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HomeMy WebLinkAboutOrd 2257 - Urban Renewal Overlay District Cover page to Ordinance 2257 The full text of the ordinance follows this cover page. Ordinance 2257 was amended or repealed by the following ordinances. AMENDEDREPEALED Section(s) AmendedAmended by Ord#Section(s) RepealedRepealed by Ord# 3, 4, 5, 6, 7 (part). 5 2368 2741 8 (part), 9 (part), 11, 12 112368, 2442 City of Tukwila Washin on s� Ordinance No. 2257 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 Plannmg 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 includmg 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. W \Word Processing \Ordinances \Title 18 Urban Renewal Overlay.doc RF:ksn 10/13/2009 Page 1 of 9 Section 2. Zoning Map Amended. The Tukwila Zoning Map is hereby amended as depicted on the Zoning Map attached hereto as Exhibit B and by this reference fully incorporated hereto. Section 3. Ordinance Amended. Ordinance No. 1758 §1 (part), as codified as TMC Section 18.08.010, is amended to read as follows: 18.08.010 Use Districts In order to classify, segregate and regulate the uses of land, buildings and structures, the City is divided into the following use districts: LDR Low Density Residential MDR Medium Density Residential HDR High Density Residential MUO Mixed Use Office 0 Office RCC Residential Commercial Center NCC Neighborhood Commercial Center RC Regional Commercial RCM Regional Commercial Mixed -use TUC Tukwila Urban Center C/ LI Commercial/ Light Industrial LI Light Industrial HI Heavy Industrial MIC /L Manufacturing Industrial Center /Light MIC /H Manufacturing Industrial Center /Heavy TSO Tukwila South Overlay TVS Tukwila Valley South PRO Public Recreation Overlay SOD Shoreline Overlay SAOD Sensitive Areas Overlay UROD Urban Renewal Overlay Section 4. Ordinances Amended. Ordinances Nos. 1865 §4 and 1758 §1 (part), as codified at TMC Section 18.10.010, are hereby amended to read as follows: 18.10.010 Purpose A. This district implements the Low Density Residential Comprehensive Plan designation, which allows a maximum of 6.7 dwelling units per net acre. It is intended to provide low density family residential areas together with a full range of urban infrastructure services in order to maintain stable residential neighborhoods and to prevent intrusions by incompatible land uses. Certain LDR properties are identified as Commercial Redevelopment Areas (see Figures 18 -9 or 18 -10) to encourage aggregation with commercial properties that front on Tukwila International Boulevard. Aggregation and commercial redevelopment of these sites would implement the Pacific Highway Revitalization Plan and provide opportunities to rede- fine and create more uniform borders between the commercial corridor and the adjacent residential neighborhoods. B. Certain LDR properties are located in the Urban Renewal Overlay (see Figure 18 -15). Existing zoning and development standards will remain in place, although multi- family buildings would be permitted. The overlay provides additional alternate development standards that may be applied to development within the Urban Renewal Overlay upon request of the property owner, and if the development meets certain qualifying criteria. Urban Renewal Overlay district standards would implement the Tukwila International Boulevard Revitalization Plan through more intensive development. Section 5. Ordinance Amended. Ordinance No. 1865 §7, as codified at TMC Section 18.10.055, is hereby amended to read as follows: 18.10.055 Design Review Design review is required for all conditional and unclassified uses. Design review is also required for developments in a Commercial Redevelopment Area that propose the uses and standards of and adjacent commercial zone as well as development in the Urban Overlay District. Section 6. Ordinances Amended. Ordinance Nos. 1865 §8 and 1758 §1 (part), as codified at TMC Section 18.12.010, are hereby amended as follows: W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay.doc RF:ksn 10/13/2009 Page 2 of 9 18.12.010 Purpose A. This district implements the Medium Density Residential Comprehensive Plan designation, which allows up to 14.5 dwelling units per net acre. It is intended to provide areas for family and group residential uses, and serves as an alternative to lower density family residential housing and more intensively developed group residential housing and related uses. Through the following standards this district provides medium density housing designed to provide: 1. Individual entries and transition from public and communal areas to private areas; 2. Building projections, level changes and so forth to effectively define areas for a variety of outdoor functions as well as privacy; and 3. Landscaping and open space to serve as extension of living areas. B. Certain MDR properties are identified as Commercial Redevelopment Areas (see Figures 18 -10 or 18 -9) to encourage aggregation with commercial properties that front on Tukwila International Boulevard. Aggregation and commercial redevelopment of these sites would implement the Pacific Highway Revitalization Plan and provide opportunities to redefine and create more uniform borders between the commercial corridor and adjacent residential neighborhoods. C. Certain MDR properties are located in the Urban Renewal Overlay (see Figure 18 -15). Existing zoning and development standards will remain in place, although multi- family buildings would be permitted. The overlay provides additional alternate development standards that may be applied to development within the Urban Renewal Overlay upon request of the property owner and if the development meets certain qualifying criteria. Urban Renewal Overlay district standards would implement the Tukwila International Boulevard Revitalization Plan through more intensive development. Section 7. Ordinances Amended. Ordinance Nos. 1865 §12, 1830 §1 and 1758 §1 (part), as codified at TMC Section 18.14.010, are hereby amended to read as follows: 18.14.010 Purpose A. This district implements the High Density Residential Comprehensive Plan designation, which allows up to 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high density, multiple- family district which is also compatible with commercial and office areas. Certain HDR properties are identified as Commercial Redevelopment Areas (see Figures 18 or 18 10) to encourage aggregation and redevelopment of properties that front on Tukwila International Boulevard. Aggregation and commercial redevelopment of these sites would implement the Pacific Highway Revitalization Plan and provide opportunities to redefine and create more uniform borders between the commercial corridor and adjacent residential neighborhoods. B. Certain HDR properties are located in the Urban Renewal Overlay (see Figure 18 -15). Existing zoning and development standards will remain in place. The overlay provides additional alternate development standards that may be applied to development within the Urban Renewal Overlay upon request of the property owner, and if the development meets certain qualifying criteria. Urban Renewal Overlay district standards would implement the Tukwila International Boulevard Revitalization Plan through more intensive development. Section 8. Ordinances Amended. Ordinance Nos. 1865 §22, 1830 §10, 1758 §1 (part), as codified at TMC Section 18.22.010, are hereby amended to read as follows: 18.22.010 Purpose A. This district implements the Neighborhood Commercial Center Comprehensive Plan designation. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide for pedestrian- friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses. Uses include residential uses at second story or above when mixed with certain retail, service, office, recreational and community facilities, generally along a transportation corridor. B. Certain NCC properties are located in the Urban Renewal Overlay (see Figure 18 -15). Existing zoning and development standards will remain in place. The overlay provides additional alternate development standards that may be applied to development within the Urban Renewal Overlay upon request of the property owner, and if the development meets W: \Word Processing\ Ordinances\ Title 18 Urban Renewal Overlay.doc RF:ksn 10/13/2009 Page 3 of 9 certain qualifying criteria. Urban Renewal Overlay district standards would implement the Tukwila International Boulevard Revitalization Plan through more intensive development. Section 9. Chapter Added. A new chapter is added to TMC Title 18 to read as follows: 18.43 Urban Renewal Overlay District 18.43.010 Purpose This chapter implements the Urban Renewal Overlay District, which applies the adopted Tukwila International Boulevard Revitalization and Urban Renewal Plan. The intent is to promote community redevelopment and revitalization, and to encourage investment that supports well designed, compact, transit- oriented and pedestrian- friendly residential and business developments to activate the community along Tukwila International Boulevard. Urban Renewal Overlay District Boundaries are shown in Figure 18 -15. This overlay may be applied in combination with the Commercial Redevelopment Areas procedures as described in TMC Section 18.60.060. 18.43.020 Principally Permitted Uses The Urban Renewal Overlay District is an overlay zone which allows the uses permitted in the underlying zoning district, while being consistent with all additional requirements of this chapter. In addition larger scale multi- family buildings are permitted in the LDR and MDR districts within the Urban Renewal Overlay District. 18.43.030 Accessory Uses The Urban Renewal Overlay District is an overlay zone which allows the accessory uses permitted in the underlying zone district, while being consistent with all additional requirements of this chapter. 18.43.040 Height, Yard and Area Regulations All setbacks shall be as provided in the underlying zoning district, except as may otherwise be specified in this chapter. 18.43.050 Parking Regulations Parking shall be required as specified in Chapter 18.56, except as may otherwise be specified by this chapter. 18.43.060 Application of Regulations Property located within the Urban Renewal Overlay District is identified on the official Zoning Map, as well as in TMC 18, Figure 18.15, and is subject both to its zone classification regulations and to additional requirements imposed for the overlay district. The overlay district provisions shall apply in any case where the provisions of the overlay district conflict with the provisions of the underlying zone. 18.43.070 Specific Urban Renewal Overlay Development Standards and Criteria A. The Urban Renewal Overlay District's supplemental development standards are as follows, provided certain criteria are met: 1. Building heights shall be permitted up to 65 feet; 2. Existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080 as amended. (See Development Standards table below.); 3. Multi- family parking standards shall be one parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. 4. The maximum number of dwelling units shall be determined by the building envelope, rather than a numeric density. The developer shall determine the unit mix with the limitation that studio units contain an average size of at least 500 square feet of interior floor space with no units smaller than 450 square feet and allow no more than 40% of the dwelling units to be studios. 5. Allow live /work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live/ work space is built to commercial building code standards with a typical retail store front appearance. 6. Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial. W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay.doc RF:ksn 10/13/2009 Page 4 of 9 B. The Urban Renewal Overlay District's development standards apply if the owner/ developer requests, and if all the following criteria are met: 1. At least 100 feet of the development parcel's perimeter fronts on Tukwila International Boulevard. 2. At least 75% of required residential parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. 3. The ground floor along Tukwila International Boulevard must contain active uses (except for the width of the garage access) when site conditions allow. Active uses comprise uses such as retail, restaurant, office, live -work or other uses of a similar nature that encourage pedestrian activity, and feature a combination of design and amenities to create a sense in interest with features such as doors, windows, clear glass display windows, wide sidewalks, etc. 4. Development must provide amenities such as some of the following to enable a high quality pedestrian experience, including retail windows, pedestrian scale design along sidewalks, wide sidewalks, pedestrian access through site, benches, art, landscaping and lighting, quality of materials, street furniture. 5. The property owner /manager shall prepare a Transportation Management Plan to encourage alternatives to automobile use, and that provides each residential and commercial tenant with materials that may range from offering information about transit and bicycle options to providing transit tickets and passes. 6. Residential development shall provide opportunities for tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 to 200 residential units on site. An additional space shall be provided for developments with over 200 units. All car share spaces are in addition to required residential parking. If car sharing programs are not available when the building is constructed, an equivalent number of guest parking spaces shall be provided. These shall be converted to dedicated car sharing spaces when the program becomes available. 7. One secure, covered, ground -level bicycle parking space shall be provided for every four residential units in a mixed -use or multi- family development. 18.43.080 Basic Development Standards A. If requested by the developer and if the specific requirements and criteria of TMC Section 18.43.070(A) and 18.43.070(B) are met, development within the Urban Renewal Overlay District shall conform to the following listed and referenced standards. B. In the Tukwila International Boulevard corridor, there are circumstances under which these basic standards may be waived (see TMC Section 18.60.030). Certain setback and landscaping standards may be waived by the director of Community Development as a Type 2 decision when an applicant can demonstrate that shared parking is provided. If a project requires a Type 4 approval process, certain setbacks and landscaping may be waived by the BAR when an applicant can demonstrate that the number of driveways is reduced, efficiency of the site is increased, joint use of parking facilities is allowed or pedestrian space is provided. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. See the Tukwila International Boulevard Design Manual for more detailed directions. Urban Renewal Overlay Basic Development Standards Unit density The maximum number of dwelling units to be determined by the building envelope as in the NCC zone, rather than a numeric density. Unit size and maximum The developer shall determine the unit mix with the percentage for studio limitation that the studio units contain an average dwellings size of at least 500 square feet of interior floor space with no units smaller than 450 square feet and allow no more than 40% of the dwelling units to be studios. Setbacks to yards, minimum (unless noted) Front 6 feet (12 feet if located along Tukwila International Boulevard South) W: \Word Processing\ Ordinances\ Title 18 Urban Renewal Overlay.doc RF:ksn 10/13/2009 Page 5 of 9 Front if any portion of the yard is adjacent to, or across the street front, LDR zoning that is developed with a single-family dwelling and that is outside of the Urban Renewal Overlay District Second front, if any portion of the yard is within 50 feet of MDR, HDR Second front Front Second front, if any portion of the yard is adjacent to, or across the street front, LDR zoning that is developed with a single-family dwelling and that is outside of the Urban Renewal Overlay District Second front, if any portion of the yard is within 50 feet of MDR, HDR Sides Sides, if any portion of the yard is adjacent to, or across the street from, LDR zoning that is developed with a single-family dwelling and that is outside of the Urban Renewal Overlay District Sides, if any portion of the yard is within 50 feet of MDR, HDR Rear, if any portion of the yard is adjacent to, or across the street front, LDR zoning that is developed with a single-family dwelling and that is outside of the Urban Renewal Overlay District Front if any portion of the yard is adjacent to, or across the street from, LDR zoning that is developed with a single-family dwelling and that is outside of the Urban Renewal Overlay District Front(s), if any portion 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. 5 feet 1st floor -10 ft. min /max 2nd floor —10 ft. to 30 ft. 3rd floor and higher 30 ft. W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay.doc RF:ksn 10/13/2009 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 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 10 feet 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 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 3rd floor and higher -30 feet Note: Buildings over two floors must have at least one tier. To achieve tiers, setbacks will be both minimum and maximum 1st floor -10 feet 2nd floor and above-20 feet Rear, if any portion of the yard is within 50 feet of, MDR, HDR Height, maximum 65 feet (if all criteria are met) Landscape requirements (minimum): See Landscape requirements of specific underlying zone. Also see Landscape, Recreation, Recycling/Solid Waste Space requirements chapter 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. 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. 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. None Page 6 of 9 Sides, if any portion of the 10 feet yard is within 50 feet of LDR, MDR, HDR Rear None Rear, if any portion of the 10 feet yard is within 50 feet of MDR, HDR Recreation space See underlying zoning Recreation space, senior See underlying zoning citizen housing Off street parking: Residential (except senior One automobile parking space per each dwelling citizen housing) unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a multi- family dwelling unit. At least 75% of required residential parking is provided in an 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 required residential parking. If car sharing programs are not available when the building is constructed, an equivalent number of guest parking spaces shall be provided. These shall be converted to dedicated car sharing spaces when the program becomes available. One secure, covered, ground -level bicycle parking space shall be provided for every four residential units in a mixed -use or multi- family development. Other uses, including See TMC Chapter 18.56, senior citizen housing Off street Parking Loading Regulations Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC Chapter 8.22 "Noise" and (3) adopted State and Federal standards for water quality and hazardous materials. In addition all development subject to the requirements of the State Environmental Policy Act, RCW 43.21C shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 11. Ordinances Amended. Ordinance Nos. 2118 §1, 2005 §17, 1865 §50 and 1758 §1 (part), as codified at TMC Section 18.60.030, are hereby amended to read as followed: 18.60.030 Scope of Authority A. The rules and regulations of the Board of Architectural Review shall be the same as those stated for the Planning Commission in the bylaws of the Tukwila Planning Commission. B. The DCD Director will review projects meeting the thresholds for administrative design review. The BAR will review all other projects requiring design review approval. The Board and the DCD Director shall have the authority to approve, approve with conditions, or deny all plans submitted based on a demonstration of compliance with all of the guidelines of this chapter, as judged by the preponderance of evidence standard. C. Design review is required for the following described land use actions: 1. All developments will be subject to design review with the following exceptions: a. Developments exempted in the various districts, b. Developments in LI, HI, MIC /L, MIC /H and TVS Districts, except when within 300 feet of residential districts or within 200 feet of the Green /Duwamish River or that require a shoreline permit; W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay.doc RF:ksn 10/13/2009 Page 7 of 9 2. Any exterior repair, reconstruction, cosmetic alterations or improvements, if the cost of that work equals or exceeds 10% of the building's assessed valuation (for costs between 10% and 25 the changes will be reviewed administratively); a. for sites whose gross building square footage exceeds 10,000 square feet in MUO, 0, RCC, NCC, RC, RCM, TUC and C /LI zoning districts; and b. for any site in the NCC, MUO or RC zoning districts in the Tukwila International Boulevard corridor (see TMC Figure 18 -9). 3. Development applications using the procedures of 18.60.60, Commercial Redevelopment Area. 4. Development applications using the procedures of 18.43, Urban Renewal Overlay District. D. For development in the NCC, RC, and MUO zones within the Tukwila International Boulevard corridor, identified in TMC Figure 18 -9, certain landscaping and setback standards may be waived and conditioned, upon approval of plans by the BAR, in accordance with criteria and guidelines in the Tukwila International Boulevard Design Manual, as amended. Landscaping and setback standards may not be waived on commercial property sides adjacent to residential districts. E. No changes shall be made to approved designs without further BAR or Director approval and consideration of the change in the context of the entire project; except that the Director is authorized to approve minor, insignificant modifications which have no impact on the project design. Section 12. Ordinance Amended. Ordinance No. 1865 §53, as codified at TMC Section 18.60.060, is hereby amended to read as follows: 18.60.060 Commercial Redevelopment Areas Approval Procedures and Criteria The intent of this section is to create a more uniform commercial district along the Tukwila International Boulevard corridor that serves the space needs of mixed use or commercial development that fronts on Tukwila International Boulevard, to allow and create developments that are designed and built to better buffer the negative impacts of the commercial district on the adjacent residential neighborhoods, to better integrate, where appropriate, the mixed use or commercial developments with the adjacent residential neighborhoods. Development within the five identified commercial redevelopment areas that is not in accordance with the underlying zone's uses and standards may be approved by the BAR if the development complies with the following criteria. 1. Uses allowed. The permitted and accessory uses shall be those of the adjacent commercial district to which the residentially zoned properties are being aggregated. 2. Standards. The basic development standards shall be those of the adjacent commercial district to which the site is being aggregated and the standards for the uses that are being proposed. 3. Approval procedure. a. In a Commercial Redevelopment Area, the BAR must review and approve any development per the Tukwila International Boulevard Design Manual and the intent and criteria of this section. b. The development must include at least one parcel that fronts on Tukwila International Boulevard and any number of additional adjacent parcels within the commercial redevelopment areas. (Exception: Commercial use of property in Site 2, in the block bounded by 42 Avenue South, South 144th Street Tukwila International Boulevard and South 142nd Street, must aggregate with the property on the north side South 142nd Street.) c. The following criteria from the Tukwila International Boulevard "Design Manual are augmented to 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: W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay.doc RF:ksn 10/13/2009 Page 8 of 9 (a) Site Design with special attention to continuity of sites with adjacent sites and siting and screening of service yards; and (b) Building Design with special attention to architectural relationships; and (c) Landscape Design Section 13. Figure Amended. TMC Title 18, Figure 18 -7 "Required Number of Parking Spaces for Automobiles and Bicycles," is hereby amended as per Exhibit C, attached hereto and by this reference incorporated herein. Section 14. Figure Amended. TMC Title 18, Figure 18 -9 "Commercial Redevelopment Areas," is hereby amended as per Exhibit D, attached hereto and by this reference incorporated herein. Section 15. Figure Created. TMC Title 18, Figure 18 -15 "Urban Renewal Overlay District," is hereby amended as per Exhibit E, attached hereto and by this reference incorporated herein. Section 16. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 17. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force and effect five days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL F THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this �7 day of (1 el Q! 2009. ATTEST/ THENTICATED: (j/ Christy O'Flaheriy, CHIC APPROVED AS TO FORM BY: V ice •ity Attorney Attachments: Exhibit A Exhibit B Exhibit C Exhibit D Exhibit E Findings and Conclusions Zoning Map Figure 18 -7 Figure 18 -9 Figure 18 -15 W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay.doc RF:ksn 10/13/2009 ggerton, fled with the City Clerk: 0 -f (4 7 Passed by the City Council: 1 C) -X Published: /7) 9 Effective Date: Ordinance Number: A Due to a problem at the Seattle Times, the ordinance was published 10/23/09 and becomes effective 10/28/09 Page 9 of 9 Exhibit A FILE #L07 -096 ZONING MAP AMENDMENT/REZONE FINDINGS AND CONCLUSIONS Development Standards The applicant has proposed the following supplemental development standards for the Urban Renewal Overlay District: (1) Allow building heights up to 65 feet in the Urban Renewal Overlay District. The existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080 (2) Allow multi family parking standards to be one parking space per each dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. (3) Allow the maximum number of dwelling units to be determined by the building envelope as in the NCC zone, rather than a numeric density. Allow the developer to determine the unit mix with the limitation that units contain at least 500 square feet of interior floor space and allow no more than 50% of the dwelling units to be studios. (4) Allow live /work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live /work space is built to commercial building code standards with a typical retail store front appearance. (5) Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial. Qualification Criteria The Urban Renewal Overlay District's proposed development standards would apply if the owner /developer requests, and if all the following criteria are met: (1) At least 100 feet of the development parcel's perimeter fronts on Tukwila International Boulevard (2) At least 75% of required parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. (3) The ground floor along Tukwila International Boulevard must contain active uses except for the width of the garage access. (4) Residential and commercial tenant leases must prohibit parking on neighborhood streets. W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 1 (5) Residential development must encourage tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 spaces on site. (6) Development must provide amenities to enable a high quality pedestrian experience (retail windows, pedestrian scale design along sidewalks, wide sidewalks, pedestrian access through site, benches, art, landscaping and lighting, quality of materials, etc.) DISCUSSION: The supplemental development regulations and criteria that accompany the Urban Renewal Overlay District are intended to encourage a lively, compact, pedestrian- friendly core, and ensure that the impacts of the desired development do not negatively impact the neighborhood. The important aspects of the existing Neighborhood Commercial Center zoning such as setbacks were retained, while additional criteria designed to both limit negative impacts to the neighborhood and enhance positive elements were added. Specific comments on the proposed supplemental development standards and criteria follow: 1) "Allow building heights up to 65 feet in the Urban Renewal Overlay District. The existing Neighborhood Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080." Current NCC and HDR zoning permit a maximum height of 45'. Each developer who competed for the Tukwila Village project expressed the importance of having the ability to build to a maximum of 65'. This would allow construction up to four or five stories of residential over one story of commercial use. Allowing additional building height subject to specific criteria will help defray the costs of the desired structured parking and make the new development workable financially. As with the current standards outlined in the TMC Chapter 18 and detailed in the "Tukwila International Boulevard Design Manual," buildings could be built up to the edge of the property on Tukwila International Boulevard provided at least 12' sidewalk and appropriate landscaping and amenities were provided. Depending on the width and position of the right of way, the sidewalk might be wider than 12'. Rear and side setbacks would be to the existing NCC standards. In the case of the rear setback, a 20' maximum setback adjacent to adjacent residential zones could be added to the existing requirement for a 30' setback on the neighboring residential property for a maximum 50' separation between buildings. The existing NCC, MDR and HDR standards buffer residential uses through setbacks and /or requirements for tiered buildings. W \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 2 The applicant has provided additional information summarizing Tukwila's existing height and setback standards as pertains to the NCC, LDR, MDR and HDR zones located in or adjacent to the proposed Urban Renewal Overlay District, as well as examples illustrating setbacks under the "most intensive" development scenarios. (Attachment F). Examples of "tiered" development is provided in the Tukwila International Boulevard Design Manual, and Tukwila International Boulevard Plan. (Attachment G) Protecting single family residential areas from the impacts of new, taller buildings is also addressed. In addition to the separation provided by the required NCC setbacks, single family residential is located either across a street from the Urban Renewal Overlay District (i.e. 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 W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 3 to improve in its appearance and amenities, it will become more desirable for compact development and transit oriented living. Although Tukwila applies the same parking standards to both single family and multi- family development, it is not uncommon for jurisdictions to set multi- family parking requirements below the typical single family standard of 2+ parking spaces per unit. A number of communities use a sliding scale standard for multi family with a lesser requirement for studio and one bedroom apartments and increasing for additional numbers of bedrooms. A newer trend is to allow reduced parking standards depending on alternative transportation choices available in the area. As a result, there is no one "perfect" standard for multi family, and adjustments for different situations are appropriate. Tukwila's Current residential parking standards require one bicycle parking space per 10 parking stalls with a minimum of 2 spaces. All other non residential uses require 1 space per 50 stalls with a minimum of 2 spaces. Given the Urban Renewal Overlay District's proximity to services, light rail, transit and trails, as well as the request for reduced automobile parking spaces, it is anticipated that bicycle ridership will increase, both for residents and shoppers. To accommodate additional bicycles, staff recommends adding the following criterion: "One secure, covered, ground -level bicycle parking space shall be provided for every three residential units in a mixed -use or multi-family development. For commercial development, one bicycle parking space shall be provided for every 25 auto parking stalls, with a minimum of two spaces.. 3) "Allow the maximum number of dwelling units to be determined by the building envelope as in the NCC zone, rather than a numeric density Allow the developer to determine the unit mix with the limitation that units contain at least 500 square feet of interior floor space and allow no more than 50% of the dwelling units to be studios." NCC specifies senior housing at 60 units /acre, but otherwise does not set a specific limit on the number of residential dwelling units. MDR has a maximum density of 14.5 units /acre, and HDR's limit is 22 units /acre. Under the proposal, density would increase depending on the building size, site configuration and setback. Setting a 500' minimum square footage per unit and limiting the percentage of studios allowed is appropriate to the Tukwila community that desires additional density, but is still suburban in nature. 4) "Allow live /work space on the ground floor to meet the NCC requirement for ground floor retail or office space if the live /work space is built to commercial building code standards with a typical retail store front appearance." NCC does not currently allow ground floor residential, and requires that all residential be above commercial. Allowing ground floor live /work space expands W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 4 the options available for housing, especially as an interim use, but also keeps the flexibility to return to commercial use when the market dictates. 5) "Allow ground floor residential uses in the NCC zone in buildings or portions of buildings that do not front on an arterial." NCC does not currently allow ground floor residential, and requires that all residential be above commercial. Allowing ground floor residential further expands the options available for housing on the smaller streets where commercial spaces may not be viable, but maintains the liveliness of mixed use on the arterials including TIB, South 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." W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 5 A check with the Municipal Research and Services Center indicated that this provision is not practical, and is probably not legal. In the future, establishing a Restricted Parking Zone (RPZ) may be another means to limit on- street parking, with financial support from the building owner, and implemented by the Tukwila Police. At present, staff recommends deleting the criterion as proposed above, and substituting a requirement for the owner /manager to prepare a Transportation Management Plan to encourage alternative to automobile use, including such items as information about transit and bicycle options, schedules, and /or providing bus tickets and/or bus passes. The Transportation Management Plan is can be utilized as a means to limit the impacts of parking. Staff recommends adding the following criterion: The building owner /manager shall prepare a Transportation Management Plan to encourage alternatives to automobile use, and provides each residential and commercial tenant with materials that may range from offering information about transit and bicycle options to providing bus tickets and passes. (5) "Residential development must encourage tenants to use a car sharing program and make one space available at no charge to a car sharing program (if available) for every 50 spaces on site." Car sharing allows tenants to utilize automobiles without requiring individual car ownership or dedicated parking. In exchange for the reduced costs of providing fewer spaces, developers can encourage the use of shared transportation by providing a limited number of dedicated spaces. (6) "Development must provide amenities such as the following to enable a high quality pedestrian experience: retail windows; pedestrian scale design along sidewalks; wide sidewalks; pedestrian access through site; benches; art, landscaping and lighting, etc." These are examples of amenities that shall be provided to make the mixed use and commercial environment both functional and attractive. These amenities are discussed more fully in the "Tukwila International Boulevard Design Manual." REZONE CRITERIA: 1. The proposed amendment to the zoning map is consistent with the goals, objectives and policies of the Comprehensive Plan The proposed zoning code and map amendment is consistent with the Comprehensive Plan. As discussed more fully in L08- 081 Comprehensive Plan Amendment above, Tukwila's Comprehensive Plan considers "To redevelop and reinvigorate the Pacific Highway Corridor" the #2 priority of the four major objectives for the city. A zoning W \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 6 amendment that establishes an Urban Renewal Overlay District and supplemental development regulations and criteria is a needed redevelopment tool to implement this primary objective and accompanying policies. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of this title and the description and purpose of the zone classification applied for. The proposed Urban Renewal Overlay District would retain and be consistent with the existing Medium Density Residential (MDR) High Density Residential (HDR), and Neighborhood Commercial Center (NCC) zoning of the seven -block area. The proposed amendment would create an Urban Renewal Overlay District that would supplement the current underlying zoning through new development standards that would apply only if specific conditions and criteria were met. Important supplemental standards include 65'maximum building height with existing NCC setbacks, reduced parking requirements, and maximum residential density determined by building envelope for MDR and HDR. 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map Changed conditions in the vicinity of the proposed Urban Renewal Overlay District support future redevelopment and warrant the proposed amendment to the Zoning Map and development standards. These include: (a) (b) (c) (d) (e) (0 An Urban Renewal Area was established in 2000 per RCW 31.81; Cascade View Community Park was developed; Infrastructure upgrades and urban roadway improvements have been completed from S. 154 to S. 139 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; 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; There is increased interest nationally for employees and residents to work and live in pedestrian friendly, transit oriented neighborhoods. 4. The proposed amendment to the Zoning Map will be in the interest of furtherance of the public health, safety, comfort, convenience and general welfare, and will not adversely affect the surrounding neighborhoods, nor be injurious to other properties in the vicinity in which the subject property is located W: \Word Processing\ Ordinances\ Title 18 Urban Renewal Overlay Exhibit A.doc 7 The proposed Urban Renewal Overlay District and development standards will encourage new development and revitalization of underutilized properties to improve the appearance, safety, and desirability of the neighborhood along Tukwila International Boulevard as discussed in the Tukwila International Boulevard Plan— Revitalization and Urban Renewal. This redevelopment will benefit all properties in the vicinity. The Urban Renewal District proposed development standards would apply if the developer requests and if additional development criteria are met. The development criteria provide protection for the neighborhoods, and ensure high quality development. The neighboring uses, including those in residential zones, would be protected from the impacts of new taller development through the existing Neighborhood Commercial Center setback standards. Impacts to surrounding neighborhoods further limited since new development is oriented primarily toward Tukwila International Boulevard through 1) requiring that at least 100' of the development parcel's perimeter front on Tukwila International Boulevard (TIB), and 2) have active uses on the ground floor along TIB. Single family zones further protected since they are separated from new development either by a street or by location adjacent to a wetland. Live /work space would be permitted on the ground floor, but only if it were built to commercial standards. This would ensure the desired appearance of commercial in the NCC zone, and would permit the conversion to exclusive commercial use as needed. In addition, ground floor residential would be permitted in the NCC zone within the Urban Renewal Overlay District, but only on buildings or portions of buildings that did not front on an arterial such as TIB, S. 144 or 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. W \Word Processing\ Ordinances\ Title 18 Urban Renewal Overlay Exhibit A.doc 8 ZONING MAP AMENDMENT CONCLUSIONS 1) Consistency with Comprehensive Plan: Establishing an Urban Renewal Overlay District, and a zoning map change accompanied by supplemental development standards and criteria is consistent with the Comprehensive Plan policies that support redevelopment along the Tukwila International Boulevard. "To develop and reinvigorate the Pacific Highway Corridor" is the Comprehensive Plan's #2 overall objective. 2) Consistency with Zone: The proposed Urban Renewal Overlay District and supplemental development regulations are consistent with the underlying zoning and the precedent set by the Commercial Redevelopment Area designation. 3) Chanted conditions: Changed conditions such as the establishment of an Urban Renewal Area in 2000, infrastructure upgrades, urban roadway improvements, the City of Tukwila's purchase of six acres of property, and the opening of a light rail station justify the request for establishing an Urban Renewal Overlay District, supplemental development standards and criteria. There is increased interest nationally for employees and residents to work and live in pedestrian friendly, transit oriented neighborhoods. 4) Community interest: Supplemental development standards benefit the community by encouraging new development, while protecting adjacent properties, and existing residential uses. W: \Word Processing \Ordinances \Title 18 Urban Renewal Overlay Exhibit A.doc 9 Commercial Redevelopment Areas Urban Renewal Overlay District 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 required residential parking is provided in an enclosed structure (garage or podium). The structure must be screened from view from public rights of way. One automobile space at no charge to a car sharing program (if available) for every 50 to 200 residential units on site. An additional space shall be provided for developments with over 200 residential units. All car share spaces are in addition to required residential parking. If car sharing programs are not available when the building is constructed, an equivalent number of guest parking spaces shall be provided. These shall be converted to dedicated car sharing spaces when the program becomes available. 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 determmed 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 parkmg stalls, with a minimum of 2 spaces. No requirement for single family. One secure, covered, ground -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/ 1 for every 4 beds with a minimum of 10 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 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 stalls, with of 2 spaces. 1 space per stalls, with of 2 spaces. 1 space per stalls, with of 2 spaces. 1 space per stalls, with of 2 spaces. 1 space per stalls, with of 2 spaces. 1 space per stalls, with of 2 spaces. 1 space per stalls, with of 2 spaces. 50 parking a minimum 50 parking a minimum 50 parking a minimum 50 parking a minimum 50 parking a minimum 50 parking a minimum 50 parking a minimum 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 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 Schools, Elementary Junior High Shopping center (mall), planned, per usable floor area size, as 5 for every 1,000 sq. ft. 500,000 sq. ft. or larger 25,000 499,999 sq. 4 for every 1,000 sq. ft. ft. Taverns 1 for every 4 persons based on occupancy load. Theaters 1 for every 4 fixed seats. If seats are not fixed, 1 per 3 seats, with concurrence of Fire Chief, consistent with maximum allowed occupancy Warehousing 1 for every 2,000 square feet of usable floor area W \Word Processing\ Ordinances Title 18 Urban Renewal Overlay Exhibit C.doc listed b 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 r- O n SA33 ST 235'; ;n ;eo r 0 _l— 400' Zoning Designations LDR -Low Density Residential MDR Medium Density Residential HDR -High Density Residential O- Office MUO -Mixed Use Office NCC- Neighborhood Commercial Center RC- Regional Commercial C /LI- Commercial /Light Industrial Tukwila City Limits Commercial Redevelopment Areas Dimensions are approximate :■Iilll11 1 S 154 ST 11.. NEN r top NM 11 Now 11 I 1 IIuu ri J F 1 4! N 1- I .1 En 5 135 S S 128 ST 1 S 140 ST 180' In E r A 1I eV; �N 9�p;l um 210' S14• ST 128' w 5 146 ST S 148 ST 5150 S T} S158S S 130ST s� r L 126Y05' *If used for commercial purposes must be assembled 139 ST with lot to north 140 ST ST 146 ST 148 ST i tV 312' oroi co 160'. 195' 96' Commercial W Redevelopment 4 Areas in the 158 STT Tukwila International Ti T B oulevard S 160 ST I Corridor fa A I Figure 18 -9 No Scale 10198 206' QI 00 ty 187' At least 100' of the development parcels perimeter must front on Tukwila International Blvd Exhibit D 1 11 L 4 i st, t b ti 4 F C97 tg; 1 1 Commercial Redevelopment Areas Urban Renewal Overlay District S 1412 St 146 St psi LrU 757 5:4 ble i 4 el b C1) 414 1 CD 41, 1`;' ;'1 S144S Tukwila International Blvd Urban Renewal Overlay District Figure 18-15 Exhibit E SUMMARY OF Ordinance No. 2257 City of Tukwila, Washington On October 19, 2009 the City Council of the City of Tukwila, Washington, adopted Ordinance No. 2257, the main points of which are summarized by its title as follows: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING VARIOUS ORDINANCES, AS CODIFIED AT VARIOUS CHAPTERS OF TUKWILA MUNICIPAL CODE TITLE 18 "ZONING CODE," RELATED TO THE NEW URBAN RENEWAL OVERLAY DISTRICT; ADOPTING A NEW SECTION AND FIGURE 18 -15, AS CODIFIED AT TUKWILA MUNICIPAL CODE CHAPTER 18.43, "URBAN RENEWAL OVERLAY DISTRICT AMENDING THE OFFICIAL ZONING MAP TO ADD THE "URBAN RENEWAL OVERLAY DISTRICT PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. The full text of this ordinance will be mailed upon request. Approved by the City Council at a Regular Meeting thereof on October 19, 2009. Published Seattle Times: October ??l 2009. Christy O'FlahertyPC;MC, City Clerk