HomeMy WebLinkAboutOrd 2256 - Comprehensive Land Use Plan Transportation CorridorsCity of Tukwila
Washington
Ordinance No. 2256
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 TUlSWI WASHINGTON,
at a Regular Meeting thereof this HT day of D CiO Qf 2009.
ATTEST/ UTHENTICATED
LW"
Christy O'Fla
APPROVED AS TO FORM BY:
y Attorney
erty, CMC, City clerk
Attachment: Exhibit 1 Findings and Conclusions, Planning Commission Staff
Report (File #L08 -077)
Due to a problem at the Seattle Times, the ordinance was published
10/23/09 and becomes effective 10/28/09
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Filed with the City Clerk: -14- 0 9
Passed by the City Council: ~I 9_69
Published: Q -D'
Effective Date: I —O
Ordinance Number: 1
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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
Proiect 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 International 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 completion 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 )0X).
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.
Impacts
New development along Tukwila International Boulevard is likely to be the primary result of the
proposed change. There has been little new private development in this district for several
decades. The alternate development standards proposed for the Urban Renewal Overlay District,
including building heights up to 65' and reduced parking requirements, will make more compact,
urban -style density residential and commercial development more economically feasible_
Vacant lots and underutilized parcels such as auto sales lots would be likely to redevelop to
mixed -use buildings with residential units above ground -floor commercial. Some older
apartments may be replaced with new mixed use structures that include residential units above
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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. Meeting 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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SUMMARY OF
Ordinance No. 2256
City of Tukwila, Washington
On October 19, 2009 the City Council of the City of Tukwila, Washington, adopted
Ordinance No. 2256, 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 PLAN
TRANSPORTATION CORRIDORS ELEMENT; 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.
A
Published Seattle Times: Octobe2, 2009.
r 1/A5 (9 t'
Christy O'Flaherty, CMC, City Clerk U