Planning 2021-06-10 Minutes - Tukwila South Overlay District Residential Development

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PC Public Hearing 6/10/21 Page 3 Comment 10: Staff's response: Comment 11: Staff's response: Connectivity and circulation language should be a guideline and not a standard. Staff recommended connectivity requirements are incorporated as part of the Tukwila Municipal Code (TMC) 18.41 (Regulations for connectivity are typically located within the TMC, making them "standards.") The applicant is concerned that this requirement is too restrictive and at odds with other design standards and guidelines. They are requesting to maintain the current language but increase the maximum block perimeter from 1,800 feet to 2,000 feet. Staff recommends the maximum block perimeter of 1,800 feet remain. Mike Pruett, for the applicant, provided clarification on the issues associated with the request to reduce (comment # 6) from 2.5 acres to 2 acres. He stated the trigger to delay timing of offsite recreation space to a later date is more important than the size threshold. He emphasized that the time is triggered by the acreage. He said an outcome of 2.5 acres will not help this site and that he would not build the park with a 2.5 acreage. Therefore, anything for offsite recreation would not get developed. He stated that means 696 residential units will not get built because he would be concerned with future impacts to their project after it is finished. He reiterated that they are asking for the flexibility of extra time. In response to a PC question, the applicant stated that their request is specific to the site location, because King County has been working on a levy setback project adjacent to their property. He also provided explanation on why it is important to have some flexibility on the block perimeter (comment # 11). He said the increase from 1,800 feet to 2,000 feet would mean less expense per unit for the development, which would potentially make the units more affordable for the community. He said he appreciates the Director's ability to make modifications but developers from outside the area would view it as uncertainty and take their capital to other jurisdictions. PC inquired as to the reasoning behind the recommendation for 700 -foot maximum block face length and why blocks in the Tukwila Urban Center appear to be 1,000 feet in length or greater. Staff stated that their recommendation was based on best practice findings, such as the American Planning Associations (APA) recommendation that street blocks be no longer than 600 -feet in length and that a block perimeter be no larger than 2,000 feet in circumference for residential projects. Staff also noted the Tukwila Urban Center chapter of the TMC contains regulations aimed at reducing the historically large block face lengths in the district. The applicant provided additional clarification of their objective as well. PC walked through each of the 11 comments. PC Recommendations: Comment #1: Comment #2: Comment #3: Comment #4: Comment #5: Comment #6: Comment #7: Comment #8: The PC were in consensus with staff's recommendation. The PC were in consensus with staff's recommendation. The PC were in consensus with staff's recommendation. The PC were in consensus with staff's recommendation. The PC were in consensus with staff's recommendation. The PC were not in consensus with staff's recommendation for the 2.5 -acre standard to remain. The PC recommended that the applicant's preferred standard of 2.0 acres for delayed recreation space banking be approved. The PC were in consensus with staff's recommendation. The PC were in consensus with staff's recommendation. Phone: 206-433-1800 • Email: Mayor@TukwilaWA.gov • Website: TukwilaWA.gov