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HomeMy WebLinkAboutOrd 2254 - Amend Comprehensive Land Use Map - Re-Designate MDR to HDRCity of Tukwila Washington Ordinance No. 2254 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. W \Word Processing \Ordinances \Comp Land Use Map Amend.doc RF:ksn 10/13/2009 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 V day of C' Th b 2009. ATTEST/ AUTHENTICATED Ci.NAA-4'pnl—LL Christy O'Flaherty, CMC, City Oerk APPROVED AS TO FORM BY: City Attorney W: \Word Processing\ Ordinances\ Comp Land Use Map Amenddoc RF:ksn 10/13/2009 iled with the City Clerk: Jr _1L4 a c t Passed by the City Council: -1 t c cf -6p- ci 4 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 Due to a problem at the Seattle Times, the ordinance was published 10/23/09 and becomes effective 10/28/09 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 (Attachments 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) Vicinitv /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). W: \Word Processing \Ordinances \Comp Land Use Map Amend.doc RF:ksn 10/13/2009 Page 3 of 7 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 auality 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 Citv'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 familv 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 single family and stable multi familv neighborhoods: eliminates incompatible uses: and clearly establishes applicable 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 W. \Word Processing \Ordinances \Comp Land Use Map Amend.doc RF:ksn 10/13/2009 Page 4 of 7 and Zoning Maps to HDR would continue the HDR along the north and south sides of S. 144 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. W \Word Processing\ Ordinances\ Comp Land Use Map Amend.doc RF:ksn 10/13/2009 Page 5 of 7 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. W \Word Processing \Ordinances \Comp Land Use Map Amend.doc RF:ksn 10/13/2009 Page 6 of 7 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. W: \Word Processing \Ordinances \Comp Land Use Map Amend.doc RF:ksn 10/13/2009 Page 7 of 7 ct- N MDR HDR S144St t MDR 4 Imk Proposed Medium Density Residential (MDR) to High Density Residential (HDR) 1 L(i Proposed Medium Density Residential (MDR) to High Density Residential (HDR) Zoning Lines r 1 N 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) 17 1" =200' Exhibit 3 SUMMARY OF Ordinance No. 2254 City of Tukwila, Washington On October 19, 2009 the City Council of the City of Tukwila, Washington, adopted Ordinance No. 2254, the main points of which are summarized by its title as follows: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING 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. The full text of this ordinance will be mailed upon request. Approved by the City Council at a Regular Meeting thereof on October 19, 2009. F C C .y Christy O'Flaherty,tMC, City Clerk J D Published Seattle Times: October 2, 2009.