will the tax breaks be for N.E. Tacoma ? NONE! I expect to see, increased taxes (especially for needed schools to support 800+ homes), increased crime, congestion, and adverse impact on quality of life, loss of protected open space, loss of wild life that lives on the Golf Course, and lets not forget – THE LOSS OF THE GOLF COURSE, which by the way has been supported by area citizens since 1961.
I think the City, like the investments made downtown, would be wise to invest in N.E. Tacoma by stepping to the plate and purchasing the Golf Course and operating as a Muni under the direction of the Parks Department.
Resident living in N.E. Tacoma – Bill Thompson.
Wal-Mart vs the Northshore Golf Course Development!
Who would you like to be in your backyard?
NOT THIS DEVELOPMENT !!!
Please read the above comments.
Bill Thompson
The development of the golf course into proposed residential/townhomes of over 860 units is a rape of the entire NE Tacoma community and lifestyle. It will cause schools to be overcrowded, environmental concerns, and decrease of property values. I strongly oppose this development.
Lois Cooper
Subject: Reply to GOING FOR THE GREEN in the Business section of Sunday paper 2/11/07 News Tribune
Save the Golf Course
After reading the article in the News Tribune news paper, February 11, 2007 Sunday edition, there are several issues which must be taken to task.
Attempting to compare Northshore property and Golf Course to that of Pebble Beach properties is absurd. Pebble beach is in fact a world class golfing facility and as such can indeed command high prices for greens fees. To golfers all around the world, Pebble Beach is regarded as a treasure and should never be evaluated or compared to a housing development waiting to happen! Pebble Beach has hosted many major golf championship tournaments, a true testimony of its design, natural beauty and challenge to the best golfers in the world. To try to compare the value of Pebble Beach to that of Northshore Golf Course is truly absurd and a statement of GREED by the current owners.
‘THEY SHOULD HAVE STEPPED UP AND BOUGHT IT’
Simply put, the asking price for the Northshore property is simply too high to keep it as a golf course – therefore – there was NO intent to keep it as a golf course by the current owners. There has never been a golf courses sold for their asking price in the state of Washington. Comparing the Northshore Golf Course to that of Chambers Bay does not compute either. Chambers Bay is being developed as a World Class golfing facility. The County enlisted the services of a ‘World Class” golf course design and construction company to convert the former gravel pit into a true championship golf course. Chambers Bay, while it will be a public facility, is not designed as an average public golf course. It is and will become a “destination” golf course; attracting players from across the country such as Banden Dunes does in Oregon. In fact the same company that operates Banden Dunes has been selected to operate Chambers Bay.
Northshore on the other hand, is and could remain an excellent affordable public golf course located in N.E. Tacoma. The Northshore Golf Course has been supported by local golfers since 1961 and could continue to be a local affordable PUBLIC GOLF COURSE. The loss of another public golf course in Western Washington is a horrific thought for all golfers. This would include those who live in N.E. Tacoma as well as those who live in the entire South Sound Area.
This housing development is not needed in N.E. Tacoma! As many residents of N.E. Tacoma have already stated; this development will be harmful to the environment, to wild life, create traffic congestion, over crowd our schools, and destroy a valuable asset of our community – the Northshore Golf Course. We must find a way to SAVE the golf course from this unwanted development!
William L. Thompson - Resident of N.E. Tacoma
I can say from personal experiance that Gary Racca and Sondbuilt homes are not honerable. I purchased a home from SB and have been very disapointed w/ their lack of follow up to the defects encoutered befor and after the purchase. Getting them to do anything is next to impossible. Go to LINX.com and see how many law suits this guy has been involved in over the past few years......
It was good to see over 350 Northeast citizens attend the NORTHEAST TACOMA NEIGHBORHOOD COUNCIL board meeting at Meeker Middle School Feb. 15th 2007 at 6:30PM. Many concerns of Northeast Tacoma resident were about this development project shared with the Tacoma Public Works & Building / Land Use departments. I was encouraged by the turnout. It is important to note that NORTHSHORE INVERSTORS LLC, the buyers of the property, were invited to participate and share their vision of the development but DID NOT SHOW UP! Instead, they sent a letter to Marion Weed, Chairperson for the council, which stated they were not prepared to participate at this time and would hold meetings later for those concerned residents.
Thank You -- Bill Thompson
By NOT showing up - they have shown their total disrespect and distain for the citizens of Northeast Tacoma. THIS DEVELOPMENT PROJECT MUST BE STOPPED.
Don't expect any respect or cooperation from Gary Racca and Soundbuilt Homes. KOMO TV did a story about this company on tonight's newscast. It can be viewed @ KOMOTV.com........We are in for a fight!
Get Informed About The Project:
SaveNETacoma.com
This proposed development would have an impact on our schools (see letter from Superintendent Dr. Milligan about the school issues: http://www.tacoma.k12.wa.us/newsroom/News/news.asp?action=detail&article=1533), Environmental Issues, Traffic Issues (1,000 plus cars), Water Run-off Concerns, Strain on Police Response, Strain on Emergency Medical Response, Strain on Fire Response, etc.
Get informed: SaveNETacoma.com
Check out this clip and video from Komo 4 Problem Solver on Sound Built Homes:
http://www.komotv.com/news/5956956.html
http://www.komotv.com/news/5956956.html?video=pop&t=a
DOESN’T INSPIRE MUCH CONFIDENCE! SAD!
Here is the Notice of Incomplete Application letter to the builder from Caroline Haynes-Castro (City of Tacoma, Land Use Administration Section Supervisor).
February 26, 2007
Northshore Investors, LLC
PO Box 73790
Puyallup, WA 98373
RE: Notice of Incomplete Application – Preliminary Plat of “The Point at Northshore,” Rezone Modification, Site Plan Approval, Variances and Associated SEPA Review
File Nos: PLT2007-40000089069, REZ2007-40000089068, SIT2007-40000089067, MLU2007-40000089065, and SEP2007-40000089066
4101 Northshore Boulevard NE, Parcel Number 0321232700
1611 Browns Point Boulevard NE, Parcel Number 0321236002
Dear Applicant:
City staff have reviewed the above subject application requests for the redevelopment of the Northshore Golf Course site with 860 residential units. The permit applications were submitted to the Public Works Department, Building and Land Use Services Division, on January 29, 2007. The applications have been determined to be incomplete in accordance with Tacoma Municipal Code (TMC), Chapter 13.05, on two separate issues, addressed below.
TMC Subsection 13.05.010.E.4 states the following:
“An application is complete for purposes of this section when it meets the submission requirements of the Department as outlined in Section 13.05.010.C and TMC Section 13.11.250 for projects that may affect wetlands, streams, or their regulated buffers, even though additional information may be required or project modification may be made later. The determination of a complete application shall not preclude the Department from requesting additional information or studies, either at the time of the notice of complete application or subsequently if new information is required or substantial changes in the proposed action occur, or should it be discovered that the applicant omitted, or failed to disclose, pertinent information.”
The submitted application material failed to address the submission requirements of the above-cited subsection, and specifically TMC Section 13.11.250. In this regard, your application material contained a two page letter titled “North Shore Golf Course Ponds and Ditches”, prepared by J.S. Jones and Associates dated December 27, 2006. This document did not provide the proper review of the site, as required under TMC Section 13.11.250.
The second issue concerns the 1981 rezone of the North Shore Golf Course and the surrounding property as a unified Planned Residential Development District (“PRD”). In 1979, North Shore Golf Associates, Inc. (“North Shore Golf”), entered into an Agreement concerning North Shore Golf Course (“Development and Zoning Agreement”) with Brownfield and Associates, Inc., and Nu-West Pacific, Inc. (“Nu-West”). The Development and Zoning Agreement described an agreement wherein North Shore Golf, agreed to acquire certain property for development of a golf course and based on North Shore’s performance, Nu-West agreed to acquire 35 acres of property surrounding the golf course for residential development. Though the respective acquisitions by North Shore Golf and Nu-West would result in parcels under separate ownership, the Development and Zoning Agreement expressly bound the golf course and residential properties together for purposes of land use requirements as follows:
“North Shore Golf Associates, Inc. understands and agrees that Nu-West Pacific, Inc. would not exercise its option and acquire Brownfield and Associates, Inc. interest, nor would it allow North Shore Golf Associates, Inc. to acquire the option property directly from the seller without this agreement by North Shore Golf Associates, Inc. that it will subject the golf course property described on Exhibit A to the master planning process, that it will restrict its use for such period as is required by the City of Tacoma, and any other municipal entity for master planning purposes, to golf course purposes and to “open space” as required, and that it will execute all applications and plats to the extent necessary with regard to the Exhibit A property so that Nu-West Pacific, Inc. may use such property for its density, open space, and other planning requirements, as though it were owned by Nu-West Pacific, Inc.”
Nu-West subsequently applied for a rezone of both the golf course property that had been acquired by North Shore Golf and Nu-West’s surrounding property as a unified PRD. (Tacoma Hearing Examiner’s file numbers 120.924, 125.238, and 127.140). In March 1981, the City’s Hearing Examiner recommended that the City Council approve the rezone. A specific condition of the Hearing Examiner’s recommendation for approval affecting the golf course property was as follows:
“The applicant shall submit a legal agreement, which is binding upon all parties and which may be enforced by the City of Tacoma. It should provide that the property in question will maintain and always have the use of the adjacent golf course for its open space and density requirement which has been relied in by the applicant in securing approval of this request.”
That condition was satisfied by an Open Space Taxation Agreement (“Open Space Agreement”) between North Shore Golf and the City of Tacoma concerning the golf course property, which was approved by the City Council in September 1981. The Open Space Agreement contained a special term unrelated to the taxation of the property that fulfilled the PRD rezone requirement. At paragraph 2, the Open Space Agreement states:
“The use of such land shall be restricted solely to golf course and open space use. No use of such land other than as specifically provided hereunder shall be authorized or allowed without the express consent of the City of Tacoma.”
The final paragraph of the Open Space Agreement makes clear that it has a dual purpose both to provide for the tax classification of the golf course property and separately and independently to establish an enforceable condition upon the future use of the golf course property required as a condition of approval of the overall PRD. It states:
“It is declared that this document contains the classification and conditions as provided for in RCW 84.34 and the conditions imposed by this legislative authority.” (Emphasis added).
The conditions of approval of the PRD rezone having been satisfied, the City Council approved the rezone of both the golf course property and the surrounding property as a single unified PRD in November of 1981. Under the Tacoma Municipal Code a PRD has three integral components. The first is the underlying regular residential zoning, in this case R-2. (TMC 13.06.140 A.) The second is the site plan. (TMC 13.06.140 B. 4.) The third is the decision of the City’s Hearing Examiner, any conditions imposed by the Examiner, and any related agreements, including in this case the Open Space Agreement. (TMC 13.06.140 C. 4.) The recorded condition required through the Hearing Examiner’s decision, established in the Open Space Agreement and ultimately imposed by the City Council, is an inextricable part of the zoning of the golf course property. Regardless of whether the golf course property has been removed from an open space tax classification, the Open Space Agreement remains as an integral part of the PRD and an enforceable condition on development of the golf course property for so long as the golf course property is necessary to serve the open space and density requirements of the surrounding property within the PRD.
In order to remove the condition, an applicant must request a major modification to the PRD pursuant to TMC 13.05.080 C. Such an application must contain an analysis that allows the City to consent to removal of the condition on use of the golf course on the specific basis that the golf course property is not needed for open space and density requirements in the context of the full development of the entire PRD. In the request to the City, an applicant must clearly demonstrate that in the event all other property within the PRD were to be developed to the highest level approved by the Hearing Examiner at the time of the original rezone and site plan approval, all or a portion of the golf course property would not need to be reserved to meet open space and density requirements for the surrounding property. In the alternative, if the level of development sought by the applicant would impact the development rights of the surrounding property owners in the PRD, the applicant could provide an agreement with the surrounding owners for a modification of their rights within the PRD.
The applicant has applied for a major modification of the PRD and, therefore, has utilized the correct avenue for seeking the City’s consent to remove the condition. However, the application materials do not include an analysis that clearly establishes that in the event all other property within the PRD were to be developed to the highest level approved by the Hearing Examiner at the time of the original rezone and site plan approval all, or a portion of the golf course property, would not need to be reserved to meet open space and density requirements for the surrounding property. Nor, in the alternative has the applicant provided an agreement with the surrounding property owners for modification of their rights within the PRD. Because the application does not provide the information necessary to allow the City to consent to remove the condition on the use of the golf course property, the application is materially incomplete.
For your review, I have included a copy of City departmental reviews and agency comments, which have been received to date. The attachments include the following: Elton Gatewood, Community Economic Development Department (dated February 6, 2007); Department of Ecology (dated February 16, 2007); Alana Hess, Washington State Department of Transportation (dated February 20, 2007); Jason Moline, P.E., Environmental Services Engineering Division (dated February 20, 2007); Cary M. Roe, P.E. and Kathy McClung, City of Federal Way (dated February 20, 2007); Public Works Review Panel Minutes (dated February 14, 2007); Theresa Dusek, Building and Land Use Services Division (dated February 20, 2007); Charles D. Milligan, Ph.D., Tacoma Public Schools (dated February 22, 2007); Carl Anderson, P.E., Tacoma Fire Department (dated February 20, 2007); Department of Ecology (dated February 20, 2007); Kurtis Kingsolver, P.E., Engineering Division (dated February 15, 2007); Joyce Mercuri, Department of Ecology (dated February 16, 2007); Alan Aplin, Environmental Services Engineering Division (dated February 16, 2007); Nick Tomanelli, Tacoma Power (dated February 7, 2007); Reuben McKnight, Historic Preservation Officer (dated February 9, 2007); Susan Coffman, P.E., Building and Land Use Services Division (dated February 9, 2007) and Monica Adams, Pierce Transit (dated February 22, 2007).
Please note the attached comments were submitted following a preliminary review of the proposal. Additional comments will not be provided as the project has been determined incomplete. As you are aware, per Ordinance No. 27584, a six-month moratorium which addresses the acceptance of land use permit applications for development proposals within “PRD” Districts was adopted by the City on January 30, 2007. Any future proposed development of the site will be subject to either the moratorium or regulations effective at the time of a new application submittal.
Should you have questions regarding this determination of incompleteness, please contact Jennifer Ward at (253) 591-5022 or Caroline Haynes-Castro at (253) 591-5404.
Sincerely,
Caroline Haynes-Castro
Land Use Administration Section Supervisor
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I'm surprised that more people haven't talked about seceding from Tacoma and forming our own city or becoming part of Federal Way. I have no allegiance to Tacoma, we pay high property taxes and get little in return. We have crappy roads, a very small park, no open space, no police presence, our schools are used to boost the rest of Tacoma's test scores, etc... We use Federal Ways businesses and not Tacoma's. I'm sure there are many more examples. The threat to Tacoma of the loss of our tax base is huge. We pay more per household than the rest of the city. I doubt that the city council wants to be responsible for the loss of it. The rest of Tacoma would suffer if they did. Federal Way would most likely love to get they're hands on the taxes. If Tacoma and Federal Way were to compete for it, we could see our quality of life here preserved and improved.
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