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HomeMy WebLinkAboutPermit L08-082 - CITY OF TUKWILA - URBAN RENEWAL OVERLAY DISTRICT REZONETOD OVERLAY TUKWILA INTERNATIONAL BOULEVARD REZONE L08-082 • • Los -082 (ZONING MAP AMENDMENT) T.O.D. OVERLAY - -URBAN RENEWAL OVERLAY DISTRICT- - TUKWILA INTERNATIONAL BOULEVARD • City of Tukwila Department of Community Development STAFF REPORT TO THE PLANNING COMMISSION HEARING DATE: July 23, 2009 NOTIFICATION: Notice mailed to surrounding properties, 7/8/09 Site posted, 7 /8/09 Notice published in the Seattle Times, 7/13/09 FILE NUMBER: L08 -081 (Comprehensive Plan Amendment) L08 -082 (Rezone ZONING CODE AMENDMENT) APPLICANT: City of Tukwila/ Derek Speck Jim Haggerton, Mayor Jack Pace, Director REQUEST: L08 -081 —Amend the Comprehensive Plan to add a new policy establishing an "Urban Renewal Overlay District" along Tukwila International Boulevard to encourage compact, pedestrian- friendly development LOCATION: COMPREHENSIVE PLAN DESIGNATION: L08- 082 — Amend the Tukwila Municipal Code and Zoning Map to establish an "Urban Renewal Overlay District" with supplemental development regulations and criteria to encourage compact, pedestrian- friendly development Approximately seven blocks in the Tukwila International Boulevard corridor, generally bounded by S. 140th St., 37th Avenue S., S. 146th St., and 42nd Avenue S. Medium Density Residential (MDR), High Density Residential (HDR), Neighborhood Commercial Center (NCC), and Low Density Residential (LDR) ZONE DESIGNATION: Medium Density Residential (MDR), High Density Residential (HDR), Neighborhood Commercial Center (NCC), and Low Density Residential (LDR) SEPA DETERMINATION: Determination of Non - significance (DNS), 7/6/09 STAFF: Rebecca Fox (Y7 /1 /.fnnQ 6300 SouthcentempBordipasse17.6agePOSIN9R4RIlvkieifIc4 8WASItk2On 98188 • Phone: 206 - 431 -3670 a Fax: 206 - 431 -3665 V • • ATTACHMENTS: A. Application -- L08 -81— Comprehensive Plan B. Application –L08- 082 — Zoning Map /Code Change) C. Minutes -- Regular Meeting (5/18/09) D. Aerial Vicinity Map E. Zoning Map F. Urban Renewal Overlay— Setbacks and Height Graphic G. Tiered Development H. Comprehensive Plan Map /Zoning Map I. Figure 18 -15 FINDINGS Introduction The City of Tukwila's Economic Development Coordinator Derek Speck proposes a new Comprehensive Plan policy, and changes to the Zoning Code and map to create and implement an Urban Renewal Overly District for commercial, commercial redevelopment area and multi - family zoned properties within the Urban Renewal Area along Tukwila International Boulevard. (Attachments A & B) The intent of the proposed Urban Renewal Overlay District is to encourage the redevelopment of distressed areas in the vicinity of Tukwila International Boulevard with a compact, transit- oriented development pattern including neighborhood services, and pedestrian- friendly improvements with high quality materials and design. Supplemental development regulations and criteria are intended to address deficiencies in existing zoning and provide desired amenities. While market and site conditions will continue to be major factors in determining the pace and extent of redevelopment in the neighborhood, this proposal is intended to help the community achieve its vision for a mixed -use center and strengthened commercial district. BACKGROUND Project History The Tukwila community has put considerable effort into developing options for revitalizing the Pacific Highway corridor, now renamed as Tukwila International Boulevard. In the Tukwila International Boulevard Design Manual (January, 1999), and the "Tukwila International Boulevard Plan— Revitalization and Urban Renewal" (January, 2000), the City established specialized policy to guide the improvement of the corridor. State law required the City to designate an Urban Renewal Area in order to purchase property and partner in private development, such as Tukwila Village. In 2000, Tukwila designated an Urban Renewal Area per Chapter 35.81, RCW. Rf 2 7/16/2009 C: \Temp\XPGrpWise \7.15.09 - -PC STAFF RPT- L08 -08 & L08- 082.doc • • The Urban Renewal Area's boundaries addressed the most serious challenges for redevelopment, including social impediments, and difficult property characteristics such as small, irregular parcel sizes and a high number of separate small ownerships. According to the "Tukwila International Boulevard Plan — Revitalization and Urban Renewal," the "urban renewal area is sized to show the intent of the City to narrowly focus its resources and yet large enough to potentially act as a catalyst for rehabilitation and redevelopment." The boundaries of the proposed Urban Renewal Overlay District have been drawn to coincide generally with the boundaries of the Urban Renewal Area, established in 2000. The proposed overlay district is approximately 7 blocks in area, and lies in the Tukwila International Boulevard Urban Renewal Area between S. 140th Street, 37th Avenue South, S. 146th and 42nd Avenue S. The Low Density Residential (LDR) -zoned properties on the west side of 42nd Avenue South between S. 146th and S. 144th will be excluded from the overlay since recent redevelopment and the presence of wetlands make them unsuited for higher intensity development. The LDR -zoned property north of S 144th will be designated a Commercial Redevelopment Area and, if redeveloped as part of a project in the overlay district, would be permitted to apply the uses and standards of the adjacent commercial district (TMC 18.60.060). Since the Urban Renewal Area was designated in 2000, there have been some changes and improvements in the general area, including the completion of infrastructure upgrades and urban roadway improvements from S. 154th to S. 139th and the City of Tukwila purchase of approximately six acres along Tukwila International Boulevard. The City is currently negotiating with a developer for the creation of a mixed -use neighborhood center called Tukwila Village at the intersection of S. 144th and Tukwila International Boulevard. Light rail opened in July, 2009, and Metro is proposing additional bus service to the station at S. 154th. There is increased interest nationally for employees and residents to work and live in pedestrian friendly, transit - oriented neighborhoods. Despite these changes, little significant private development has occurred. The Urban Renewal Overlay District and supplemental development regulations and criteria are intended to address this issue. The proposed Urban Renewal Overlay District will help implement the priorities of the Tukwila International Boulevard Plan, and is consistent with the desired direction of redevelopment projects in the area. The developer of the Tukwila Village project proposed some changes to existing development regulations to address market feasibility, and these are reflected in the proposed amendment. The changes would apply to the entire Urban Renewal Overlay District. The proposed Urban Renewal Overlay District would retain the existing zoning, and development standards for the affected area, including Medium Density Residential (MDR), High Density Residential (HDR), and Neighborhood Commercial Center (NCC). However, the Urban Renewal Overlay District would have supplemental development standards that could be applied to projects within the Overlay District upon the request of a property owner, and if the proposed development met certain qualifying criteria. Rf 3 7/16/2009 C: \Temp\XPGrpWise \7.15.09 - -PC STAFF RPT- L08 -08 & L08- 082.doc • • standards that could be applied to projects within the Overlay District upon the request of a property owner, and if the proposed development met certain qualifying criteria. The alternative development standards such as reduced parking requirement, higher height limit, and change to a building envelope rather than numeric density standard make the economics of compact, mixed -use development, such as the Tukwila Village project, more feasible. Specific qualification criteria are intended to ensure that the public's interest is served and high quality development and amenities are provided when the supplemental development standards are used. The Community Affairs and Parks Committee was briefed on April 27, 2009, and the issue was forwarded to the City Council. After taking comments at a public meeting on May 18, 2009, the City Council deliberated on May 25, 2009 and forwarded the issue to the Planning Commission for review. (Attachment C). Vicinity /Site Information: Site: The proposed overlay district is approximately 7 blocks in area, and lies in the Tukwila International Boulevard Urban Renewal Area between S. 140th Street, 37th Avenue South, S. 146th and 42' Avenue S. It includes the Tukwila Village property. The LDR -zoned properties on the west side of 42nd Avenue South between S. 146th and S. 144th are excluded from the overlay since recent redevelopment and the presence of wetlands make them unsuited for higher intensity development. The LDR -zoned property north of S 144th shall be designated a Commercial Redevelopment Area and if redeveloped as part of a project in the overlay district. (ATTACHMENT D) The area is generally flat, but contains several areas with steep slopes generally adjacent to Tukwila International Boulevard. As discussed above, a Type 3 wetland with 50' buffers is located adjacent to the proposed Urban Renewal Overlay District, and part of the buffer lies in the Overlay District. Hydrology from the proposed Overlay District supports the wetland. Vicinity: The seven -block Urban Renewal Overlay District contains a mixture of uses including drug and convenience stores, fast food and other restaurants, car rental, parking, motels, pawn shop, vacant property and multi - family housing. Several City -owned parcels are currently vacant. The City of Tukwila has installed urban roadway improvements, including curb, gutter, sidewalk, streetlights, and drainage from S. 152nd to S. 130th. Public facilities are located along S. 144th near the proposed Urban Renewal Overlay District, including Cascade View Community Park, Foster Library, Foster High School, Tukwila Pool, Fire Station #54 and Showalter Middle School. The Police Department's Neighborhood Service Center is located at 14661 Tukwila International Boulevard. Rf 4 7/16/2009 C: \Temp\XPGrpWise \7.15.09 - -PC STAFF RPT- L08 -08 & L08- 082.doc is • PROPOSED COMPREHENSIVE PLAN POLICY: Policy 8.2.22 Establish an overlay district in the designated urban renewal area, generally between S. 140th, 42nd Avenue South, S. 146th Street and 37th Avenue South, that may allow increased building heights, reduced residential parking requirements, and other alternative development standards, subject to specific criteria, in order to encourage well - designed, compact, transit - oriented and pedestrian- friendly redevelopment to activate the community along Tukwila International Boulevard." COMPREHENSIVE PLAN REVIEW CRITERIA Planning Commission review is required for Comprehensive Plan and Zoning Code amendments. The Planning Commission may recommend approval, approval with conditions or denial of the amendment. The Planning Commission's recommendation will be forwarded to the City Council, which will make the final decision. (TMC 18.80) 1) Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for it? Four broad - reaching objectives are the basis for the elements, goals and policies of Tukwila's Comprehensive Plan. The Plan's second priority objective recognizes the importance of the Tukwila International Boulevard to the community as follows: Objective 2. "To redevelop and reinvigorate the Pacific Highway Corridor" Pacific Highway Corridor Goal 8.2 provides a further sense of the significance of Tukwila International Boulevard redevelopment as follows: "A Pacific Highway corridor that is an attractive, safe and profitable place to live, do business, shop and work, and is a positive reflection of the City as a whole and of the surrounding residential and business community." Pacific Highway Corridor Policies 8.2.1 through 8.2.21 provide additional detail on the desire for improvements, including transit facilities, pedestrian safety and amenities, diverse uses, flexible pedestrian- oriented design standards, and the development of a strategic and financial plan to facilitate private and public investment. A policy that establishes an Urban Renewal Area overlay is needed to strengthen and supplement Comprehensive Plan Policies 8.2.1 through 8.2.21 relating to Tukwila International Boulevard, as well as the adopted Tukwila International Boulevard Design Manual (January, 1999) and "Tukwila International Boulevard Plan— Revitalization, Urban Renewal (January, 2000) that guide the improvement of the corridor. The Urban Renewal Overlay District with development standards and criteria is a logical extension of designating the Urban Renewal Area in 2000, and of implementing redevelopment plans for the area. It will provide the maximum opportunity for private Rf 5 7/16/2009 C:1Temp\XPGrpWise17.15.09 - -PC STAFF RPT- L08 -08 & L08- 082.doc • • enterprise that is consistent with the City of Tukwila's stated goals and public priorities for Tukwila International Boulevard. 2) Impacts New development along Tukwila International Boulevard is likely to be the primary result of the proposed change. There has been little new private development in this district for several decades. The alternate development standards proposed for the Urban Renewal Overlay District, including building heights up to 65' and reduced parking requirements, will make more compact, urban-style density residential and commercial development more economically feasible_ Vacant lots and underutilized parcels such as auto sales lots would be likely to redevelop to mixed -use buildings with residential units above ground -floor commercial. Some older apartments may be replaced with new mixed use structures that include residential units above commercial uses. City -owned property would redevelop to mixed use. Once built, new housing and commercial opportunities will draw new residents and shoppers to the area. New development would include taller buildings in the proposed Urban Renewal Overlay District (the current maximum height of 45 feet would increase to 65 feet.) with NCC setback standards applied to other development. This would be mitigated with the required stepping back of buildings adjacent to residential zoning. In order to bring activity and interest toward the street, new development along Tukwila International Boulevard can be sited adjacent to the sidewalk, per the existing Tukwila International Boulevard Design Manual. Criteria will also include mechanisms to limit the impacts of reduced residential parking requirements on the new residents and the neighborhood, such as requiring enclosed parking structures for 75% of residential parking spaces, and making a parking space available for use by a shared vehicle service. The area included in the Urban Renewal Overlay District is served by transit, and has shopping and services within walking distance. These attributes support the proposed reduced parking requirements. With less residential parking provided and the opportunity for shared vehicle use for residents (i.e. ZipCar), there could be fewer automobiles and a greater focus on transit use. Requirements for pedestrian- friendly features should result in better building design, increased pedestrian activity and ultimately a more vibrant and lively community. 3. Is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? The Comprehensive Plan and Tukwila International Boulevard Revitalization and Urban Renewal Plan (2000) identify a public need for an "attractive, safe and profitable place to live, do business, shop and work" along Tukwila International Boulevard. The Urban Renewal Area between South 140th Street and South 146th has been a special focus. Rf 6 7/16/2009 C: \Temp\XPGrpWise \7.15.09 - -PC STAFF RPT- L08 -08 & L08- 082.doc Designating the Urban Renewal Overlay District and preparing supplemental development standards furthers the community's ongoing efforts to encourage redevelopment along the Tukwila International Boulevard corridor. It is intended to address specific perceived deficiencies, such as building height and parking requirements, in existing development codes, and spur redevelopment that meets the identified public need for improved housing and commercial opportunities with additional pedestrian amenities and structured parking. The Urban Renewal Overlay District is a specific mechanism to promote desired mixed - use, transit- oriented development in the targeted area whose boundaries largely coincidewith the previously designated Urban Renewal Area. The seven -block Urban Renewal Overlay District would be superimposed over the existing zoning map. The underlying zoning would be retained, but supplemental development standards and criteria would also apply, if desired and if specific conditions were met. The Urban Renewal Overlay District would provide the community and potential developers with a means to make higher quality, compact growth more feasible within the defined seven -block Urban Renewal Area through added housing density, reduced residential parking requirements , taller structures, additional pedestrian and transit amenities, and structured parking, Alternate methods to achieve the identified public need for compact, transit- and pedestrian- friendly mixed use development would be to: • change the development standards for the underlying MDR, HDR and NCC zones; • prepare individual development agreements for individual new development projects along Tukwila International Boulevard; • designate a Transit Oriented Development overlay along the length of Tukwila Boulevard to the Sound Transit Station at S. 154th.; • leave the Comprehensive Plan unchanged and wait for the existing policies and plans to prompt the desired redevelopment. 4) Will the proposed change result in a net benefit to the community? If not, what result can be expected and why? We expect that the Urban Renewal Overlay District and alternate development standards will benefit the community by making desired new, high- quality mixed use residential and commercial development such as Tukwila Village more likely to happen by making them more financially feasible. Alternate development standards and criteria to allow taller structures and reduced parking requirements will make both urban density and amenities more likely. The requirements for active uses, structured parking, pedestrian features and amenities will result in development that contributes to a more attractive, and interesting community. New commercial and dwelling units will improve the existing community and draw people into the neighborhood to walk, shop, eat, and play. Rf 7 7/16/2009 C:1Temp\XPGrpWise17.15.09 - -PC STAFF RPT- L08 -08 & L08- 082.doc ■ • • The potential negative impacts that could occur when new higher buildings are developed adjacent to existing residential uses are lessened by the requirement to develop along Tukwila International Boulevard, and by requiring maximum setbacks from property lines, and/or tiering of new structures. The possible negative impacts of reduced parking requirements are addressed by requiring significant structured parking, as well as pedestrian amenities. CONCLUSIONS In reviewing Comprehensive Plan criteria, staff concludes that: 1) Is the issue addressed in the Comprehensive Plan? Is it needed? • "To develop and reinvigorate the Pacific Highway Corridor" is the Comprehensive Plan's #2 overall objective. • Over the years, considerable planning and capital improvement efforts have been focused on improving the Tukwila International Boulevard neighborhood. • A new policy establishing an Urban Renewal Overlay District is needed in order to further efforts to enhance the Tukwila International Boulevard corridor, and to set alternate development standards and criteria to encourage high - quality new construction. 2) Impacts? • New, taller and denser development is likely to be the primary impact of the proposed change. • Existing vacant lots and underutilized parcels would be likely to redevelop to mixed -use buildings with residential units above ground -floor commercial. • With less residential parking provided, there would probably be fewer automobiles and a greater focus on transit use and walking. 3) Meeting identifiedpublic need? Other options? • The Urban Renewal Overlay District is an effective means to target the area with supplemental development regulations and criteria intended to meet the public's need for new, desired mixed use commercial and residential projects. • Other options to meet the public's need include: a) changing the area's underlying zoning requirements; b)preparing a separate development agreement for each new project; c) extending proposed boundaries to include the Link Light Rail station on S. 154th; d) no action. 4) Benefit to the community? • The Urban Renewal Overlay District, development standards and criteria will benefit the community by making desired mixed use residential and commercial development such as Tukwila Village, and other redevelopment more likely to happen in the targeted area by increasing its financial feasibility. • New high - quality, compact and transit - oriented development will enhance the neighborhood's overall livability. Rf 8 7/16/2009 C: \Temp\XPGrpWise \7.15.09 - -PC STAFF RPT- L08 -08 & L08- 082.doc • • COMPREHENSIVE PLAN — RECOMMENDATION: Staff recommends approving the following amendment as proposed: Policy 8.2.22 Establish an overlay district in the designated urban renewal area, generally between S. 140th, 42nd Avenue South, S. 146th Street and 37th Avenue South, that may allow increased building heights, reduced residential parking requirements, and other alternative development standards, subject to specific criteria, in order to encourage well - designed, compact, transit- oriented and pedestrian- friendly redevelopment to activate the community along Tukwila International Boulevard." FILE #L07 -096 -- ZONING MAP AMENDMENT/REZONE Development Standards The applicant has proposed the following supplemental development standards for the Urban Renewal Overlay District: (1) Allow building heights up to 65 feet in the Urban Renewal Overlay District. The existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080 (2) Allow multi - family parking standards to be one parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. (3) Allow the maximum number of dwelling units to be determined by the building envelope as in the NCC zone, rather than a numeric density. Allow the developer to determine the unit mix with the limitation that units contain at least 500 square feet of interior floor space and allow no more than 50% of the dwelling units to be studios. (4) Allow live /work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live /work space is built to commercial building code standards with a typical retail store front appearance. (5) Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial. Qualification Criteria The Urban Renewal Overlay District's proposed development standards would apply if the owner /developer requests, and if all the following criteria are met: Rf 9 7/16/2009 C:1Temp\XPGrpWise17.15.09 - -PC STAFF RPT- LOS-08 & L08- 082.doc • • (1) At least 100 feet of the development parcel's perimeter fronts on Tukwila International Boulevard (2) At least 75% of required parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. (3) The ground floor along Tukwila International Boulevard must contain active uses except for the width of the garage access. (4) Residential and commercial tenant leases must prohibit parking on neighborhood streets. (5) Residential development must encourage tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 spaces on site. (6) Development must provide amenities to enable a high quality pedestrian experience (retail windows, pedestrian scale design along sidewalks, wide sidewalks, pedestrian access through site, benches, art, landscaping and lighting, quality of materials, etc.) DISCUSSION: The supplemental development regulations and criteria that accompany the Urban Renewal Overlay District are intended to encourage a lively, compact, pedestrian- friendly core, and ensure that the impacts of the desired development do not negatively impact the neighborhood. The important aspects of the existing Neighborhood Commercial Center zoning such as setbacks were retained, while additional criteria designed to both limit negative impacts to the neighborhood and enhance positive elements were added. Specific comments on the proposed supplemental development standards and criteria follow: 1) "Allow building heights up to 65 feet in the Urban Renewal Overlay District. The existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080." Current NCC and HDR zoning permit a maximum height of 45'. Each developer who competed for the Tukwila Village project expressed the importance of having the ability to build to a maximum of 65'. This would allow construction up to four or five stories of residential over one story of commercial use. Allowing additional building height subject to specific criteria will help defray the costs of the desired structured parking and make the new development workable financially. As with the current standards outlined in the TMC Chapter 18 and detailed in the "Tukwila International Boulevard Design Manual," buildings could be built up to the edge of the property on Tukwila International Boulevard provided at least 12' sidewalk Rf 10 7/16/2009 C: \Temp\XPGrpWise \7.15.09 - -PC STAFF RPT- L08 -08 & L08- 082.doc and appropriate landscaping and amenities were provided. Depending on the width and position of the right of way, the sidewalk might be wider than 12'. Rear and side setbacks would be to the existing NCC standards. In the case of the rear setback, a 20' maximum setback adjacent to adjacent residential zones could be added to the existing requirement for a 30' setback on the neighboring residential property for a maximum 50' separation between buildings. The existing NCC, MDR and HDR standards buffer residential uses through setbacks and/or requirements for tiered buildings. The applicant has provided additional information summarizing Tukwila's existing height and setback standards as pertains to the NCC, LDR, MDR and HDR zones located in or adjacent to the proposed Urban Renewal Overlay District, as well as examples illustrating setbacks under the "most intensive" development scenarios. (Attachment F). Examples of "tiered" development is provided in the Tukwila International Boulevard Design Manual, and Tukwila International Boulevard Plan. (Attachment G) Protecting single family residential areas from the impacts of new, taller buildings is also addressed. In addition to the separation provided by the required NCC setbacks, single family residential is located either across a street from the Urban Renewal Overlay District (i.e. 37th Avenue S., or S. 140th), or adjacent to a wetland or buffer in an area that is very unlikely to redevelop (i.e. between S. 144th and S. 146th just east of 42nd Avenue S.) Per Qualification Criterion #2 below, at least 100' of the development's perimeter must front on Tukwila International Boulevard. This ensures that development will be oriented toward TIB, and away from existing residential uses. 2) "Allow multi-family parking standards to be one parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit." Current parking standards require two off - street parking spaces for each single and multi- family dwelling unit which contains up to three bedrooms, and one additional off -street parking space for every two bedrooms in excess of three bedrooms in a dwelling unit. (TMC 18.56.065 A). Each developer who expressed interest in the Tukwila Village project indicated the importance reducing parking requirements. Tukwila's current multi - family parking standards are problematic for some multi - family residential development because the costs of providing the number of required parking spaces per unit makes the economics of redevelopment and new development very difficult. The characteristics of the proposed Urban Renewal Overlay District, including transit service and the availability of shopping and services within walking distance, enable a reduced dependence on automobiles. Reduced parking requirements are consistent with more compact, transit- oriented development pattern that is desired for the area. Reduced parking requirements are consistent with a transition to greater urban density as mixed use development suggests. Rf 11 7/16/2009 C:1Temp\XPGrpWise17.15.09 - -PC STAFF RPT- L08 -08 & L08- 082.doc Allowing the building envelope to set the maximum number of units may result in a different mix of unit types, including additional smaller units, such as studios. Many people who live in studios that are in pedestrian and transit friendly neighborhoods only have one car. The current multi - family and mixed -use development regulations that set maximum building height and minimum parking requirements assume significant reliance on automobiles. These development standards are less applicable for neighborhoods, such as the proposed Urban Renewal Overlay District, with transit availability, shopping opportunities for daily needs and a park, library, schools, restaurants and other amenities within walking distance. As the neighborhood continues to improve in its appearance and amenities, it will become more desirable for compact development and transit oriented living. Although Tukwila applies the same parking standards to both single - family and multi- family development, it is not uncommon for jurisdictions to set multi - family parking requirements below the typical single family standard of 2+ parking spaces per unit. A number of communities use a sliding scale standard for multi - family with a lesser requirement for studio and one bedroom apartments and increasing for additional numbers of bedrooms. A newer trend is to allow reduced parking standards depending on alternative transportation choices available in the area. As a result, there is no one "perfect" standard for multi - family, and adjustments for different situations are appropriate. Tukwila's Current residential parking standards require one bicycle parking space per 10 parking stalls with a minimum of 2 spaces. All other non - residential uses require 1 space per 50 stalls with a minimum of 2 spaces. Given the Urban Renewal Overlay District's proximity to services, light rail, transit and trails, as well as the request for reduced automobile parking spaces, it is anticipated that bicycle ridership will increase, both for residents and shoppers. To accommodate additional bicycles, staff recommends adding the following criterion: "One secure, covered, ground -level bicycle parking space shall be provided for every three residential units in a mixed -use or multi-family development. For commercial development, one bicycle parking space shall be provided for every 25 auto parking stalls, with a minimum of two spaces.. 3) "Allow the maximum number of dwelling units to be determined by the building envelope as in the NCC zone, rather than a numeric density. Allow the developer to determine the unit mix with the limitation that units contain at least 500 square feet of interior floor space and allow no more than 50% of the dwelling units to be studios. " NCC specifies senior housing at 60 units /acre, but otherwise does not set a specific limit on the number of residential dwelling units. MDR has a maximum density of 14.5 units /acre, and HDR's limit is 22 units /acre. Under the proposal, density would increase depending on the building size, site configuration and setback. Setting a 500' minimum square footage per unit and limiting the percentage of studios allowed Rf 12 7/16/2009 C: \Temp\XPGrpWise \7.15.09 - -PC STAFF RPT- L08 -08 & L08- 082.doc • is appropriate to the Tukwila community that desires additional density, but is still suburban in nature. 4) "Allow live /work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live /work space is built to commercial building code standards with a typical retail store front appearance." NCC does not currently allow ground floor residential, and requires that all residential be above commercial. Allowing ground floor live /work space expands the options available for housing, especially as an interim use, but also keeps the flexibility to return to commercial use when the market dictates. 5) "Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial." NCC does not currently allow ground floor residential, and requires that all residential be above commercial. Allowing ground floor residential further expands the options available for housing on the smaller streets where commercial spaces may not be viable, but maintains the liveliness of mixed use on the arterials including TIB, South 144th and 42nd Avenue S. Qualification Criteria The qualification criteria are intended to ensure that development design and function addresses community interests. The Urban Renewal Overlay District's proposed development standards would apply if the owner /developer requests, and if all the following criteria are met: (1) "At least 100 feet of the development's perimeter fronts on Tukwila International Boulevard." This is intended to focus development on Tukwila International Boulevard where it is most appropriate, and away from the smaller streets. (2) "At least 75% of required parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. " The requirement for enclosed parking encourages a pedestrian friendly environment. Increased density should not result in large amounts of surface parking but it is also important to be responsive to the significant costs of providing structured parking. Cooperative parking may be considered if appropriate (TMC 18.56.070). (3) "The ground floor along Tukwila International Boulevard must be active uses except for the width of the garage access." A range of active uses is highly desired add liveliness to the neighborhood, and encourage pedestrian activity. This requirement will encourage creative site design, but may present challenges for on small or irregularly- shaped parcels. Staff Rf 13 7/16/2009 C: \Temp\XPGrpWise \7.15.09 - -PC STAFF RPT- L08 -08 & L08- 082.doc • • recommends the following revision to provide some flexibility as needed to accommodate specific sites: "The ground floor along Tukwila International Boulevard must contain active uses except for the width of the garage access when site conditions allow." (4) "Residential and commercial tenant leases must prohibit parking on neighborhood streets. " A check with the Municipal Research and Services Center indicated that this provision is not practical, and is probably not legal. In the future, establishing a Restricted Parking Zone (RPZ) may be another means to limit on- street parking, with financial support from the building owner, and implemented by the Tukwila Police. At present, staff recommends deleting the criterion as proposed above, and substituting a requirement for the owner /manager to prepare a Transportation Management Plan to encourage alternative to automobile use, including such items as information about transit and bicycle options, schedules, and/or providing bus tickets and/or bus passes. The Transportation Management Plan is can be utilized as a means to limit the impacts of parking. Staff recommends adding the following criterion: The building owner /manager shall prepare a Transportation Management Plan to encourage alternatives to automobile use, and provides each residential and commercial tenant with materials that may range from offering information about transit and bicycle options to providing bus tickets and passes. (5) "Residential development must encourage tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 spaces on site. " Car sharing allows tenants to utilize automobiles without requiring individual car ownership or dedicated parking. In exchange for the reduced costs of providing fewer spaces, developers can encourage the use of shared transportation by providing a limited number of dedicated spaces. (6) "Development must provide amenities such as the following to enable a high quality pedestrian experience: retail windows; pedestrian scale design along sidewalks; wide sidewalks; pedestrian access through site; benches; art; landscaping and lighting, etc." These are examples of amenities that shall be provided to make the mixed use and commercial environment both functional and attractive. These amenities are discussed more fully in the "Tukwila International Boulevard Design Manual." Rf 14 7/16/2009 C: \Temp\XPGrpWise \7.15.09 - -PC STAFF RPT- L08 -08 & L08- 082.doc • REZONE CRITERIA: 1. The proposed amendment to the zoning map is consistent with the goals, objectives and policies of the Comprehensive Plan The proposed zoning code and map amendment is consistent with the Comprehensive Plan. As discussed more fully in L08- 081 — Comprehensive Plan Amendment above, Tukwila's Comprehensive Plan considers "To redevelop and reinvigorate the Pacific Highway Corridor" the #2 priority of the four major objectives for the city. A zoning amendment that establishes an Urban Renewal Overlay District and supplemental development regulations and criteria is a needed redevelopment tool to implement this primary objective and accompanying policies. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of this title and the description and purpose of the zone classification applied for. The proposed Urban Renewal Overlay District would retain and be consistent with the existing Medium Density Residential (MDR) High Density Residential (HDR), and Neighborhood Commercial Center (NCC) zoning of the seven -block area. The proposed amendment would create an Urban Renewal Overlay District that would supplement the current underlying zoning through new development standards that would apply only if specific conditions and criteria were met. Important supplemental standards include 65'maximum building height with existing NCC setbacks, reduced parking requirements, and maximum residential density determined by building envelope for MDR and HDR. 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map Changed conditions in the vicinity of the proposed Urban Renewal Overlay District support future redevelopment and warrant the proposed amendment to the Zoning Map and development standards. These include: (a) An Urban Renewal Area was established in 2000 per RCW 31.81; (b) Cascade View Community Park was developed; (c) Infrastructure upgrades and urban roadway improvements have been completed from S. 154th to S. 139`h ; (d) City of Tukwila purchased approximately six acres along Tukwila International Boulevard and is negotiating with a developer for the creation of a mixed use town center called Tukwila Village at the intersection of S. 144th and Tukwila International Boulevard. All of the developers who competed for this project stressed the importance of being able to build to 65' and meet lower parking requirements in order to ensure the economic viability for the project; (e) Light rail station opened at S. 154th with service to downtown Seattle, SeaTac Airport (July, 2009). Additional bus service is proposed to the light rail station; Rf 15 7/1602009 C:1Temp\XPGrpWise17.15.09 - -PC STAFF RPT- L08 -08 & L08- 082.doc • • (f) There is increased interest nationally for employees and residents to work and live in pedestrian friendly, transit - oriented neighborhoods. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience and general welfare, and will not adversely affect the surrounding neighborhoods, nor be injurious to other properties in the vicinity in which the subject property is located The proposed Urban Renewal Overlay District and development standards will encourage new development and revitalization of underutilized properties to improve the appearance, safety, and desirability of the neighborhood along Tukwila International Boulevard as discussed in the Tukwila International Boulevard Plan— Revitalization and Urban Renewal. This redevelopment will benefit all properties in the vicinity. The Urban Renewal District proposed development standards would apply if the developer requests and if additional development criteria are met. The development criteria provide protection for the neighborhoods, and ensure high quality development. The neighboring uses, including those in residential zones, would be protected from the impacts of new taller development through the existing Neighborhood Commercial Center setback standards. Impacts to surrounding neighborhoods further limited since new development is oriented primarily toward Tukwila International Boulevard through 1) requiring that at least 100' of the development parcel's perimeter front on Tukwila International Boulevard (TIB), and 2) have active uses on the ground floor along TIB. Single - family zones further protected since they are separated from new development either by a street , or by location adjacent to a wetland. Live /work space would be permitted on the ground floor, but only if it were built to commercial standards. This would ensure the desired appearance of commercial in the NCC zone, and would permit the conversion to exclusive commercial use as needed. In addition, ground floor residential would be permitted in the NCC zone within the Urban Renewal Overlay District, but only on buildings or portions of buildings that did not front on an arterial such as TIB, S. 144m or 42nd Avenue South. The additional criteria encourage a good pedestrian environment by requiring high - quality pedestrian design features in elements such as wide sidewalks, pedestrian access through the site, benches, art, landscaping and lighting. As a means to limit the impacts to the neighborhood of possible on -street parking, the original application required that "Residential and commercial tenant leases must prohibit parking on neighborhood streets." Subsequent research determined that this was most likely not legal, so staff is recommending that building owners /managers be required to prepare Transportation Demand Management plans that offer items such as information about transit, bus tickets, transit passes, etc. Establishing a Restricted Parking Zone with specific parking requirements may be another strategy to consider. The budgetary Rf 16 7/16/2009 C: \Temp\XPGrpWise \7.15.09 - -PC STAFF RPT- L08 -08 & L08- 082.doc • impacts of enforcement could be limited by requiring the building owners to pay for parking enforcement. Site development applications for SEPA and Design Review would address specific impacts such as traffic, parking, impacts on abutting property and other issues. Environmental review, design review with a Board of Architectural Review hearing and public involvement would provide Tukwila a clear mechanism to evaluate any future proposed development, and to mitigate potential negative impacts to the adjacent properties and the community. ZONING MAP AMENDMENT CONCLUSIONS 1) Consistency with Comprehensive Plan: • Establishing an Urban Renewal Overlay District, and a zoning map change accompanied by supplemental development standards and criteria is consistent with the Comprehensive Plan policies that support redevelopment along the Tukwila International Boulevard. • "To develop and reinvigorate the Pacific Highway Corridor" is the Comprehensive Plan's #2 overall objective. 2) Consistency with Zone: • The proposed Urban Renewal Overlay District and supplemental development regulations are consistent with the underlying zoning and the precedent set by the Commercial Redevelopment Area designation. 3) Changed conditions: • Changed conditions such as the establishment of an Urban Renewal Area in 2000, infrastructure upgrades, urban roadway improvements, the City of Tukwila's purchase of six acres of property, and the opening of a Light rail station justify the request for establishing an Urban Renewal Overlay District, supplemental development standards and criteria. • There is increased interest nationally for employees and residents to work and live in pedestrian friendly, transit- oriented neighborhoods. 4) Community interest: • Supplemental development standards benefit the community by encouraging new development, while protecting adjacent properties, and existing residential uses. Rf 17 7/16/2009 C:1Temp\XPGrpWise17.15.09 - -PC STAFF RPT- L08 -08 & L08- 082.doc • • ZONING — RECOMMENDATION: Staff recommends the following action in support of the request: 1) Amend the official Comprehensive Plan map and Zoning map to add the "Urban Renewal Overlay District" (Attachment H) 2) Amend the Zoning Code to add Figure 18 -15 "Urban Renewal Overlay District" (Attachment I) 3) Amend the Zoning Code Chapter 18.50 — Supplemental Standards to add TMC 18.50.170 establishing the Urban Renewal Overlay District with supplemental development regulations and criteria as follows: Urban Renewal Overlay District Chapter 18.50.170 18.50. 170. Urban Renewal Overlay District A. Purpose. The Urban Renewal Overlay District is established to implement the adopted Tukwila International Boulevard Revitalization and Urban Renewal Plan. The intent is to promote community redevelopment, and revitalization and to encourage investment that supports well- designed, compact, transit- oriented and pedestrian- friendly residential and business activity to activate the community along Tukwila International Boulevard. B. Application of Regulations. Property located within the Urban Renewal Overlay District is identified on the official land use maps, including the Comprehensive Plan Map and the Zoning Map, as well as in TMC 18, Figure 18.15, and is subject both to its zone classification regulations and to additional requirements imposed for the overlay district. In any case where the provisions of the overlay district conflict with the provisions of the underlying zone, the overlay district provisions shall apply. C. Standards and Criteria 1) The Urban Renewal Overlay District's proposed supplemental development standards are as follows: a)Allow building heights up to 65 feet in the Urban Renewal Overlay District. The existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080; b)Allow multi - family parking standards to be one parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. c)Allow the maximum number of dwelling units to be determined by the building envelope as in the NCC zone, rather than a numeric density.. Allow the developer to determine the unit mix with the limitation that the units contain at least 500 Rf 18 7/16/2009 C: \Temp\XPGrpWise \7.15.09 - -PC STAFF RPT- L08 -08 & L08- 082.doc • square feet of interior floor space and allow no more than 50% of the dwelling units to be studios. d)Allow live /work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live /work space is built to commercial building code standards with a typical retail store front appearance. e) Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial. 2) The Urban Renewal Overlay District's proposed development standards would apply if the owner /developer requests, and if all the following criteria are met: a) At least 100 feet of the development parcel's perimeter fronts on Tukwila International Boulevard b) At least 75% of required parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. c) The ground floor along Tukwila International Boulevard must contain active uses except for the width of the garage access when site conditions allow. d) The property owner /manager shall prepare a Transportation Management Plan to encourage alternatives to automobile use, and that provides each residential and commercial tenant with materials that may range from offering information about transit and bicycle options to providing bus tickets and passes. e) Residential development must encourage tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 spaces on site. f) Development must provide amenities such as some of the following to enable a high quality pedestrian experience, including retail windows, pedestrian scale design along sidewalks, wide sidewalks, pedestrian access through site, benches, art, landscaping and lighting, quality of materials, etc. g) One secure, covered, ground -level bicycle parking space shall be provided for every three residential units in a mixed -use or multi - family development. For commercial development, one bicycle parking space shall be provided for every 25 automobile parking stalls. Rf 19 7/16/2009 C:1Temp\XPGrpWise17.15.09 - -PC STAFF RPT- L08 -08 & L08-082.doc • • Rf 20 7/16/2009 C: \Temp\XPGrpWise \7.15.09 - -PC STAFF RPT- L08 -08 & L08- 082.doc CITY OF T UKWILA . Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan@ci. tukvila. wa. us • Attachment A COMPREHENSIVE PLAN AMENDMENTS FOR STAFF USE ONLY Permits Plus Type: P -CPA Planner: C -- f-ti File Number: L 0 - 0 S Application Complete (Date:31.1 01 Project File Number: Application Incomplete (Date: ) Other File Numbers: LO mo'3 L onin� NAME OF PROJECT/DEVELOPMENT: Tukwila International Boulevard Transi t Oriented Development Overlay Zone LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. All properties within} 900 fPPt of Tukwila International Boulevard between South 140th Street and Sough 160th Sdneht LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). List to be provided at later time due to extent of area under consideration. DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the owner /applicant in meetings with City staff, o has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and ® is the primary contact with the City, to whom all notices and reports will be sent. Name: Derek Speck Address: 6200 Southcenter Blvd, Tukwila, WA 98188 Phone: E -mail: dspec.• •ci ukwila.wa.us Signature: ,rG...l f Date: PA d- 206- 433 -1832 FAX: 206-433-7191 fanning Forms \ Applications \ComprlanChg- 6 -06.doc December 4. 2006 A. COMPREHENSIVE PLAN DESIGNATION: Existing: HDR, NCC, RC Proposed: Same designations except with a:3ditic:n of an overlay zone. B. ZONING DESIGNATION: Existing: HDR, NCC, RC Proposed: :t3.•_Same designations except with addition of an overlay zone -. C. LAND USE(S): Existing: Hotels/motels, retail, apartments, auto sales, religious Proposed: Same uses except encourages mixed -use with residential over commercial. (for proposed changes in land use designations or rezones) D. GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions from the property or area for which a change is proposed. In addition to land uses described above, surrounding land uses include office, light industrial, warehouse,4auto repair, multi- family residential and single family'residential. P: \Planning Forms \Appl ica Kona \CompPlrnChg -6- 06.doc December 4, 20D6 • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E-mail: tulcplan@citulcwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY STATE OF WASHINGTON ss COUNTY OF KING The undersigned being duly sworn and upon oath states as follows: ( 1. I am the c rr of -owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at Northeast-and soothe - - for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non - responsiveness t� a City information request for ninety (90) or more days, shall be ra,+we to cancel the application(s) without refund of fees. EXECUTED at Tukwila 44th (city), WA (state), on December 26 , 20 08 Derek Speck Print Name (1) Owner Representative Address Phone Number Signature 6200 Southcenter Blvd, Tukwila, WA On this day personally appeared before me 0 a r �C 5 C- to me known to be the individual who executed the foregoing instrument and acknowledged tha etshe signed the same a�Ftisiher voluntary act and decd for the uses and purposes mentioned therein. �� SUBSCRIBED ANr,?ARAgehilTD BEFORE ME ON THIS ;LL1 DAY OF ' _e. 7 -e r , 20 O V PAS "fanning Forms \ Applications \ZoneChng- 6- 06.doc NOTARY PUBLIC in and for 3c -r�On e of W hington • +0r` vt� , WY\ residing at on 3- 2_i -lD My Commission expires December 4, 2006 Tukwila International Boulevard Urban Renewal Area/Transit Oriented Development Overlay District Comprehensive Plan Amendment Summary This application proposes an amendment to the Comprehensive Plan and Zoning Code to create an overlay district for commercial, commercial redevelopment area and multi- family zoned properties within the Urban Renewal Area along Tukwila International Boulevard. The Urban Renewal Area was designated in the January, 2000 "Tukwila International Boulevard Plan— Revitalization and Urban Renewal" as part of the redevelopment planning process. Chapter 35.81 RCW required the designation of an Urban Renewal Area and plan for City partnership in private development. The proposed overlay district generally lies between S. 140th Street, 37th Avenue South, S. 146`h and 42nd Avenue S. The LDR -zoned properties on the west side of 42nd Avenue South between S. 146th and S. 144th will be excluded from the overlay since recent redevelopment and the presence of wetlands make them unsuited for higher intensity development. The LDR -zoned property north of S 144th will be designated a Commercial Redevelopment Area and, if redeveloped as part of a project in the overlay district, would be permitted to apply the uses and standards of the adjacent commercial district (TMC 18.60.060). The intent of the overlay district is to encourage the redevelopment of distressed areas (i.e. the Urban Renewal area on Tukwila International Boulevard) with a compact, transit oriented development pattern including neighborhood serving services and retail, more pedestrian friendly site design, high quality materials and attractive projects. The proposed overlay district would leave the existing zoning in place and would not change development standards for the underlying zones including Medium Density Residential (MDR), High Density Residential (HDR), and Neighborhood Commercial Center (NCC). However, the overlay would provide some additional alternative development standards that could be applied to developments within the overlay district upon request of the property owner and if the developments meet certain qualifying criteria. The proposed overlay district's basic alternative development standards include: 1) allowing building heights of up to 65 feet; 2) reducing the required parking spaces for multi- family development; 3) determining the maximum number of dwelling units by the building envelope; and 4) allowing live /work space on the ground floor of the Neighborhood Commercial Center zone. The applicant would request to use the alternative development standards and the project would be required to meet specific criteria, such as providing structured parking, requiring leases that prohibit on- street parking, and others. Specific development standards are proposed in the accompanying rezone application (File #L08 -082). Rf 1 04/22/2009 H:\COMP PLAN 2008- 20091L08 -081& 82 -- T.O.D. Overlay.Tuk.lntl.B1vd1TOD-TIB-- CPA -App1i cat on #3 . rev.4.19.09.doc • • A. Comprehensive Plan Amendment Criteria (TMC 18.80.050) Demonstrate how each of the following circumstances justifies a re- designation of your property or a change in existing Plan policies (1) Describe how the issue is addressed in the Comprehensive Plan. If the issue is not • adequately addressed, is there a need for the proposed change? Per Tukwila's Comprehensive Plan, "To redevelop and reinvigorate the Pacific Highway Corridor" is the #2 priority of the four major objectives. An additional goal and policies to redevelop Tukwila International Boulevard are spelled out in the "Transportation Corridors" element, including Goal 8.2 and Policies 8.2.1 through 8.2.21. Goal 8.2 Pacific Highway Corridor Goal provides a sense of the importance of Tukwila International Boulevard redevelopment as follows: "A Pacific Highway corridor that is an attractive, safe and profitable place to live, do business, shop and work, and is a positive reflection of the City as a whole and of the surrounding residential and business community." Policy 8.2.1. Mitigate transportation impacts associated with regional travel by the use of extensive amenities, transit service, and appropriate siting and design of new uses, including the highway itself. The Urban Renewal Area overlay is needed to supplement and strengthen the Comprehensive Plan policies relating to Tukwila International Boulevard, as well as the adopted "Tukwila International Boulevard Plan" (January, 2000) and the Tukwila International Boulevard Design Manual (January, 1999) by providing guidance to spur redevelopment and to take full advantage of bus routes along Tukwila International Boulevard, and Sound Transit light rail located at S. 154t. The proposed overlay district will encourage redevelopment of underutilized properties that are included in the designated Urban Renewal Area, and would provide the maximum opportunity for private enterprise that is consistent with City of Tukwila goals and public needs. This will enhance the general desirability of the area with high - quality, compact and transit- oriented development. (2) Why is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? The Comprehensive Plan and Tukwila International Boulevard Revitalization and Urban Renewal Plan (2000) identify a public need for an "attractive, safe and profitable place to live, do business, shop and work" along Tukwila International Boulevard. The Urban Renewal Area between South 140th Street and South 146t has Rf 2 04/22/2009 H: \COMP PLAN 2008- 2009\L08 -081& 82 -- T.O.D. Overlay.Tuk.Intl.Blvd\TOD-TIB-- CPA -App l i cati on # 3. rev.4.19.09. doc • been a special focus. The City has taken many steps to foster a vibrant neighborhood, including installing new streets, curbs, wide sidewalks and gutters, undergrounding utilities, creating a new park, cleaning up trash, instituting design guidelines, working with community groups, and strongly emphasizing policing measures to improve safety. The Comprehensive Plan encourages excellent design with pedestrian and other amenities but the height and parking requirements make those projects economically infeasible. An overlay district provides a targeted means to address this identified need and to spur redevelopment in a specific location. The overlay zone makes compact development more feasible with additional pedestrian amenities, structured parking, reduced residential parking requirements and taller structures. This type of development would create opportunities for additional commercial and residential opportunities to address the identified public need for community revitalization. Alternate methods could be to: 1) change the requirements of the underlying I'4DR, HDR and NCC zones; 2) prepare individual development agreements for new development along Tukwila International Boulevard; or 3) designate a Transit Oriented Development overlay along the length of Tukwila Boulevard to the Sound Transit Station at S. 154th. (3) Why will the proposed change result in a net benefit to the community? If not, what type. of benefit can be expected and why? The proposed changes will foster a more vibrant and cohesive community by making compact design more' economically feasible; allowing more dwelling units which bring more people into the neighborhood to walk, shop, eat, and play; and by requiring development amenities that make a more attractive, interesting neighborhood. B. Comprehensive Plan Amendment Criteria (TMC 18.80.010) (1) A detailed statement of what is proposed and why The applicant proposes to amend the Comprehensive Plan to add the following policy: Policy 8.2.22 Establish an overlay district in the designated urban renewal area, generally between S. 140th, 42nd Avenue South, S. 146th Street and 37th Avenue South, that may allow increased building heights, reduced' residential parking requirements, and other alternative development standards, subject to specific criteria, in order to encourage well- designed, cc•Araact, transit- oriented and pedestrian - friendly redevelopment to activate the community along Tukwila International Boulevard." Rf 3 04/22/2009 H:ICOMP PLAN 2008- 20091L08 -081& 82 -- T.O.D. Overlay.Tuk.Intl.Blvd1TOD-TIB-- CPA- Application #3.rev.4.19.09.doc • • The intent of the proposed Urban Renewal Overlay District is to create a more vibrant neighborhood with neighborhood- oriented services and retail, redevelopment of distressed properties, more pedestrian friendly site design with high quality materials and attractive design. The overlay district is intended to be a specific tool to help implement the priorities of the Tukwila International Boulevard Plan, and is consistent with the desired direction of redevelopment projects in the area. The specific development standards such as reduced parking requirement, higher height limit, greater number of dwelling units make the economics of compact, mixed -use development, such as the Tukwila Village project, more feasible. Specific qualification criteria ensure that public interests are served and high quality amenities are provided. The Urban Renewal Overlay District's specific proposed development standards are described in the accompanying Zoning Code amendment (File #L08 -082). (2) A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change The proposed overlay district generally lies in the Tukwila International Boulevard Urban Renewal Area between S. 140th Street, 37th Avenue South, S. 146th and 42nd Avenue S. The. LDR -zoned properties on the west side of 42nd Avenue South between S. 146th and S. 144th shall be excluded from the overlay since recent redevelopment and the presence of wetlands make them unsuited for higher intensity development. The LDR -zoned property north of S 144th shall be designated a Commercial Redevelopment Area and if redeveloped as part of a project in the overlay district, would be permitted to apply the uses and standards of the adjacent commercial district (18.60.060). New development is likely to be the primary impact of the proposed change. There has been little new development in this district for several decades. Vacant lots and underutilized parcels such as auto sales lots would be likely to redevelop to mixed -use buildings with residential units above ground -floor commercial. Some older apartments may be replaced with new mixed use structures that include residential units above commercial uses. The most visible impact would be taller buildings in the NCC zone (the current maximum height of 45 feet would increase to 65 feet.) This would be mitigated with the required stepping back of buildings adjacent to residential units. Because the eligibility criteria include mechanisms to prohibit tenant parking in the neighborhoods, the reduced parking requirement will not have a visible impact in the neighborhood, although it makes the project economics more viable. Enclosed structures would be required for 75% of residential parking. With less parking provided and a requirement for shared car parking (ZipCar), there could be fewer automobiles, and a greater focus on transit use. Requirements for pedestrian- friendly features should result in better design and added pedestrian activity. Rf 4 04/22/2009 H: \COMP PLAN 2008-2009\L08-081& 82 -- T.O.D. Overlay.Tuk.Intl.Blvd\TOD-TIB-- CPA- Application #3 _rev.4.19.09.doc • • (3) An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect The current Comprehensive Plan and Tukwila International Boulevard Redevelopment Plan make redevelopment along Tukwila International Boulevard a priority. The proposed overlay district implements alternative development regulations for the Urban Renewal Area, which has been a long -time focal point for redevelopment and includes the Tukwila Village project. The Urban Renewal Overlay District's development standards are intended to address deficiencies in current development standards in order to spur redevelopment in a compact, transit - friendly pattern that will encourage pedestrian activity and enliven the street area. The current multi - family and mixed -use development regulations that set maximum building height and minimum parking requirements assume significant reliance on automobiles. These development standards are less applicable for neighborhoods, such as the area along Tukwila International Boulevard, with good transit availability, services and amenities within walking distance, and pedestrian activity. In this neighborhood people can walk to a grocery store and drug store for daily necessities, and can also access a park, library, schools, and restaurants without requiring a car. Residents can walk to a bus line that provides service to downtown Seattle, Tukwila's transit station in the urban center, and other destinations. In 2009, Sound Transit's light rail station will open at S. 154th Street, providing additional service to downtown Seattle, the SeaTac Airport, and other destinations. As the neighborhood continues to improve in its appearance and amenities, it will become more desirable for compact development and transit oriented living. Tukwila's current multi - family parking standards are deficient and problematic for some multi -family residential development because the costs of providing the number of required parking spaces per unit makes the economics of redevelopment and new development very difficult. Current city-wide development standards stipulate two parking spaces per dwelling unit up to three bedrooms. A studio or one - bedroom unit requires two parking spaces as well, although most people who live in studios that are in pedestrian and transit friendly neighborhoods only have one car. Providing one parking space in structured parking can range from $20,000 to $30,000 per space, and add 10% to 20% to the total cost of multi - family residential development. An overlay district that allows additional dwelling units and building heights subject to specific criteria is needed to help defray the costs of the desired structured parking and make the new development workable financially. (4) A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act Among its objectives, the Growth Management Act attempts to encourage growth and development in urban areas in order to preserve farm, rural and resource lands within Rf 5 04/22/2009 H: \COMP PLAN 2008- 2009\L08 -081& 82 -- T.O.D. Overlay.Tuk.Intl.Blvd\TOD-TIB-- CPA- Application #3.rev.4.19.09.doc • • close proximity to these urban lands. By encouraging compact urban areas, public facility costs are more efficiently supported by higher densities and tax dollars. Specific goals are as follows: RCW 36.70A.020 Planning Goals- - (1) Urban Growth. Encourage growth in urban areas where adequate public facilities and services exist or can be provided in an efficient manner... (4)Housing. Encourage the availability of affordable housing to all economic segments of the population of this state, promote a variety of residential densities and housing types, and encourage preservation of existing housing stock... (5) Economic Development. Encourage economic development throughout the state' that is consistent with adopted comprehensive plans, promote economic opportunity for all citizens of this state, especially for unemployed and for disadvantaged persons, promote the retention and expansion of existing businesses and recruitment of new businesses, recognize regional differences impacting economic development opportunities, and encourage growth in areas experiencing insufficient economic growth, all within the capacities of the state's natural resources, public services, and public facilities... (10) Environment. Protect the environment and enhance the state's high quality of life, including air and water quality, and the availability of water. (5) A statement of how the proposed amendment complies with applicable Countywide planning policies According to applicable Countywide Planning Policy, infill development should be in keeping with existing development patterns. Compact development is encouraged. LU -69 All jurisdictions shall develop neighborhood planning and design processes to encourage infill development and enhance the existing community character and mix of uses (6) A statement of what changes, if any, would be required in functional plans (i.e. the City's water, sewer, storm water, or shoreline plans) if the proposed amendment is adopted The proposed overlay district would not require the City to change any functional plans at this time. As development occurs, the City would make the same sorts of improvements to transportation, water, sewer, and storm water infrastructure that it would make for any development. Rf 6 04/22/2009 H: \COMP PLAN 2008-2009\L08-081& 82 -- T.O.D. Overlay.Tuk.Intl.Blvd\TOD-TIB-- CPA- Application #3.rev.4.19.09.doc • • (7) A statement of what capital improvements, if any would be needed to support the proposed change, and how the proposed change would affect the capital facilities plans of the city The proposed overlay district would not require the City to make capital improvements at this time. As development occurs the City would make the same sorts of improvements to capital facilities that it would make for any development. (8) A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the change. Implementing the proposed overlay district would not require changes in other City codes, plans or regulations. Rf 7 04/22/2009 H: \COMP PLAN 2008 - 2009 \L08 -081& 82 -- T.O.D. Overlay.Tuk.Intl.Blvd\TOD-TIB-- CPA- Application #3 .rev.4.19.09. doc • • Attachment B RECEIVED � OP TU W`LA CITY OF TUKWILA �'! Department of Community Development 'DEC 2 9 2M ZONING CODE 6300 Southcenter Boulevard, Tukwila, WA 98188 -AMENDMENTS Telephone: (206) 431 -3670 FAX (206) 431 -3665 ' E-mail: tukplan @ci. tukwila. wa . us FOR STAFF USE ONLY Permits P Type: P -ZCA 70- EGA_ Planner: Itt i e cep Fttx. File Number: lig,,0 - C1 0 •Z Application Complete (Date: 31251 Project File Number: . Application Incomplete (Date: ) Other File Numbers: `, 0 9 -Q 61 . - co rry, Phi NAME OF PROJECT/DEVELOPMENT: Tukwila International Boulevard Transit Oriented Development Overlay Zone LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. All properties within 500 feet of Tukwila International Boulevard between !';• .' , 130. . South 140th Street and South 160th Street. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). List to be provided at later time due to extent--of area under consideration. DEVELOPMENT COORDINATOR : The individual who: O has decision.making authority on behalf of the applicant in meetings with City staff, o has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and ® is the primary contact with the City, to whom all notices and reports will be sent. Name: Derek Speck Address: 6200 Southcenter Blvd, Tukwila, WA 98188 Phone: 206 -433 -1832 FAX: 206- 433 -7191 E-mail: ds pe c tukwi l a . wa . us Signature: Date: % /jo l) r • A. COMPREHENSIVE PLAN DESIGNATION: Existing: HDR, NCC, RC Proposed: same designations except with addition of an. overlay zone. B. ZONING DESIGNATION: Existing: HDR, NCC, RC Proposed: Same designations except with addition of an overlay zone. C. LAND USE(S): Existing: Hotels /motels; retail, apartments, auto sales, religious Proposed: same uses except encourages mixed -use with residential over commercial.. (for proposed changes in land use designations or rezones) Ftscovai or? oc VC, 2 9'tI STATE OF WASHINGTON COUNTY OF KING CITY OF l U WP/ HA Department of Camn a zity Development 6300 5outhcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mm1: tukplan@ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY ss AftiatED DEC 24 2t08 The undersigned being duly sworn and upon oath states as follows: 1 _ I am the rhlilet-owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at Northeast -and southeast corners of TIB & 144th for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at Tukwila (city). WA Print Name (1) Owner Representative Address Phone Number Signature (state), on December 26 ,2008 Derek Speck 6200 Southcenter Blvd, Tukwila, WA On this day personally appeared before me 0 e r e._ executed the foregoing instrument and acknowledged tha and purposes mentioned therein. SUBSCRIBED ANDIQ1'rfi BEFORE ME ON THIS .�`gp, J. sSA it 4P.,. .i,, p /r , 206 -423 -1832 to me known to be the individual who e signed the same aq voluntary at and deed for the uses a_G DAY OF G e_ > - 1D -.e. , 20 O Yy� NOTARY PUBLIC in and for to of W hington. on 3 -,2_1 — l� residing at My Commission expires • • Tukwila International Boulevard Urban Renewal Area/Transit- Oriented Development Overlay District Rezone Summary This application proposes an amendment to the Comprehensive Plan and Zoning Code to create an overlay district for commercial, commercial redevelopment area and multi- family zoned properties within the Urban Renewal Area along Tukwila International Boulevard. The Urban Renewal Area was designated in the January, 2000 "Tukwila International Boulevard Plan Revitalization and Urban Renewal" as part of the redevelopment planning process, Chapter 35.81 RCW required the designation of an Urban Renewal Area and plan for City partnership in private development. The proposed overlay district generally lies between S. 140th Street, 37th Avenue South, S. 146t and 42nd Avenue S. The LDR -zoned properties on the west side of 42nd Avenue South between S. 146th and S. 144th will be excluded from the overlay since recent redevelopment and the presence of wetlands make them unsuited for higher intensity development. The LDR -zoned property north of S 144th will be designated a Commercial Redevelopment Area and, if redeveloped as part of a project in the overlay district, would be permitted to apply the uses and standards of the adjacent commercial district (TMC 18.60.060). The intent of the overlay district is to encourage the redevelopment of distressed areas (i.e. the Urban Renewal area on Tukwila International Boulevard) with a compact, transit oriented development pattern including neighborhood serving services and retail, more pedestrian friendly site design, high quality materials and attractive projects. The proposed overlay district would leave the existing zoning in place and would not change development standards for the underlying zones including Medium Density Residential (MDR), High Density Residential (HDR), and Neighborhood Commercial Center (NCC). However, the overlay would provide some additional alternative development standards that could be applied to developments within the overlay district upon request of the property owner and if the developments meet certain qualifying criteria. The basic alternative development standards include: 1) allowing building heights of up to 65 feet; 2) reducing the required parking spaces for multi - family development; 3) determining the maximum number of dwelling units by the building envelope; and 4) allowing live/work space on the ground floor of the Neighborhood Commercial Center zone. Rf 1 04/22/2009 H: \COMP PLAN 2008- 2009\L08 -081& 82-- T.O.D. Overlay.Tuk.Intl.Blvd\TOD-TIB-- . l 1 - -�- -- i1__. __:.. JJ'�L.. a.... • • Proposed Development Standards (1) Allow building heights up to 65 feet in the Urban Renewal Area. The existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080. (2) Allow multi- family parking standards to be one parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. (3) Allow the maximum number of dwelling units to be determined by the building envelope thus eliminating a specific limit on the number of residential dwelling units. Additionally, require units to contain at least 500 square feet of interior floor space and allow no more than 50% of the dwelling units to be studios. (4) Allow live/work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live/work space is built to commercial building code standards with a typical retail store front appearance. (5) Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial. Qualification Criteria The Urban Renewal Overlay District's proposed' development standards would apply if the owner /developer requests, and if all the following criteria are met: (1) At least 100 feet of the development's perimeter fronts on Tukwila International Boulevard (2) At least 75% of required residential parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. (3) The ground floor along Tukwila International Boulevard must be active uses except for the width of the garage access. (4) Residential and commercial tenant leases must prohibit parking on neighborhood streets. (5) Residential development must encourage tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 spaces on site. (6) Development must provide amenities to enable a high quality pedestrian experience (retail windows, pedestrian scale design along sidewalks, wide Rf 2 04/23/2009 H: \COMP PLAN 2008-2009E08-081& 82 -- T.O.D. Overlay.Tuk_Intl.Blvd\TOD-TIB-- Zoning Amendment Application Criteria #3b .doc to • sidewalks, pedestrian access through site, benches, art, landscaping and lighting, quality of materials, etc.) Zoning Amendment Criteria (TMC 18.84.030) Demonstrate how each of the following circumstances justifies a rezone of your property or a change in the existing zoning code. Each determination granting a rezone shall be supported by written findings and conclusions showing specifically wherein all of the following conditions exist: (1) That the proposed amendment to the zoning map is consistent with the goals, objectives, and policies of the comprehensive plan Of four objectives, the Comprehensive Plan's #2 priority objective is the following: To redevelop and reinvigorate the Pacific Highway corridor. Goal 8.2 Pacific Highway Corridor Goal is the following: A Pacific Highway corridor that is an attractive, safe and profitable place to live, do business, shop and work, and is a positive reflection of the City as a whole and of the surrounding residential and business community. Pacific Highway Corridor policies 8.2.1 through 8.2.21 describe the means to achieve the Pacific Highway Corridor goal (above) and to support positive redevelopment for the Tukwila International Boulevard corridor (renamed from Pacific Highway in 1999) and surrounding area. As indicated above, the second highest priority for the City of Tukwila is the redevelopment of the Pacific Highway Corridor. The goal for Tukwila International Boulevard is a " Pacific Highway corridor that is an attractive, safe and profitable place to live, do business, shop and work, and is a positive reflection of the City as a whole and of the surrounding residential and business community." Tukwila International Boulevard with attractive design, transit, activities, and amenities, would encourage people to walk and interact, improve safety with more "eyes on the street ", and become a vibrant neighborhood. The proposed overlay district will encourage redevelopment of underutilized properties that are included in the designated Urban Renewal Area, and would provide the maximum opportunity for private enterprise that is consistent with City of Tukwila goals and public needs. This will enhance the general desirability of the area with high - quality, compact and transit - oriented development. (2) That the proposed amendment to the zoning map is consistent with the scope and .ose of this title and the descri .tion and .0 •ose of the zone classification a..lied for The proposed Urban Renewal Overlay would retain and be consistent with the existing High Density Residential (HDR), Neighborhood Commercial Center (NCC) Rf 3 04/23/2009 H: \COMP PLAN 2008- 20091L08 -081& 82-- T.O.D. Overlay.Tuk.Intl.Blvd\TOD-TIB-- Zoning Amendment Application Criteria #3b .doc • • and Regional Commercial (RC). The proposed amendment would create an overlay district that would supplement the current underlying zoning through new development standards that would be applicable only if specific criteria, such as providing covered parking and high quality pedestrian amenities, were met. (3) There are changed conditions since the previous zoning became effective to warrant the proposed amendment to -the zoning map Changed conditions warrant the proposed amendment to the zoning map. These include: (a) A new light rail station will open in 2009 providing service to downtown Seattle, the SeaTac Airport, and other locations. (b) Bus rapid transit (BRT) will start in 2010 between Federal Way and the light rail station (c) Metro is proposing additional bus service to the light rail station, including more service along Tukwila International Boulevard. between South 144th and the light rail station. (d) There is a nationwide increase in demand by employees and residents to be able to live and work in pedestrian friendly, transit oriented neighborhoods. (e) The City is negotiating with a developer for creation of Tukwila Village at the intersection of South 144th and Tukwila International Boulevard. All of the developers who competed for this project expressed the importance of having the ability to build to 65 feet and meet lower parking standards in order to ensure economic viability for the project. (4)The proposed amendment to the zoning map will be in the interest and furtherance of the public health, safety, comfort, convenience, and general welfare, and will not be injurious to other properties in the vicinity in which the subject property is located. The proposed overlay district will encourage new development and revitalization of underutilized properties to improve the appearance, safety, and desirability of the neighborhood along Tukwila International Boulevard. This redevelopment will benefit all properties in the vicinity. The overlay leaves in place many of the existing development standards that protect neighboring properties, such as the proportional setbacks. Alternative development regulations in the proposed overlay district would lessen potential negative impacts on neighboring properties by requiring that residential and corrimercial tenant leases prohibit parking in the neighborhoods, and by providing structured parking for new development. Pedestrian amenities would be required, and would benefit the neighborhood by encouraging walking and a more positive neighborhood experience. Rf 4 04/23/2009 H: \COMP PLAN 2008- 2009\L08 -081& 82 -- T.O.D. Overlay.Tuk.Intl.Blvd \TOD -TIB -- • • Attachment C Tukwila City Council Regular Meeting Minutes May 18, 2009 Page 5 of 9 amounts to an arterial, as this is a street that leads up to residential neighborhoods. He expressed hope the two cities can continue to work together to mitigate these concerns. In particular, he recommends that Section 4.10 of the development agreement regarding S. 178th Street be left out at this time. Vern Meryhew, 4431 S. 148th St., stated this is a great plan with a local developer who has a record of quality projects. The bike trail along the river and the hillside are great amenities. This project will provide a good stimulus for the economy with jobs and increased revenue, and he encourages the City to move forward. Joanne McManus, 5610 S. 133rd St., encouraged the Council to move forward with the project. She noted the developer has ties with Tukwila, and feels the City would be amiss to not sign the agreement—. not only for ourselves but for future generations. Allan Ekberg, 4920 S. 161st St., recalled looking at the Comprehensive Plan in 1994 when the City started thinking about the south end of the City, and 15 years later Council has a chance to support and make the Tukwila South project a reality. He served as a member of the Planning Commission, which reviewed and made recommendations on the annexation area. He supports the removal of warehouse space from the plan, and likes the trail along the river. 8:06 p.m. Mayor Haggerton closed the public hearing. Mayor Haggerton reminded the audience a public hearing will be held on additional items related to the Tukwila South project at the next meeting (on Tuesday, May 26, 2009, due to the Monday holiday), and Council will deliberate at that meeting also. UNFINISHED BUSINESS a. Authorize the Mayor to sign an application for Community Development Block Grant funds for the 2010 Minor Home Repair Program to serve the cities of Tukwila, SeaTac, Des Moines, and Covington in the amount of $91,000.00. MOVED BY GRIFFIN, SECONDED BY QUINN TO AUTHORIZE THE MAYOR TO SIGN AN APPLICATION FOR COMMUNITY DEVELOPMENT BLOCK GRANT FUNDS FOR THE 2010 MINOR HOME REPAIR PROGRAM TO SERVE THE CITIES OF TUKWILA, SEATAC, DES MOINES, AND COVINGTON IN THE AMOUNT OF $91,000.00. MOTION CARRIED 7 -0. 8:07 p.m. Councilmember Duffie left the Council Chambers. arologi b. 2009 Comprehensive Plan amendments (to be discussed in public meeting format). Rebecca Fox, Senior Planner, noted the City is beginning its annual review of proposed Comprehensive Plan amendments. Ms. Fox used a PowerPoint presentation to explain the process for amending the Comprehensive Plan. Tonight is the first step, during which Council will take comments from the public and applicants. Council will then make a threshold decision to either: 1. Forward the application to the Planning Commission (as is or modified) for further consideration. 2. Defer the application for a year. 3. Reject the application. 8:10 p.m. Councilmember Duffle returned to the Council Chambers. In order to make a decision, Council will generally consider the following review criteria: 1. Is the issue already adequately addressed in the Comprehensive Plan? 2. Is the proposed change needed? 3. Is this the best means to meet public need? 4. Is there a net benefit to the community? . . • • Tukwila City Council Regular Meeting Minutes May 18, 2009 Page 7 of 9 *MOTION CARRIED 7 -0. c. Authorize the Mayor to sign an amendment to Contract #06 -059 with Commercial Development Solutions for project management services in the amount of $48,000.00. MOVED BY GRIFFIN, SECONDED BY LINDER TO AUTHORIZE THE MAYOR TO SIGN AN AMENDMENT TO CONTRACT #06 -059 WITH COMMERCIAL DEVELOPMENT SOLUTIONS FOR PROJECT MANAGEMENT SERVICES IN THE AMOUNT OF $48,000.00. MOTION CARRIED 7 -0. NEW BUSINESS REPORTS a. Mayor Mayor Haggerton distributed an agenda for the Budget Workshop scheduled for May 28, 2009. Up -to- date information will be provided at the meeting. On May 13, 2009, the Mayor attended Suburban Cities' Public Issues Committee meeting. On May 14, 2009, there was a WRIA 9 meeting, which included the North Winds Weir Duwamish Salmon Habitat Acquisition and Restoration project in Tukwila, which was moved forward in the amount of $2 million. He noted Seattle has indicated a desire to opt out of their membership in WRIA9 (but would stay in WRIA8). On May 15, 2009, the Mayor addressed the Knights of Columbus state convention at the Doubletree. They had 300 members in attendance plus guests. He also attended the Tukwila Pantry fundraising lunch and dessert auction that same day. Earlier today he attended Cascade Water Alliance's 10th Anniversary meeting, which was held at the Museum of Flight. He reminded all in attendance of the celebration to be held at the Museum of Flight on Memorial Day. b. City Council Council President Hemandez attended the National Police Officers Memorial Day ceremony on May 15, 2009 and the Tukwila Pantry lunch. She reminded everyone to encourage groups to volunteer to lead the Pledge of Allegiance at Committee of the Whole meetings. Councilmember Robertson and Councilmember Quinn attended a meeting of transportation leaders in the County on May 14, 2009, where King County Metro described their current budget problem. Mr. Robertson distributed information on Metro budget and system reduction issues and asked for direction from Council in preparation for his attendance at a South County Area Transportation Board (SCATBd) meeting tomorrow. Chart "A" shows the discrepancy between actual and expected sales tax revenue. Chart "B" shows Metro expects a budget deficit of $17 million in 2009, $74 million in 2010, $94 million in 2011, etc. Chart "C" describes attempts to optimize their operation but those efforts are not expected to make up the difference. Capital spending is committed to next year, but then drops off dramatically, meaning they will then have to cut service. Metro is asking for a policy level recommendation from the jurisdictions involved and SCATBd is one of the vehicles available to provide a recommendation. Chart D shows 3 graphs that represent the number of hours of bus usage in any given time of the day, including two peaks that reflect rush hours. The "Congestion Relief" graph emphasizes service during the rush hour portions and reduces service during the rest of the day. The "All Day Mobility" graph has smaller peaks during rush hour and higher service during "all day." The "High Demand Corridors" graph is a mix of the two, in which they would try to work the high demand corridors. Chart E explains the above options in another format. Councilmember Robertson expressed his feeling that the needs of most Tukwila citizens would be met by the All Day Mobility model, which would best serve those who are dependent on buses all day. Councilmember Linder stated that in her experience on routes serving Tukwila, a lot of Tukwila citizens do take the bus to work. • /A looms Tukwila Village Project Zoning Lines Commercial Redevelopment Areas Proposed Commercial Redevelopment Area C2 1 o ii m Proposed Urban Renewal Overlay District L08 -081 Comprehensive Plan Amendment- Urban Renewal Overlay District L08 -082 Rezone /Overlay District -Urban Renewal Overlay District Attachment D • • /YA inuommil NMI ••M Tukwila Village Project Zoning Lines Commercial Redevelopment Areas Proposed Commercial Redevelopment Area in ' — .e Proposed Urban Renewal Overlay District L08 -081 Comprehensive Plan Amendment- Urban Renewal Overlay District L08 -082 Rezone /Overlay District -Urban Renewal Overlay District Attachment E • • Attachment F Current Setback Requirements Related to the Urban Renewal Area City of Tukwila Zoning Code Maximum Allowed Building Current Required Setbacks in Feet (5) Height Second Alternative Alternative Zone Note (Feet) Front Front Side Side Rear Rear NCC (1) 45 6 -12 5 10 10 -20 10 10 -20 HDR (2) 45 15 -45 7.5 -22.5 10 -30 10 -30 10 -30 10 -30 MDR (3) 30 15 -30 7.5 -15 10 -20 10 -30 10 -20 10 -30 LDR 30 20 10 5 N/A 10 N/A RC (4) 35 20 10 10 10 - 30 10 10 - 30 (1) NCC Zone (a) In NCC, maximum allowed height is 3 stories or 35 feet (4 stories or 45 feet in the NCC of the Tukwila International Boulevard Corridor, if a mixed -use with residential and commercial component). This chart assumes 45 feet. (b) In NCC, front setback is 6 feet (12 feet if located along Tukwila International Boulevard). (c) In NCC, "Alternative Side" applies if any portion of the yard is within 50 feet of LDR, MDR, or HDR. The required setback would be based on a ratio of 1.5:1 (for every 1.5 feet of building height, setback 1 foot from property line) with a minimum of 10 feet and a maximum of 20 feet. (d) In NCC, "Alternative Rear" applies using the same criteria and implementation as Alternative Side. (2) HDR Zone (a) In HDR, the setbacks allow a tiered structure for front, second, front, side, and rear. For example, side or rear yard setbacks must be at least 10 feet for the 1st floor, 20 feet for the 2nd and 3rd floors, and 30 feet for the 4th floor. (b) In HDR, "Alternative Side and Rear" requires the 3rd floor to be at least 30 feet setback if adjacent to LDR. (3) MDR Zone (a) In MDR, the setbacks allow a tiered structure for front, second, front, side, and rear. For example, side or rear yard setbacks must be at least 10 feet for the 1st floor, 20 feet for the 2nd and 3rd floors. (b) In MDR, "Alternative Side and Rear" requires the 3rd floor to be at least 30 feet setback if adjacent to LDR. (4) RC Zone (a) In RC, "Alternative Side" applies if any portion of the yard is within 50 feet of LDR, MDR, or HDR. The required setback would be based on a ratio of 1.5:1 (for every 1.5 feet of building height, setback 1 foot from property line) with a minimum of 10 feet and a maximum of 30 feet. (b) In RC, "Alternative Rear" applies using the same criteria and implementation as Alternative Side. (5) General (a) Townhouse developments may have different setback requirements (e.g. 10 feet). (b) In most cases setback is defined as the distance from the property line, not the sidewalk. Version: 7/14/09 Comp Plan Setbacks.xls Requirements Page 1/4 Printed: 07/15/2009 11:15 AM Comparison of Height and Setbacks Proposed Urban Renewal Overlay Zone Most Intensive Scenarios Approximate Scale Following are examples to show the approximate height and setbacks between buildings if constructed under the proposed Comprehensive Plan and Zoning Amendments in the Urban Renewal Overlay Zone. These examples are intended to display the most intense development scenarios. Developers could choose to construct buildings with less height and greater setbacks. These scenarios assume the parcels are adjacent to each other. In the case of most parcels, there would also be a city street separating the developments. Current Proposed Example 1: NCC Adjacent to NCC Side or rear yard to side or rear yard 45' NCC Comp Plan Setbacks.xls Example 1 45' 10' + 10' = 20' NCC 65' NCC 65' 10' + 10' = 20' NCC Page 2/4 Printed: 07/15/2009 11:15 AM Comparison of Height and Setbacks Proposed Urban Renewal Overlay Zone Most Intensive Scenarios Approximate Scale Example 2: NCC Adjacent to HDR Alternative side yard to side or rear yard Example 3: NCC Adjacent to MDR Alternative side yard to side or rear yard Current Proposed 45' NCC 45' NCC 45' 65' 20' +30' =50' 20' +30' =50' HDR 30' NCC 65' 20' +30' =50' 20' +30' =50' Comp Plan Setbacks.xls Example 2,3 Page 3/4 MDR NCC 45' HDR 30' MDR Printed: 07/15/2009 11:15 AM Comparison of Height and Setbacks Proposed Urban Renewal Overlay Zone Most Intensive Scenarios Approximate Scale Example 4: NCC Adjacent to LDR Alternative side yard to side or rear yard Notes Current Proposed 45' NCC < > 20' +5'= 25' 30' LDR 65' NCC 20' + 5' = 25' 30' LDR (1) These scenarios assume buildings are constructed to their maximum allowable heights. (2) These scenarios reflect the minimum required setbacks. (3) These scenarios do not show the additional separation that would be created by city streets and sidewalks. (4) The LDR scenario is very unlikely to occur due to the requirement for frontage along TIB. Comp Plan Setbacks.xls Example 4 Page 4/4 Printed: 07/15/2009 11:15 AM • • • PACIFIC HIGHWAY REVITALIZATION PLAN Figure 3: Commercial/ Residential Buffer Areas Attachment G • 1 Story Commercial Structure 1 Story Commercial Structure 111111111111 Multi - Family Structure Multi - Family Structure HoolIIIillliilNll 2t Flat Stay 8amaok Proposed setback area Lardo:ape Mt + first Stay aatbaok Landscape 6001 + tlal eery a tbaok Proposed setback area 3 Story Commercial Structure 3 Story Commercial Structure 1.0 n 20 Saoad Stay - artbaok Multi - Family Structure Multi - Family Structure ~ Swami la Tad S ,a Landacapa ablp Landscape NAP w aback welt +embark {a a stay 111111011111111111 Proposed setback area Proposed setback area aQ Saoond Sty aabaok • • Commercial Redevelopment Areas mani0 c:11H Urban Renewal Overlay District Tukwila International Boulevard Urban Renewal Overlay District Attachment H • • F 1-, r ■ Commercial Redevelopment Areas ff3DgimxIBI Urban Renewal Overlay District Tukwila International Boulevard Urban Renewal Overlay District Fiaure 18-15 Attachment 1 City of Tukwila Washin on Ordinance No. S AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING VARIOUS ORDINANCES, AS CODIFIED AT VARIOUS CHAPTERS OF TUKWILA MUNICIPAL CODE TITLE 18 "ZONING CODE," RELATED TO THE NEW URBAN RENEWAL OVERLAY DISTRICT; ADOPTING A NEW SECTION AND FIGURE 18-15, AS CODIFIED AT TUKWILA MUNICIPAL CODE CHAPTER 18.43, "URBAN RENEWAL OVERLAY DISTRICT "; AMENDING THE OFFICIAL ZONING MAP TO ADD THE "URBAN RENEWAL OVERLAY DISTRICT "; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, in 1995 the City of Tukwila adopted the Zoning Code and Map based on consideration of existing conditions and long -term community goals, and may review and update these as appropriate; and WHEREAS, on May 18, 2009, the City Council held a public meeting regarding proposed changes to the Comprehensive Land Use Plan; and WHEREAS, the City of Tukwila has complied with the requirements of the State Environmental Policy Act; and WHEREAS, on July 6, 2009, Comprehensive Plan amendments were determined to have no significant environmental impact; and WHEREAS, on July 23, 2009 and August 27, 2009, the City of Tukwila Planning Commission held public hearings and, after receiving and studying staff analysis and comments from the public, has recommended adoption of a Comprehensive Plan amendment, and made and entered Findings of Fact and Conclusions thereon in support of that recommendation; and WHEREAS, on October 12, 2009, the City Council held a Public Hearing on the proposed amendments; and WHEREAS, notices of pubhc meetings and public hearings were published in The Seattle Times, posted on site, and mailed to surrounding properties; and WHEREAS, the Tukwila community desires redevelopment along the Tukwila International Boulevard Corridor, and has put considerable effort and resources into revitalizing this area; and WHEREAS, additional measures are needed to spur the desired redevelopment along the Tukwila International Boulevard corridor, and to implement the community's vision for the future of the area; and WHEREAS, the intent of the Urban Renewal Overlay District is to encourage the redevelopment of distressed areas in the vicinity of Tukwila International Boulevard with a compact, transit- oriented development pattern including neighborhood services, and pedestrian - friendly improvements with high quality materials and design; and WHEREAS, supplemental development standards and criteria in the Urban Renewal Overlay District will stimulate desired compact commercial and residential redevelopment in the designated Urban Renewal Area, lying generally between South 140th Street, 42nd Avenue South, South 146th Street and 37th Avenue South; and NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Findings and Conclusions Adopted. The City Council hereby adopts the Findings and Condusions of the Tukwila Planning Commission regarding this zoning change attached hereto as Exhibit A, and incorporated by this reference as if fully set forth herein. W \Word Processing \ Ordinances \ Title 18 Urban Renewal Overlay.doc RF:ksn 10/13/2009 Page 1 of 9 • • Section 2. Zoning Map Amended. The Tukwila Zoning Map is hereby amended as depicted on the Zoning Map attached hereto as Exhibit B and by this reference fully incorporated hereto. Section 3. Ordinance Amended. Ordinance No. 1758 §1 (part), as codified as TMC Section 18.08.010, is amended to read as follows: 18.08.010 Use Districts In order to classify, segregate and regulate the uses of land, buildings and structures, the City is divided into the following use districts: LDR Low Density Residential MDR Medium Density Residential HDR High Density Residential MUO Mixed Use Office 0 Office RCC Residential Commercial Center NCC Neighborhood Commercial Center RC Regional Commercial RCM Regional Commercial Mixed -use TUC Tukwila Urban Center C/ LI Commercial /Light Industrial LI Light Industrial HI Heavy Industrial MIC /L Manufacturing Industrial Center /Light MIC / H Manufacturing Industrial Center /Heavy TSO Tukwila South Overlay TVS Tukwila Valley South PRO Public Recreation Overlay SOD Shoreline Overlay SAOD Sensitive Areas Overlay UROD Urban Renewal Overlay Section 4. Ordinances Amended. Ordinances Nos. 1865 §4 and 1758 §1 (part), as codified at TMC Section 18.10.010, are hereby amended to read as follows: 18.10.010 Purpose A. This district implements the Low - Density Residential Comprehensive Plan designation, which allows a maximum of 6.7 dwelling units per net acre. It is intended to provide low- density family residential areas together with a full range of urban infrastructure services in order to maintain stable residential neighborhoods and to prevent intrusions by incompatible land uses. Certain LDR properties are identified as Commercial Redevelopment Areas (see Figures 18 -9 or 18 -10) to encourage aggregation with commercial properties that front on Tukwila International Boulevard. Aggregation and commercial redevelopment of these sites would implement the Pacific Highway Revitalization Plan and provide opportunities to rede- fine and create more uniform borders between the commercial corridor and the adjacent residential neighborhoods. B. Certain LDR properties are located in the Urban Renewal Overlay (see Figure 18 -15). Existing zoning and development standards will remain in place, although multi- family buildings would be permitted. The overlay provides additional altemate development standards that may be applied to development within the Urban Renewal Overlay upon request of the property owner, and if the development meets certain qualifying criteria. Urban Renewal Overlay district standards would implement the Tukwila International Boulevard Revitalization Plan through more intensive development. Section 5. Ordinance Amended. Ordinance No. 1865 §7, as codified at TMC Section 18.10.055, is hereby amended to read as follows: 18.10.055 Design Review Design review is required for all conditional and unclassified uses. Design review is also required for developments in a Commercial Redevelopment Area that propose the uses and standards of and adjacent commercial zone as well as development in the Urban Overlay District. Section 6. Ordinances Amended. Ordinance Nos. 1865 §8 and 1758 §1 (part), as codified at TMC Section 18.12.010, are hereby amended as follows: W:\ Word Processing \ Ordinances \Title 18 Urban Renewal Overlay.doc RP:ksn 10/13/2009 Page 2 of 9 • • 18.12.010 Purpose A. This district implements the Medium Density Residential Comprehensive Plan designation, which allows up to 14.5 dwelling units per net acre. It is intended to provide areas for family and group residential uses, and serves as an alternative to lower density family residential housing and more intensively developed group residential housing and related uses. Through the following standards this district provides medium - density housing designed to provide: 1. Individual entries and transition from public and communal areas to private areas; 2. Building projections, level changes and so forth to effectively define areas for a variety of outdoor functions as well as privacy; and 3. Landscaping and open space to serve as extension of living areas. B. Certain MDR properties are identified as Commercial Redevelopment Areas (see Figures 18 -10 or 18-9) to encourage aggregation with commercial properties that front on Tukwila International Boulevard. Aggregation and commercial redevelopment of these sites would implement the Pacific Highway Revitalization Plan and provide opportunities to redefine and create more uniform borders between the commercial corridor and adjacent residential neighborhoods. C. Certain MDR properties are located in the Urban Renewal Overlay (see Figure 18 -15). Existing zoning and development standards will remain in place, although multi- family buildings would be permitted. The overlay provides additional alternate development standards that may be applied to development within the Urban Renewal Overlay upon request of the property owner and if the development meets certain qualifying criteria. Urban Renewal Overlay district standards would implement the Tukwila International Boulevard Revitalization Plan through more intensive development. Section 7. Ordinances Amended. Ordinance Nos. 1865 §12, 1830 §1 and 1758 §1 (part), as codified at TMC Section 18.14.010, are hereby amended to read as follows: 18.14.010 Purpose A. This district implements the High- Density Residential Comprehensive Plan designation, which allows up to 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high - density, multiple- family district which is also compatible with commercial and office areas. Certain HDR properties are identified as Commercial Redevelopment Areas (see Figures 18 -9 or 18 -10) to encourage aggregation and redevelopment of properties that front on Tukwila International Boulevard. Aggregation and commercial redevelopment of these sites would implement the Pacific Highway Revitalization Plan and provide opportunities to redefine and create more uniform borders between the commercial corridor and adjacent residential neighborhoods. B. Certain HDR properties are located in the Urban Renewal Overlay (see Figure 18 -15). Existing zoning and development standards will remain in place. The overlay provides additional alternate development standards that may be applied to development within the Urban Renewal Overlay upon request of the property owner, and if the development meets certain qualifying criteria. Urban Renewal Overlay district standards would implement the Tukwila International Boulevard Revitalization Plan through more intensive development. Section 8. Ordinances Amended. Ordinance Nos. 1865 §22, 1830 §10, 1758 §1 (part), as codified at TMC Section 18.22.010, are hereby amended to read as follows: 18.22.010 Purpose A. This district implements the Neighborhood Commercial Center Comprehensive Plan designation. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide for pedestrian- friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses. Uses include residential uses at second story or above when mixed with certain retail, service, office, recreational and community facilities, generally along a transportation corridor. B. Certain NCC properties are located in the Urban Renewal Overlay (see Figure 18 -15). Existing zoning and development standards will remain in place. The overlay provides additional alternate development standards that may be applied to development within the Urban Renewal Overlay upon request of the property owner, and if the development meets W:\ Word Processing \Ordinances \Title 18 Urban Renewal Overlay.doc RF:ksn 10/13/2009 Page 3 of 9 • • certain qualifying criteria. Urban Renewal Overlay district standards would implement the Tukwila International Boulevard Revitalization Plan through more intensive development. Section 9. Chapter Added. A new chapter is added to TMC Title 18 to read as follows: 18.43 Urban Renewal Overlay District 18.43.010 Purpose This chapter implements the Urban Renewal Overlay District, which applies the adopted Tukwila International Boulevard Revitalization and Urban Renewal Plan. The intent is to promote community redevelopment and revitalization, and to encourage investment that supports well- designed, compact, transit- oriented and pedestrian - friendly residential and business developments to activate the community along Tukwila International Boulevard. Urban Renewal Overlay District Boundaries are shown in Figure 18 -15. This overlay may be applied in combination with the Commercial Redevelopment Areas procedures as described in TMC Section 18.60.060. 18.43.020 Principally Permitted Uses The Urban Renewal Overlay District is an overlay zone which allows the uses permitted in the underlying zoning district, while being consistent with all additional requirements of this chapter. In addition larger scale multi- family buildings are permitted in the LDR and MDR districts within the Urban Renewal Overlay District. 18.43.030 Accessory Uses The Urban Renewal Overlay District is an overlay zone which allows the accessory uses permitted in the underlying zone district, while being consistent with all additional requirements of this chapter. 18.43.040 Height, Yard and Area Regulations All setbacks shall be as provided in the underlying zoning district, except as may otherwise be specified in this chapter. 18.43.050 Parking Regulations Parking shall be required as specified in Chapter 18.56, except as may otherwise be specified by this chapter. 18.43.060 Application of Regulations Property located within the Urban Renewal Overlay District is identified on the official Zoning Map, as well as in TMC 18, Figure 18.15, and is subject both to its zone classification regulations and to additional requirements imposed for the overlay district. The overlay district provisions shall apply in any case where the provisions of the overlay district conflict with the provisions of the underlying zone. 18.43.070 Specific Urban Renewal Overlay Development Standards and Criteria A. The Urban Renewal Overlay District's supplemental development standards are as follows, provided certain criteria are met: 1. Building heights shall be permitted up to 65 feet; 2. Existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080 as amended. (See Development Standards table below.); 3. Multi- family parking standards shall be one parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. 4. The maximum number of dwelling units shall be determined by the building envelope, rather than a numeric density. The developer shall determine the unit mix with the limitation that studio units contain an average size of at least 500 square feet of interior floor space with no units smaller than 450 square feet and allow no more than 40% of the dwelling units to be studios. 5. Allow live /work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live /work space is built to commercial building code standards with a typical retail store front appearance. 6. Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial. W:\ Word Processing \ Ordinances \ Title 18 Urban Renewal Overlay.doc RP:ksn 10/13/2009 Page 4 of 9 • • B. The Urban Renewal Overlay District's development standards apply if the owner /developer requests, and if all the following criteria are met 1. At least 100 feet of the development parcel's perimeter fronts on Tukwila International Boulevard. 2. At least 75% of required residential parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. 3. The ground floor along Tukwila International Boulevard must contain active uses (except for the width of the garage access) when site conditions allow. Active uses comprise uses such as retail, restaurant, office, live -work or other uses of a similar nature that encourage pedestrian activity, and feature a combination of design and amenities to create a sense in interest with features such as doors, windows, clear glass display windows, wide sidewalks, etc. 4. Development must provide amenities such as some of the following to enable a high quality pedestrian experience, including retail windows, pedestrian scale design along sidewalks, wide sidewalks, pedestrian access through site, benches, art, landscaping and lighting, quality of materials, street furniture. 5. The property owner /manager shall prepare a Transportation Management Plan to encourage alternatives to automobile use, and that provides each residential and commercial tenant with materials that may range from offering information about transit and bicycle options to providing transit tickets and passes. 6. Residential development shall provide opportunities for tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 to 200 residential units on site. An additional space shall be provided for developments with over 200 units. All car share spaces are in addition to required residential parking. If car sharing programs are not available when the building is constructed, an equivalent number of guest parking spaces shall be provided. These shall be converted to dedicated car - sharing spaces when the program becomes available. 7. One secure, covered, ground -level bicycle parking space shall be provided for every four residential units in a mixed -use or multi- family development. 18.43.080 Basic Development Standards A. If requested by the developer and if the specific requirements and criteria of TMC Section 18.43.070(A) and 18.43.070(B) are met, development within the Urban Renewal Overlay District shall conform to the following listed and referenced standards. B. In the Tukwila International Boulevard corridor, there are circumstances under which these basic standards may be waived (see TMC Section 18.60.030). Certain setback and landscaping standards may be waived by the director of Community Development as a Type 2 decision when an applicant can demonstrate that shared parking is provided. If a project requires a Type 4 approval process, certain setbacks and landscaping may be waived by the BAR when an applicant can demonstrate that the number of driveways is reduced, efficiency of the site is increased, joint use of parking facilities is allowed or pedestrian space is provided. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. See the Tukwila International Boulevard Design Manual for more detailed directions. Urban Renewal Overlay Basic Development Standards Unit density The maximum number of dwelling units to be determined by the building envelope as in the NCC zone, rather than a numeric density. Unit size and maximum percentage for studio dwellings The developer shall determine the unit mix with the limitation that the studio units contain an average size of at least 500 square feet of interior floor space with no units smaller than 450 square feet and allow no more than 40% of the dwelling units to be studios. Setbacks to yards, minimum (unless noted) • Front 6 feet (12 feet if located along Tukwila International Boulevard South) W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay.doc RF:ksn 10/13/2009 Page 5 of 9 • • Front if any portion of the yard is adjacent to, or across the street from, LDR zoning that is developed with a single-family dwelling and that is outside of the Urban Renewal Overlay District 1st floor -10 ft. min /max 2nd floor -10 ft. to 30 ft. 3rd floor and higher -30 ft. Note: Buildings over two floors must have at least one tier. To achieve tiers, setbacks will be both minimum and maximum • Second front, if any portion of the yard is within 50 feet of MDR, HDR 1st floor -10 feet 2nd floor and above -20 feet • Second front 5 feet • Front Second front, if any portion of the yard is adjacent to, or across the street front, LDR zoning that is developed with a single- family dwelling and that is outside of the Urban Renewal Overlay District 1m floor -10 ft. min /max 2nd floor -10 ft. to 30 ft. 3rd floor and higher -30 ft. Note: Buildings over two floors must have at least one tier. To achieve tiers, setbacks will be both minimum and maximum • Second front, if any portion of the yard is within 50 feet of MDR, HDR 1st floor -10 feet 2nd floor and above -20 feet • Sides 10 feet • Sides, if any portion of the yard is adjacent to, or across the street from, LDR zoning that is developed with a single-family dwelling and that is outside of the Urban Renewal Overlay District 1st floor -10 ft. min /max 2nd floor -10 ft. to 30 ft. 3rd floor and higher -30 ft. Note: Buildings over two floors must have at least one tier. To achieve tiers, setbacks will be both minimum and maximum • Sides, if any portion of the yard is within 50 feet of MDR, HDR 1st floor -10 feet 2nd floor — 20 feet 3rd floor and higher -20 feet • Rear, if any portion of the yard is adjacent to, or across the street from, LDR zoning that is developed with a single-family dwelling and that is outside of the Urban Renewal Overlay District 1st floor -10 feet min /max 2nd floor -10 to 30 feet 3rd floor and higher -30 feet Note: Buildings over two floors must have at least one tier. To achieve tiers, setbacks will be both minimum and maximum • Rear, if any portion of the yard is within 50 feet of, MDR, HDR 1st floor -10 feet 2nd floor and above -20 feet Height, maximum - 65 feet (if all criteria are met) Landscape requirements (minimum): See Landscape requirements of speclflc underlying zone. Also see Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Front(s) All building setback areas must be landscaped or developed with pedestrian improvements per the width of the setback, rather than the landscape standards of the underlying zone. • Front if any portion of the yard is adjacent to, or across the street from, LDR zoning that is developed with a single family dwelling and that is outside of the Urban Renewal Overlay District All building setback areas must be landscaped or developed with pedestrian improvements per the width of the setback, rather than the landscape standards of the underlying zone. • Front(s), if any portion of the yard is within 50 feet of MDR, HDR All building setback areas shall be landscaped or developed with pedestrian improvements per the width of the setback, rather than the landscape standards of the underlying zone. • Sides None W:\ Word Processing \ Ordinances \Title 18 Urban Renewal Overlay.doc RF.ksn 10/13/2009 Page 6 of 9 • Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR 10 feet • Rear None • Rear, if any portion of the yard is within 50 fret of MDR, HDR 10 feet • Recreation space See underlying zoning • Recreation space, senior citizen housing See underlying zoning Off - street parking: • Residential (except senior citizen housing) One automobile parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a multi- family dwelling unit. At least 75% of required residential parking is provided in an endosed structure (garage or podium). The structure must be screened from view from public rights of way. One automobile space at no charge to a car sharing program (if available) for every 50 to 200 residential units on site. An additional space shall be provided for developments with over 200 units. All car share spaces are in addition to required residential parking. If car sharing programs are not available when the building is constructed, an equivalent number of guest parking spaces shall be provided. These shall be converted to dedicated car - sharing spaces when the program becomes available. One secure, covered, ground -level bicycle parking space shall be provided for every four residential units in a mixed -use or multi- family development. • Other uses, including senior citizen housing See TMC Chapter 18.56, Off -street Parking Sr Loading Regulations Performance Standards: Use, shall comply with (1) standards Agency for odor, dust, smoke "Noise" and (3) adopted State hazardous materials. In addition the State Environmental Policy whether adverse environmental activity and operations within a structure or a site adopted by the Puget Sound Air Pollution Control and other airborne pollutants, (2) TMC Chapter 8.22 and Federal standards for water quality and all development subject to the requirements of Act, RCW 43.21C shall be evaluated to determine impacts have been adequately mitigated. Section 11. Ordinances Amended. Ordinance Nos. 2118 §1, 2005 §17, 1865 §50 and 1758 §1 (part), as codified at TMC Section 18.60.030, are hereby amended to read as followed: 18.60.030 Scope of Authority A. The rules and regulations of the Board of Architectural Review shall be the same as those stated for the Planning Commission in the bylaws of the Tukwila Planning Commission. B. The DCD Director will review projects meeting the thresholds for administrative design review. The BAR will review all other projects requiring design review approval. The Board and the DCD Director shall have the authority to approve, approve with conditions, or deny all plans submitted based on a demonstration of compliance with all of the guidelines of this chapter, as judged by the preponderance of evidence standard. C. Design review is required for the following described land use actions: 1. All developments will be subject to design review with the following exceptions: a. Developments exempted in the various districts, b. Developments in LI, HI, MIC /L, MIC /H and TVS Districts, except when within 300 feet of residential districts or within 200 feet of the Green /Duwamish River or that require a shoreline permit; W:\ Word Processing \Ordinances \Title 18 Urban Renewal Overlay.doc RF:ksn 10/13/2009 Page 7 of 9 • 2. Any exterior repair, reconstruction, cosmetic alterations or improvements, if the cost of that work equals or exceeds 10% of the building's assessed valuation (for costs between 10% and 25%, the changes will be reviewed administratively); a. for sites whose gross building square footage exceeds 10,000 square feet in MUO, 0, RCC, NCC, RC, RCM, TUC and C /LI zoning districts; and b. for any site in the NCC, MUO or RC zoning districts in the Tukwila International Boulevard corridor (see TMC Figure 18 -9). 3. Development applications using the procedures of 18.60.60, Commercial Redevelopment Area. 4. Development applications using the procedures of 18.43, Urban Renewal Overlay District. D. For development in the NCC, RC, and MUO zones within the Tukwila International Boulevard corridor, identified in TMC Figure 18-9, certain landscaping and setback standards may be waived and conditioned, upon approval of plans by the BAR, in accordance with criteria and guidelines in the Tukwila International Boulevard Design Manual, as amended. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. E. No changes shall be made to approved designs without further BAR or Director approval and consideration of the change in the context of the entire project; except that the Director is authorized to approve minor, insignificant modifications which have no impact on the project design. Section 12. Ordinance Amended. Ordinance No. 1865 §53, as codified at TMC Section 18.60.060, is hereby amended to read as follows: 18.60.060 Commercial Redevelopment Areas Approval Procedures and Criteria The intent of this section is to create a more uniform commercial district along the Tukwila International Boulevard corridor that serves the space needs of mixed use or commercial development that fronts on Tukwila International Boulevard, to allow and create developments that are designed and built to better buffer the negative impacts of the commercial district on the adjacent residential neighborhoods, to better integrate, where appropriate, the mixed use or commercial developments with the adjacent residential neighborhoods. Development within the five identified commercial redevelopment areas that is not in accordance with the underlying zone's uses and standards may be approved by the BAR if the development complies with the following criteria. 1. Uses allowed. The permitted and accessory uses shall be those of the adjacent commercial district to which the residentially zoned properties are being aggregated. 2. Standards. The basic development standards shall be those of the adjacent commercial district to which the site is being aggregated and the standards for the uses that are being proposed. 3. Approval procedure. a. In a Commercial Redevelopment Area, the BAR must review and approve any development per the Tukwila International Boulevard Design Manual and the intent and criteria of this section. b. The development must include at least one parcel that fronts on Tukwila International Boulevard and any number of additional adjacent parcels within the commercial redevelopment areas. (Exception: Commercial use of property in Site 2, in the block bounded by 42 Avenue South, South 144th Street Tukwila International Boulevard and South 142nd Street, must aggregate with the property on the north side South 142nd Street.) c. The following criteria from the Tukwila International Boulevard "Design Manual are augmented to indude the following intent: (1) to create streetscapes that are similar in setback, landscape and building heights where development occurs across from single - family residential: (2) to create architecture that is compatible with desired residential character and scale where development occurs adjacent to residential, the following elements must be addressed: W:\ Word Processing\ Ordinances \ Title 18 Urban Renewal Overlay.doc RF:ksn 10/13/2009 Page 8 of 9 • • (a) Site Design with special attention to continuity of sites with adjacent sites and siting and screening of service yards; and (b) Building Design with special attention to architectural relationships; and (c) Landscape Design Section 13. Figure Amended. TMC Title 18, Figure 18 -7 "Required Number of Parking Spaces for Automobiles and Bicycles," is hereby amended as per Exhibit C, attached hereto and by this reference incorporated herein. Section 14. Figure Amended. TMC Title 18, Figure 18 -9 "Commercial Redevelopment Areas," is hereby amended as per Exhibit D, attached hereto and by this reference incorporated herein. Section 15. Figure Created. TMC Title 18, Figure 18-15 "Urban Renewal Overlay District," is hereby amended as per Exhibit E, attached hereto and by this reference incorporated herein. Section 16. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 17. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force and effect five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL 9/F THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this ' err!' T' day of ©(" Jo. (2," , 2009. APPROVED AS TO FORM BY: • fice .44spr Attorney Attachments: Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E J moiled with the City Clerk: Passed by the City Council: Published: ('Effective Date: Ordinance Number: - Findings and Conclusions - Zoning Map - Figure 18 -7 - Figure 18 -9 - Figure 18 -15 Due to a problem at the Seattle Times, the ordinance was published 10/23/09 and becomes effective 10/28/09 W:\ Word Processing \Ordinances \Title 18 Urban Renewal Overlay.doc RF:ksn 10/13/2009 Page 9 of 9 • • Exhibit A FILE #L07 -096 -- ZONING MAP AMENDMENT/REZONE FINDINGS AND CONCLUSIONS Development Standards The applicant has proposed the following supplemental development standards for the Urban Renewal Overlay District: (1) Allow building heights up to 65 feet in the Urban Renewal Overlay District. The existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080 (2) Allow multi - family parking standards to be one parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. (3) Allow the maximum number of dwelling units to be determined by the building envelope as in the NCC zone, rather than a numeric density. Allow the developer to determine the unit mix with the limitation that units contain at least 500 square feet of interior floor space and allow no more than 50% of the dwelling units to be studios. (4) Allow live /work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live /work space is built to commercial building code standards with a typical retail store front appearance. (5) Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial. Oualification Criteria The Urban Renewal Overlay District's proposed development standards would apply if the owner /developer requests, and if all the following criteria are met: (1) At least 100 feet of the development parcel's perimeter fronts on Tukwila International Boulevard (2) At least 75% of required parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. (3) The ground floor along Tukwila international Boulevard must contain active uses except for the width of the garage access. (4) Residential and commercial tenant leases must prohibit parking on neighborhood streets. W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 1 • • (5) Residential development must encourage tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 spaces on site. (6) Development must provide amenities to enable a high quality pedestrian experience (retail windows, pedestrian scale design along sidewalks, wide sidewalks, pedestrian access through site, benches, art, landscaping and lighting, quality of materials, etc.) DISCUSSION: The supplemental development regulations and criteria that accompany the Urban Renewal Overlay District are intended to encourage a lively, compact, pedestrian- friendly core, and ensure that the impacts of the desired development do not negatively impact the neighborhood. The important aspects of the existing Neighborhood Commercial Center zoning such as setbacks were retained, while additional criteria designed to both limit negative impacts to the neighborhood and enhance positive elements were added. Specific comments on the proposed supplemental development standards and criteria follow: 1) "Allow building heights up to 65 feet in the Urban Renewal Overlay District. The existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080." Current NCC and HDR zoning permit a maximum height of 45'. Each developer who competed for the Tukwila Village project expressed the importance of having the ability to build to a maximum of 65'. This would allow construction up to four or five stories of residential over one story of commercial use. Allowing additional building height subject to specific criteria will help defray the costs of the desired structured parking and make the new development workable financially. As with the current standards outlined in the TMC Chapter 18 and detailed in the "Tukwila International Boulevard Design Manual," buildings could be built up to the edge of the property on Tukwila International Boulevard provided at least 12' sidewalk and appropriate landscaping and amenities were provided. Depending on the width and position of the right of way, the sidewalk might be wider than 12'. Rear and side setbacks would be to the existing NCC standards. In the case of the rear setback, a 20' maximum setback adjacent to adjacent residential zones could be added to the existing requirement for a 30' setback on the neighboring residential property for a maximum 50' separation between buildings. The existing NCC, MDR and HDR standards buffer residential uses through setbacks and/or requirements for tiered buildings. W \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 2 • • The applicant has provided additional information summarizing Tukwila's existing height and setback standards as pertains to the NCC, LDR, MDR and HDR zones Located in or adjacent to the proposed Urban Renewal Overlay District, as well as examples illustrating setbacks under the "most intensive" development scenarios. (Attachment F). Examples of "tiered" development is provided in the Tukwila International Boulevard Design Manual, and Tukwila International Boulevard Plan. (Attachment G) Protecting single family residential areas from the impacts of new, taller buildings is also addressed. In addition to the separation provided by the required NCC setbacks, single family residential is located either across a street from the Urban Renewal Overlay District (i.e. 37th Avenue S., or S. 140th), or adjacent to a wetland or buffer in an area that is very unlikely to redevelop (i.e. between S. 144th and S. 146th just east of 42nd Avenue S.) Per Qualification Criterion #2 below, at least 100' of the development's perimeter must front on Tukwila International Boulevard. This ensures that development will be oriented toward TIB, and away from existing residential uses. 2) "Allow multi-family parking standards to be one parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit." Current parking standards require two off -street parking spaces for each single and multi- family dwelling unit which contains up to three bedrooms and one additional off - street parking space for every two bedrooms in excess of three bedrooms in a dwelling unit. (TMC 18.56.065 A). Each developer who expressed interest in the Tukwila Village project indicated the importance reducing parking requirements. Tukwila's current multi - family parking standards are problematic for some multi - family residential development because the costs of providing the number of required parking spaces per unit makes the economics of redevelopment and new development very difficult. The characteristics of the proposed Urban Renewal Overlay District, including transit service and the availability of shopping and services within walking distance, enable a reduced dependence on automobiles. Reduced parking requirements are consistent with more compact, transit- oriented development pattern that is desired for the area. Reduced parking requirements are consistent with a transition to greater urban density as mixed use development suggests. Allowing the building envelope to set the maximum number of units may result in a different mix of unit types, including additional smaller units, such as studios. Many people who live in studios that are in pedestrian and transit friendly neighborhoods only have one car. The current multi- family and mixed -use development regulations that set maximum building height and minimum parking requirements assume significant reliance on automobiles. These development standards are less applicable for neighborhoods, such as the proposed Urban Renewal Overlay District, with transit availability, shopping opportunities for daily needs and a park, library, schools, restaurants and other amenities within walking distance. As the neighborhood continues W: \Word Processing\ Ordinances\ Title 18 Urban Renewal Overlay Exhibit A.doc 3 • • to improve in its appearance and amenities, it will become more desirable for compact development and transit oriented living. Although Tukwila applies the same parking standards to both single - family and multi- family development, it is not uncommon for jurisdictions to set multi - family parking requirements below the typical single family standard of 2+ parking spaces per unit. A number of communities use a sliding scale standard for multi - family with a lesser requirement for studio and one bedroom apartments and increasing for additional numbers of bedrooms. A newer trend is to allow reduced parking standards depending on alternative transportation choices available in the area. As a result, there is no one "perfect" standard for multi- family, and adjustments for different situations are appropriate. Tukwila's Current residential parking standards require one bicycle parking space per 10 parking stalls with a minimum of 2 spaces. All other non - residential uses require 1 space per 50 stalls with a minimum of 2 spaces. Given the Urban Renewal Overlay District's proximity to services, light rail, transit and trails, as well as the request for reduced automobile parking spaces, it is anticipated that bicycle ridership will increase, both for residents and shoppers. To accommodate additional bicycles, staff recommends adding the following criterion: "One secure, covered, ground -level bicycle parking space shall be provided for every three residential units in a mixed -use or multi-family development. For commercial development, one bicycle parking space shall be provided for every 25 auto parking stalls, with a minimum of two spaces.. 3) "Allow the maximum number of dwelling units to be determined by the building envelope as in the NCC zone, rather than a numeric density Allow the developer to determine the unit mix with the limitation that units contain at least 500 square feet of interior floor space and allow no more than 50% of the dwelling units to be studios." NCC specifies senior housing at 60 units /acre, but otherwise does not set a specific limit on the number of residential dwelling units. MDR has a maximum density of 14.5 units /acre, and HDR's limit is 22 units /acre. Under the proposal, density would increase depending on the building size, site configuration and setback. Setting a 500' minimum square footage per unit and limiting the percentage of studios allowed is appropriate to the Tukwila community that desires additional density, but is still suburban in nature. 4) "Allow live/work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live /work space is built to commercial building code standards with a typical retail store front appearance." NCC does not currently allow ground floor residential, and requires that all residential be above commercial. Allowing ground floor live /work space expands W: \Word Processing\ Ordinances \ Title 18 Urban Renewal Overlay Exhibit A.doc 4 • • the options available for housing, especially as an interim use, but also keeps the flexibility to return to commercial use when the market dictates. 5) "Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial." NCC does not currently allow ground floor residential, and requires that all residential be above commercial. Allowing ground floor residential further expands the options available for housing on the smaller streets where commercial spaces may not be viable, but maintains the liveliness of mixed use on the arterials including TIB, South 144th and 42nd Avenue S. Qualification Criteria The qualification criteria are intended to ensure that development design and function addresses community interests. The Urban Renewal Overlay District's proposed development standards would apply if the owner /developer requests, and if all the following criteria are met: (1) "At least 100 feet of the development's perimeter fronts on Tukwila International Boulevard. " This is intended to focus development on Tukwila International Boulevard where it is most appropriate, and away from the smaller streets. (2) "At least 75% of required parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. " The requirement for enclosed parking encourages a pedestrian friendly environment. Increased density should not result in large amounts of surface parking but it is also important to be responsive to the significant costs of providing structured parking. Cooperative parking may be considered if appropriate (TMC 18.56.070). (3) "The ground floor along Tukwila International Boulevard must be active uses except for the width of the garage access." A range of active uses is highly desired add liveliness to the neighborhood, and encourage pedestrian activity. This requirement will encourage creative site design, but may present challenges for on small or irregularly- shaped parcels. Staff recommends the following revision to provide some flexibility as needed to accommodate specific sites: "The ground floor along Tukwila International Boulevard must contain active uses except for the width of the garage access when site conditions allow " (4) "Residential and commercial tenant leases must prohibit parking on neighborhood streets." W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 5 • • A check with the Municipal Research and Services Center indicated that this provision is not practical, and is probably not legal. In the future, establishing a Restricted Parking Zone (RPZ) may be another means to limit on- street parking, with financial support from the building owner, and implemented by the Tukwila Police. At present, staff recommends deleting the criterion as proposed above, and substituting a requirement for the owner /manager to prepare a Transportation Management Plan to encourage alternative to automobile use, including such items as information about transit and bicycle options, schedules, and/or providing bus tickets and/or bus passes. The Transportation Management Plan is can be utilized as a means to limit the impacts of parking. Staff recommends adding the following criterion: The building owner /manager shall prepare a Transportation Management Plan to encourage alternatives to automobile use, and provides each residential and commercial tenant with materials that may range from offering information about transit and bicycle options to providing bus tickets and passes. (5) "Residential development must encourage tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 spaces on site." Car sharing allows tenants to utilize automobiles without requiring individual car ownership or dedicated parking. In exchange for the reduced costs of providing fewer spaces, developers can encourage the use of shared transportation by providing a limited number of dedicated spaces. (6) "Development must provide amenities such as the following to enable a high quality pedestrian experience: retail windows; pedestrian scale design along sidewalks; wide sidewalks; pedestrian access through site; benches; art; landscaping and lighting, etc." These are examples of amenities that shall be provided to make the mixed use and commercial environment both functional and attractive. These amenities are discussed more fully in the "Tukwila International Boulevard Design Manual." REZONE CRITERIA: 1. The proposed amendment to the zoning map is consistent with the goals, objectives and policies of the Comprehensive Plan The proposed zoning code and map amendment is consistent with the Comprehensive Plan. As discussed more fully in L08- 081 — Comprehensive Plan Amendment above, Tukwila's Comprehensive Plan considers "To redevelop and reinvigorate the Pacific Highway Corridor" the #2 priority of the four major objectives for the city. A zoning W \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 6 • • amendment that establishes an Urban Renewal Overlay District and supplemental development regulations and criteria is a needed redevelopment tool to implement this primary objective and accompanying policies. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of this title and the description and purpose of the zone classification applied for. The proposed Urban Renewal Overlay District would retain and be consistent with the existing Medium Density Residential (MDR) High Density Residential (HDR), and Neighborhood Commercial Center (NCC) zoning of the seven -block area. The proposed amendment would create an Urban Renewal Overlay District that would supplement the current underlying zoning through new development standards that would apply only if specific conditions and criteria were met. Important supplemental standards include 65'maximum building height with existing NCC setbacks, reduced parking requirements, and maximum residential density determined by building envelope for MDR and HDR. 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map Changed conditions in the vicinity of the proposed Urban Renewal Overlay District support future redevelopment and warrant the proposed amendment to the Zoning Map and development standards. These include: (a) (b) (c) (d) (e) (f) An Urban Renewal Area was established in 2000 per RCW 31.81; Cascade View Community Park was developed; Infrastructure upgrades and urban roadway improvements have been completed from S. 154th to S. 139th ; City of Tukwila purchased approximately six acres along Tukwila International Boulevard and is negotiating with a developer for the creation of a mixed use town center called Tukwila Village at the intersection of S. 144th and Tukwila International Boulevard. All of the developers who competed for this project stressed the importance of being able to build to 65' and meet lower parking requirements in order to ensure the economic viability for the project; Light rail station opened at S. 154th with service to downtown Seattle, SeaTac Airport (July, 2009). Additional bus service is proposed to the light rail station; There is increased interest nationally for employees and residents to work and live in pedestrian friendly, transit- oriented neighborhoods. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience and general welfare, and will not adversely affect the surrounding neighborhoods, nor be injurious to other properties in the vicinity in which the subject property is located W:\ Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 7 • • The proposed Urban Renewal Overlay District and development standards will encourage new development and revitalization of underutilized properties to improve the appearance, safety, and desirability of the neighborhood along Tukwila International Boulevard as discussed in the Tukwila International Boulevard Plan— Revitalization and Urban Renewal. This redevelopment will benefit all properties in the vicinity. The Urban Renewal District proposed development standards would apply if the developer requests and if additional development criteria are met. The development criteria provide protection for the neighborhoods, and ensure high quality development. The neighboring uses, including those in residential zones, would be protected from the impacts of new taller development through the existing Neighborhood Commercial Center setback standards. Impacts to surrounding neighborhoods further limited since new development is oriented primarily toward Tukwila International Boulevard through 1) requiring that at least 100' of the development parcel's perimeter front on Tukwila International Boulevard (TIB), and 2) have active uses on the ground floor along TIB. Single - family zones further protected since they are separated from new development either by a street , or by location adjacent to a wetland. Live /work space would be permitted on the ground floor, but only if it were built to commercial standards. This would ensure the desired appearance of commercial in the NCC zone, and would permit the conversion to exclusive commercial use as needed. In addition, ground floor residential would be permitted in the NCC zone within the Urban Renewal Overlay District, but only on buildings or portions of buildings that did not front on an arterial such as TIB, S. 144 or 42nd Avenue South. The additional criteria encourage a good pedestrian environment by requiring high - quality pedestrian design features in elements such as wide sidewalks, pedestrian access through the site, benches, art, landscaping and lighting. As a means to limit the impacts to the neighborhood of possible on -street parking, the original application required that "Residential and commercial tenant leases must prohibit parking on neighborhood streets." Subsequent research determined that this was most likely not legal, so staff is recommending that building owners /managers be required to prepare Transportation Demand Management plans that offer items such as information about transit, bus tickets, transit passes, etc. Establishing a Restricted Parking Zone with specific parking requirements may be another strategy to consider. The budgetary impacts of enforcement could be limited by requiring the building owners to pay for parking enforcement. Site development applications for SEPA and Design Review would address specific impacts such as traffic, parking, impacts on abutting property and other issues. Environmental review, design review with a Board of Architectural Review hearing and public involvement would provide Tukwila a clear mechanism to evaluate any future proposed development, and to mitigate potential negative impacts to the adjacent properties and the community. W \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 8 • ZONING MAP AMENDMENT CONCLUSIONS 1) Consistency with Comprehensive Plan: • Establishing an Urban Renewal Overlay District, and a zoning map change accompanied by supplemental development standards and criteria is consistent with the Comprehensive Plan policies that support redevelopment along the Tukwila International Boulevard. • "To develop and reinvigorate the Pacific Highway Corridor" is the Comprehensive Plan's #2 overall objective. 2) Consistency with Zone: • The proposed Urban Renewal Overlay District and supplemental development regulations are consistent with the underlying zoning and the precedent set by the Commercial Redevelopment Area designation. 3) Changed conditions: • Changed conditions such as the establishment of an Urban Renewal Area in 2000, infrastructure upgrades, urban roadway improvements, the City of Tukwila's purchase of six acres of property, and the opening of a light rail station justify the request for establishing an Urban Renewal Overlay District, supplemental development standards and criteria. • There is increased interest nationally for employees and residents to work and live in pedestrian friendly, transit- oriented neighborhoods. 4) Community interest: • Supplemental development standards benefit the community by encouraging new development, while protecting adjacent properties, and existing residential uses. W:\ Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 9 / Commercial Redevelopment Areas Urban Renewal Overlay District tIvAl 1 1 h 1 1 1 1 er g' Tukwila International Boulevard Urban Renewal Overlay District Exhibit B EXHIBIT C Figure 18 -7 - Required Number of Parking Spaces for Automobiles and Bicycles Use Automobile Standard Bicycle Standard Single - family and multi- family dwellings 2 for each dwelling unit that contains up to 3 bedrooms. 1 additional space for every 2 bedrooms in excess of 3 bedrooms in a dwelling unit. Additional parking may be required for home occupations and accessory dwelling units as otherwise proved by this title. For multi-family, 1 space per 10 parking stalls, with a minimum of 2 spaces. No requirement for single family. Multi- family and Mixed -Use residential (in the Urban Renewal Overlay (URO)) One for each dwelling unit that contains up to one bedroom. 0.5 additional spaces for every bedroom in excess of one bedroom in a multi- family dwelling unit. At least 75% of required residential parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. One automobile space at no charge to a car sharing program (if available) for every 50 to 200 residential units on site. An additional space shall be provided for developments with over 200 residential units. All car share spaces are in addition to required residential parking. If car sharing programs are not available when the building is constructed, an equivalent number of guest parking spaces shall be provided. These shall be converted to dedicated car - sharing spaces when the program becomes available. One secure, covered, ground -level bicycle parking space shall be provided for every four residential units in a mixed -use or multi- family development. Senior Citizen Housing For 15 units or less, 1 space per dwelling unit. For dwellings with more than 15 units, a minimum of 15 spaces are required, plus 1 space per 2 dwelling units. 1 space per 50 parking stalls, with a minimum of 2 spaces. Religious facilities, mortuaries and funeral homes 1 for each 4 fixed seats 1 space per 50 parking stalls, with a minimum of 2 spaces. Colleges, Universities, Vocational Schools and other post- secondary educational institutions Shall be determined by Planning Commission, based on an evaluation of information concerning traffic generated by proposed use. 1 space per 50 parking stalls, with a minimum of 2 spaces. W \ Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit C.doc 1 Convalescent/ nursing/ rest homes 1 for every 4 beds with a minimum of 10 stalls 1 space per 50 parking stalls, with a minimum of 2 spaces. Food stores and markets 1 for each 300 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. High schools 1 for each staff member plus 2 for every 5 students or visitors 1 space per 50 parking stalls, with a minimum of 2 spaces. Hospitals 1 for each bed 1 space per 50 parking stalls, with a minimum of 2 spaces. Hotels, motels and extended stay 1 for each room, plus one employee space for each 20 rooms, rounded to the next highest figure 1 space per 50 parking stalls, with a minimum of 2 spaces. Manufacturing 1 for each 1,000 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Office, commercial and professional buildings, banks, dental and medical clinics 3.0 for each 1,000 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Outdoor sports areas Shall be determined by Planning Commission 1 space per 50 parking stalls, with a minimum of 2 spaces. Places of public assembly, including auditoriums, exhibition halls, community clubs, community centers, and private clubs The Director shall determine the number of required parking spaces, with a minimum of 1 space for every 100 square -feet of assembly area. To ensure parking adequacy for each proposal, the Director may consider the following: a. A parking study or documentation paid for by the applicant and administered by the City regarding the actual parking demand for the proposed use, or b. Evidence in available planning and technical studies relating to the proposed use. 1 space per 50 parking stalls, with a minimum of 2 spaces. Post offices 3 for each 1,000 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Public facilities, including libraries, police and fire stations Shall be determined by the Planning Commission 1 space per 50 parking stalls, with a minimum of 2 spaces. W \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit C.doc 2 Restaurant 1 for each 100 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Restaurant, Fast food 1 for each 50 square feet of usable floor area. Fifty percent of any outdoor seating area will be added to the usable floor area for parking requirement calculations. 1 space per 50 parking stalls, with a minimum of 2 spaces. Retail Sales, Bulk 2.5 for each 1,000 square feet of usable floor area 1 space per 50 parking stalls, with a minimum of 2 spaces. Retail sales, General 4 for each 1,000 square feet of usable floor area if located within the TUC or TVS zoning districts; 2.5 for each 1,000 square feet of usable floor area if located in any other zoning district. 1 space per 50 parking stalls, with a minimum of 2 spaces. Schools, Elementary & junior High 1.5 for each staff member 1 space per classroom Shopping center (mall, planned, per usable floor area size, as listed below 500,000 sq. ft. or larger 5 for every 1,000 sq. ft. 1 space per 50 parking stalls, with a minimum of 2 spaces. 25,000 - 499,999 sq. ft. 4 for every 1,000 sq. ft. 1 space per 50 parking stalls, with a minimum of 2 spaces. Taverns 1 for every 4 persons based on occupancy load. 1 space per 50 parking stalls, with a minimum of 2 spaces. Theaters 1 for every 4 fixed seats. If seats are not fixed, 1 per 3 seats, with concurrence of Fire Chief, consistent with maximum allowed occupancy 1 space per 100 seats, with a minimum of 2 spaces. Warehousing 1 for every 2,000 square feet of usable floor area 1 space per 50 parking stalls, with a minimum _ of 2 spaces. W \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit C.doc 3 • - 5'} 8 128 ST SE T • Zoning Designations LDR -Low Density Residential MDR - Medium Density Residential HDR -High Density Residential O -Office MUO -Mixed Use Office NCC- Neighborhood Commercial Center RC- Regional Commercial C /LI- Commercial /Light Industrial •••••• Tukwila City Limits Commercial Redevelopment Areas Dimensions are approximate LJ S 1L._. 50 ST 1111 = -1� 81333 =itiiil111 .1111111: 111?1l�uC auuull► IL k0:11111 1 /1111111111► ¶ 1111 G_nr. • 8 140 ST 180' N! 210' 3 14 9 128' 235''1 ini oi L_ _ -1 L 400' 01 I� no. s.10.1011 Pin mi C1.- Vern '111111= 1t1.11= Nemo 3 146 3 8 148 ST m111111111 8 150 ST 315133 /1 30308T 0 M 312' * � *! '126.105' *If used for commercial purposes must be assembled 39 ST with lot to north 40 37 ST 146 ST 148 ST irk+ o' 160.! 96' .0 ;o 195' No Scale 10/98 206' 187' At least 100' of the development parcels perimeter must front on Tukwila International Blvd Exhibit D Commercial Redevelopment Areas in the Tukwila International Boulevard Corridor Figure 18 -9 K-l- :7%1 Commercial Redevelopment Areas Urban Renewal Overlay District Tukwila International Blvd Urban Renewal Overlay District Figure 18-15 Exhibit E • • SUMMARY OF Ordinance No. 2257 City of Tukwila, Washington On October 19, 2009 the City Council of the City of Tukwila, Washington, adopted Ordinance No. 2257, the main points of which are summarized by its title as follows: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING VARIOUS ORDINANCES, AS CODIFIED AT VARIOUS CHAPTERS OF TUKWILA MUNICIPAL CODE TITLE 18 "ZONING CODE," RELATED TO THE NEW URBAN RENEWAL OVERLAY DISTRICT; ADOPTING A NEW SECTION AND FIGURE 18 -15, AS CODIFIED AT TUKWILA MUNICIPAL CODE CHAPTER 18.43, "URBAN RENEWAL OVERLAY DISTRICT "; AMENDING THE OFFICIAL ZONING MAP TO ADD THE "URBAN RENEWAL OVERLAY DISTRICT "; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. The full text of this ordinance will be mailed upon request. Approved by the City Council at a Regular Meeting thereof on October 19, 2009. Christy O'Flaherty, .CMC, City Clerk Published Seattle Times: October , 2009. 41 • STATE OF 'WASHINGTON DEPARTMENT OF COMMERCE 128 - 10 Avztt:le SW • PO Box 42525 • Olympia. WAshin jrort 98504 -2525 • (360) 725.4000 October 20, 2009 Rebecca Fox Senior Planner City of Tukwila 6200 Southcenter Boulevard Tukwila, Washington 98188 Dear Ms. Fox: Thank you for sending the Washington State Department of Commerce (Commerce) the following materials as required under RCW 36.70A.106. Please keep this letter as documentation that you have met this procedural requirement. City of Tukwila - Adopted Ordinance 2254 regarding the Comprehensive Plan, and Ordinance 2255 regarding Zoning. These materials were received on October 20, 2009 and processed with the Material ID # 15030. City of Tukwila - Adopted Ordinance 2256 - Comprehensive Plan and Ordinance 2257 (Zoning) for Urban Renewal Overlay District. These materials were received on October 20, 2009 and processed with the Material ID # 15031. We have forwarded a copy of this notice to other state agencies. If this submitted material is an adopted amendment, then please keep this letter as documentation that you have met the procedural requirement under RCW 36.70A.106. If you have submitted this material as a draft amendment, then final adoption may occur no earlier than sixth days following the date of receipt by Commerce. Please remember to submit the final adopted amendment to Commerce within ten days of adoption. If you have any questions, please call me at 360.725.3063. Sincerely, eri dirt ig if* Sam Wentz GIS Coordinator Growth Management Services • • INFORMATIONAL MEMORANDUM To: Mayor Haggerton Community Affairs and Parks Committee From: Jack Pace, Department of Community Development Subj: Annual Comprehensive Plan Amendments Date: September 8, 2009 ISSUE The Washington Growth Management Act allows a jurisdiction's Comprehensive Plan to be amended once each year, except in case of emergency. This memo will provide information on the Planning Commission's recommendations for two Comprehensive Plan amendments under review this year and their accompanying Zoning Code amendments. It requests that the amendments are forwarded to the City Council for a briefing, public hearing and action. BACKGROUND The City Council held a public meeting in May, 2009, and forwarded the Comprehensive Plan amendments to the Planning Commission for review and recommendation. After holding hearings on July 23 and August 27, 2009, the Planning Commission made recommendations, and is forwarding the issues to the City Council for a public hearing and final action. (Attachments A & B) After taking comments from the public at a hearing, the Council may: • Adopt a proposed amendment by ordinance; • Adopt a modified version of a proposed amendment by ordinance; or • Reject the amendment. Consideration of a site - specific amendment is a quasi-judicial decision. Consideration of a policy amendment and area -wide zoning code changes is a legislative decision. DISCUSSION Osterly Park Townhomes -- Redesignate property from Medium Density Residential (MDR) to High Density Residential (HDR) • File #L08- 077 — Comprehensive Plan Amendment • File #L09 -002 -- Rezone The applicant, Mike Overbeck, is requesting to redesignate one parcel from Medium Density Residential (MDR) to High Density Residential (HDR) at 3421 S. 144th. (Attachment C) The .25 acre property had been the subject of a long -term code enforcement action, and is the site of a former meth house that was demolished earlier in 2009. RF 1 09/10/2009 1-I: \COMP PLAN 2008 - 2009 \Council.Review.9.09 \CAP-- 9.14.09.INFORMATIONAL MEMORANDUM.doc • • The proposed Comprehensive Plan amendment/Rezone area is part of a multi - parcel proposal for a townhome project which will be developed in phases, and is now under staff review. The rezone would allow the property to be developed with two additional units, a more efficient site plan, and better access. The new HDR designation is appropriate for the property under any development scenario, as the block is almost entirely zoned HDR already, and is developed in large apartment buildings. The site is on a bus route, with Cascade View Community Park is within one block. Amenities including shopping, schools, library and swimming pool are nearby. Planning Commission Recommendation (L08 -077): • Adopt findings and conclusions to amend the Comprehensive Plan Land Use Map from Medium Density Residential (MDR) to High Density Residential (HDR) at S. 3421 S. 144th (Tax #00040000088) Planning Commission Recommendation (L09 -002): • Adopt findings and conclusions, and amend the Zoning Map from Medium Density Residential (MDR) to High Density Residential (HDR) at S. 3421 S. 144th (Tax #00040000088) Urban Renewal Overlay District • File #L08- 081 — Comprehensive Plan Amendment • File# L08-082—Zoning Code Amendment The City of Tukwila's Economic Development Administrator Derek Speck has proposed a new Comprehensive Plan policy, and supplemental development standards in the Zoning Code and map to create and implement an Urban Renewal Overlay District for commercial, commercial redevelopment and multifamily zoned properties within the Urban Renewal Area in the vicinity of Tukwila International Boulevard. The Urban Renewal Area was originally designated in the Tukwila International Boulevard Plan— Revitalization and Urban Renewal (January, 2000). The proposed Urban Renewal Overlay District is an area that has been the focus of long -time planning efforts and public improvements. It generally lies between S. 140th Street, 37th Avenue South, S. 146th Street and 42nd Avenue S., and includes the future Tukwila Village site. (Attachment D) The intent of the Urban Renewal Overlay District is to encourage a compact, transit- oriented development pattern with neighborhood- oriented services, redevelopment of distressed property, and more lively and pedestrian- friendly site design. Supplemental development regulations and criteria are intended to address deficiencies in existing zoning, stimulate redevelopment and provide desired amenities. While market and site conditions will continue to be major factors in determining the pace and extent of redevelopment in the neighborhood, this proposal is intended to help the community achieve its vision for a mixed -use center and strengthened commercial district. The proposed Urban Renewal Overlay District leaves the underlying zoning in place, but provides alternative development standards that may be applied to developments within the District upon the property owner's request, and if certain qualifying criteria are met. Criteria include such conditions RF 2 09/10/2009 H: \COMP PLAN 2008 - 2009 \Council. Review. 9.09 \CAP-- 9.14.09.1NFORMATIONAL MEMORANDUM.doc as requiring that at least 100' feet of the site's perimeter front on Tukwila International Boulevard, providing pedestrian amenities, and significant covered parking for residential units. Certain concepts for the zoning changes, such as greater maximum building height and reduced parking requirements, were proposed by developers interested in the future Tukwila Village center project. However, supplemental development regulations and requirements are intended to encourage the type of development that is desired for the entire area, and would apply equally to any future development and redevelopment in the Urban Renewal Overlay District, provided they are requested by the developer and the criteria are met. The proposed Urban Renewal Overlay District zoning regulations tend to focus development along Tukwila International Boulevard by requiring at least 100' of frontage along the street. Street interest and liveliness are encouraged by requiring that the ground floor along TIB include active uses, which can be a combination of activities and architectural features intended to enhance the streetscape. Development must provide pedestrian features such as wide sidewalks, street furniture, etc. Significant covered parking for residences is also required, as are secure bicycle and car -share parking. These features will make it easier for people to walk, use bicycles, or car share. The Planning Commission's recommendations take into account several topics of special interest. Building setbacks near single - family homes: The Planning Commission expressed concern over the potential visual impact of a row of tall buildings in the vicinity of single - family homes. The Planning Commission recommendation addresses this concern by requiring a one or two story building tier on development located adjacent to or across the street from single - family dwellings that are outside of the Urban Renewal Overlay. Tiers would start at 10' from the property line, with the remainder of the building height set back 30'. (Attachment E) This would apply whether the building's front, second front or side faced the single - family dwelling. Requiring only one tier that is one or two stories in height maintains the same scale as nearby housing. Some design flexibility, and systems economies are retained for the building, while loss of developable space is limited. Limiting the tier's setback to ten feet from the property line provides interest along the street, and begins to establish a somewhat more urban feel, as is desired by the community. Setting the tallest part of the building back from the street provides additional visual break for nearby single - family residences, in addition to the separation that is already achieved with the width the right -of -way, and existing single - family home setbacks. Residential Units —Size and Type The Planning Commission had extended discussion over balancing the importance to a healthy neighborhood of having a mix of residential unit types and sizes with no single dwelling unit type predominating, and a future developer's economic need to allow market conditions to determine the specific mix of unit types and sizes that are constructed. It was recognized that market forces generally determine the mix of residential units in a development, and that unit mix is not regulated elsewhere in City codes. The Planning Commissioners were especially interested that studio units not predominate in any development, that they should be of high quality construction and of adequate size to attract good tenants and not preclude the option of eventual conversion to ownership. The Planning Commission recommendation addresses this concern by limiting the number of studio units, and by setting both a minimum size for individual units and minimum average size for all units in a development. The RF 3 09/10/2009 H: \COMP PLAN 2008- 2009 \Council. Review. 9.09 \CAP-- 9.14.09.INFORMATIONAL MEMORANDUM.doc recommendation requires that no more than 40% of the residential units could be studio units, and the average size unit is at least 500 s.f. or greater, with no individual unit smaller than 450 s.f. Planning Commission Recommendation (Comprehensive Plan Amendment —L08 -081): 1.Amend the Comprehensive Plan to add proposed Policy 8.2.22, establishing an Urban Renewal Overlay District as follows: Policy 8.2.22 Establish an overlay district in the designated urban renewal area, generally between S. 140`", 42nd Avenue South, S. 146'" Street and 37`" Avenue South, that may allow increased building heights, reduced residential parking requirements, and other alternative development standards, subject to specific criteria, in order to encourage well - designed, compact, transit - oriented and pedestrian friendly redevelopment to activate the community along Tukwila International Boulevard." 2. Amend the Comprehensive Land Use Map to show the Urban Renewal Overlay District.(Attachment F) Planning Commission Recommendation (Zoning Code Amendments —L08 -081): 1) Amend the Zoning map to add the "Urban Renewal Overlay District" (Attachment F) 2) Amend the Zoning Code to add Figure 18 -15 "Urban Renewal Overlay District" (Attachment G) 3) Amend the Zoning Code Chapter 18.50 — Supplemental Standards to add TMC 18.50.170 establishing the Urban Renewal Overlay District with supplemental development regulations and criteria as follows: Urban Renewal Overlay District Chapter 18.50.170 18.50. 170. Urban Renewal Overlay District A. Purpose. The Urban Renewal Overlay District is established to implement the adopted Tukwila International Boulevard Revitalization and Urban Renewal Plan. The intent is to promote community redevelopment, and revitalization and to encourage investment that supports well- designed, compact, transit - oriented and pedestrian- friendly residential and business activity to activate the community along Tukwila International Boulevard. B. Application of Regulations. Property located within the Urban Renewal Overlay District is identified on the official land use maps, including the Comprehensive Plan Map and the Zoning Map, as well as in TMC 18, Figure 18.15, and is subject both to its zone classification regulations and to additional requirements imposed for the overlay district. In any case where the provisions of the overlay district conflict with the provisions of the underlying zone, the overlay district provisions shall apply. C. Standards and Criteria 1) The Urban Renewal Overlay District's proposed supplemental development standards are as follows: RF 4 09/10/2009 H: \COMP PLAN 2008 - 2009 \Council. Review. 9.09 \CAP-- 9.14.09.INFORMATIONAL MEMORANDUM.doc a) Allow building heights up to 65 feet in the Urban Renewal Overlay District. The existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080, with the exception that: 1) development adjacent to or across the street from single - family dwellings in Low Density Residential zones lying outside of the Urban Renewal District shall be set back 10' from the property line with a required building tier of either one or two stories in height; and 2) floors three and above shall be set back 30' from the property line. This shall apply whether the front, second front, side or rear yard faces or is adjacent to the single - family dwelling. b) Allow multi - family parking standards to be one parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. c) Allow the maximum number of dwelling units to be determined by the building envelope as in the NCC zone, rather than a numeric density. Allow the developer to determine the unit mix with the limitation that studio units contain an average size of at least 500 square feet of interior floor space with no units smaller than 450 square feet and allow not more than 40% of the dwelling units to be studios. d) Allow live /work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live /work space is built to commercial building code standards with a typical retail store front appearance. e) Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial. 2) The Urban Renewal Overlay District's proposed development standards would apply if the owner /developer requests, and if all the following criteria are met: a) At least 100 feet of the development parcel's perimeter fronts on Tukwila International Boulevard. b) At least 75% of required residential parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. c) The ground floor along Tukwila International Boulevard must contain active uses except for the width of the garage access (when site conditions allow). Active uses comprise uses such as retail, restaurant, office, live -work or other uses of a similar nature that encourage pedestrian activity, and feature a combination of design and amenities to create a sense in interest with features such as doors, windows, clear glass display windows, wide sidewalks, etc. d) The property owner /manager shall prepare a Transportation Management Plan that encourages alternatives to automobile use, and that provides each residential and commercial tenant with materials that may range from offering information about transit and bicycle options to providing transit tickets and passes. RF 5 09/10/2009 H: \COMP PLAN 2008 - 2009 \Council.Review.9.09 \CAP-- 9.14.09.INFORMATIONAL MEMORANDUM.doc e) Residential development shall provide opportunities for tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 to 200 residential spaces on site. An additional space shall be provided for developments with over 200 parking spaces. All car share spaces are in addition to required residential parking. If car sharing programs are not available when the building is constructed, an equivalent number of guest parking spaces shall be provided. These shall be converted to dedicated car - sharing spaces when the program becomes available. f) Development must provide amenities such as some of the following to enable a high quality pedestrian experience, including retail windows, pedestrian scale design along sidewalks, wide sidewalks, pedestrian access through site, benches, art, landscaping and lighting, quality of materials, street furniture, etc. g) One secure, covered, ground -level bicycle parking space shall be provided for every four residential units in a mixed -use or multi - family development. RECOMMENDATION The Council is being asked to approve the Comprehensive Plan and Zoning Map and Code amendments, and hold a public meeting on this item at the October 12, 2009 Committee of the Whole meeting, and to discuss it and take action at the October 19, 2009 Regular Meeting. Attachments: A. Planning Commission Minutes (7/23/09) B. Draft Planning Commission Minutes (8/27/09) C. Osterly Park —MDR to HDR Map D. Urban Renewal Overlay Map E. Setback Graphic F. Comprehensive Plan Map /Zoning Map G. Figure 18.15 RF 6 09/10/2009 H: \COMP PLAN 2008 - 2009 \Council. Review. 9.09 \CAP-- 9.14.09.INFORMATIONAL MEMORANDUM.doc tv • • City of Tukwila Department of Community Development Jim Haggerton, Mayor Jack Pace, Director Urban Renewal Area Overla District What is the Urban Renewal Overla District? Comprehensive Plan and Zoning Code amendments are proposed to create an overlay district for commercial redevelopment area and multi - family zoned properties within the Urban Renewal Area arcing Tukwila International Boulevard. The Urban Renewal Area was designated in the "Tukwila long Boulevard Plan" (January, 2000) as part of the redevelopment planning process. International _Whv was it proposed? The intent of the proposed overlay district is to encourage the redevelopment of of Tukwila International Boulevard with a compact, transit- oriented development pattern d g incl din the vicinity neighborhood services, and pedestrian - friendly improvements with high quality materials and design. proposed Urban Renewal Overlay District includes the Tukwila Village project site. The Tukwila Villa ee developer proposed concepts that require some changes to existing development regulations and these g reflected in the proposed amendment. The changes, howeveare r, would apply to the entire Urban Renewal Overlay District area. PROPOSED COMPREHENSIVE PLAN POLICY: Policy 8.2.22 Establish an overlay district in the designated urban renewal area, generally between 42nd Avenue South, S. 146th Street and 37th Avenue South, that may allow increased building n heights, 140`d residential parking requirements, and other alternative development standards, subject to specific cific crire criteria, in order to encourage well- designed, compact, transit- oriented and pedestrian- friendly redevelopment to terra, to the community along Tukwila International Boulevard." p o activate PROPOSED REZONE /ZONING CODE AMENDMENT: Development Standards (1) Allow building heights up to 65 feet in the Urban Renewal Overlay District. The existin Nei hbo Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080. g g rhood (2) Allow multi - family parking standards to be one parking space per each dwelling unit that one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit ntains up to (3) Allow the maximum number of dwelling units to be determined by the building envelope eliminating a specific limit on the number of residential dwelling units. Additionally, require thus q is to Initials Page 1 of 3 H: \COMP PLAN 2008- 2009 \Public Involvement \5.12.09-- TIBAC- Letterhead.doc 6300 So itheBni r . 05/12/2009 �1 • contain at least 500 square feet of interior floor space and allow no more than 50% of the dwelling units to be studios. the ground floor TO 'reet the NCC requirement for ground floor retail or office (4) Allow if the live/work space th g g e retail store ' he live /work space is built to comr:: .. building code standards with a typical space if t front appearance. (5) Allow ground floor residential uses in the NCC zone in buildings or portions buildings that do not front on an arterial. ualification Criteria ct's proposed development standards would apply if the owner /developer The Urban Renewal Overlay Dlcriteria are met: requests, and if all the following f the development's perimeter fronts on Tukwila International Boulevard (1) At least 100 feet o or podium)• is provided in an enclosed structure (garage (2) At structure 75% of required c screened from view from public rights of way. The structure mus (3) The ground floor along Tukwila International Boulevard must be active uses except for thz width o :.. ae garage access. (4) Residential and commercial tenant leases must prohibit parking on neighborhood streets. (5) Residential developm ent must encourage tenants to use a car sharing program and make one space e to a car sharing program (if available) for every 50 spaces on site. available at no charg retail windows, de amenities to enable a high quality pedestrian experience (6) Development must p rovisidewalks, wide sidewalks, pedestrian access through site, benches, art, pedestrian scale design al on g landscaping and lighting, quality of materials, etc.) 05/12!2009 • Tukwila Village Project Zoning Lines Commercial Redevelopment Areas Proposed Commercial Redevelopment Area ®IlAI ®l ®0 Ell L08 -081 Comprehensive Plan Amendment- Urban Renewal Overlay District L08-082 Rezone /Overlay District -Urban Renewal Overlay District n ®m ® Proposed Urban Renewal Overlay District Attachment H Cizy f Tukwila • Department of Community Development To: Planning Commission From: Rebecca Fox, DCD Subj: L08- 082 —Urban Renewal Overlay District— Supplemental Information Memo for August 27, 2009 Meeting Date: August 20, 2009 Jim Haggerton, Mayor Jack Pace, Director This memo supplements the staff report provided for the July 23, 2009 hearing, and reviews the proposed the supplemental development standards and criteria. It addresses several issues raised during the hearing, and in subsequent messages to staff, especially setbacks near Low Density Residential, and studio unit size and percentage. A matrix provides responses to Planning Commission queries received since the hearing. (Attachment A) Urban Overlay District Proposed Standards and Criteria The following reviews the Urban Renewal Overlay District's proposed supplemental development standards in the order that they were proposed in the staff report of July 23, 2009. Staff provides the original recommendation, discussion, and revised recommendation for each element. 1. Building Height Limits and Setbacks Original Staff Recommendation: a) Allow building heights up to 65 feet in the Urban Renewal Overlay District. The existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080; Discussion: In the July 27 hearing, Planning Commission members expressed special concern over the visual impact of a "wall" of tall buildings adjacent to or across the street from single - family residences. Several proposals were advanced to address this prospect, and to provide additional protection for single- family neighborhoods. Staff has prepared three options, each with 30' maximum setbacks rather than the 20' maximum that was originally proposed. Rather than utilizing the NCC setback ratio of 1:5 feet of building height to every 1 foot of building setback, each option sets numeric standards for setbacks. The 20' setbacks within 50' of Medium Density Residential (MDR) and High Density Residential remain unchanged, but are expressed in terms of feet, rather than by a ratio. As stated in the original staff report, supplemental development standards (65' buildings, reduced parking) would be allowed only if certain criteria were met by the development including 100' of frontage on Tukwila International Boulevard (TIB). The requirement 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washinp� ton 98188 • Phone: 206 - 431 -3670 b844.0 06- 431 -3665 H: \COMP PLAN 2008 - 2009 \L08 -081& 82-- T.O.D. Overlay .Tuk.Intl.Blvd \PCurban.renewal .8.09 \PC.Staff.Rept-- 8.20.09.doc • • for frontage along TIB will tend to limit the use of the overlay provisions to the first and second tier of lots adjacent to the street. Only where there are large parcels or areas of contiguous ownership are we likely to see redevelopment reaching the overlay boundaries. (Attachment B) Each of these proposals would provide additional separation between newly developed buildings and the LDR zones, whether adjacent to or across the street. Rights -of way at the perimeter of the Overlay District across from LDR range from minimum of 30' in width along S. 140th to a maximum of approximately 80' along portions of 42nd Avenue S. In the case of substandard streets, developers would be required to dedicate rights of way when properties develop. When the new setbacks are combined with the single - family home setback, and right -of -way, there would be at least 60' between a single family property line and new development. The original code language specified a 20' setback within 50' of the LDR zone. This has been modified to remove the 50' distance requirement, and instead specify that the setbacks apply if any portion of the yard is "adjacent to, or across the street from LDR zoning that is outside the Urban Renewal Overlay District and that contains a single - family dwelling. This phrase was added to further focus added protection on single family dwellings. Option 1 This option is based on the system of tiered setbacks that is currently established in the Office zone (TMC 18.18.080). (Attachment D -1) However instead of minimum setbacks, these distances would become "build -to" lines near LDR. It proposes achieving separation from the LDR zones by requiring tiered building setbacks at specific points with 30' maximum setback if any portion of the yard is across the street from or adjacent to LDR zoning that is outside the Overlay District, and is developed with a single - family dwelling. See chart (Attachment C) and graphic (Attachment D). The proposal would require that any individual sides of buildings that faced LDR zones would be tiered back at set intervals for specific floors (i.e. 10' setback for the first floor, 20' setback for the second floor, and 30' setback for the third floor.) There would be no difference in setback requirements whether the front, second front, side or rear yard was adjacent to LDR. Setbacks would be attained by tiering the structure at specific floors up to the third floor at 30'. There would be no additional setback for floors four through six. Pro: The tiered building setbacks help to further buffer residential areas from impacts of proposed development. Requirements for tiered buildings afford additional visual separation between potential buildings and existing LDR zones. Bringing the building tier closer to the street provides a presence for pedestrian interest, and is in scale with residential development. The option provides certainty by prescribing a specific tiered style of building, with fixed setback distances for individual floors. RF 08/20/2009 H:ICOMP PLAN 2008- 20091L08 -085& 82-- T.O.D. Overlay.Tuk. Intl .Blvd\PCurban.renewal.8.091PC .Staff.-- .page2-- .8.20.09.doc • • Con: Requiring specific building tiers /upper floor setbacks limits flexibility for building design and site planning options. Requiring building tiers at specific points will increase building costs and system complexity, and will be a detriment to maximizing rentable space. (Attachment E, Tarragon Development) Requiring two tiers is unduly restrictive since the Tukwila International Boulevard Design Manual already provides design criteria meant to reduce the apparent scale of large commercial buildings located adjacent to residential districts. Increased setbacks reduce developable land, and economic incentives for development. This may be an impediment to the City's reaching its redevelopment goals. Larger setbacks tend to maintain the more suburban feel, and lessen the desired compact center urban look and feel that is the goal in the Urban Renewal Overlay District. Option 2: This alternative extends the maximum setback to 30' in the vicinity of LDR. Rather than relying on the 1:5 to 1 ratio set out in the Neighborhood Commercial Center (NCC) zone, this option sets out minimum setbacks of 10', 20' feet for the first and second floors. The maximum setback for the third floor and higher is 30'. These standards apply equally for all sides, including the front, second front, sides and rear. Depending on the building design and site plan, this could be accomplished either through tiering the building at individual floors, by using a combination of tiers and setbacks, or by setting the entire building back up to a maximum of 30'. This flexibility is similar to what is allowed under current NCC zoning. See chart (Attachment C) and graphic (Attachment F) It is noted that these standards apply if any portion of the yard is across the street from or adjacent to LDR zoning that is outside the Overlay District, and is developed with a single - family dwelling. Setbacks for buildings within 50' of MDR or HDR would retain the 20' maximum setback in the NCC zone. Pro: This option could offer greatest flexibility to encourage future redevelopment, while affording protection to single - family residences. It allows developers and architects the ability to meet setbacks either by placing the entire building back, by providing one or two tiers and setting back the remainder of the floors, or by building a combination of tiers and setbacks to meet the desired uses. The flexibility provides somewhat of a transition between suburban and more urban-style development in proximity to single - family homes. Depending on the style of building and the site plan, a tiered building could sit within 10' of the property line for pedestrian interest, or a building without tiers could be set back 30' for a more open feeling. Con: This option could possibly result in a series of tall buildings set back the maximum distance across from LDR. This is unlikely since building designs would come before the Board of Architectural Review for approval. In addition, the Tukwila International Boulevard Design Manual provides guidelines for building design to reduce the apparent scale of buildings located adjacent to residential districts through such features as modulation or distinctive roofline. The possibility of setting the entire building back Rf 3 08/19/2009 H: \COMP PLAN 2008- 2009\L08 -081& 82 -- T.O.D. Overlay.Tuk.Intl.Blvd \PCurban. renewal. 8.09 \PC.Staff.Rept-- 8.20.09.doc • • could allow parking lots being placed in front of buildings, and lessen the compact center feel that is desired for this area. Setting the entire building back would also tend to lessen pedestrian interest. Option 3 Option 3 combines features of options 1 and 2 by requiring one tier -back with a minimum setback of 10' for the first two floors, and a maximum total building setback of 30' for all floors above two floors. Flexibility is provided to decide whether the tier will be one or two floors tall. See chart (Attachment C) and graphic (Attachment G) As with the other options, these standards apply if any portion of the yard is across the street from or adjacent to LDR zoning that is outside the Overlay District, and is developed with a single - family dwelling. Setbacks for buildings within 50' of MDR or HDR would retain the 20' maximum setback in the NCC zone. Pro: The visual impact on residential uses is limited by allowing a one or two story tier, which no greater in height than a single- family home. The greatest bulk and height of the building is set back 30'. Allowing a two -story tier within ten feet of the property line moves Tukwila closer to a more urban feel, as desired. The pedestrian environment is enhanced by the certainty of locating buildings closer to the "build to" line. Requiring only one tier of one or two stories in height limits the negative effects of tieres on building systems. Although a tier is required, greater design flexibility is maintained, by providing the developer the choice to construct either a one- or two -story tier. A two - story tier might be especially suitable for live -work space. Impacts on developable space, and negative impacts on building systems, though present, are lessened. With a required tier, the possibility of a "wall" of buildings is avoided. Con: Requiring a tier imposes limits on developable space and design options. Modulation and visual breaks can be provided adequately without this requirement by utilizing the guidelines developed in the Tukwila International Boulevard Design Manual. Revised Staff Recommendation: Staff recommends Option 3 as this provides a reasonable scale tier to limit the visual impact of a tall structure, yet does not unduly limit developable space. By moving development closer to the street, it increases pedestrian interest and creates a more urban feel. PARKING: Staff original recommendation: b)Allow multi family parking standards to be one parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. Rf 08/20/2009 H:\COMP PLAN 2008 - 2009\.08 -081& 82-- T.O.D. Overlay.Tuk.lntl.Blvd\PCurban. renewal. 8. 091PC.Staff-- page4-- 8.20.09.doc • • Discussion: A simplified approach is proposed to get a general idea of future development levels and parking requirements. Redevelopment in the Urban Renewal Overlay District is expected to take place gradually over a period of many years, primarily in response to market conditions. For the mid -term (approximately 25 years), staff assumes that approximately one -half of the 46 acre Overlay District will redevelop. This is considered optimistic, given the pace of development observed to date along Tukwila International Boulevard. The requirement for frontage along TIB will tend to limit the use of the overlay provisions to the first and second tier of lots adjacent to the street. Only where there are large parcels or areas of contiguous ownership are we likely to see redevelopment reaching the overlay boundaries. If all of those parcels were developed to the same residential density proposed for Tukwila Village (50 units per acre) the estimated number of new units would be 1,150. Other constraints such as Fire code requirements may keep that density from being realized, but in the interests of a conservative estimate we can keep that number. Assuming a unit mix of 25% studio, 50% one bedroom and 25% two bedroom, approximately 1, 300 parking places would be available in the mid -term under revised parking requirements. Planning Commissioners raised concern over the possibility that reducing requirements for providing on -site parking would result in overflow parking on residential streets. A citizen comment was received on this topic. (Attachment H) Parking for the retail or office components of these mixed use buildings would be required in addition to the residential spaces, and could serve as overflow parking for the residents at off -peak times. On- street parking is currently available on 42nd Avenue South, and parts of 37th Avenue South. The City of Tukwila Public Works Department, although amenable to public improvements to provide additional on- street parking, has no current plans or resources for capital improvements and/or purchase of right -of -way. It is unlikely that streets would reconfigure to on -street angled parking in the mid -term unless the improvement were made by individual developers such as has been discussed with Tarragon. Specific parking impacts are not fully known at this point since this new type of development has yet to occur. A Residential Parking Zone could be instituted in several years time, in the event that overflow parking becomes a problem for the neighborhood. At least a portion of the costs of establishing this type of parking monitoring could be borne by building owners. Staff Recommendation: Adopt the proposed parking standard Rf 5 08/19/2009 H: \COMP PLAN 2008 - 2009 \L08 -081& 82 -- T.O.D. Overlay.Tuk.Intl.Blvd\PCurban. renewal .8.09 \PC.Staff.Rept-- 8.20.09.doc • • 3. Unit Mix and Size— Original Staff Recommendation: Allow the maximum number of dwelling units to be determined by the building envelope as in the NCC zone, rather than a numeric density.. Allow the developer to determine the unit mix with the limitation that the units contain at least 500 square feet of interior floor space and allow no more than 50% of the dwelling units to be studios. Discussion: Planning Commissioners requested additional information about the market for studio apartments, as well as the rationale behind staffs recommendation that a limit of 50% of all residential units could be developed as studios. Tarragon staff has provided information regarding studio apartment markets and sizes, including sample floor plans. (Attachment I) It is important to recall that the overall goal in setting a maximum percentage of studio units and minimum unit size is to ensure that the community has a mixture of family - sized units with no unit size predominating. Communities are generally healthier if there is such a mix. Setting a percentage and size limit on studio apartments is intended to protect the community. Currently we do not regulate the mix or size of units in our zoning code. For example, a developer could build a mixed -use project in the NCC zone today with 100% studio units, as long as the building height did not exceed 45', and 2 parking spaces per unit were provided. As each new development is being planned, the developer would do a market analysis to determine the project size and unit mix. Broad demographic factors such as smaller household size, and an aging population indicate that there is some demand today for some new studios in Tukwila Village. This type of housing has not been built in the area, and it is consistent with a denser, more urban -type of development that is sought for this core area. However, it is likely that other significant changes in the market, such as a senior housing developer deciding this is a good location, or a major college locating in the area to draw students, would be required to prompt much more demand for studios. Supportive zoning is not sufficient to spur development. For context, the Tukwila Urban Center provides examples of where supportive zoning has not resulted in new development patterns. Current zoning in the TUC allows an office building to be built to 115 feet. Although parcels that are suitable for office development are available, few new office buildings have been constructed. In addition, Special Building Height Exception Areas in various parts of the city allow structures up to ten stories to be built, but they have not developed. Although plans may encourage it, and the zoning may allow it, new development doesn't happen before there is market demand. Rf 6 08/19/2009 H: \COMP PLAN 2008 - 2009 \L08 -081& 82 -- T.O.D. Overlay.Tuk.Intl.Blvd \PCurban. renewal .8.091PC.Staff.Rept-- 8.20.09.doc • • Although zoning allows a certain type of development to occur, market demand is the primary determinant of whether or not a project will be built. Even if our zoning were to allow a certain percentage of new units to be studios, development would happen at that rate only if there is market demand. Maximum Percentage of Studio Apartments: In its bid for selection as the developer for the Tukwila Village project, the Legacy company prepared a preliminary pro forma, and proposed that 40% or 80 of their proposed 200 units should be studios. This is the only market information that relates specifically to Tukwila and to the Urban Renewal Overlay District. An analysis prepared by Dupre and Scott for the Applicant/Tukwila Village project provides history of approximately 90% of all 20 unit and larger market rate apartment properties built in Seattle since 2000. (Attachment J) Of these units, approximately 25% were studio units. The remainder was split among 45% one bedroom units, and 27% two or three bedroom units. The chart on page one shows the breakdown of units, along with the average sizes. Studio units typically rent for proportionally more than larger units per square foot, and are more profitable. Therefore, future developers desire the flexibility to determine the mix of residential units based on market factors. Establishing a maximum percentage for the number of studios does not mean that the maximum will be reached. The actual mix of units is set by market forces, but the maximum percentage is intended to protect the community. However, since this type of development has not yet occurred in Tukwila, setting an artificially low lid on the percentage of studio units may create difficulties for developers, and lessen interest in developing projects here. Given the historic market study showing approximately 25% studio units for all units constructed, and Legacy's proposal for Tukwila Village showing 40% studio units, staff feels that a limit of 40% studios is appropriate. Revised Staff Recommendation: Staff recommends setting a maximum limit of up to 40% studio units. This provides 60% one - bedroom and two- bedroom units, with no unit type predominating. Studio Unit Size: Discussion: The Dupre and Scott study indicates that the average studio unit size is 519 net rentable square feet. The chart at the top of page 2 shows that approximately 37% of studios are smaller than 500 s.f., while 30.4% are between 500 and 549 s.f. (Attachment J) Rf 7 08/19/2009 H: \COMP PLAN 2008-200U-08-0814k 82 -- T.O.D. Overlav .Tukintl.Rlvd\PCnrhan.renew,I R n9\PC Graff Rent_R 1■ no a., • • Staffs initial recommendation supported studio units with minimum size not smaller than 500 s.f. Tarragon Development Company initially requested minimum units of 400 s.f. , but now supports a minimum square footage of 450 s.f. (Attachment I) At their meeting on August 11, 2009, the Tukwila International Boulevard Action Committee (TIBAC) recommended a compromise alternative whereby the average size of studio units in a development would be not less than 500 s.f. with no unit smaller than 450 s.f. Staff agrees with this approach, as ensures that the community will not have too many small units, and also allows developers market flexibility. Revised Staff Recommendation: Approve the following as shown: Allow the maximum number of dwelling units to be determined by the building envelope as in the NCC zone, rather than a numeric density. Allow the developer to determine the unit mix with the limitation that the units contain elan average si =e of at least 500 square feet of interior floor space with no units smaller than 450 square feet and allow no more than 50 %40% of the dwelling units to be studios. 4. Live/Work Space — Original Staff Recommendation: Allow live/work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live/work space is built to commercial building code standards with a typical retail store front appearance. Staff recommendation: Approve as is 5. Ground Floor Residential Uses — Original Staff 1 Recommendation Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial. Staff recommendation: Approve as is The Urban Renewal Overlay District's proposed development standards would apply if the owner /developer requests, and if all the following criteria are met: 6. Required Frontage on Tukwila International Boulevard — Original Staff Recommendation: At least 100 feet of the development parcel's perimeter fronts on Tukwila International Boulevard Staff recommendation: Approve as is 7. Required Covered Residential Parking- Rf 8 08/19/2009 H: \COMP PLAN 2008- 2009\L08 -081& 82 -- T.O.D. Overlay.Tuk.lnti. Blvd \PCurban.renewal.8.09\PC.Staf Rept-- 8.20.09.doc • • Original Staff Recommendation At least 75% of required parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. Staff recommendation: Approve as is 8. Ground Floor Active Uses Required — Original Staff Recommendation: The ground floor along Tukwila International Boulevard must contain active uses except for the width of the garage access when site conditions allow. Discussion: The Planning Commission requested that staff provide a definition of active uses. The following definition incorporates a combination of both uses and design features as follows: Active uses comprise uses such as retail, restaurant, office, live -work or other uses of a similar nature that encourage pedestrian activity, and feature a combination of design and amenities to create a sense of interest with features such as doors, windows, clear glass display windows, wide sidewalks, etc. Revised Staff Recommendation: Approve the following wording: The ground floor along Tukwila International Boulevard must contain active uses except for the width of the garage access when site conditions allow. Active uses comprise uses such as retail, restaurant, office, live -work or other uses of a similar nature that encourage pedestrian activity. and feature a combination of design and amenities to create a sense of interest with features such as doors. windows. clear glass display windows, wide sidewalks, etc. 9. Transportation Management Plan Required — Original Staff Recommendation: The property owner /manager shall prepare a Transportation Management Plan that encourages alternatives to automobile use, and that provides each residential and commercial tenant with materials that may range from offering information about transit and bicycle options to providing bus tickets and passes. Discussion: The Planning Commission recommended changing "bus" to "transit" to encompass a wider range of transportation options. Revised Staff Recommendation —Staff recommends approving the following wording: The property owner /manager shall prepare a Transportation Management Plan that encourages alternatives to automobile use, and that provides each residential and commercial tenant with materials that may range from offering information about transit and bicycle options to providing btr + -ti unit tickets and passes. Rf 9 08/19/2009 H: \COMP PLAN 2008- 2009 \L08 -081& 82 -- T.O.D. Overlay.Tuk.1ntl.Blvd\PCurban. renewal. 8.09\PC.Staff.Rept-- 8.20.09.doc • • 10. Parking for Car Sharing Program — Original Staff Recommendation Residential development must encourage tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 spaces on site. Discussion: During the hearing, Tarragon suggested using a "green" standard to set the number of car share spaces. In discussion with staff, Tarragon Development suggested providing one carshare space for buildings with between 50 and 200 dwelling units, and an additional space for every additional 200 units as a more attainable goal. Staff agrees with this suggestion, on the condition that the car share space is provided in addition to the required residential parking. In the event that car share programs are not available, the space shall be used as guest parking until a car share program operates in Tukwila. Revised Staff Recommendation —Staff recommends approving the following: Residential development mu t encourageshall provide opportunities for tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 to 200 residential spaces on site. An additional space shall be provided for developments with over 200 parking spaces. Car sharing spaces are in addition to required residential parking. If car sharing programs are not available when the building is constructed, an equivalent number of guest parking spaces shall be provided. These shall be converted to dedicated car share parking spaces when the program becomes available. 11. Require Pedestrian Amenities — Staff Original Proposal Development must provide amenities such as some of the following to enable a high quality pedestrian experience, including retail windows and doors, pedestrian scale design along sidewalks, wide sidewalks, pedestrian access through site, benches, art, landscaping and lighting, quality of materials, etc. Staff Recommendation— Approve as proposed. 12. Bicycle Parking — Original Staff Original Proposal One secure, covered, ground -level bicycle parking space shall be provided for every three residential units in a mixed -use or multi family development. For commercial development, one bicycle parking space shall be provided for every 25 automobile parking stalls. Discussion: In discussion with Tukwila staff, Tarragon staff suggested providing one covered, secure bicycle storage space for every four residential units, rather than every three units, as staff had originally recommended. Staff agrees with this suggestion. Rf 08/20/2009 H: \COMP PLAN 2008- 2009\L08 -081& 82-- T.O.D. Overlay.Tuk.Int].Blvd\PCurban. renewal. 8. 09 \PC.Staff.-- Page10-- 8.20.09.doc • • Additionally, staff suggests revising our initial recommendation to retain the existing commercial bicycle parking standard to provide one space per 50 parking stalls, with a minimum of 2 spaces. This is appropriate since no other commercial parking standards are being revised. Revised Staff Recommendation: Staff recommends approving the following: e) One secure, covered, ground -level bicycle parking space shall be provided for every three four residential units in a mixed -use or multi - family development. For commercial development, one bicycle parking space shall be provided for every 25 automobile parking stalls. Rf 11 08/19/2009 H: \COMP PLAN 2008- 2009\L08 -081 & 82 -- T.O.D. Overlay.Tuk.Intl. Blvd \PCurban. renewal. 8.09\PC.Staff.Rept-- 8.20.09.doc • • ZONING — RECOMMENDATION: Staff recommends the following action in support of the request: 1) Amend the Zoning Code to add Figure 18 -15 "Urban Renewal Overlay District" (Attachment K) 2) Amend the Zoning Code Chapter 18.50 — Supplemental Standards to add TMC 18.50.170 establishing the Urban Renewal Overlay District with supplemental regulations and criteria as follows: Urban Renewal Overlay District Chapter 18.50.170 18.50. 170. Urban Renewal Overlay District A. Purpose. The Urban Renewal Overlay District is established to implement the adopted Tukwila International Boulevard Revitalization and Urban Renewal Plan. The intent is to promote community redevelopment, and revitalization and to encourage investment that supports well - designed, compact, transit - oriented and pedestrian- friendly residential and business activity to activate the community along Tukwila International Boulevard. B. Application of Regulations. Property located within the Urban Renewal Overlay District is identified on the official land use maps, including the Comprehensive Plan Map and the Zoning Map, as well as in TMC 18, Figure 18.15, and is subject both to its zone classification regulations and to additional requirements imposed for the overlay district. In any case where the provisions of the overlay district conflict with the provisions of the underlying zone, the overlay district provisions shall apply. C. Standards and Criteria 1) The Urban Renewal Overlay District's proposed supplemental development standards are as follows: a)Allow building heights up to 65 feet in the Urban Renewal Overlay District. The existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080 as amended by Option 3—(to be put in appropriate format for ordinance); Rf 08/20/2009 FI: \COMP PLAN 2008- 2009\L08 -081& 82-- T.O.D. Overlay. Tuk .Intl.Blvd\PCurban.renewa1.8.09\ Recommendations-- PC.Staff.Rept -- 8.20.09. doe • • b)Allow multi - family parking standards to be one parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. c)Allow the maximum number of dwelling units to be determined by the building envelope as in the NCC zone, rather than a numeric density.. Allow the developer to determine the unit mix with the limitation that the units contain an average size of at least 500 square feet of interior floor space with no units smaller than 450 square feet and allow no more than 40% of the dwelling units to be studios. d)Allow live /work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live /work space is built to commercial building code standards with a typical retail store front appearance. e) Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial. 2) The Urban Renewal Overlay District's proposed development standards would apply if the owner /developer requests, and if all the following criteria are met: a) At least 100 feet of the development parcel's perimeter fronts on Tukwila International Boulevard b) At least 75% of required parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. c) The ground floor along Tukwila International Boulevard must contain active uses except for the width of the garage access when site conditions allow. Active uses comprise uses such as retail, restaurant, office, live -work or other uses of a similar nature that encourage pedestrian activity, and feature a combination of design and amenities to create a sense in interest with features such as doors, windows, clear glass display windows, wide sidewalks, etc. d) The property owner /manager shall prepare a Transportation Management Plan to encourage alternatives to automobile use, and that provides each residential and commercial tenant with materials that may range from offering information about transit and bicycle options to providing transit tickets and passes. e) Residential development shall provide opportunities for tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 to 200 residential spaces on site. An additional space shall be provided for developments with over 200 parking spaces. All car share spaces are in addition to required residential parking. If car sharing programs are not available when the building is constructed, an equivalent Rf 08/20/2009 H: \COMP PLAN 2008- 2009'L08 -081& 82— T.O.D. Overlay. Tuk .Intl.Blvd\PCurban.renewal.8.09\ Recommendations-- PC.Staff.Rept -- 8.20.09.doc • • number of guest parking spaces shall be provided. These shall be converted to dedicated car - sharing spaces when the program becomes available. f) Development must provide amenities such as some of the following to enable a high quality pedestrian experience, including retail windows, pedestrian scale design along sidewalks, wide sidewalks, pedestrian access through site, benches, art, landscaping and lighting, quality of materials, etc. g) One secure, covered, ground -level bicycle parking space shall be provided for every four residential units in a mixed -use or multi - family development. Attachments: A. Matrix with Planning Commission Comments B. Urban Renewal Overlay District Map C. Setback Options Comparison Chart D -1. Office Zone Development Standards D. Option 1 E. Building Systems with Tiered Buildings (Tarragon) F. Option 2 G. Option 3 H. Greg Mozek (citizen comment) I. Tarragon Letter (Ryan Hitt, 8/19/009) J. Dupre & Scott Apartment Analysis (8/14/09) K. Figure 18 -15 Rf 08/20/2009 H:ICOMP PLAN 2008- 20091L08 -081& 82-- T.O.D. Overlay.Tuk. Intl. Blvd\ PCurban .renewal.8.091Recommendations -- PC.Staff.Rept -- 8.20.09.doc Urban Renewal Overlay District—Planning Commission Hearing July 23, 2009 hearing • Issue . _ . (highlighted in underline where possible Comment Date /Source Staff/consultant comment/analysis /options • . PC. Direction (date) Issue Area • # Studio Units- Please clarify the rationale for specifying 50% maximum studio units. Active Uses— Provide definition 7/23/09 hearing— Peterson Staff proposes the following: Active uses comprise uses such as retail, restaurant, office, live -work or other uses of a similar nature that encourage pedestrian activity, and feature some design and amenities to create a sense of interest such as doors, windows, clear glass display windows, wide sidewalks, etc. Affordable Housing— 1) Would more setbacks eliminate opportunities for affordable housing from builidngs? 7/29/09 Lynn Peterson —email Greater setbacks reduce developable area for all uses. Affordable Housing— Even if added building volume not used for affordable housing, wouldn't overall housing costs in the units be lower w /less need for transportation 7/29/09 Lynn Peterson—email Overall development costs would be lower with less parking provided. This may result in lower housing costs, but is a market issue. Likely future for streets across from LDR? Vacation? Widening for parking? 7/31/09 Peterson email No street widening is planned at present. Urban Renewal —Would "carve outs" lessen urban renewal, and contradict the intent of urban renewal? 7/29/09 Lynn Peterson —email There is a fine balance between zoning regulations that protect the community from the negative impacts of development, and zoning that is a disincentive to all development. The City of Tukwila has placed a high priority on and is committed to redevelopment along Tukwila International Boulevard. Potential Impacts of Taller Buildings to LDR -1) Lessen visual impacts of tall buildings on LDR w /new design guidelines (materials, exterior detailing, etc.) 2) Mixed- use development wfin walking distance would benefit LDR residents; 3) New development would increase property values, while no new development would degrade values 7/29/09 Lynn Peterson —email The "Tukwila International Boulevard" Design Manual expresses architectural concepts and design features appropriate to development along TIB. overlay w /approximately 21 acre (approximately 50 %) redevelopment w /in medium term...w /50 units /acre (i.e. density proposed for Tukwila Village), there would be 1, 150 units maximum, including 25% studio, 50 % one - bedroom, 25% two bedroom or more. . Potential Impacts of Taller Buildings to LDR— Mixed -use development w /in walking distance would benefit LDR residents; 7/29/09 —Lynn Peterson—email New residents and businesses will add liveliness and interest to the neighborhood. 575 studio units (1, 150 max. redevelopment (above) @ 50% studios) If 25% of units developed as studio (per Dupre and Scott study) there could be a total of 288 studio units. Potential Impacts of Taller Buildings to LDR— New development would increase property values, while no new development would degrade values 7/29/09 —Lynn Peterson —email New construction will generally raise property values in the area. There is no way to know or estimate this figure. Solar /Alternate Energy impacts to LDR —Tall buildings could negatively impact potential for passive solar (shading) or active solar collection (water collection, wind turbines. What's the likelihood for adjacent LDR to consider alternative energy? What effect could taller buildings have on this potential? 7/29/09 —Lynn Peterson —email This topic is not directly considered in the zoning decision. These concems may be addressed in individual building and site design. There is no way to know or estimate this figure. Issue Area PC comments spreadsheet2.xls Attachment A Studio Unit Size — Please clarify selection criteria for 500 s.f. units? (Concern over ever smaller units...) 7/29/09- -Lynn Peterson - -email Applicant reviewed recent apartment development. Scott and Dupre report indicated that average studio size was 519 s.f. # Studio Units- Please clarify the rationale for specifying 50% maximum studio units. 7/29/09 Chuck Parrish — meeting Applicant reviewed recent development patterns, and developer proposal. Intent of step -back —What is intent of setback — defend out of scale development adjacent to actual LDR property and not public ROW >? 7 /31 /09— Peterson err Current NCC set -backs and tiering increase the distance between buildings and LDR (as well as MDR and HDR) to buffer residential uses, if any portion of the yard is located within 50' of a residential zone. The issue of rights of way is not specifically addressed. Clearly, a road provides addtional separation and protection for the LDR zone. Current street widths across street from LDR? 7 /31 /09— Peterson email See below. Likely future for streets across from LDR? Vacation? Widening for parking? 7/31/09 Peterson email No street widening is planned at present. Stepback intended for LDR as well as multi - family? 7/30/09 Peterson email As codified in the current NCC zoning, building tiering /stepbacks can be used to provide separation between mixed -use development, and residential zones. Maximum Units— Provide an estimate of maximum expected residential buildout for the overlay district 7/31/09 & 8 /6 /09Peterson email & Chuck Parrish meeting w /staff With an optimistic redevelopment scenario, we can assume that a maximum of 1, 150 units will be developed in the mid -term (i.e. within 25 years) Assumptions —a total of 46 acres in the overlay w /approximately 21 acre (approximately 50 %) redevelopment w /in medium term...w /50 units /acre (i.e. density proposed for Tukwila Village), there would be 1, 150 units maximum, including 25% studio, 50 % one - bedroom, 25% two bedroom or more. . Maximum # Studio Units @ 50% maximum—estimate for overlay 7/31/09 Peterson email and Chuck Parrish meeting w /staff 575 studio units (1, 150 max. redevelopment (above) @ 50% studios) If 25% of units developed as studio (per Dupre and Scott study) there could be a total of 288 studio units. Studio dwellers —How many will select this type of housing due to financial need vs. lifestyle preference? 7/31/09 Peterson email There is no way to know or estimate this figure. Studio dwellers —How many will require social services? 7/31/09 Peterson email There is no way to know or estimate this figure. Displacement of existing social service clients --How many users of Tukwila social services are likely to be displaced by new development? 7/31/09 Peterson email There is no way to know or estimate this figure. "No net loss" of "fair share" special needs residents? Is this the expectation for new development within the Overlay District? 7/31/09 Peterson email This issue is not considered as part of a zoning code change. New development is generally considered positive for the community PC comments spreadsheet2.xls Attachment A PC comments spreadsheet2.xls • • Increasing number of "special needs" residents? Assuming a constant percentage of "special needs" residents, would Tukwila be required to accommodate additional special needs residents as additional housing was built? 7/31/09 Peterson email Target # of studios —If Tukwila has a set percentage of low- income /special needs population, what is our target, in order to set the % of allowed studios? 7/31/09 Peterson email Studios are not set aside for low income occupants 26' required spacing between buildings per fire code? 8/03/09 Allan Ekberg email This is a fire code /building code issue, rather than a zoning code topic. The Fire Department is aware of this. It will be fully addressed for each budding and development during project review, and must always be resolved prior to issuance of a building permit. Studio Units— Are studio units equally good candidates for conversion from rental to owner occupied as larger units? 7/29/09 Chuck Parrish — meeting Informal talks w /leasing agents in Seattle indicate that "larger" units may be the best candidates for sale /eventual conversion to owner occupancy. This could include "larger" studio or open one bedroom units. Ownership issues are outside the parameters of zoning decisions. Setbacks— Existing RCM and 0 require specific step-backs--Prepare a proposal that incorporates these features for the Urban Renewal Overlay Allan Ekberg —email Refer to discussion in staff memo, Option A or B. Existing 0 and RCM zones require 10', 20', 30' setbacks for 1st, 2nd, and 3rd floors. Tiers at these intervals would be required up to a maximum 30' setback at the third floor. Option B would require tiers on the first floor only. Streets across from LDR? — Vacation? Widening for parking? Per PW, there is no current plan or funding for street vacation or widening for parking in this area. If funds were available, PW would be amenable to additional on- street parking on some streets. Parking — Maximum envelope volume of buildings constructed if all parcels are assembled under single ownership? Living space? Unit Mix? Maximum Parking under new zoning? Maximum parking provided under current zoning? Peterson, email, 8/6/09. A simplified approach to determining the maximum number of units to be constructed and parking provided —With an optimistic redevelopment scenario, we can assume that a maximum of 1, 150 units will be developed in the mid -term (i.e. within 25 years) Assumptions —a total of 46 acres in the overlay w /approximately 21 acre (approximately 50 %) redevelopment w /in medium term...w /50 units /acre (i.e. density proposed for Tukwila Village), there would be 1, 150 units maximum, including 25% studio, 50 % one - bedroom, 25% two bedroom or more. This would result in approximately 1, 300 parking stalls . Parking == Amount of Parking likely to be available through street upgrades? Peterson, e-mail 8/6/09 Public Works has no immediate plans for street upgrades to purchase right of way, and install additonal on- street parking. Parking— What are the extra costs of additional on- street parking spaces? Installation, maintenance, surface water management? Global warming? Who would bear these costs? Offsets from mitigation fees? Peterson, e-mail 8/6/09 Costs of improvements would be determined at the time of development. Residential Parking Zone —If needed, how would permits be issued fairly? Peterson, e-mail 8/6/09 Several cities have established Residential Parking Zone programs that could be used as a model, if Tukwila desired to institute this type of program in the future. High probability for parking problem? Peterson, email 8/6/09 The reduced parking standard is considered important in developing more concentrated, urban -style development. It was requested by developers who were interested in the Tukwila Village project. It is not exactly known what effect it will have on parking in the neighborhood. Possible mitigation options if problem develops? Peterson, e-mail 8/6/09 1) Residential Parking Zone; 2) Residents share use of commercial parking in off -peak hours; 3) "guest" parking space if auto sharing program is not available; 4) purchase additonal right of way for on -street parking improvements. Staff recommendation for revised requirements if problem develops? Peterson, e-mail 8/6/09 Staff suggests a "wait and see" approach to determine if a problem develops. Requiring a Residential Parking Zone would be a likely requirement. Project Phasing— Is there a specific threshold to allow project phasing? Peterson, email 8/11/09 There is no specific threshold. Project success is the goal. Developers prepare project plans based on market factors. Projects would be evaluated individually, based on individual characteristics. PC comments spreadsheet2.xls • • PC comments spreadsheet2.xls • • • Project Phasing— Given the implied risk of phasing, should it be prohibited in the overlay? Peterson, email 8/11/09 Larger projects are likely to be developed in phases, and the overall project will meet the supplemental development criteria with all phases combined, rather than at individual stages. Zoning requirements, such as parking and frontal improvements, and life /safety requirements would need to be met at each phase of development. In the case of the Tukwila Village project, project phasing would be laid out and addressed in a project master plan that meets code requirements. Project phasing would be part of the development agreement with the City of Tukwila, and phases would be reviewed by the Board of Architectural Review.Building projects in phases is a standard development technique, especially for larger projects, depending on market conditions. It is permitted in the TMC, and could be especially appropriate in an area in which the community desires redevelopment. PC comments spreadsheet2.xls • • • 0o c, i I ■.-v01 0Y- F���1. 07���w'.' -$0p. � 6 A S;j ,aikt.1 Im.u•m■ I■••MI• Tukwila Village Project Zoning Lines Commercial Redevelopment Areas Proposed Commercial Redevelopment Area ®� ®r © Proposed Urban Renewal Overlay District L08 -081 Comprehensive Plan Amendment- Urban Renewal Overlay District L08 -082 Rezone /Overlay District -Urban Renewal Overlay District Wetlands ® Wetland Buffer Attachment B • . H: \COMP PLAN 2008 - 2009 \L08 -081& 82 -- T.O.D. Overlay.Tuk.Intl. Blvd\ PCurban .renewal.8.09 \8.20.09Zoning Proposal Comparisons3.doc.docx COMPARISON OF SETBACK OPTIONS • Line Category Option 1 –Two required tiers Option 2 (Combination of Tiers and /or Setbacks ) Option 3 (One Required Tier) Setbacks to yards, minimum /max: 1 • Front 6 feet (12 feet if located along Tukwila International Blvd. S.) 6 feet (12 feet if located along Tukwila International Blvd. S.) 6 feet (12 feet if located along Tukwila International Blvd. S.) 2 • Front, if any portion of the yard is adjacent to, or across the street from, LDR zoning that is developed with a single- family dwelling and that is outside of the Urban Renewal Overlay District 1st FI -10 ft. Min /Max 2nd FI -20 ft. 3rd FI and higher -30 ft. Note: Buildings over three floors must have at least two tiers. To achieve tiers, setbacks will be both minimum & Maximum 151 FI -10 ft. 2nd FI -20 ft. 3rd FI and higher -30 ft. Note: Setbacks may be met by tiers, whole building setback or a combination of tier and setback 1St FI -10 ft. min /max 2nd FI -10 ft. to 30' 3`d FI and higher -30 ft. Note: Buildings over two floors must have at least one tier.To achieve tiers, setbacks will be both minimum and maximum 3 • Front, if any portion of the yard is within 50 feet of MDR, HDR lst FI -10 ft. 2 "d FI -20 ft. 3rd FI and higher -20 ft. 1st FI -10 ft. 2 "d FI -20 ft. 3rd FI and higher -20 ft. 1st FI -10 ft. 2nd FI -20 ft. 3rd FI and higher -20 ft. 4 • Second front 5 feet 5 feet 5 feet 5 • Second front, if any portion of the yard is adjacent to, or across the street from, LDR zoning that is developed with a single- family dwelling and that is outside of the Urban Renewal Overlay District 1St FI -10 ft. Min /Max 2 "d FI -20 ft 3rd FI and higher -30 ft. Note: Buildings over three floors must have at least two tiers. To achieve tiers, setbacks will be both minimum & Maximum 1st FI -10 ft. 2 "d FI -20 ft. 3rd FI and higher -30 ft. Note: Setbacks may be met by tiers, whole building setback or a combination of tier and setback 1st FI -10 ft. min /max 2nd FI -10 ft.to 30' 3rd FI and higher -30 ft. Note: Buildings over two floors must have at least one tier. To achieve tiers, setbacks will be both minimum & Maximum 6 • Second front, if any portion of the yard is within 50 feet of MDR, HDR 1St FI -10 ft. 2 "d FI -20 ft. 3rd FI and higher -20 ft. 1St FI -10 ft. 2nd FI -20 ft. 3`d FI and higher -20 ft. 1St FI -10 ft. 2nd FI -20 ft. 3rd FI and higher -20 ft. 7 • Sides 10 feet 10 feet 10 feet 8 • Sides, if any portion of the yard is adjacent to, or across the street from, LDR zoning that is developed with a single- family dwelling and that is outside of the Urban Renewal Overlay District lst FI -10 ft. Min /Max 2nd FI -20 ft. 3rd FI and higher -30 ft. Note: Buildings over three floors must have at least two tiers.. To achieve tiers, setbacks will be both minimum & Maximum 1st FI -10 ft. 2nd FI -20 ft. 3rd FI and higher -30 ft. Note: Setbacks may be met by tiers, whole building setback or a combination of tier and setback 1st FI -10 ft. min /max 2nd FI -10 ft. to 30' 3rd FI and higher -30 ft. Note: Buildings over two floors must have at least one tier. To achieve tiers, setbacks will be both minimum and maximum g • Sides, if any portion of the yard is within 50 feet of MDR, HDR 1St FI -10 ft. 2 "d FI -20 ft. 3rd FI and higher -20 ft. 1St FI -10 ft. 2nd FI -20 ft. 3rd FI and higher -20 ft. 1St FI -10 ft. 2nd FI -20 ft. 3rd FI and higher -20 ft. 10 • Rear 10 feet 10 feet 10 feet 11 • Rear, if any portion of the yard is adjacent to, or across the street from, LDR zoning that is developed with a single- family dwelling and that is outside of the Urban Renewal Overlay District 1S1 FI -10 ft (Min /Max 2nd FI -20 ft. to 20') 3rd FI and higher -30 ft. Note: Buildings over three floors must have at least two tiers. To achieve tiers, setbacks will be both minimum & Maximum 1St FI -10 ft. 2nd FI -20 ft. 3rd FI and higher -30 ft. Note: Setbacks may be met by tiers, whole building setback or a combination of tier and setback 1St FI -10 ft. min /max 2nd FI -10 ft. to 30' 3`d FI and higher -30 ft. Note: Buildings over two floors must have at least one tier. To achieve tiers, setbacks will be both minimum and maximum 12 • Rear, if any portion of the yard is within 50 feet of MDR, HDR 1St FI -10 ft. 2 "d FI -20 ft. 3rd FI and higher -20 ft. 1St FI -10 ft. 2nd FI -20 ft. 3rd FI and higher -20 ft. 1St FI -10 ft. 2nd FI -20 ft. 3rd FI and higher -20 ft. 08/19/2009 7:08 PM 8.20.09Zoning Proposal Comparisons3.doc.docx Attachment C TUKWILA MUNICIPAL CODE 18.18.080 Basic Development Standards Development within the Office District shall conform to the following listed and referenced standards: OFFICEMIC DEVELOPMENT STANDARDS Setbacks to yardsu ,r`— • Front �� 25 feet • Second front 1 .51"Eet • Sides 10 feet • Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet • Rear 10 feet • Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet Height, maximum 3 stories or 35 feet Landscape requirements (minimum): See Landscape, Recreation, Recycling /Solid Waste Space requirements chapter for further requirements • Front 15 feet • Second front 12.5 feet • Sides 5 feet • Sides, if any portion of the yard is within 50 feet of LDR, MDR, HDR 10 feet • Rear 5 feet • Rear, if any portion of the yard is within 50 ft of LDR, MDR, HDR 10 feet Off-street parking: • Residential See TMC Chapter 18.56, Off street Parking & Loading Regulations • Accessory dwelling unit See Accessory Use section of this chapter • Office, minimum 3 per 1,000 sq. ft. usable floor area • Retail, minimum 2.5 per 1,000 sq. ft. usable floor area • Other uses See TMC Chapter 18.56, Off-street Parking/Loading Regulations Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC Chapter 8.22, "Noise", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 43.21 C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. (Ord 1976 §35. 2001; Ord. 1872 §2, 1999; Ord. 1758 §llpart), 1995) Attachment D -1 Page 18-40 Chapter 18.20 RESIDENTIAL COMMERCIAL CENTER (RCC) DISTRICT Sections: 18.20.010 18.20.020 18.20.030 18.20.040 18.20.050 18.20.060 18.20.070 18.20.080 Purpose Permitted Uses Accessory Uses Conditional Uses Unclassified Uses On -Site Hazardous Substances Design Review Basic Development Standards 18.20.010 Purpose This district implements the Residential Commercial Center Comprehensive Plan designation which allows a maximum of 14.5 dwelling units per net acre. It is intended to create and maintain pedestrian- friendly commercial areas characterized and scaled to serve a local neighborhood, with a diverse mix of residential, retail, service, office, recreational and community facility uses. (Ord 1758 §l; part). 1995) 18.20.020 Permitted Uses The following uses are permitted outright within the Residential Commercial Center District, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Animal veterinary, including associated temporary indoor boarding; access to an arterial required. 2. Beauty or barber shops. • 3. Bicycle repair shops. 4. Computer software development and similar uses. 5. Day care centers. 6. Dwelling - One detached single- family dwelling per existing lot. 7. Dwelling - Multi- family units above office and retail uses. 8. Fix -it, radio or television repair shops/ rental 9. Greenhouses or nurseries (commercial). 10. Laundries: a. self service; b. dry cleaning; c. tailor, dyeing. 11. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above, including: a. medical; b. dental; c. government; excluding fire and police shops. stations; d. e. f. professional; administrative; business, such as travel, real estate; Printed May 2008 • Option 1 70Ft 60Ft 50Ft 40Ft 30Ft • 20Ft 10Ft Ground Two required tiers with fixed setbacks Attachment D 30ft 20 ft 10'ft i >+ 50' ROW I ! 20' from R Two required tiers with fixed setbacks Attachment D • , /,,,,,,� �,�/ /71_/' /�, - -1 - i i W • • POTENTIALLY 10% - 20% LOST UPPER FLOOR AREA, DEPENDING ON BUILDING SIZE & LAYOUT 1 10' — BUILDING WITH MULTIPLE TIERS 15' 30' ADDITIONAL TIER CAUSES INEFFICIENCIES IN PROPERTY LINE - BUILDING STRUCTURE - RENTABLE SQUARE FOOTAGE - MECHANICAL SYSTEM STACKING - ELECTRICAL SYSTEM STACKING - PLUMBING SYSTEM STACKING T Y - + - W 10' BUILDING WITH SINGLE TIER 0' 15' 30' PROPERTY LINE Attachment E • • Option 2 70Ft 60Ft 50Ft 40Ft 30Ft 20Ft 10Ft Ground Combination of tiers and/or set backs Attachment F R 30 ft i • Option 3 70Ft 60Ft 50Ft 40Ft 30Ft • 20Ft 10Ft Ground One required tier -one floor or two floors Attachment G R 30ft > 10'ft� i 50' ROW : 20' from R One required tier -one floor or two floors Attachment G 1 • Page l of l Rebecca Fox - Fwd: Support King County Animal control / village parking ,._,.�.:..'Zv.�.'i_ From: Derek Speck To: Rebecca Fox Date: 08/03/2009 11:27 AM Subject: Fwd: Support King County Animal control / village parking FYI re: citizen comment about parking impacts of Tukwila Village (I assume he means the proposed rezoning). »> Shelley O'Keefe 07/30/2009 12:02 PM »> Mayor Haggerton asked me to forward this on to you. Shelley O'Keefe Executive Assistant Mayor's Office City of Tukwila 6200 Southcenter Blvd Tukwila, WA 98188 206 - 433 -1850 - p 206 - 433 -7191- fax sokeefe@ci.tukwila.wa.us »> On 07/30/2009 at 11:36 AM, in message < 878253577 .175331248978985223.)avaMail .root @sz0063a.emeryville.ca. mail.comcast.net >, <g.mozek @comcast.net> wrote: Hi Jim This is Greg Mozek 14621 42nd ave. and Carl Ellis of 14620 42nd ave. south. Carls dog passed away here on Wednessay and I helped him take her to King County animal shelter. Officer T. Harris accepted the dog and had her disposed of properly. I would just like to encorage our citys support of King County animal control and their services. On another note. I would also encorage more than enough parking spaces at the Tukwila Village. I am concerned about people parking out on the street here on 42nd ave. south from the village and the parking impact of the new light rail train. I know parking now it's not a problem, but would like to see it not be a problem in the future. Thanks, Greg Mozek Attachment H A TARRAGON August 19, 2009 City of Tukwila Planning Commission c/o Department of Community Development 6300 Southcenter Boulevard Tukwila, WA 98188 RE: City of Tukwila Zoning Amendment Comments At the July 23, 2009 Planning Commission meeting, a number of concerns were discussed related to the proposed Overlay District and Zoning Code Amendment. Many of the issues were brought up by Tarragon and were related to upcoming design work at Tukwila Village. While we appreciate that the Overlay District is an area that extends well beyond the Tukwila Village project site, as with any other member of the public, our comments are primarily directed toward the parcels with which we are involved. It goes without saying that different areas within the overlay may have unique circumstances that require alternate approaches and additional attention. We do feel, however, that our comments are in keeping with the intention of the Overlay District as a whole, and, therefore, could be applied to the full area. We support creation of the overlay district, and, in general, the proposed zoning amendments go a long way in creating a more favorable environment for transit - oriented, pedestrian - friendly development. Increasing the allowable building height to 65' is the most significant amendment and one that hits at the heart of whether or not a project such as Tukwila Village is actually feasible. As discussed during the meeting, the proposed height allows for increased density and higher efficiency in construction costs and site design. We feel the parking count reduction is an appropriate response to a neighborhood that is looking for a more urban style of living in a City that hopes to see this district transform into a safe, attractive boulevard and regional draw. The reduction will both provide for a reasonable number of residential and commercial parking stalls while encouraging the use of mass transit and transportation alternatives. As discussed during the Planning Commission meeting, a certain amount of overlap between residential and commercial parking (i.e. space for guest parking) will also exist to the extent that the uses have varying peak demand times. 1000 Second Ave., Suite 3200 Seattle, WA 98104 206.233.9600 P 206.233.0260 /WW.turrngnr.cam Attachment I 1 El Since the last meeting, Tarragon has been in constant discussion with City Staff, and we have come to agreement on several issues that were previously a concern. It was also determined that several issues were more project specific and that further discussion may be required at a later date but is not warranted at this time. We have discussed the recommended requirements for bike storage and car sharing, and, although we haven't yet had a chance to review the updated report, we are conceptually in support of Staff's currently amended versions of these requirements. We have also discussed, and I believe we are in agreement on, concerns related to project phasing and the definition of 'active uses'. Lastly, as requested, we have worked with the City to develop diagrammatic sections that illustrate the concerns and complexities of requiring multiple, stepped back tiers at upper floor levels of new construction. It is our understanding that these sections are included in Staffs updated report to the Commission. Studio Unit Discussion The remaining issue relates to the discussion of allowable unit mix percentages and minimum studio unit size. Our primary concern with these limitations is that, as evidenced by many apartment buildings in the general market, residents in today's urban settings are more and more likely to consider these smaller units as a viable option. A smaller unit size is often considered a reasonable trade in exchange for the amenities and lifestyle offered by a modern, transit - oriented development. Now that the transit options have increased in Tukwila with light rail opening just down the road, this is of particular importance to new projects within the Overlay District. According to the U.S. Census Bureau, while for the past fifty years, families with children have driven our countries housing industry, married couples with children now only make up around 25% of American households. Today's fastest growing households are made up of young professionals, empty nesters, single parents, couples without children, and senior citizens. These are the exact same people who are often interested in studio units. It is understood that the Commission has concerns about the perceived demographic that studio apartments sometimes attract; however, this perception will likely be offset as the impact of new development and opportunities reach and strengthen the community. We support the previously suggested limit of 50% studio units and would not recommend any significant decrease to this number. Typically, unit mix is not determined by jurisdictional requirements, and there is no specific target that makes any given project succeed or fail. Unit mixes are market driven and are developed in response to varying factors within the community as the project's design is being developed. Owner's often work with their design team to build flexibility into the unit layouts, and, as projects move closer to construction, it is not unheard of for the design to be modified in response to changing market conditions. While it is not necessarily likely that Tarragon would incorporate this full percentage of studios into the development, maintaining the current percentage will allow for flexibility in responding to market demand. • • It is important to note that typical unit mixes for apartment buildings will vary from one area of a City to another. A breakdown of unit mixes within the overall Seattle area has been offered by City Staff as an example for review; however, this chart does not take into consideration the different market conditions that exist within different neighborhoods. Areas with less density will often have a higher percentage of larger unit sizes while, in more urban areas, the mix will include more of the smaller units. Also, as pointed out in the last Commission meeting, it is important to recognize that there is a fundamental difference between apartment buildings and condominiums. The residential components of Tukwila Village that Tarragon has proposed include apartment buildings, and apartments typically have a higher percentage of studio units when compared to condos. Regarding the proposed limit on unit size, we support a minimum square footage of 450sf (rather than 500). The same reasoning from above applies, but we have also included several unit examples as attachments to this letter. These floor plans illustrate how a typical studio unit might be laid out, and they are good examples of the types of studios that could be incorporated into Tukwila Village. It is our understanding that the Tukwila International Boulevard Action Committee also supports the 450sf minimum so long as the average studio size equals 500sf or greater. While our previous recommendation was 400sf, the unit examples provided are within the 450 -500sf range, and we felt that 450 should be suggested as a reasonable alternative. A difference of 50sf may not seem significant, but it plays into the overall performance and success of the development. One point of clarification would be to confirm the approved method for measuring areas. Unit area lines are often drawn with different standards depending on how the area number is to be used. For example, cost calculations may require inclusion of the exterior wall area. In the case of determining a unit's rentable square footage, other standards may be applicable, and we would like to confirm this with the City. Hopefully this additional detail will be helpful to the Commission in furthering the current discussion. Of course, we would be happy to answer any new questions that may come up and continue to offer assistance in working through the issues. We recognize that these changes will be significant for the City of Tukwila and understand the importance of making smart, forward thinking decisions. Tarragon is excited to be a part of the discussion and is looking forward to the positive impacts that will carry through to the development of Tukwila Village. Respectfully, . Ryan Hitt Development Manager Tarragon, LLC • • iii Studio Unit Example `A' The Cobb 447 sf • Studio Unit Example 'B' M Street 475 sf 5 • • Studio Unit Example `C' Avalon Belltown 463 sf Studio 13'o" X 17'6" a 4TTZ Entry Kitchen - -Ref - r 3 ow !0:6 N • • 4300 SW Holly Street, Seattle, Washington 98136 -1711 Patty Dupre Mike Scott Date August 14, 2009 To Derek Speck City of Tukwila From Mike Scott Re Apartment unit mix and sizes tel (206) 935 -3459 e-mail patty@dsaa.com tel (206) 935 -3458 e-mail apts @dsaa.com fax (206) 935 -6763 web site www.dsaa.com DUPRE SCoTT apartment advisors, inc The following is an analysis of 20 -unit and larger market rate apartment properties built in the City of Seattle since the beginning of 2000. Out of the total development universe of 130 properties, our database contains unit mix and unit size information for 116 properties, or 89.2% of the total. The table below shows the unit mix and both the average and median unit sizes for each unit type. For example, one bedroom apartments represented 45.3% of all units built. Their average unit size was 696 net rentable square feet (nrsf), and their median unit size was 694 nrsf. We included the median size because abnormally small or large units can distort the average. This was not the case except for the 3 bedroom two bath units. Unit type Studio 1 BR 2 BR/1 BA 2 BR/2 BA 3 BR/2 BA % of Average Median total units nrsf ;;' nrsf 24.9% 45.3% 5.5% 20.0% 1.1% 519 696 838 1000 1327 520 694 836 980 1225 3 BR/2 BA 2 BR/2 BA 2 BR/1 BA 1 BR Studio Median apartment size Nimmummumin mummilmmmos! 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ' N (`l V tC) (0 N. CO 0) O . N Cr). NRSF The following tables and graphs break down the average /median unit sizes in more detail. Attachment 1 Page 2 of 3 NRSF <400 400 -449 450 -499 500 -549 550 -599 600 -649 >650 Total Studiosi: Units 357 126 471 781 564 206 60 2565 Percent 13.9% 4.9% 18.4% 30.4% 22.0% 8.0% 2.3% 100.0% NRSF <500 500 -549 550 -599 600 -649 650 -699 700 -749 750 -799 800 -849 850+ Total 1 BR Units 80 158 166 819 846 1003 799 405 375 4651 Percent 1.7% 3.4% 3.6% 17.6% 18.2% 21.6% 17.2% 8.7% 8.1% 100.0% NRSF <700 700 -749 750 -799 800 -849 850 -899 900 -949 950 -1000 >1000 Total 2/1 B 20 51 101 97 104 133 32 28 566 Percent 3.5% 9.0% 17.8% 17.1% 18.4% 23.5% 5.7% 4.9% Percent of studio units 35% 30% 25% 20% 15% 10% 5% 0% Studios <400 400 -449 450 -499 500 -549 550 -599 600 -649 >650 Average unit size (nrsf) Percent of 1 BR units 25% 20% 15% 10% 5% 0% One bedroom ■ B <500 500- 550- 600- 650- 700- 750- 800- 850+ 549 599 649 699 749 799 849 Average unit size (nrsf) Percent of 2 BR/1 BA units 25% 20% 15% 10% 5% 0% Two bedroom / one bath <700 700 -749 750 -799 800 -849 850 -899 900 -949 950- >1000 1000 Average unit size (nrsf) Dupre + Scott Apartment Advisors Page 3 of 3 NRSF <800 800 -849 850 -899 900 -949 950 -999 1000 -1049 1050 -1099 1100 -1149 1150 -1199 1200 -1250 >1250 Total Units 10 70 132 302 303 354 111 362 355 46 20 2065 Percent 0.5% 3.4% 6.4% 14.6% 14.7% 17.1% 5.4% 17.5% 17.2% 2.2% 1.0% NRSF 1000 -1049 1050 -1099 1100 -1149 1150 -1199 1200 -1249 1250 -1299 1300 -1349 1350 -1399 1400 -1449 >1750 Total 312 B R Units 9 10 7 11 26 2 8 6 26 12 117 Percent 7.7% 8.5% 6.0% 9.4% 22.2% 1.7% 6.8% 5.1% 22.2% 10.3% Percent of 2 BR/2 BA units 20% 18% 16% 14% 12% 10% 8% 6% 4% 2% 0% Two bedroom / two bath 0 0 CO v 0 0 o 0 OD0 0 uD 0 rn 0 0 0 o 0 o 0 O 0 0 0 0 O 0 o v Average unit size (nrsf) 0 0 o141 CV 0 Dupre + Scott Apartment Advisors GIS Tukwila NC S14 Commercial Redevelopment Areas ®9 ®a ®a l Urban Renewal Overlay District I i t1 14calr11240T Tukwila International Boulevard Urban Renewal Overlay District Figure 18 -15 Attachment K City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director CHAIR, GEORGE MALINA, VICE- CHAIR, BILL ARTHUR; COMMISSIONERS, CHUCK PARRISH, ALLAN EKBERG, MARGARET BRATCHER, LYNN PETERSON AND BROOKE ALFORD Planning Commission Public Hearing Agenda July 23, 2009 - 7:00 PM Tukwila City Hall Council Chambers CALL TO ORDER ATTENDANCE ADOPTION OF MINUTES 5 -28 -09 PLANNING COMMISSION PUBLIC HEARING CASE NUMBER: L08 -077 APPLICANT: Mike Overbeck REQUEST: Comprehensive Plan Amendment - Medium Density Residential (MDR) to High Density Residential (HDR) LOCATION: 3421 S. 144th, Tukwila (Tax #0040000088) CASE NUMBER: L09 -002 APPLICANT: Mike Overbeck REQUEST: Rezone - Medium Density Residential (MDR) to High Density Residential (HDR) LOCATION: 3421 S. 144th, Tukwila (Tax #0040000088 CASE NUMBER: L08 -081 APPLICANT: Derek Speck/City of Tukwila REQUEST: Comprehensive Plan Amendment - Adopt a new policy establishing an "Urban Renewal Overlay District" to encourage compact, pedestrian- friendly, transit- oriented redevelopment LOCATION: Approximately 7 blocks in the vicinity of Tukwila International Boulevard between S. 140th St., 37th Avenue S., S. 146th St., and 42nd Avenue S. CASE NUMBER: L08 -082 APPLICANT: Derek Speck/City of Tukwila REQUEST: Rezone/Zoning Code change - Adopt alternative development standards and criteria for the proposed "Urban Renewal Overlay District" including 65' building height limit, reduced parking requirements, covered parking, H: \PLANCOM\AGENDAS \07- 23- 09.doc CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION The City of Tukwila has received two applications for Comprehensive Plan amendment and Zoning map changes: 1) Mike Overbeck has requested that approximately .25 acres located at 3421 S. 144th (Tax#0040000088) be redesignated from Medium Densi Residential (MDR) to High Density Residential (HDR) 2) The City of Tukwila/Derek Speck has requested that an overlay district with alternative development regulations be created for properties within the Urban Renewal Area and generally located between S. 140th St., 37th Avenue S., S. 146th and 42nd Avenue S. The intent of the overlay district is to encourage compact, pedestrian and transit - friendly redevelopment. Provided qualifying criteria were met, development in the proposed Urban Renewal Overlay District could allow: a) building heights up to 65 ft. in certain areas; b) multi - family parking standards with one space per dwelling unit up to on bedroom; c) the maximum number of dwelling units to be determined by the building en - • •e, rather than setting a specific limit on the number of dwelling units. Environmental review has been prepared, and a Determination of Non - Significance (DNS) was issued on July 6, 2009. Project files include: L08 -077 (Comprehensive Plan Amendment —MDR to HDR); L09 -002 (Rezone — MDR to HDR); L08 -081 (Comp. Plan Amendment —Urban Renewal Overlay); L08 -082 (Urban Renewal Overlay); E08 -006 (Environmental Review /SEPA —Comp Plan Amendments and Rezones) ,FILES AVAILABLE FOR PUBLIC REVIEW • • The project files are available at the City of Tukwila. To view the files, you may request them at the counter at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100. Project Files include: L08 -077, L09 -002, L08 -081, L08 -082, E09 -006 OPPORTUNITY FOR PUBLIC COMMENT PLANNING COMMISSION HEARING ON JULY 23, 2009: You are invited to comment on the project at a public hearing before the Planning Commission, scheduled for July 23, 2009 at 7 p.m. at the Tukwila City Council Chambers, 6200 Southcenter Boulevard, Tukwila, WA . To confirm this date call Rebecca Fox at the Department of Community Development at (206) 431 -3670. Written comments: If you prefer, you may submit written comments for the Planning Commission prior to 5 p.m. on July 23, 2009. Provide comments by postal mail to: Rebecca Fox, Tukwila Dept. of Community Development, 6300 Southcenter Blvd, Tukwila, WA 98188 or via email at rfox @ci.tukwila.wa.us FOR FURTHER INFORMATION on these proposals, contact project Planner Rebecca Fox at (206) 431- 3670 or rfox(aaci.tukwila.wa.us or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Applications Filed: December 23, 2008 (MDR to HDR); December 26, 2009 (Urban Renewal Overlay) Notices of Completeness Issued: March 23, 2009 (MDR to HDR); March 18, 20009 (Urban Renewal Overlay) Notices of Application Issued: March 27, 2009 (MDR to HDR); April 20, 2009 (Urban Renewal Overlay District) C: \ Temp \ XPGrp W ise \ PC -- Hearing Notice7.23.09.DOC ■ x1111 11■IuR /IIEi�37Et11 Legend Tukwila Village Project Area Zoning Lines ® Tukwila City Limits 4dB® Proposed Urban Renewal Overlay District Commercial Redevelopment Areas Proposed Commercial Redevelopment Areas Proposed Medium Density Residential (MDR) to High Density Residential (HDR) Osterly Park Townhome MDR to HDR (L08.077 & L09-002) Urban Renewal Overlay District (L08 -081 & L08-082) Attachment D • • Rebecca Fox - July 23 Planning Commission From: "Pam Carter" To: Date: 07/22/2009 11:44 PM Subject: July 23 Planning Commission Re: L08 -081 and L -08 -082 Dear Planning Commissioners, Page 1 of 1 I would like to suggest a revision to the proposed language for TMC 18.50.170 C. 2. d. as found on page 19 of the Staff Report. I support the intention of the language, but I believe it would be better if it ended " to providing transit tickets and passes." With the change from the word "bus" to "transit ", residents could be offered the new ORCA cards which are not strictly a bus ticket or pass as they can be used for many types of transit including bus and light rail. Pam Carter 4115 S. 139th St. Tukwila, WA 98168 file: / /C:\ temp\ XPGrpWise \4A67A477tuk- mail6300 -po 100134633511 B3B61 \GW } 00001.... 07/23/2009 (07/23/2009) Rebecca Fox - Commi.er Peterson question on L08 -081 & L08-0 Page 1 From: "Peterson, Lynn E" <Iynn.e.peterson @boeing.com> To: "Rebecca Fox" <rfox @ci.tukwila.wa.us> Date: 07/20/2009 9:58 AM Subject: Commissioner Peterson question on L08 -081 & L08 -082 CC: Rebecca, "Derek Speck" <dspeck @ci.tukwila.wa.us >, "Nora Gierloff' <ngierloff @ci.t... During your staff presentation, would you address the selection of the southern boundary of the proposed Urban Renewal District. The report mentions being "transit oriented" of which there are bus routes along TIB, but with the recent opening of the Link light rail station, I was wondering why the boundary wasn't selected to be 154th. That area between 146th and 154th is filled with gas stations and surface parking, which seems to be a waste of light rail station (which itself is placed next to the river of concrete known as 518 with a thin bridge of TIB that takes you to rental car facilities to the south versus housing /mixed use). Do we already have some sort of "transit overlay" around the station and /or expect natural market forces to redevelop that area? It seems like the folks from Seatac gave us a presentation on their plans for their city just west of the Light Rail station (across TIB). Is that influencing the decision to not include the 146th to 154th gap in the proposed district? Lynn w ea* of ,J u;fuiea Dept. Of Community Development AFFIDAVIT OF DISTRIBUTION I, Teri Svedahl HEREBY DECLARE THAT: Project Name: Derek Speck -Comp Plan Amendment & Rezone Notice of Public Hearing Mailing requested by: Rebecca Fox , Determination of Non - Significance Notice of Public Meeting Mitigated Determination of Non - Significance Board of Adjustment Agenda Packet Determination of Significance & Scoping Notice Board of Appeals Agenda Packet Notice of Action Planning Commission Agenda Packet Official Notice Short Subdivision Agenda Notice of Application Shoreline Mgmt Permit Notice of Application for Shoreline Mgmt Permit _ FAX To Seattle Times Classifieds Mail: Gail Muller Classifieds PO Box 70 - Seattle WA 98111 .. Notice of Application Was mailed to each of the addresses listed/attached on this _20 day of _April in the year 2009 P: \USERS \TERIWFFIDAVIT OF DISTRIBUTION.DOC Project Name: Derek Speck -Comp Plan Amendment & Rezone Project Number: L08 -081 & L08 -082 Mailing requested by: Rebecca Fox , Mailer's signature: l' ij ;V /6_,M P: \USERS \TERIWFFIDAVIT OF DISTRIBUTION.DOC i CITrOF.TUKWILA NOTICE .Q!F'..APPLICATION PROJECT INFORMATION Derek Speck/City of Tukwila has filed applications for a Comprehensive Plan amendment and rezone to create an overlay district for properties within the Urban Renewal Area, and generally located between S. 140th St., 37th Avenue S., S. 146th and 42nd Avenue S. The intent of the overlay district is to encourage a compact, transit - oriented development pattern with neighborhood- oriented services, redevelopment of distressed property, and more pedestrian - friendly site design. The proposed overlay would leave existing zoning in place, and would provide some alternative development standards that could be applied to developments within the district upon the property owner's request, and if certain qualifying criteria were met. Provided qualifying criteria were met, the primary proposed alternative development standards would: 1) Allow building heights up to 65 feet in certain areas; 2) allow multi- family parking standards to be one parking space per dwelling unit for units that contain up to one bedroom plus 0.5 spaces for each additional bedroom; 3) allow the maximum number of dwelling units to be determined by the building envelope, rather than setting a specific limit on the number of residential dwelling units; and, 4) allow live /work space on the ground floor in Neighborhood Commercial Center to meet the requirement to ground floor retail or office. Projects applied for include: L08- 081(Comprehensive Plan Amendment); L08 -082 (Rezone) Other known required permits include: SEPA/Environmental review FILES AVAILABLE FOR PUBLIC REVIEW The application is available for review at the City of Tukwila, Department of Community Development (DCD), located at 6300 Southcenter Blvd #100, Tukwila, WA 98188. Project Files include: L08- 081(Comprehensive Plan amendment — Transit - Oriented Development) and L08 -082 (Rezone— Transit - Oriented Development) OPPORTUNITY FOR PUBLIC COMMENT Your written comments on the project are requested. Written comments must be delivered to DCD at the address above or postmarked within 21 days of this notice, by 5:00 P.M. on May 12, 2009. Opportunity for additional oral and written public comments will be provided at a public meeting before the Tukwila City Council on May 18, 2009 at 7 p.m. at Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, WA. After this meeting, the City Council will decide whether to forward the request to the Planning Commission for further review. APPEALS You may request a copy of any decision, information on hearings, and your appeal rights by calling DCD at (206) 431 -3670. The decision on the Rezone and Comprehensive Plan Amendment may be appealed to the Superior Court For further information For information on the Rezone and Comprehensive Plan Amendment applications, you may contact project planner Rebecca Fox at (206) 431- 3683 or rfoxci.tukwila.wa.us, or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Application Filed: December 26, 2008 Notice of Completeness Issued: March 18, 2009 Notice of Application Issued: April 20, 2009 r i•i .i.iu17?l aIei Loom Tukwila Village Project Zoning Lines L08 -082 Rezone /Overlay District - Transit Oriented Development (TOD) Overlay Commercial Redevelopment Areas Proposed Commercial Redevelopment Area L08 -081 Comprehensive Plan Amendment- Transit Oriented Development (TOD) Overlay II MI Proposed Transit Oriented Development Overlay District 139 LLC 1001 WESTLAKE AVE N SEATTLE WA 98109 DOLL,RALPH G & ARLENE M 11030 24TH PL SW SEATTLE WA 98146 PARAS INC 1208 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40000253 TUKWILA COMMUNITY MEMBER 14452 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 OBRIEN,TIMOTHY M 14217 59TH AVE S SEATTLE WA 98168 1523049096 TUKWILA COMMUNITY MEMBER 14224 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 1523049208 TUKWILA COMMUNITY MEMBER 14239 42ND AVE S TUKWILA WA 98168 40000205 TUKWILA COMMUNITY MEMBER 14410 S 144TH ST TUKWILA WA 98168 40000341 TUKWILA COMMUNITY MEMBER 14414 42ND AVE 5 TUKWILA WA 98168 40000338 TUKWILA COMMUNITY MEMBER 14422 42ND AVE S TUKWILA WA 98168 40000228 TUKWILA COMMUNITY MEMBER 14429 42ND AVE S TUKWILA WA 98168 40000252 TUKWILA COMMUNITY MEMBER 14442 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 TUKWILA COMMUNITY MEMBER 14446 59TH AVE S TUKWILA WA 98168 2044000005 TUKWILA COMMUNITY MEMBER 14603 35TH AVE S TUKWILA WA 98168 1610000227 TUKWILA COMMUNITY MEMBER 14218 37TH AVE S TUKWILA WA 98168 6111100000 TUKWILA COMMUNITY MEMBER 14225 42ND AVE S TUKWILA WA 98168 40000180 TUKWILA COMMUNITY MEMBER 14404 TUKWILA INTERNATIONAL BLVD TUKWILA WA 98168 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14633 42ND AVE S TUKWILA WA 98168 PHAM,TRANG THANH 14641 46TH AVE S TUKWILA WA 98168 STOTSENBERG,GREGORY ALAN 15031 MILITARY RD S 134 -B SEATTLE WA 98188 XIE,SAM & ERMEI 1646 S LANE ST SEATTLE WA 98144 ARK SUNSET VISTA LLC 18107 NORMANDY TER SW NORMANDY PARK WA 98166 GAMBRIELL,MARK A & STEVE 19253 EDGECLIFF DR SW NORMANDY PARK WA 98166 STEPPING STONE VENTURES L L 20303 10TH AVE W LYNNWOOD WA 98036 www.avery.com 40000365 TUKWILA COMMUNITY MEMBER 4237 S 144TH ST TUKWILA WA 98168 1523049203 TUKWILA COMMUNITY MEMBER 4300 S 140TH ST TUKWILA WA 98168 NEW PARADIGM DEVELOPMENT GR 45 WALLACE WAY SEQUIM WA 98382 NELSON,DONALD V ETAL 4840 SHELLRIDGE RD NW OLYMPIA WA 98502 SALLE FAMILY L L C 5611 S RYAN ST SEATTLE WA 98178 JACKSON,JEANNELLE FEULING & D 6527 48TH AVE NE SEATTLE WA 98115 SEG 56TH LLC 845 106Th AVE NE 100 BELLEVUE WA 98004 TURNER,ROBERT A 9211 39TH AVE S SEATTLE WA 98118 ONG,SERGIO B TRUST 9918 S 246TH PL KENT WA 98030 ABU -BAKR ISLAMIC CENTER OF PO BOX 18067 SEATTLE WA 98118 1523049108 TUKWILA COMMUNITY MEMBER 4242 S 144TH ST TUKWILA WA 98168 1523049204 TUKWILA COMMUNITY MEMBER 4306 S 140TH ST SEATTLE WA 98168 OVERBECK,MIKE 4620 S 148TH ST TUKWILA WA 98168 FETTERS,TERRY J 5020 26TH AVE SW SEATTLE WA 98106 HOUSING AUTHORITY OF KING COUNTY 600 ANDOVER PARK W TUKWILA WA 98188 HALSTEAD,WILLIAM A & JOELLEN 6610 39TH AVE SW SEATTLE WA 98136 POLL TUKWILA LLC 8915 SE 44TH ST MERCER ISLAND WA 98040 KING CO LIBRARY SYSTEM 960 NEWPORT WAY NW ISSAQUAH WA 98027 SCHERRER,JEFF PO BOX 1094 LYNNWOOD WA 98046 ABU -BAKR ISLAMIC CENTER OF PO BOX 18067 SEATTLE WA 98118 1523049080 TUKWILA COMMUNITY MEMBER 4251 S 139TH ST TUKWILA WA 98168 1523049217 TUKWILA COMMUNITY MEMBER 4318 S 140TH ST TUKWILA WA 98168 TUKWILA SCHOOL DISTRICT 4640 S 144TH ST TUKWILA WA 98168 VU,THINH TIEN 5113 S 284TH PL AUBURN WA 98001 PARK AVE APARTMENTS LLC 626 S 312TH ST FEDERAL WAY WA 98003 EDGEWOOD APARTMENTS LLC 830 168TH PL SE BELLEVUE WA 98008 NGO,TOM 9202 10TH AVE SW SEATTLE WA 98106 SILVERDALE - TUKWILA LLC A ETAL 9777 WILSHIRE BLVD 1009 BEVERLY HILLS CA 90212 FAIRBANKS,C S PO BOX 16439 CHESAPEAKE VA 23328 MORTON,JIM TRUST PO BOX 18738 SEATTLE WA 98118 MOUNTAIN VIEW FAMILY ASSOC PO BOX 2170 LYNNWOOD WA 98036 DUB PROPERTIES L L C PO BOX 3465 RENTON WA 98056 HARRISON,MARK & MARY PO BOX 497 PRESTON WA 98050 KING COUNTY WATER DIST 125 PO BOX 68147 SEATTLE WA 98168 BEN CAROL LAND DEV INC PO BOX 98924 SEATTLE WA 98198 TAT,SEAN & LENA PO BOX 27324 SEATTLE WA 98165 WOO/CHARLES & NICOLE PO BOX 3556 FEDERAL WAY WA 98063 T B M CORP PO BOX 66148 SEATTLE WA 98166 MALY,ORRIN F PO BOX 69293 SEATTLE WA 98168 VIP 910 LLC PO BOX 28 KIRKLAND WA 98083 COLONIAL GARDEN LLC PO BOX 40252 BELLEVUE WA 98015 COX,STEVEN M PO BOX 68114 SEATTLE WA 98168 7 -11 INC 22866 PO BOX 711 DALLAS TX 75221 March 25, 2009 • City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director NOTICE OF COMPLETE APPLICATION Derek Speck City of Tukwila 6300 Southcenter Boulevard Tukwila, WA 98188 RE: Transit - Oriented Development Overlay on Tukwila International Boulevard L08 -081 (Comprehensive Plan Amendment) L08 -082 (Rezone) Dear Derek: Your applications for a Comprehensive Plan Amendment and Rezone for an overlay district to encourage revitalization and compact development for commercial, commercial redevelopment area and multi- family zoned properties within the Urban Renewal Area generally locate d between S. 140th Street, 37th Avenue South, S. 146th Street and 42 "d Avenue Southlocated at 3421 S 144th Street, are considered complete on March 24 2009 for the purposes of meeting state mandated time requirements. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to ensure the project meets the substantive requirements of the City or to complete the review process. This notice of complete application applies only to the permits identified above. It is your responsibility to apply for and obtain all necessary permits issued by other agencies. Please arrange to have the public notice board for this project manufactured and installed on site within the next 14 days. The City of Tukwila will coordinate the public notice mailing with installation of the public notice board. I will be contacting you soon to discuss this project. If you wish to speak to me sooner, feel free to call me at (206) 431 -3683. Sincerely, Rebecca Fox Senior Planner Rf 1 03/24/2009 H: \COMP PLAN 2008 - 2009 \L08 -081& 82 -- T.O.D. Overlay.Tuk.Intl .Blvd \Completeness -- TOD.TIB.DOC 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 • • 1. Does not extend to City's south site 2. Extends into LDR - 3. What about LDR library site? 4. Why 65' height? 5. Why less parking? 6. Pedestrian/transit orientation —In keeping with TIB plans and comp plan Solution: 1. South site —Keep within Urban Renewal area boundary for now. Include other site in Transit Station Planning/TOD later 2. LDR already included in Urban Renewal Zone — nothing new is being added as far as boundaries go... • Could we just modify the revitalization/urban renewal area by deleting the LDR just west of 42nd Ave S, between S. 144th and S. 146th and HDR (Justification- - New development nearby? Signs of revitalization seen ?) 3. Current LDR library site is already included— nothing new is happening...Do we need to rezone the library's LDR at this point ? ?? 4. Why is the 65' height needed? How can it be justified? Good question! Can the developer answer this one? Need to justify with market and planning info... 5. How to attain 65' height? • Include in Height Exception Area or through comprehensive overlay? • Height Exception -- Comprehensive Plan policies for Transportation Corridors /TIB plan already refers to a Height Exception Area along TIB, but we'd still need some means to provide all the other stuff (reduced parking, structured garage requirements, pedestrian amenities, etc). • Overlay —We could include achieve height and obtain the other elements... 6. TIB Design Manual applies only to the commercial zones! 7. How to deal with transitions between residential and commercial? Modify setback standards ...see pp. 21 and 22 of TIB Plan... • • • Check NCC and RC setback standards within 50 ft of LDR, MDR, HDR...There apply to the rear and side yards. Is this sufficient? • Other step down at zone edges? 8. What about the CRAs if they lie within an overlay zone? Normally, they would get RC development standards, but this overlay gives them even more. How do we deal with double overlays? 9. Set the stage for future TOD /Transit Area Planning with a smaller, defined, well - studied area! • • Renewal Area —more easily justified and brings in all Tukwila Village for height Interface with TIB design guidelines and zoning code Bigger rear, side yards for RC and NCC w /in 50 ft of residential zones Smaller setbacks, landscape area for RC and NCC Recommended tiered buildings facing residential RC-- 18.24.020.17 —RC Permitted uses allows "Multi- family units on a lot that does not front on Tukwila International Boulevard South subject to HDR requirements of TMC 18.50.083, Maximum Building Length, and TMC 18.52.060, 2.4. Recreation Space Requirements RC- 18.20.080 —Basic Development Standards • Sides -10 ' (if any portion of the yard is w /in 50 ' of LDR, MDR, HDR) • Landscape — o Sides -- 10' if any portion of the yeard is w /in 50 ` of the LDR, MDR, HDR o Rear -10' if any portion of the yeard is w /in 50' of LDR, MDR, HDR NC- 18.22.020.13 — Permitted Uses allows "Multi- family units above office, and retail uses • • CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 E -mail: tukplan @ci.tukwila.wa.us AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS PERMISSION TO ENTER PROPERTY • C1iV Q DEC 2 91008 STATE OF WASHINGTON ss COUNTY OF KING The undersigned duly sworn and upon oath states as follows: o i I. I am the 14M-owner of the property which is the subject of this application. 2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter upon Owner's real property, located at Northeast and southeast corners of TIB & 144th for the purpose of application review, for the limited time necessary to complete that purpose. 5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's entry upon the property, unless the loss or damage is the result of the sole negligence of the City. 6. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the application(s) without refund of fees. EXECUTED at Tukwila (city), WA (state), on December 26 , 20 08 Print Name Derek Speck (1) Owner Representative Address Phone Number Signature On this day personally appeared before me executed the foregoing instrument and acknowledged tha and purposes mentioned therein. 6200 Southcenter Blvd, Tukwila, WA 206- -1832 r- '` L 5 C to me known to be the individual who he signed the same aslfiisiber voluntary act and deed for the uses SUBSCRIBED AND��1�1( T1�'pj BEFORE ME ON THIS °�) DAY OF 500N $4',14,�OZro/ S 0*01 A� /'ptt4 i i N% %ij l!1 ���, AV B\-` O = /.� r +, 3-29- 1111N01. P: \Planning Forms \Applications \ZoneChng- 6- 06.doc 'o,er - , 20 0 4' e of W hington 1t \, W1' residing at on My Commission expires December 4, 2006 • • RECEIVED CITY OF TUKWILA emr OF T"`LA Department of Community Development DEC 2 9 2008 ZONING CODE 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 FAX (206) 431 -3665 'N ' °' ' -AMENDMENTS E -mail: tukplan@citulcwila.wa.us -APPLICATION FOR STAFF USE ONLY Permits P Type: P -ZCA 'e -- 2 CA_ Planner: @�stL4�.. Fox. File Number: �g -eel,. e Application Complete (Date: 3J25I49) Project File Number: Application Incomplete (Date: ) Other File Numbers: L0 9 -0 81 ... Lo imp PI NAME OF PROJECT/DEVELOPMENT: Tukwila International Boulevard Transit Oriented Development Overlay Zone LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. All properties within 500 feet of Tukwila International Boulevard between South 140th Street and South 160th Street. LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). List to be provided at later time due to extent of area under consideration. DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and • is the primary contact with the City, to whom all notices and reports will be sent. Name: Derek Speck Address: 6200 Southcenter Blvd, Tukwila, WA 98188 Phone: 206 - 433 -1832 FAX: 206 - 433 -7191 E -mail: dspec.' tukwila.wa.us Signature: Date: / 0 r P: \Planning Forms \ Applications \ZoneChng- 6-06.doc December 4, 2006 1 A. COMPREHENSIVE PLAN DESIGNATION: Existing: HDR, NCC, RC Proposed: Same designations except with addition of an overlay zone. B. ZONING DESIGNATION: Existing: HDR, NCC, RC Proposed: Same designations except with addition of an overlay zone. C. LAND USE(S): Existing: Hotels /motels, retail, apartments, auto sales, religious Proposed: Same uses except encourages mixed -use with residential over commercial. (for proposed changes in land use designations or rezones) env OF TUKWILA 'DEC 2 9 2008 P. \Planning Forms \ Applications \ZoneChng- 6- 06.doc December 4, 2006 .4. COMPLETE APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Public Works Department and the Department of Community Development. Please contact each Department if you feel that certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete. ADDITIONAL MATERIALS MAY BE REQUIRED. The initial application materials allow project review to begin and vest the applicant's rights. However, the City may require additional information as needed to establish consistency with development standards. City staff are available to answer questions about application materials at 206 - 431 -3670 (Department of Community Development) and 206 - 433 -0179 (Department of Public Works). Check items submitted with . application.. Information Required. May be waived in unusual cases, upon approval of both Public Works and Planning APPLICATION MATERIALS: ✓ 1. Application Checklist (1 copy) indicating items submitted with application. 7 2. Completed Application Form and drawings (4 copies, if applying for a Comprehensive Plan Amendment do not duplicate materials). roft4ww&C I`t6f f1uAu -A tlLt: Nis .Feet ✓ 3. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter Property (1 copy attached). NIA 4. One set of any plans reduced to either 8 1/2" by 11" or 11" by 17 ". ,rJR 5. Application Fee —$615 cil1 Fo aad P(LTSCIT N'A 6. Comprehensive Plan Amendment with fee if requesting a map change, do not duplicate materials. ctvi -Ott p(L_7 .. 7. SEPA Environmental Checklist with fee once application is referred by the City Council to the Planning Commission for review. PROJECT DESCRIPTION AND ANALYSIS: Ner4C 8. Provide a strikeout/underline version of the proposed code change, if applicable. 01ft 9. Provide any other information such as drawings, economic analysis or other material that may be helpful to the Planning Commission and City Council in evaluating your request. ✓ 10. Provide a written response to the criteria listed at 18.84.030 (included in packet). P: \Planning Forms \Applications \2007 Applications \ZoneChng- 12- 07.doc 12 -07 RECEIVED CITY OF TUKWII,A 'DEC 2 9 2008 Current Land Use Retail/Commercial Travel-Related (Hotel/Motel, Resorts, Campgrounds) Office/Neighborhood Business Industrial/Manufacturing Institutional/Public/Governmental Parks/Recreation Group Quarters Vacant/Undeveloped Cultural/Entertainment Transportation/Utilities Parcels Devoted to Parking Manufactured Home/Mobile Home Park Single Family Residential Multifamily Residential (Medium Density) Multifamily Residential (High Density) Use Unknown/Null • Land Ownership • 1+ parcels with the same owner • Redevelopable Parcels (Improvement to Land Value Ratio) Improvement to Land Value Ratio 0.00 - 0.50 0.51 - 1.00 1.01 - 2.00 2.01 - 4.00 4.01 - 13.37 • 1!it4 1711.' plm_ mum , • a.zt MEW 41•51.1•11 gs - 1.1111 CH I II C I Ma LIN IN tr=11.14., 375 750 1,500 Permit Activity Since 1996 Value of all new construction since 1996: $4,468,551 Permit Activity Since 1996 Building, New Accessory, New Remodel Demolition No Recent Permit Activity TIB Study Area Streets rjET:'-t77.2 .romonaimanoP00:7:1.4:gh t gra EEO IEEE= IMEar W=Mil AMC= MC= mamas Emma 4. MN 1121:31213 fla El EMI tall Mrs; rJ?!I ISE1 IVVW il'714V1 at. iT4 Mra Or 61 MIZE 11,11EA11111 T‘-iv Building Heights by Zone • Zoning Designations and Heights Low Density Residential, 30 feet ® Medium Density Residential, 30 feet ■ High Density Residential, 45 feet Neighborhood Commercial Center, 35 / 45 feel • Regional Commercial, 35 feet Building Height Exception Areas -76. adatu: rae EDE :!- = z -'� =,D i13E r- =_ =_ 41I ^�,uk i = i r i "'—'te -- r U 1 /1 '`� _, VI* ��� :.F_E 35145 - 1 u C7 gL � It `' F�E•T m d ET�b_S� 'Z,J 4 E 7 t1ELi ":1111 FEr E r - ■- �r 9021110 i IIIE '�i .; 11f111 no�a _ adL355l 4 igiblhorj.1 Ea f°91115111119 IIIIIII aim! :. ■ .■ aE9'1I1 1g4r,1 WE I" DDINTIi ' x_11 j _J(.0'llf -- P--iii /rI 1 w 1 ru4ye!; I!IL, 211121111 Zoning: Uses in the NCC and RC Zone Uses NCC Zone RC Zone General retail sales (food, housewares, electronics, clothing, books, flowers, appliances, building materials, lawn and garden, liquor, hardware, sporting goods, nurseries, greenhouses etc.) Permitted Permitted Offices (medical, dental, government, professional, software, administrative, business, veterinary, travel, real estate, etc.) Permitted Permitted Libraries, schools, health clubs, athletic facilities. Permitted Permitted Beauty shops, barber shops, repair shops, rental shops, plumbing shops, daycare centers, fraternal organizations, self -serve laundry, dry cleaning, tailor. Permitted Permitted Financial services (banking, mortgage, etc) Permitted Permitted Multi- family housing Permitted above office and retail Permitted except lots fronting TIB Single- family home Permitted Not permitted Gas stations, car wash, engine repair shops (enclosed) Permitted Permitted Zoning: Uses in the NCC and RC Zones Uses NCC Zone RC Zone Automobile and recreational vehicle sales, car rentals. Not permitted Permitted Restaurants, brew pubs Permitted, no d rive -th ru Permitted Hotels, pawn shops Not permitted Permitted Manufacturing, processing and packaging of food products Permitted in conjunction with retail Permitted in conjunction with rata ;. Manufacturing and processing pharmaceuticals, cosmetics, clothing, furniture, tile, electronic goods, precision instruments, etc. Permitted if secondary to other permitted use Permitted Billiards and pool halls Accessory Permitted Churches, colleges, community centers Conditional Conditional Commercial parking (e.g. park- and -fly). Not permitted Permitted w/ conditions Self storage facilities, warehousing and wholesale distribution. Not permitted Permitted Outdoor storage Not permitted Permitted w/ conditions PACIFIC HIGHWAY REVITALIZATION PLAN Implementation Status Strategy Status Notes Real Property Investment Housing Agencies, Partnerships and Code Enforcement Ongoing Proactive code enforcement program initiated. Numerous contacts /discussions with quasi - public and non- profit housing agencies. Pacific Crest abatement underway; Mountain View and Victoria Arms renovated. Improvement Grants & Demonstration Projects No action - Aggregation of Redevelopment Sites Incentive Program Completed Commercial Redevelopment Areas designated (TV,: 18.60.060) Standards Flexibility Completed BAR granted authority to waive /modify landscape /setback requirements in TIB corridor (TMC 18.60.030). Setback Modification Completed Setbacks vary based on building height and residential adjacency. (TMC Title 18 Basic Development Standards). Property Brokerage and Acquisition Underway Tukwila Village. • Ejla .orm ired—"av,-7.1 -i21111 =Vim Mil wi■ MIRE !III omit ilium imp= •nuiim ■t /��w !flii�il 0111111 *11111111 111111111 FE1:01=1 12=3 PACIFIC HIGHWAY REVITALIZATION PLAN Implementation Status Strategy Status Notes Infrastructure and Facilities Investment Infrastructure Upgrades • Improve water lines and fire hydrants • Improve Telecommunications • Create a Cross Street Improvement Plan • Reconstruct Cross Streets Completed Completed Completed Phases 1 and 2 of Pacific Highway Improvements completed. Phase 3 funded. Phases 1 and 2 of Pacific Highway Improvements completed. Phase 3 funded. Included as part of Pacific Highway Revitalization Plan (see Figure 6). S. 144th rebuilt between TIB and 37th Ave. So. Neighborhood Resource Center Ongoing Has been discussed as part of Tukwila Village project a:::.: with Tukwila Trading Post. Cascade View Park Completed Southgate Park No action PACIFIC HIGHWAY REVITALIZATION PLAN Implementation Status Strategy S Status N Notes Community Development Neighborhood Improvement Programs: N No action S Street trees planted as part of Pacific Highway Improvements. • PACIFIC HIGHWAY REVITALIZATION PLAN Implementation Status Strategy Status • Notes Market Expansion Residential Density Modification for NCC Zone and Multi- family allowance in RC Zone Completed Eliminated density limitation in NCC (TMC 18.22); Multi - family residential allowed in RC except along TIB frontage (TMC 18.24.020). Tukwila Village Location South parcels North parcels % ail ,p 40.0.11 c_a, 00 40,, .....,.....4, • TUKWILA 1 VILLAGE - Tukwila Village Vision Tukwila Village will be a welcoming place where all residents can gather and connect with each other. This mixed -use development will draw upon Tukwila's strengths and include a library, a neighborhood police resource center, retail, restaurants, public meeting space, and an outdoor plaza. The Village may also include office, live /work, and residential space. This active, vibrant place will set high standards for quality and foster additional neighborhood revitalization and civic pride. tee, ®tj AO cs4a� TUKWILA VILLAGE - Legacy Ground Floor Residential ® Senior Housing Townhouses Retail Community Commons ® Community Policing Station Ubrary Possible Expansion Space TUKWILA VILLAGE 1 Tarragon Ground Floor TUKWILA VILLAGE - Sabey's a2 Sabey's Concept (2002) Phase 1B lard, TUKWILA 1 VILLAGE - Metrovation's Concept (2007) • aY _ � 1 "•� ... `. ►�e': i 0�",a� >���� � � ��' %# ®f.,Q��� r � _ _, .P-a641147 19Ctn�•u� —�tr _ a t s r _ g�� ar r t. �i� -�� '�. s�. � sze3��'//. � �y._,, • •••■•• .7 ��•�a+ � ii'lwKn, TUKWILA VILLAGE - Metrovation's Concept (2007) .419 7 • . ` ` t1J TUKWILA A VILLAGE -� o, gs° tett,: 1; -°4 ff 1 V.% a' ..#.440,s0 TUKWILA VILLAGE Council Meeting September 22, 2008 Tonight's Agenda 1. Staff presentation 2. Developer presentations 3. Council discussion 4. Public comment 5. Special meeting Tonight's Purpose Recommendation Authorize the Mayor to enter into exclusive negotiations with a developer for the Tukwila Village project. TUKWILA / VILLAGE - Consultant Report 1. Both developers are qualified 2. Neither proposal is a financial "sure thing" 3. Legacy provides more detail, fewer unknowns 4. Tarragon's proposal highly dependent on 15,000 square foot anchor tenant on corner (drug store ?) 5. Significant risk: retailer demand 6. Significant risk: apartment rents 7. Tarragon's parking needs for phase 1 too low? TUKWILA CO tO VILLAGE - Advantages Legacy • More feasible — Less risk of market demand — Fewer unknowns — 80% of development in phase 1 • Indoor commons area • Estimated land value of $1 million to $3 million more • 50 senior apartments (low income) • 25 for sale townhouses (first - time homebuyers, moderate income) Tarragon • More retail space — More welcoming atmosphere — Better ability to "grow" with Tukwila — $100,000 additional in sales tax and $25,000 in property tax annually • Many citizens prefer the extra retail, larger plaza, and aesthetic appearance • 60 apartments for moderate income a� a '. �g , v101 ao. TUKWILA i VILLAGE — Challenges Legacy • Architecture, plaza, and landscaping needs to be "warmer" and more welcoming. • Would need to structure a partnership between property owner and City to manage indoor commons Tarragon • Locating a 15,000 square foot store at the corner of TIB and 144th separates the plaza from the rest of the community and is challenging to make attractive along TIB. oli TUKWILA A VILLAGE - Risks Legacy • May be challenging to find apartment tenants willing to pay rent of $1.45 to $1.80 per square foot per month. Tarragon • May not be financially feasible to build project for estimated rents of $1.35 per square foot. • City may not want the proposed heights or density on phase 2. • A large portion of retail space may be services. •R® TUKWILA VILLAGE - Phasing Estimated land values, not actual offers TUKWILA VILLAGE — Legacy Tarragon Phase 1 $4.2 $1.6 Phase 2 $1.2 $0.8 Total $5.4 $2.4 North Side $3.6 $1.6 South Side $1.8 $0.8 Total $5.4 $2.4 eo Estimated land values, not actual offers TUKWILA VILLAGE — Affordability Legacy Tarragon PH 1 PH 2 Total PH 1 PH 2 Total Market Rate • Apartments 200 68 268 115 123 238 • Townhouses 4 4 Affordable (Income Restricted) • Apartments (max 80% AMI) 29 31 60 • Senior Apartments (max 50% AMI) 50 50 • Townhouses (max 80% AMI) 25 25 Total Units 275 68 343 144 158 302 Note: The affordable townhouses would be for sale to first time homebuyers TUKWILA VILLAGE — Multi-family Property Tax Exemption Multi-family Property Tax Exemption Example: 100 apartments DRAFT 9/21/08 Property Tax Levy ; % of Rates . Total Potential eiiii----- $ 2.56911 ' ! 21.8% $ 48,171 Tukwila School District $ 4.73164 40.2% State School Fund $ 2.13233 18.1% County $ 1.20770 10.3% I $ 22,644 Library $ 0.45336 3.9%' 8,501 EMS- . --. $ 0.30000 — 2.5% $ 5,625.4 _.. _ Port : 0.22359 . 0 0 . 4,192 Flood $ 0.10000 ' 0.8% $ 1,875 Ferry $ 0.05500 . : 0.5% $ 1,031 Total $11.77273 ! ! 100% $ 220,739 Reduction for Exemption Actual Tax $ 45,281 j 2,890 1 s 88,718 $ 83,395 1 $ 5,323 1 T$ 39,981 $ 37,582 ! $ 2,399 $ 21,286 ' $ 1,359 $ 7,990 $ 510 $ 5,288 $ 338 $ 3,941 $ 252 $ 1,763 $ 113 $ 969 $ 62 207,494 13,244 Total for future 8 years Total for future 12 years 1,828,968 1,719,230 109,738 2,799,519 2,631,548 167,971 Today's value of 8 year total $1,415,387 Totay's value of 12 year total _I • $1,942,511 For assumptions, see City memo dated 9/21/08 $1,330,463 $1,825,961 $84,923 $116,551 v„. ".„ TUKWILA VILLAGE - Legacy Site Perspective TUKWILA VILLAGE - Tarragon Site Perspective TUKWILA VILLAGE - 11ll1i1111111111. Approximately 8,000 sf TUKWILA VILLAGE Approximately 8,000 sf TUKWILA VILLAGE 41010111 1111111111111111111111111111:,1111111111111 -■-'4!16°' Approximately 8,000 sf TUKWILA VILLAGE -y•-rPP, Approximately 8,000 sf TUKWILA VILLAGE Approximately 8,000 sf TUKWILA h VILLAGE Approximately 8,000 sf TUKWILA VILLAGE Approximately 20,000 sf TUKWILA 1 VILLAGE 20,000 sf example r • • cit o to 0... .6 v.v. TUKWILA R VILLAGE 20,000 sf example TUKWILA VILLAGE - Council Discussion Tarragon 1. Developer financial capacity 2. Developer experience Policy 3. Responsiveness to City's vision changes 4. Financial package Next Steps 1. Council selects developer 2. Council approves Exclusive Right to Negotiate (ERN) agreement 3. Council input during negotiations 4. Council approves development agreements Extra slides , .i. J�¢a TUKWILA VILLAGE - 400,000 350,000 300,000 w 250,000 u_ 200,000 to 150,000 100,000 50,000 0 Tukwila Village Development Type Retail '.=: :Retail' Legacy Developer Tarragon 0 Retail Housing ■' Police Library 400 350 300 250 co 200 150 100 50 0 Tukwila Village Housing Types Legacy Developer Tarragon o Townhouses Senior Apartments Apartments 0 G.: �:_ � 297° 25 ti` t � - •, `r�{ r. }'� ' 4�'ir'i Xry° t'F ••ry {y,r ,� h {. �, • x, '.26:8- :.•-•, .* •rye Legacy Developer Tarragon o Townhouses Senior Apartments Apartments 0 400 350 300 250 200 150 100 50 0 Tukwila Village Housing Affordability Legacy Developer Tarragon D Affordable ■ Market Rate Legacy senior apts. available to 5550% of area median income (including 10 apts,„ f•Q `, jot .elppss) Legacy townhomes available to own to <80% of area median income �,�;', '� °°+,, Tarragon apts. available to <80% of area median income TUKWILA fi VILLAGE — Percentage Completed (Square Footage 100% 80% 60% 40% 20% o% Tukwila Village Phase Completion Comparison Legacy Developer Tarragon Phase 11 Phase 1 6 5 4 3 2 1 0 Developer Estimated Land Value Legacy Developer Tarragon 0 D Legacy Tarragon Requested Policy Changes 1. Height limit increased to 65' 2. Multi - family property tax exemption 3. Increase in housing units per acre 4. Reduction in parking spaces per unit 5. Advancing funding for 144t" in CIP 6. On- street parking (Tarragon) 7. Townhouses allowed (Legacy) '84 'te. to TUKWILA VILLAGE - tukwila Village Project Area Zoning Lines Tukwila City Limits Commercial Redevelopment Areas measured from centerline of Tukwila Intemational Blvd