HomeMy WebLinkAboutCOW 2009-10-12 Item 4 - Public Hearing - 2009 Comprehensive Plan / Zoning Code Amendments COUNCIL AGENDA SYNOPSIS
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ITEM INFORMATION
CAS Number 09-141 'ORIGINALAGISND,\ D, \'I'I OCTOBER 12, 2009
AGKND I'rl:m Trr1,r. 2009 Annual Comprehensive Plan and Zoning Amendments
C. v I I (I O R'i Dirc<u. ion Motion I 'Resolution Ordinance Bid .'I mart! Public Hearing I Other
,1It D 10/12/09 Mt; Date Alts Date Alts Date 10/12/09 Altg Date Altg Date 10/12/09 Altg Date
SPONSOR Council Mayor n _4dm Svc -i DCD 1 1 Finance Fire n Le P/R 1 1 Police PlY/
SPC >NSC )R'S A public hearing will be held on the Planning Commission's recommendations for
SI'`1`1 \1z1 Comprehensive Plan amendments /Zoning changes on 10/12/09. Council is being asked to
consider and approve the recommendations by ordinance.
RI.:1 I1 Ill' 1 I CO«' mtg. CA &P Cmte F &S Cmte 1 Transportation Cmte
1 1 Utilities Cmte I 1 Arts Comm. n Parks Comm. 1 Planning Comm.
DATE: 10/6/09
RECOMMENDATIONS:
SI ONSOR /AD\IIN. Department of Community Development
Cc r MMI 1TEK Unanimous Approval; Forward to Committee of the Whole
COST IMPACT FUND SOURCE
Ex I'I ?ND!'I'URI: Ri.:QUIR1?D AMOUNT BUDGETED APPROPRIATION REQUIRED
Fund Source:
Comments:
MTG. DATE RECORD OF COUNCIL ACTION
10/12/09
MTG. DATE ATTACHMENTS
10/12/09 I Informational memorandum dated 10/5/09, with Exhibits
Binders (distributed separately) to include Planning Commission staff reports /minutes
4 Draft Ordinances
City of Tukwila
TO: Mayor Haggerton
COMMITTEE OF THE WHOLE
FROM: JACK PACE, COMMUNITY DEVELOPMENT DIRECTOR
DATE: OCTOBER 5, 2009
SUBJECT: ANNUAL COMPREHENSIVE PLAN AMENDMENTS
ISSUE
BACKGROUND
INFORMATIONAL MEMORANDUM
Jim Haggerton, Mayor
This memo discusses and summarizes the Planning Commission's recommendations
for two Comprehensive Plan and two accompanying Zoning Code /Map amendments
under review this year.
On October 12, 2009, the Committee of the Whole will hold a public hearing and take
comments on the recommended amendments. On October 19, 2009 the City Council
will make its final decision on whether or not to adopt individual amendments.
Process to date:
The Washington Growth Management Act allows a jurisdiction's Comprehensive Plan to
be amended once each year, except in case of emergency, per RCW 36.70.
The City of Tukwila is considering two proposed Comprehensive Plan amendments and
two accompanying Zoning code and map amendments during 2009. They were
reviewed by the City Council at a public meeting in May, 2009, and passed along to the
Planning Commission for staff review, public hearing and recommendation.
The Planning Commission held hearings on July 23 and August 27, 2009,
recommended approval of the amendments, and referred the matter back to the City
Council. The Community Affairs and Parks Committee met on September 14, 2009,
and forwarded the Planning Commission's recommendations to the City Council for a
public hearing and final action. (Exhibit 1)
At each stage in the review process, staff has tried to encourage public involvement. All
public meetings and hearings were advertised in the newspaper, and the City's website.
Sites were posted with notices of applications and meetings. Staff exceeded statutory
notification requirements in providing mailings to owners and occupants within 500' of
the proposed map and zoning changes.
INFORMATIONAL MEMO
Page 2
Council Consideration and Options:
After taking comments from the public at the hearing, the Council may take one of the
following actions for each amendment:
Adopt the 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.
Organization of Informational Materials
Exhibits 1 -4 provide basic information to accompany the informational memo.
Attachment tabs 1 and 2 include complete Planning Commission staff reports, minutes
of Planning Commission hearings and draft ordinances that reflect the Planning
Commission recommendations for each of the Comprehensive Plan amendment /Zoning
code amendment requests respectively.
DISCUSSION
1. 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.
(Exhibit 2) 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.
The recommended 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 recommended 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
a swimming pool are nearby. The impacts of the change from MDR to HDR would be
minimal on the neighborhood, as the site is already well- equipped to handle greater
density.
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INFORMATIONAL MEMO
Page 3
Planning Commission Recommendation Comprehensive Plan (L08 -077):
Approve amending the Comprehensive Plan Land Use Map from Medium
Density Residential (MDR) to High Density Residential (HDR) at S. 3421 S. 144
(Tax #00040000088)
Planning Commission Recommendation Zoning (L09 -002):
Approve amending the Zoning Map from Medium Density Residential (MDR) to
High Density Residential (HDR) at S. 3421 S. 144 (Tax #00040000088)
2. 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,
new optional development standards for the Zoning Code (TMC 18) and
changes to the Zoning map.
These amendments would create and implement a new Urban Renewal Overlay
District for commercial, commercial redevelopment and multifamily zoned properties
within the existing the Urban Renewal Area in the vicinity of Tukwila International
Boulevard.
The Tukwila International Boulevard Plan— Revitalization and Urban Renewal (January,
2000) originally designated an "Urban Renewal Area" as the focus of redevelopment.
The Urban Renewal Overlay District that is now being recommended is located in the
same area that has been the focus of long -time planning efforts and public
improvements It generally lies between S. 140 Street, 37 Avenue South, S. 146
Street and 42 Avenue S., and includes the future Tukwila Village site. (Exhibit 3) The
intent of establishing 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.
Current zoning standards have not fostered the type of development that has been desired
along Tukwila International Boulevard. The development regulations that are
recommended for the new Urban Renewal Overlay District are intended to address
deficiencies in existing zoning, stimulate redevelopment and provide desired amenities for
the neighborhood. 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 provide additional tools help the community achieve its vision for a mixed -use
center and strengthened commercial district.
During the process of expressing their interest in the Tukwila Village project, developers
submitted proposals review of proposals that showed more intensive development than is
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INFORMATIONAL MEMO
Page 4
allowed by the current zoning code. Certain concepts for the recommended zoning
changes, such as greater maximum building height and reduced parking requirements,
were suggested by developers considering the future Tukwila Village center project.
However, it is important to note that the recommended development regulations and
requirements encourage the type of development that is desired for the entire Urban
Renewal Overlay District (not just the Tukwila Village project), and would apply equally to
any future development and redevelopment projects in the whole Urban Renewal Overlay
District provided they are requested by the developer and the criteria are met.
The recommended Urban Renewal Overlay District leaves the underlying zoning in place,
but provides optional 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. In exchange for meeting criteria that provide benefits to the
community and encourage transit use (such as pedestrian amenities, provisions for car
share, increased residential bicycle parking, significant covered parking for residential
units), development may have increased density, building heights up to 65' and reduced
residential parking.
The recommended 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
spaces. 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 sinale 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 issue 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'. (Exhibit 4) 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.
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INFORMATIONAL MEMO
Page 5
Residential Units —Size and Type
The Planning Commission had an 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
sufficient size to attract good tenants and that the option of eventual conversion to
ownership not be precluded. The Planning Commission recommendation addresses this
concern by limiting the number of studio units in any development, and by setting both a
minimum size for individual units and minimum average size for studio units. The
recommendation requires that no more than 40% of the residential units could be studio
units, and the average size studio unit is at least 500 s.f. or greater, with no individual unit
smaller than 450 s.f.
Planning Commission Recommendation (Comprehensive Plan Amendment) Urban
Renewal Overlay District —File #L08 -081):
Approve amending the Comprehensive Plan to add new 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. 940 42 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.
Planning Commission Recommendation (Zoning Code Amendments —File #L08-
082): Adopt development standards and criteria for the proposed Urban Renewal Overlay
District as follows:
Note: The Planning Commission's recommendations are formatted in the draft
ordinance as new TMC Chapter 18.43, Urban Renewal Overlay District, with the
substance of the recommendations unchanged. See Notebook Attachment 2 F for
the complete draft ordinance.
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INFORMATIONAL MEMO
Page 6
Below is a summary of the key points:
The purpose of the Urban Overlay District 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.
1. Development Standards -The 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 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) 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.
c) The maximum number of dwelling units will be set by the building
envelope as in the NCC zone, rather than a numeric density.
e) Live /work space is permitted on the ground floor to meet the NCC
requirement for ground floor retail or office space if it is built to commercial building code
standards with a typical retail store front appearance.
e) Ground floor residential uses are allowed in the NCC zone in
buildings or portions of buildings that do not front on an arterial.
2) Criteria —The Urban Renewal Overlay District's proposed development
standards listed above would apply only if the owner /developer requests, and if all the
following criteria are met:
a) At least 100 feet of the development parcel's perimeter must front
on Tukwila International Boulevard.
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d) The developer may 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.
INFORMATIONAL MEMO
Page 7
b) At least 75% of required residential parking shall be provided in an
enclosed structure (garage or podium) that is 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 are uses such as retail, restaurant, live -work or other 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.
d) The property owner /manager shall prepare a Transportation
Management Plan that encourages alternatives to automobile use, and that provides
residential and commercial tenants with materials such as information about transit and
bicycle options or providing transit tickets and passes.
e) Residential development shall provide opportunities for tenants to
use a car sharing program, with one parking space for car share 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
equal number of guest parking spaces shall be provided, and converted to dedicated
car sharing spaces when the program becomes available.
f) One secure, covered, ground -level bicycle parking space shall be
provided for every four residential units in a mixed -use or multi family development
g) Development shall 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.
RECOMMENDATION
The Council is being asked to approve ordinances with recommended changes to the
Comprehensive Plan and Zoning Code and consider this item at a public hearing during
the October 12, 2009 Committee of the Whole meeting and at the subsequent October
19, 2009 Regular Meeting.
ATTACHMENTS
Exhibits:
1. CAP minutes (9/14/09)
2. Map— Medium Density Residential to High Density Residential
3. Map —Urban Renewal Overlay District
4. Tiered Buildings
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INFORMATIONAL MEMO
Page 8
ATTACHMENTS Continued
Attachments: Draft Ordinances for:
1. #L08 -077 and #L09- 002 Medium Density Residential (MDR) to High Density
Residential (HDR)
a. Draft Ordinance Comprehensive Plan
b. Draft Ordinance— Zoning
2. #L08 -081 and #L08- 082 —Urban Renewal Overlay District
a. Draft Ordinance Comprehensive Plan
b. Draft Ordinance Zoning
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COMMUNITY AFFAIRS AND PARKS COMMITTEE
Meeting Minutes
September 14, 2009 5:00 p.m.; Conference Room #3
EXHIBIT t
City of Tukwila
Community Affairs and Parks Committee
PRESENT
Councilmembers: Verna Griffin, Chair; Joe Duffle and Kathy Hougardy
Staff: Jack Pace, Nick Olivas, Minnie Dhaliwal, Rebecca Fox, Derek Speck, Rhonda Berry and
Kimberly Matej
Guest: Mike Overbeck, Ryan Hitt, Sharon Mann and Jeremy Eide
CALL TO ORDER: Committee Chair Griffin called the meeting to order at 5:06 p.m.
I. PRESENTATIONS
No presentations.
II. BUSINESS AGENDA
A. 2009 Comprehensive Plan Amendments
Staff is seeking full Council approval to amend the City's Comprehensive Plan as well as relative Zoning
Code amendments.
On May 18, the City Council approved the forwarding of two Comprehensive Plan amendments to the
Planning Commission for review, consideration and recommendation. Two applications have been
submitted for the City's consideration as described below:
An application to redesignate a portion of land from medium density residential (MDR) to high
density residential (HDR) at 3421 South 144
This particular area is part of a multi parcel proposal for a townhome project. The designation request
is appropriate. Rezoning will allow for better access and site planning.
Planning Commission Recommendation: Approve re -zone; amend the Comprehensive Plan Land
Use Map from MDR to HDR, and amend the Zoning Map from MDR to HDR. UNANIMOUS
APPROVAL. FORWARD TO OCTOBER 12 COW FOR PUBLIC HEARING
DISCUSSION.
An application seeking to create an overlay district for commercial, commercial redevelopment and
multifamily zoned properties within the Urban Renewal Area. The proposed renewal overlay district
lies between the following areas: South 140 Street, 37' Avenue South, South 146 Street and 42n
Avenue South.
The proposed Urban Renewal Overly District will leave the underlying zoning in place while
providing alternate development standards within the District upon certain request and criteria
requirements. The District is intended to be transit- oriented, include neighborhood services and a
focus on redevelopment.
Planning Commission Recommendation: With recommended Commission changes (as noted in
Informational Memo included in the CAP Agenda Packet, page 4), amend the Comprehensive Plan to
add a policy that establishes an Urban Renewal Overlay District, and amend the Comprehensive Land
Use Map to show the Urban Renewal Overlay District. Additionally, amend the Zoning Map and
Code to add the Urban Renewal Overlay District, and Zoning Code Chapter 18.50 Supplemental
Development Regulations establishing the Urban Renewal Overlay District.
Community Affairs Parks Committee Minutes September 14 2009 Pane 2
Staff reviewed, in detail, the Urban Renewal Overlay District Chapter 18.50.170. The Committee
members asked clarifying questions as appropriate. UANIMOUS APPROVAL. FORWARD TO
OCTOBER 12 COW FOR PUBLIC HEARING DISCUSSION.
B. Housekeeping Code Amendments
Staff is seeking full Council approval of an ordinance amending Title 17: Subdivision and Plats and Title
18: Zoning Code of the Tukwila Municipal Code (TMC). The proposed amendments incorporate changes
ranging from code clarification to updating development regulations and permit processes.
The proposed amendments relative to TMC Titles 17 and 18 have been reviewed by the Planning
Commission, and a public hearing for such was held on August 27, 2009. The amendments include
changes, updates and /or additions including but not limited to:
Hotel /Motel /Extended Stay
Religious Facility
Permit Types Procedures
Landscaping
Parking
In the WCIA 2009 Annual Review Audit Recommendation, WCIA suggested amending the Permit
Types and Procedures section to transfer quasi-judicial land use matters to a hearing examiner (currently
heard by the City Council and /or Planning Commission). In regards to this suggestion, DCD staff
recommends a gradual transition of quasi-judicial matters to a hearing examiner. Certain quasi- judicial
decisions, such as design review, unclassified use permits, and rezones, will continue to be made by the
City Council and /or Planning Commission until a time that substantive charges are made to approval
criteria.
Planning Commission Recommendation: The Commission recommends approval of the amendments as
summarized in the Informational Memo included in the CAP Agenda Packet, page 35. UNANIMOUS
APPROVAL. FORWARD TO SEPETMBER 28 COW FOR DISCUSSION
III. MISCELLANEOUS
Meeting adjourned at 5:56 p.m.
Next meeting: Monday, September 14, 2009— 5:00 p.m. Conference Room #3
Committee Chair Approval
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DRAFT
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, AMENDING THE COMPREHENSIVE LAND USE MAP
FOR CERTAIN REAL PROPERTY LOCATED AT 3421 SOUTH 144TH
STREET, TUKWILA, FROM MEDIUM DENSITY RESIDENTIAL (MDR) TO
HIGH DENSITY RESIDENTIAL (HDR); PROVIDING FOR SEVERABILITY;
AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, in 1995 the City of Tukwila adopted the Comprehensive Land Use Plan
and Map based on consideration of existing conditions and long -term community goals,
and these policies may be reviewed and updated as appropriate pursuant to RCW
36.70; and
WHEREAS, on May 18, 2009, the City Council held a public meeting regarding
proposed changes to the Comprehensive Land Use Plan and Map; 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, the City of Tukwila Planning Commission held a
public hearing and, after receiving and studying staff analysis and comments from the
public, recommended approval of the application to amend the Comprehensive Land
Use Map designation, and has made and entered Findings and Conclusions thereon in
support of that recommendation; and
WHEREAS, notices of public meetings and public hearings were published in The
Seattle Times, posted on site, and mailed to surrounding properties; and
WHEREAS, the capability of building additional housing and providing options for
home ownership will provide opportunities for Tukwila residents and will strengthen
neighborhoods; and
WHEREAS, on October 12, 2009, the City Council received testimony at a public
hearing; and
WHEREAS, after due consideration, the City Council concurs with the Findings and
Conclusions of the Planning Commission and has determined the public interest will be
best served by approving the application to amend the Comprehensive Land Use Map
designation;
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
Findings and Conclusions of the Tukwila Planning Commission, attached hereto as
Exhibit 1 and incorporated by this reference as if fully set forth herein.
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Page 1 of 7
Section 2. Re- designation Approved. The property located at 3421 South 144th
Street, including Tax #0040000088 and described in the attached Exhibit 2, is hereby
approved to be re- designated from Medium Density Residential (MDR) to High Density
Residential (HDR).
Section 3. Map Amendment Authorized. The Department of Community
Development Director, or his designee, is hereby authorized to amend the City's official
Comprehensive Land Use Map to show this change in designation, as shown in
Exhibit 3 attached.
Section 4. 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 5. 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 five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a Regular Meeting thereof this day of 2009.
ATTEST/ AUTHENTICATED:
Christy O'Flaherty, CMC, City Clerk
APPROVED AS TO FORM BY:
Office of the City Attorney
Jim Haggerton, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Attachments: Exhibit 1 Findings and Conclusions, Planning Commission Staff
Report (File #L08 -077), 7/23/09
Exhibit 2 Legal Description
Exhibit 3 Comprehensive Land Use Map
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Page 2 of 7
EXHIBIT 1
Findings and Conclusions
Planning Commission Staff Report (File L08 -077)
July 23, 2009
Medium Density Residential to High Density Residential at 3421 S. 144th
Background and Proiect Description
The applicant Mike Overbeck seeks to re- designate the Comprehensive Plan and zoning map
from Medium Density Residential (MDR) to High Density Residential (HDR),on approximately
.25 acres located at 3421 S. 144` Street (Attaclunents A and B). The property is currently
vacant, having been the site of a long running code violation with nuisance structure that was
demolished in early 2009.
The applicant is seeking the Comprehensive Plan amendment and rezone because the subject
property is one of six parcels that are part of a development proposal to construct town houses.
The other five properties included in the project are already designated High Density Residential.
HDR zoning on the subject property would allow two additional units to be built. Including the
property in the project would provide the most effective site plan, including a central recreation
area and a common through road, as per the Townhouse Design Manual.
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 11, 2009, the
City Council deliberated on May 18, 2009, and forwarded the issue to the Planning Commission
for review. (Attachment C)
Vicinity /Site Information
Site: The rectangular property located at 3421 S. 144` Street measures about 65' feet wide by
147' feet long, and extends north to south, fronting on S. 144` The entire .25 acre site is
vacant. The parcel had been the site of a long- running code violation action against a former
nuisance structure. The empty house had become a haven for transients, and was demolished
earlier in 2009. The terrain is generally flat. (Attachment D)
Vicinity: The property is located on S. 144` an arterial street, approximately two blocks west
of Tukwila International Boulevard. With the exception of the two lots immediately adjacent to
the subject property, the block's housing is completely developed in larger multi family
structures with High Density Residential zoning. The large apartment buildings along S. 144`
were constructed under King County zoning jurisdiction prior to annexation to Tukwila. The
buildings on the block between 34 Avenue S. and 37 Avenue S. include the 45 unit Colonial
Gardens at 3545 S. 144` the La Rochelle Apartments at 3445 S. 144` with 40 units, and the
128 unit Samara Apartments at 3434 S. 144`
The property immediately east is vacant, and is part of the proposed townhouse development.
Two nearby single family homes are zoned MDR, including one located immediately west of the
subject parcel, and one around the corner south on 34 Avenue South. Additional single family
homes are located north on land that is zoned Low Density Residential (LDR), approximately
one block away north of S. 144th.
Cascade View Community Park is located at the easternmost edge of the block at 14211 37th
Avenue South. The two acre park property is zoned MDR. The park was recently expanded,
and facilities include landscaped seating areas, picnic tables, barbecue area, and play equipment.
Shopping is within one block along Tukwila International Boulevard. The Foster Library, Foster
High School, Tukwila Pool and Showalter Middle School are three to four blocks east on S.
144th. The site is served by Metro bus along S. 144 and on Tukwila International Boulevard.
Light rail is approximately ten blocks south.
The existing zoning and Comprehensive Plan designation in the area is a mixture of Medium
Density Residential (MDR), High Density Residential (HDR), Neighborhood Commercial
Center (NCC) and Low Density Residential (LDR). HDR and MDR are in the immediate
vicinity, with NCC one -half block to the west, and LDR approximately one block to the north
(Attachment E).
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Any future multi- family project would need to meet all the development requirements of the
zoning code. It would require a separate application, environmental review and design review.
COMPREHENSIVE PLAN REVIEW CRITERIA
1. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not
adequately addressed, is there a need for it?
The proposed Comprehensive Plan change from MDR to HDR is not specifically addressed in
the Comprehensive Plan, although the need for a variety of housing stock and healthy
neighborhoods is. The proposal would allow new multi family housing development to be built
with an efficient site plan.
Four broad reaching objectives are the basis for the elements, goals and policies for Tukwila's
Comprehensive Plan. The Comprehensive Plan's primary objective is preserving and enhancing
Tukwila's neighborhoods. The Comprehensive Plan states the following:
Comprehensive Plan Objective #1: "To improve and sustain residential neighborhood quality
and livability."
Under both Medium Density Residential (MDR) zoning and High Density Residential (HDR)
designations, multi family homes, including owner- occupied townhomes, provide opportunities
for individuals and families to live in and contribute to the community. Neighborhood
residential quality and livability can be enhanced with the proposed HDR zoning by allowing
additional townhomes to be built. This type of housing could add additional choices for owner
occupied housing to the community.
Housing Goal 3.1 Continue to provide the City's fair share of regional housing.
Either the current MDR zoning or the requested HDR zoning would allow multi family housing
to be built on the site. With the requested HDR zoning, approximately two additional town home
or standard multi family units could be constructed on the site.
Housing Policy 3.1.1. Provide sufficient zoned housing potential to accommodate future single
and multi family households.
This policy speaks to the need to provide adequate amounts of residentially -zoned land, and to
provide housing choice for future residents. Both the current Medium Density Residential
(MDR) zoning and the requested High Density Residential (HDR) zoning would allow multi-
family housing to be built in the future. Multi family housing could be built with either
designation, consistent with this Comprehensive Plan policy. Although the proposed change
would facilitate the property's being developed as part of a townhouse project, the HDR
designation would allow additional, needed multi- family housing to be built, including
apartments, town houses or condominiums. Townhouses have not been built in Tukwila, and
they would provide a new and needed ownership option for individuals and families in Tukwila.
Residential Neighborhoods Policy 7.3.1 Maintain a comprehensive land use man that supports
the preservation and enhancement of sinele- familv and stable multi family neighborhoods:
eliminates incompatible uses: and clearly establishes annlicable development requirements
through recognizable boundaries.
This policy demonstrates the community's commitment to residential neighborhoods, including
multi family. S. 144"' is an arterial street with large multi family developments on both the north
and south sides of the street. Allowing the HDR zoning to extend eastward by one parcel will
not have a negative effect on neighborhood stability. The ability to construct additional owner
occupied units may contribute to stability in the neighborhood.
2. Impacts
Redevelopment as either the current MDR or the requested HDR would add housing to the now
vacant site, and extend multi family housing along S. 144` Amending the Comprehensive Plan
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and Zoning Maps to HDR would continue the HDR along the north and south sides of S. l44
leaving one parcel of MDR on S. 144
The present MDR zoning permits a maximum of 14.5 units per acre, or approximately 3.6 units
on the .25 acre site. The proposed HDR zoning will allow 22 units per acre, or approximately
5.5 units on the .25 acre site. The requested rezone to HDR could allow up to two additional
housing units to be built on the site beyond what the existing MDR zoning permits. This would
increase the overall housing stock in Tukwila. Compared to the impacts of the existing large
buildings in the immediate vicinity, the impact of allowing two additional units in the proposed
HDR zoning is very slight.
The site is appropriate for high density residential development, since most of the block is
already zoned HDR. It is immediately adjacent to HDR -zoned property on the east, as well as
HDR -zoned property north across S. 144` Its location provides amenities and services. The
site is on a transit line and is within walking distance from a park, shopping, a public library, a
swimming pool, high school and middle school. Tukwila Fire Station #54 is within four blocks.
Any new multi family development on the site would add some traffic and noise. Denser HDR
development would be more in keeping with the Growth Management Act's preference for
compact development.
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?
As Tukwila and King County grow, there is public need and a State of Washington Growth
Management Act requirement for additional housing opportunities and choices. The demand for
new multi family housing could be met either by developing under the existing Medium Density
Development (MDR) zoning or the proposed High Density Residential (HDR). Despite the need
for a variety of housing ownership choices, no multi family housing has been built in recent
years in the area. Tukwila currently has a total of 7, 574 housing units, of which 4, 209 are
multi family units. 3, 476 or 83% of the multi- family dwellings are rental apartments. Only
733, or 17 are condominiums. None are townhomes. Additional home ownership options
would benefit for multi- family residents.
The site is part of the first town house development to be proposed in Tukwila. Approving the
requested Comprehensive Plan change would provide an opportunity for the townhome project
to be developed with greater density and provide Tukwila residents with additional opportunities
for home ownership. The HDR zoning would allow the parcel to be developed most efficiently
as part of a proposed townhome project with consolidated drainage, a through access street and
central recreation space. Whether or not the property redevelops as townhouses, the proposed
HDR zoning is appropriate for the site, and would allow added housing to be built.
4. Will the proposed change result in a net benefit to the community? If not, what result
can be expected and why?
Both MDR and HDR allow multi- family developments to be constructed. The requested change
from MDR to HDR could benefit the greater community and the region by allowing additional
housing units that provide more opportunities for choice in home ownership to be built.
CONCLUSIONS
In reviewing Comprehensive Plan criteria, staff concludes that:
1) Is the issue addressed in the Comprehensive Plan? Is it needed?
Comprehensive Plan objectives, goals and policies acknowledge the need for Tukwila to
retain residential neighborhoods, to provide needed regional housing, to retain adequate
land zoned "residential and to provide housing in a stable neighborhood.
The Comprehensive Plan does not preclude HDR. The policies discussed above refer
both to the existing MDR and the proposed HDR.
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2) Impacts?
The requested map change to HDR could potentially add up to two additional housing
units to the site above what is presently allowed under the MDR zoning, and increase the
overall housing stock in Tukwila. This would extend the existing high density residential
zoning one parcel farther west along S. 144`
The HDR zoning will let a vacant property that had previously been a nuisance property
become part of a proposed 31 unit townhouse development with a common road and
central recreation area, and thereby create expanded options for home ownership.
Specific redevelopment plans will undergo environmental, design review and building
permit review.
3) Meeting identified public need? Other options?
Allowing the change from MDR to HDR will facilitate development of townhouses,
which will provide needed options for homeownership.
4) Benefit to the community?
The community will benefit through redevelopment of a vacant, former nuisance site to
allow additional choices in housing and home ownership.
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EXHIBIT 2
THE EAST 65.15 FEET OF LOT 4, BLOCK 2, ADAMS HOME TRACTS, ACCORDING
TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE 31, IN
KING COUNTY, WASHINGTON.
EXCEPT THE NORTH 3.5 FEET THEREOF AS CONVEYED TO THE CITY OF
TUKWILA BY DEED RECORDED UNDER KING COUNTY RECORDING NUMBER
20050518000267.
SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF
WASHINGTON.
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RC
HDR
S 144 St
MDR
Proposed Medium
Density Residential (MDR)
to High Density
Residential (HDR)
r
S146 §t
C/)
CD
M
Proposed Medium Density Residential (MDR) to High Density Residential (HDR)
Zoning Lines
HDR NCC
L08 -077 Comprehensive Plan Amendment Medium Density Residential (MDR) to High Density Residential (HDR)
L09 -002 Rezone Medium Density Residential (MDR) to High Density Residential (HDR)
ti
1 %1200'
Exhibit 3
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, REZONING CERTAIN REAL PROPERTY LOCATED AT
3421 SOUTH 144TH STREET, TUKWILA, FROM MEDIUM DENSITY
RESIDENTIAL (MDR) TO HIGH DENSITY RESIDENTIAL (HDR);
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 -tern community goals, and these
documents may be reviewed and updated as appropriate; and
WHEREAS, on May 18, 2009, the City Council held a public meeting regarding
proposed changes to the Zoning Code and Map; and
WHEREAS, the City of Tukwila has complied with the requirements of the State
Environmental Policy Act; and
WHEREAS, on July 6, 2009, Zoning Code and Map amendments were determined
to have no significant environmental impact; and
WHEREAS, on July 23, 2009, the City of Tukwila Planning Commission held a
public hearing and, after receiving and studying staff analysis and comments from the
public, has recommended approval of the rezone application, and has made and
entered Findings and Conclusions thereon in support of that recommendation; and
WHEREAS, notices of public meetings and public hearings were published in The
Seattle Times, posted on site, and mailed to surrounding properties; and
WHEREAS, the capability of building additional housing and providing options for
home ownership will provide opportunities for Tukwila residents and will strengthen
neighborhoods; and
WHEREAS, on October 12, 2009, the Tukwila City Council received testimony at a
public hearing; and
WHEREAS, after due consideration, the City Council concurs with the Findings and
Conclusions of the Planning Commission and has determined the public interest will be
served by approving the rezone application;
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
Findings and Conclusions of the Tukwila Planning Commission, attached hereto as
Exhibit 1 and incorporated by this reference as if fully set forth herein.
Section 2. Rezone Approved. The property located at 3421 South 144th Street,
including Tax #0040000088 and described in the attached Exhibit 2 and shown on the
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map as Exhibit 3, is hereby approved to be rezoned from Medium Density Residential
(MDR) to High Density Residential (HDR).
Section 3. Map Amendment Authorized. The Department of Community
Development Director, or his designee, is hereby authorized to amend the City's official
zoning map to show this change in zoning.
Section 4. 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 5. 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 five days
after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON,
at a Regular Meeting thereof this day of 2009.
ATTEST/ AUTHENTICATED:
Christy O'Flaherty, CMC, City Clerk
APPROVED AS TO FORM BY:
Office of the City Attorney
Attachments: Exhibit 1 Findings and Conclusions, Planning Commission Staff
Report (File #L09 -002), 7/23/09
Exhibit 2 Legal Description
Exhibit 3 Zoning Code Map
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Jim Haggerton, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Page 2 of 6
Exhibit 1
Findings and Conclusions
Planning Commission Staff Report (File L09 -002)
July 23, 2009
Medium Density Residential to High Density Residential at 3421 S. 144th
REZONE CRITERIA:
1. The proposed amendment to the zoning map is consistent with the goals, objectives
and policies of the Comprehensive Plan
Per the discussion of Comprehensive Plan Criteria (Staff Report, 7/28/09, File# L08 -077), both
the existing MDR zoning and the proposed HDR zoning are consistent with the Comprehensive
Plan, as follows:
Plan Objective #1 —To improve and sustain residential neighborhood quality and
livability
Goal 3.1 Continue to provide the City's fair share of regional housing
Policy 3.1.1 Provide sufficient zoned housing potential to accommodate future
single- and multi family households.
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.
Per TMC 18.12.010 Purpose, the existing Medium Density Residential (MDR) district 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 housing and
related uses..."
Multi- family duplex, triplex, fourplex units, townhouses up to four attached units, or detached
zero -lot -line units are permitted with heights up to 30 feet. One detached single- family dwelling
unit is permitted per lot. This reflects the existing dwelling unit immediately to the west, and the
structure that was recently demolished.
Per TMC 18.14.010 Purpose, the proposed High Density Residential (HDR) district is "intended
to provide a high density, multiple family district which is also compatible with commercial and
office areas..."
The HDR permits multi family dwellings, and townhouses up to four attached units. Maximum
building height is 45 feet. As the MDR zone, the HDR zone permits one detached single- family
dwelling per lot. This reflects the single family dwelling unit formerly located immediately to
the east.
The current Medium Density Residential (MDR) zoning allows a maximum of 14.5 units /acre.
Town houses would require a 3,000 s.f. minimum lot size per unit. Under current zoning, a
maximum of approximately 3.6 townhouse or multi family units could be built on the .25 acre
rezone site.
The proposed High Density Residential (HDR) allows a maximum of 22 units /acre with
minimum 2, 000 s.f. lot size. In this instance, approximately 5.5 units could be built on the
property. This would mean an incremental increase of two additional units could be built on the
parcel if the zoning change from MDR to HDR were approved.
The off street parking requirements are the same for both the existing MDR, and the requested
HDR zone. Two parking spaces would be provided for each dwelling unit that contains up to
three bedrooms. One additional off street parking space shall be required for every two
bedrooms in excess of three bedrooms.
Landscape, building separation, recreation space requirements are the same for both the MDR
and HDR zones.
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3. There are changed conditions since the previous zoning became effective to warrant
the proposed amendment to the Zoning Map
In 1995, the land along S. 144th was designated High Density Residential (HDR) in recognition
of large multi family structures that were already in place. Three single family structures were
designated Medium Density Residential (MDR).
Considerable planning efforts and infrastructure improvements have been focused on the area
along Tukwila International Boulevard, one block to the east, to prompt revitalization. This
includes infrastructure and urban roadway improvements, as well as developing Cascade View
Community Park on S. 144 Street. Attention has been focused on the need to provide greater
housing choice for current and future residents throughout Tukwila. In 2008, the Zoning Code
was revised to allow townhouse development that would give residents an opportunity to own
their own units.
The immediate vicinity of the site has also undergone changes. The adjacent single family house
on HDR property to the east was vacated in 2001, and was demolished thereafter, leaving a
vacant lot. The single- family structure on the subject property was condemned by the King
County Health Department in 2000. After continued code violations, the single family structure
on the subject property was demolished in 2009. One single family dwelling remains on the
block.
Changed conditions, especially the demolition of single family structures, support the extension
of the HDR zoning.
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
In a broad sense, allowing additional, denser multi family housing to be built could benefit the
region and the community by providing additional housing choices and tax income. Well
designed development would benefit the community more than the existing vacant property.
Measures to facilitate redevelopment of the vacant property as part of a coordinated townhouse
or other housing project promote public health, safety and comfort through good design. Site
specific development will be planned carefully to accommodate neighborhood conditions.
Rezoning the property to HDR will result in somewhat denser development and somewhat
greater traffic and other impacts than development under the existing MDR zoning. The added
impacts would be very small since the requested HDR zoning allows only two more units to be
built than the existing MDR. With the exception of the subject property, a vacant lot adjacent to
the east, and a single- family house adjacent to the west, the entire block is already zoned HDR
and is developed with apartments along S. 144 a collector arterial. New development would
enhance the neighborhood. No new multi- family has been constructed in years.
Site development applications for SEPA and Design Review will address specific impacts such
as traffic, parking, and other impacts on abutting property. Environmental review, design
review with a Board of Architectural Review hearing and public involvement will 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:
The proposed HDR zoning is consistent with existing Comprehensive Plan policies that
support stable neighborhoods, more housing, and offering a range of housing types.
2) Consistency with Zone:
Similar types of development are perrnitted under both the current Medium Density
Residential (MDR) and the requested High Density Residential (HDR) zoning. Both
zones are found in the immediate vicinity.
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The requested High Density Residential (HDR) allows denser development with
smaller lots and taller building heights.
Two additional units could be built on the site under the requested High Density
Residential (HDR) zone, than with the current Medium Density Residential (MDR).
The proposed High Density Residential (HDR) zoning would allow the property to be
included in a proposed townhouse project that includes shared recreational space and
a central access.
3) Changed conditions:
Changed conditions include increased focus on revitalization along Tukwila
International Boulevard, the adoption of development standards for townhouse
development in 2008, as well as the demolition of single family structures on the
subject property, and on the adjacent parcel to the east zoned HDR.
Additional emphasis is placed on providing additional choices in housing type and
ownership for current and future Tukwila residents.
4) Community interest:
New housing development is in the community interest.
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EXHIBIT 2
THE EAST 65.15 FEET OF LOT 4, BLOCK 2, ADAMS HOME TRACTS, ACCORDING
TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE 31, IN
KING COUNTY, WASHINGTON.
EXCEPT THE NORTH 3.5 FEET THEREOF AS CONVEYED TO THE CITY OF
TUKWILA BY DEED RECORDED UNDER KING COUNTY RECORDING NUMBER
20050518000267.
SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF
WASHINGTON.
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RC
MDR HDR
S144St
MDR 'A
s
MDR
Proposed Medium
Density Residential (MDR)
to High Density
Residential (HDR)
S146 §t
Proposed Medium Density Residential (MDR) to High Density Residential (HDR)
Zoning Lines
HDR NCC
L08 -077 Comprehensive Plan Amendment- Medium Density Residential (MDR) to High Density Residential (HDR)
L09 -002 Rezone Medium Density Residential (MDR) to High Density Residential (HDR)
v
1"=200'
Exhibit 3
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, AMENDING THE COMPREHENSIVE LAND USE PLAN
TRANSPORTATION CORRIDORS ELEMENT; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, in 1995 the City of Tukwila adopted the Comprehensive Land Use Plan
and Map based on consideration of existing conditions and long -term community goals,
and these policies may be reviewed and updated as appropriate, pursuant to RCW
36.70; 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, the City of Tukwila Planning Commission held a
public hearing and, after receiving and studying staff analysis and comments from the
public, has recommended approval of the application to amend the Comprehensive
Land Use Plan, and made and entered Findings and Conclusions thereon in support of
that recommendation; and
WHEREAS, notices of all public 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 and has put
considerable effort and resources into revitalizing the Tukwila International Boulevard
corridor; and
WHEREAS, in the "Tukwila International Boulevard Design Manual" and "Tukwila
International Boulevard Plan Revitalization and Urban Renewal" the City established
specialized policy to guide the improvement of the corridor; 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, designating an Urban Renewal Overlay District will permit
supplemental development standards and criteria to be implemented to encourage
more compact development; and
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WHEREAS, on October 12, 2009, the City Council held a public hearing and, after
due consideration of the testimony, the Council believes an amendment to the City's
Comprehensive Plan is necessary;
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
Findings and Conclusions of the Tukwila Planning Commission, attached hereto as
Exhibit 1 and incorporated by this reference as if fully set forth herein.
Section 2. Comprehensive Land Use Plan Amended. The Comprehensive Land Use
Plan is hereby amended to add new Policy 8.2.22 to the Transportation Corridors
Element to read as follows: "Establish an overlay district in the designated urban
renewal area, generally between South 140th, 42nd Avenue South, South 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."
Section 3. 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 4. 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 OF THE CITY OF TUKWILA, WASHINGTON,
at a Regular Meeting thereof this day of 2009.
ATTEST/ AUTHENTICATED:
Christy O'Flaherty, CMC, City Clerk
APPROVED AS TO FORM BY:
Office of the City Attorney
Attachment: Exhibit 1 Findings and Conclusions, Planning Commission Staff
Report (File #L08 -077)
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Jim Haggerton, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Page 2 of 7
Introduction
Exhibit 1
Planning Commission Findings and Conclusions
Comprehensive Plan amendment —Urban Renewal Overlay District
(File #L08 -077)
FINDINGS
The City of Tukwila/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.
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 in 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.
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 Intemational Boulevard
Urban Renewal Area between S. 140 Street, 37` Avenue South, S. 146 and 42 Avenue S.
The Low Density Residential (LDR) -zoned properties on the west side of 42 Avenue South
between S. 146 and S. 144 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 144' 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 comp of infrastructure upgrades and urban
roadway improvements from S. 154 to S. 139` 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 Tukwila Village at the intersection of S. 144`
and Tukwila International Boulevard. Light rail opened in July, 2009, and Metro is proposing
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additional bus service to the station at S. 154 There is increased interest nationally for
employees and residents to work and live in pedestrian friendly, transit oriented neighborhoods.
Despite these changes, significant private development has occurred slowly.
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 concepts that require some changes to existing development regulations, 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.
The alternative 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 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 (Attachments D, E F).
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. 140 Street, 37` Avenue South, S.
146 and 42 Avenue S. It includes the Tukwila Village property.
The LDR -zoned properties on the west side of 42 Avenue South between S. 146 and S. 144
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 144` shall
be designated a Commercial Redevelopment Area and if redeveloped as part of a project in the
overlay district (ATTACHEMENT XXX).
The area is generally flat, but contains several areas with steep slopes generally adjacent to
Tukwila International Boulevard. As discussed above, a (Type 3 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 is a mixture of uses including drug and
convenience stores, fast food and other restaurants, car rental, parking, convenience centers,
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. 152 to S. 130th.
Public facilities are located along S. 144 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.
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PROPOSED COMPREHENSIVE PLAN POLICY:
Policy 8.2.22 Establish an overlay district in the designated urban renewal area, generally
between S. 140 42 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."
COMPREHENSIVE PLAN REVIEW CRITERIA:
Planning Commission review is required for Comprehensive Plan and Zoning Code
amendments. The Planning Commission may recommend approval, recommend approval with
conditions or recommend denial of the amendment based on a clear compliance with the criteria
that follow. The Planning Commission's recommendation will be forwarded to the City
Council, which will make the final decision.
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:
Obiective 2. "To redevelop and reinvigorate the Pacific Highway Corridor"
Pacific Hiahwav 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 Hiahwav 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 enterprise that is
consistent with the City of Tukwila's stated goals and public priorities for Tukwila International
Boulevard.
Imna cts
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
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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 units. 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, and making a parking space available for use of a shared vehicle.
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 parking provided and the opportunity for shared vehicle use (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 140 Street and South 146 has been a special focus.
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.
An Urban Renewal Overlay District is a specific mechanism to promote desired mixed -use,
transit oriented development in the targeted area, corresponding to 2000's Urban Renewal Area.
The 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 7 -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
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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.
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. Meetinc identified public 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. 154 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.
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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 public 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 Conclusions 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.
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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- familv
buildings would be permitted. The overlay provides additional alternate development
standards that may be applied to development within the Urban Renewal Overlay upon
reauest of the property owner, and if the development meets certain aualifving 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:
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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 reauest
of the prop erty owner and if the development meets certain aualifving 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 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 reauest of the property owner, and if the development meets
certain aualifving 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
additional alternate development standards that may be applied to development within the
Urban Renewal Overlay upon reauest of the property owner, and if the development meets
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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 Fieure 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 subiect both to its zone classification
regulations and to additional reauirements 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.
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 (NCO 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 souare feet of interior floor
space with no units smaller than 450 souare 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 reauirement 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.
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B. The Urban Renewal Overlay District's development standards apply 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 reauired 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, aualitv 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 reauired 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 reauested by the developer and if the specific reauirements and criteria of TMC
Section 18.43.070(Al and 18.43.070(Bl 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
reauires 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, ioint 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 The developer shall determine the unit mix with the
percentage for studio limitation that the studio units contain an average
dwelling s 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 vards. minimum (unless noted)
Front 6 feet (12 feet if located along Tukwila International
Boulevard South)
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Front if any vortion of the
yard is adjacent to. or across
the street front, LDR zoning
that is develoved with a
single- family dwelling and
that is outside of the Urban
Renewal Overlay District
Sides, if any vortion of the
yard is within 50 feet of
MDR, HDR
Rear, if any vortion of the
yard is adiacent to. or across
the street from. LDR zoning
that is develoved with a
single family dwelling and
that is outside of the Urban
Renewal Overlay District
Rear, ifanv vortion of the
yard is within 50 feet of
MDR. HDR
Sides
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 vortion 1st floor -10 feet
of the yard is within 50 feet of 2nd floor and above -20 feet
MDR. HDR
1 Second front 5 feet
Front Second font, if any 1st floor -10 ft. min /max
vortion of the yard is adjacent 2nd floor -10 ft. to 30 ft.
to, or across the street front, 3rd floor and higher -30 ft.
LDR zoning that is developed
with a single fancily dwelling
and that is outside of the
Urban Renewal Overlay
District
Second front, if any vortion 1st floor -10 feet
of the yard is within 50 feet of 2nd floor and above-20 feet
MDR, HDR
•Sides 10 feet
Sides, ifanv vortion of the 1st floor -10 ft. min /max
yard is adjacent to, or across 2nd floor -10 ft. to 30 ft.
the street front. LDR zoning 3rd floor and higher —30 ft.
that is develoved with a.
single family dwelling and
that is outside of the Urban
Renewal Overlay District
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Note: Buildings over two floors must have at least
one tier. To achieve tiers. setbacks will be both
minimum and maximum
Note: Buildings over two floors must have at least
one tier. To achieve tiers, setbacks will be both
minimum and maximum
1st floor -10 feet
2nd floor -20 feet
3rd floor and higher -20 feet
1st floor -10 feet min /max
2nd floor -10 to 30 feet
3r 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
1st floor -10 feet
2nd floor and above -20 feet
Height, maximum 65 feet (if all criteria are met)
Landscape requirements (minimum):
See Landscave requirements ofsvecific underlying zone. Also see Landscape. Recreation,
Recycling /Solid Waste Svace requirements chavter for fitrther 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 vortion of the All building setback areas must be landscaped or
vard is adjacent to. or across developed with pedestrian improvements per the
the street front, LDR zoning width of the setback, rather than the landscape
that is develoved with a standards of the underlying zone.
single- family dwelling and
that is outside of the Urban
Renewal Overlay District
Front(s). ifanv portion of
the vard 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.
1 None
Page 6 of 9
Sides. if ally vortion of the
yard is within 50 feet of LDR,
MDR, HDR
Rear
Rear, if any vortion of the
yard is within 50 feet of
MDR, HDR
Recreation svace
Recreation svace, senior
citizen housing
Off street varkine:
Residential excevt senior
citizen housing)
Other uses. including
senior citizen housing
10 feet
None
10 feet
See underlying zoning
See underlying zoning
One automobile narking 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 reauired 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 units. All car share
spaces are in addition to reauired 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 narking
space shall be provided for every four residential
units in a mixed -use or multi- family development.
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 (11 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 (31 adopted State and Federal standards for water oualitv and
hazardous materials. In addition all development subiect to the requirements of
the State Environmental Policy Act. RCW 43.21C shall be evaluated to determine
whether adverse environmental impacts have been adeauatelv mitigated.
Section 11. Ordinances Amended. Ordinance Nos. 2118 §1, 2005 §17, 1865 950 and 1758 91
(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;
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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 f- OUT 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 include 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:
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Page 8 of 9
(al Site Design with special attention to continuity of sites with adiacent sites and
siting and screening of service yards: and
Christy O'Flaherty, CMC
Office of the City Attorney
(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 OF THE CITY OF TUKWILA, WASHINGTON, at a
Regular Meeting thereof this day of 2009.
ATTEST/ AUTHENTICATED:
APPROVED AS TO FORM BY:
Attachments: Exhibit A Findings and Conclusions
Exhibit B Zoning Map
Exhibit C Figure 18 -7
Exhibit D Figure 18 -9
Exhibit E Figure 18 -15
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Jim Haggerton, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Page 9 of 9
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)
Exhibit A
FILE #L07 -096 ZONING MAP AMENDMENT/REZONE
FINDINGS AND CONCLUSIONS
Allow the maximum number of dwelling units to be detelniined 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.
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(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 pet nit 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.
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The applicant has provided additional info' niation 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. 37 Avenue S., or S. 140 or adjacent to a wetland or buffer in an area that
is very unlikely to redevelop (i.e. between S. 144 and S. 146 just east of 42 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
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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
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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 144 and 42 Avenue S.
Oualification 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."
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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,
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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. 154 to S. 139th
(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. 144 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. 154 with service to downtown Seattle, SeaTac
Airport (July, 2009). Additional bus service is proposed to the light rail station;
(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
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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 penult the conversion to exclusive commercial use as needed. In
addition, ground floor residential would be peinritted 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 42 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.
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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) Chanced 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.
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11 11 11 11 1 11 1 1• I
S148St
Commercial Redevelopment Areas
Urban Renewal Overlay District
1
rain n i i
Tukwila International Boulevard
Urban Renewal Overlay District
Exhibit B
EXHIBIT C
Figure 18 -7 Required Number of Parking Spaces for Automobiles and Bicycles
Use
Single- family and
multi- family
dwellings
Multi- family and
Mixed -Use
residential (in the
Urban Renewal
Overlay (URO)
Senior Citizen
Housing
Religious facilities,
mortuaries and
funeral
homes
Colleges,
Universities,
Vocational Schools
and other post-
secondary
educational
institutions
Automobile Standard
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.
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 reauired 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 reouired 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.
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 for each 4 fixed seats
Shall be determined by Planning
Commission, based on an evaluation of
information concerning traffic generated by
proposed use.
W: \Word Processing\ Ordinances\ Title 18 Urban Renewal Overlay Exhibit C.doc
Bicycle Standard
For multi-family, 1
space per 10 parking
stalls, with a minimum
of 2 spaces. No
requirement for single
family.
One secure, covered,
around -level bicycle
parking space shall be
provided for every four
residential units in a
mixed -use or multi-
family development.
1 space per 50 parking
stalls, with a
minimum of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1
Convalescent/
nursing/ rest homes
Food stores and
markets
High schools
Hospitals
Hotels, motels and
extended stay
Manufacturing
Office, commercial
and professional
buildings, banks,
dental and medical
clinics
Outdoor sports areas
Places of public
assembly, including
auditoriums,
exhibition halls,
community clubs,
community centers,
and private clubs
Post offices
Public facilities,
including libraries,
police and fire
stations
1 for every 4 beds with a minimum of 10
stalls
1 for each 300 square feet of usable floor area
1 for each staff member plus 2 for every 5
students or visitors
1 for each bed
1 for each room, plus one employee space for
each 20 rooms, rounded to the
next highest figure
1 for each 1,000 square feet of usable floor
area
3.0 for each 1,000 square feet of usable floor
area
Shall be determined by Planning
Commission
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.
3 for each 1,000 square feet of usable floor
area
Shall be determined by the Planning
Commission
W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit C.doc
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
2
Restaurant 1 for each 100 square feet of usable floor area
Restaurant, Fast
food
Retail Sales, Bulk
Retail sales, General
Schools, Elementary
Junior High
Shopping center (mall), planned, per usable floor area size, as listed b
500,000 sq. ft. or 5 for every 1,000 sq. ft.
larger
25,000 499,999 sq. 4 for every 1,000 sq. ft.
ft.
Taverns
Theaters
Warehousing
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.
2.5 for each 1,000 square feet of usable floor
area
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.
1.5 for each staff member
1 for every 4 persons based on occupancy
load.
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 for every 2,000 square feet of usable floor
area
W: \Word Processing\ Ordinances\ Title 18 Urban Renewal Overlay Exhibit C.doc
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per classroom
elow
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
1 space per 100 seats,
with a
minimum of 2 spaces.
1 space per 50 parking
stalls, with a minimum
of 2 spaces.
3
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148 Sr
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Zoning Designations
LDR-Low Density Residential
MDR-Medium Density Residential
HDR-High Density Residential
0-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
A
158 STIT
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11111
'5
104
312
[r.*1
126105'
*If used for commercial
purposes must be assembled
139 ST with lot to north
140 ST
ST
146 Sr
148 ST
96'
in
v
160'
:tn
iv
195'
No Scale
10/98
206'
0 1. co
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i r•
187'
At least 100 of the
development parcels
perimeter must front on
Tukwila International Blvd
Attachment D
Commercial
Redevelopment
Areas in the
Tukwila
International
Boulevard
Corridor
Figure 18-9
i 1 1 i i 7
1 i 1
11 L
1
1 1 1 1
1 l 14O St, L 1
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LiL'J
r S14 St
—11
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70
Commercial Redevelopment Areas
Urban Renewal Overlay District
itiFt't]
1
E
S 144 S
Tukwila International Blvd
Urban Renewal Overlay District
Figure 18-15
Attachment E