HomeMy WebLinkAboutReg 2008-11-17 Item 6C - Motion - 2008 Comprehensive Plan Amendments Co UNCIL AGENDA SYNOPSIS
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ITEM IN
CAS NUMBER: 08-137 I ORIGINAL AGENDA DATE: JULY 14, 2008
AGENDA ITEM TITLE 2008 Comprehensive Plan amendments
CATEGORY Discussion :l Motion Resolution Ordinance Bid Award Public Hearing Other
Mtg Date 11/10/08 <•Vitg Date 11 17 ltiitg Date Mtg Date Mtg Date AItg Date 1 /10 /08 Mtg Date
SPONSOR Council Major Adm Svcs DCD Finance Fire Legal P&R Police PI/
SPONSOR'S Briefing and public meeting on a 2008's Comprehensive Plan amendment rezone review
SUMMARY process. The City of Tukwila has received a request to change the designation of 1.4 acres
in the eastern portion of a property located at 152xx 65th Avenue South from Low Density
Residential (LDR) to Medium Density Residential (MDR). Planning Commission held
hearing on 10/30/08, and recommended denial. Council held hearing on 11/10/08. On
11/17/08, Council may pass a motion to deny.
REVIEWED BY COW Mtg. CA &P Cmte F &S Cmte Transportation Cmte
Utilities Cmte Arts Comm. Parks Comm. Planning Comm.
DATE: 6/9/08
RECOMMENDATIONS:
SPONSOR/ADMIN. Consideration and Discussion
CoMI Unanimous Approval; Forward to Committee of the Whole
COST IMPACT FUND SOURCE
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
Fund Source
Comments:
1 MTG. DATE 1 RECORD OF COUNCIL ACTION 1
7/14/08 Forward to next Regular Meeting
7/21/08 Forward to Planning Commission
11/10/08 Forward to Regular Meeting
I I
MTG. DATE ATTACHMENTS
7/14/08 Informational memorandum dated 7/8/08, with Attachments 1 9
Minutes from Community Affairs Parks Committee meeting of 6/9/08 are Attachment 1 of memo
7/21/08 No attachments
11/10/08 Informational memorandum dated 11/4/08 with Attachments 1 2
11/17/08 Informational memorandum dated 11/12/08 with Attachment 1
l
..........:1
z rr r City of
Jim Hagge t n Mayor
Department of Community Development I
Jack Pace Director
1908
To: Tukwila City Council
From: Jack Pace, DCD
Subj: Comprehensive Jan Map Change/Rezone request —LDR to MDR
Date: November 12, 2008
Background:
At the C.O.W. meeting on November 10, 2008, the City Council held a public hearing to
take testimony on Raymond Carlstedt's request for a Comprehensive Plan map
change/Rezone from Low Density Residential (LDR) to Medium Density Residential
(MDR) for a portion of the lot at 152xx 65 Avenue South. After closing the hearing, the
City Council discussed the issue, and recommended denial of the request. This
recommendation was based largely on the lack of compelling need to designate
additional multi family zoned land. There are already 21% more multi- family units than
single- family units, and more multi- family units can be built in the future Tukwila
Village project, and in the Tukwila Urban Center after the TUC Plan is adopted. In its
discussion, the City Council agreed with the Planning Commission's October 30, 2008
recommendation to deny the request, and the fmdings and conclusions that they had
adopted from the Planning Commission Staff Report.
Next Steps:
At the Regular Meeting on November 17, 2008, the City Council may make a motion to
deny the Comprehensive Plan map change /rezone request, and adopt the fmdings and
conclusions found in the Planning Commission Staff Report (attached).
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6300 Southcenter Boulevard, Suite #100 0 Tukwila, Washington 98188 0 Phone: 206 431 -3670 0 Fax: 206 431 -3665
",�J qs`'1, Attachment 1
a li t O Jim Haggerton, Mayor
a j Department Communi Development o of Jack Pace, Director
7908
STAFF REPORT
TO THE
PLANNING COMMISSION
HEARING DATE: October 30, 2008
NOTIFICATION: Notice mailed to surrounding properties, 9/25/08
Site posted, 9/26/08
Notice published in the Seattle Times, 10/16/08
Notice of site visit mailed, 10/16/08
FILE NUMBER: L07 -097 (Comprehensive Plan Amendment)
L07 -096 (Rezone)
APPLICANT: Raymond Carlstedt
REQUEST: Change Comprehensive Plan /Zoning Map from Low
Density Residential (LDR) to Medium Density
Residential (MDR)
LOCATION: 152xx 65 Avenue South (Tax Parcel 3597000360)
COMPREHENSIVE
PLAN DESIGNATION: Low Density Residential (LDR)
ZONE DESIGNATION: Low Density Residential (LDR)
SEPA DETERMINATION: Determination of Non significance (DNS), 10/16/08
STAFF: Rebecca Fox
ATTACHMENTS: A. Application (L07-097--Comprehensive Plan
B. Application -L07- 096— Zoning Map Change)
C. Site Location with zoning
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6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206 431 -3670 Fax: 206-431-3665
D. Minutes Committee of the Whole (7/14/08)
E. Citizen letters from agenda packet (7/14/08)
F. Minutes Regular Meeting (7/21/08)
G. Steep Slopes and Wetlands
H. Geotechnical Report (R. Pride, 4/08)
I. Wetlands (Aerial View)
J. Wetland Delineation Report (J. Jennings, 5/08)
K. Multi- family Development
L. 1995 Planning Commission Recommended
Zoning
M. Applicant's Preliminary Site Plan
BACKGROUND
FINDINGS
VICINITY /SITE INFORMATION
Background and Proiect Description
The applicant seeks to redesignate approximately 1.41 acres in the eastern third
of a 5.8 acre site located at 152xx 65 Avenue South from Low Density
Residential (LDR) to Medium Density Residential (MDR). (Attachments A
B).The area where MDR is requested extends west from 65 Avenue South to
the eastern edge of the 50' buffer on the eastern wetland. (Attachment C)
The Community Affairs and Parks Committee was briefed on June 9, 2008, and
the issue was forwarded to the City Council. After taking comments at a public
meeting on July 14, 2008, the City Council deliberated on July 21, 2008, and
forwarded the issue to the Planning Commission for review. (Attachments D, E
F).
Vicinitv /Site Information
Site: The near rectangular property measures about 350 feet x 770 feet, and
extends east to west from 65 Avenue South to 62 Avenue South. The entire
5.8 acre site is undeveloped, and is covered with trees and shrubs. Its terrain
varies from a high elevation of 200 feet at the northeast corner to a low of about
140 feet on the west side. Two wetland areas and their associated buffers are
located in the west and central portions of the site. The rezone area, proposed
for MDR, consists of 1.41 acres. The proposed boundary line between the LDR
and MDR would begin in the approximate center of the eastern wetland and
follow the outside boundary of the buffer area. The applicant has asked to
rezone only the property east of this line.
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Sensitive Areas:
With the exception of a portion of the lot's southeastern edge, almost all of the
site is an environmentally sensitive area or buffer, including both steep slopes,
and wetlands. (Attachment G)
Steep S lopes: The majority of the area that is proposed for MDR zoning lies
within a Class 3 area of potential geologic instability. Per Tukwila Municipal Code
18.45.120, Class 3 areas are those where "landslide potential is high, which
include areas sloping between 15 and 40 percent and which are underlain by
relatively impermeable soils or bedrock, and which also include areas sloping
more than 40 percent."
The applicant's geotechnical report (Attachment H) updates a report that was
prepared in 1989 for the Alpine Estates project. It states that the property is
suitable for development of residential structures, with the exclusion of the
wetland areas and associated buffers. Excavation and some filling will be
required to establish future building pads for future residential structures.
(Geotech Study, p.2).
Wetlands: The entire site includes two wetlands and their buffers. The western
wetland is outside the area that is being considered for rezone, and is not part of
the discussion. (Attachment 1)
A wetland and its buffer are in the eastern portion of the site, and just west of the
proposed rezone area. The applicant's wetland delineation report indicates that
this is a Type 3 wetland that requires 50' buffers. (Attachment J)The City of
Tukwila's Urban Environmentalist finds that the should be considered a Type 2
wetland with an 80' buffer area. Most of the wetland's buffer, whether it is the 50'
buffer area required by the Type 3 wetland, or the 80' buffer that the Type 2
wetland would require, lies in the steep slope area.
MDR is proposed only on 1.4 acres in the eastern part of the property closest to
65 Avenue South, and east of the easternmost wetland and its buffer. This
would leave the rest of the site zone LDR with the wetlands and their buffers
unaffected, and ensure that any future multi family residential development would
occur only on the eastern edge of the property closest to 65 Avenue South. Per
the Sensitive Areas Ordinance (TMC 18.45.080. C), development shall be set
back ten feet from the buffers. Under certain circumstances the Director of the
Community Development Department may waive buffer setback requirements.
The applicant has discussed possible donation to the City of Tukwila of the
remaining property that is not part of the rezone proposal (approximately 4.4
acres). Two separate tracts would be established. The tract to be donated would
retain its LDR zoning, and the other tract would be rezoned to MDR. With or
without the donation, the two wetlands and their buffers could not be developed,
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and would remain essentially as -is. Any possible donation is not part of the
Comprehensive Plan map change or rezone deliberation.
Vicinity: A mix of single family and multi family dwelling units is in the vicinity.
14 single family homes are directly north in the Maple Tree subdivision.
Approximately 12 single family homes are located in the LDR zone to the south.
Additional single family homes are to the northwest of the site. An application is
pending for a 6 -lot short plat along 65 Avenue South, adjacent to the City Hall
parking lot.
Approximately 260 units of apartment and condominium units are east across
65 Avenue South (Maple Leaf, Canyon Estates, Park View) on land that is
zoned Medium Density Residential (MDR). Farther northeast across 65 the
land is zoned High Density Residential (HDR) The 48 unit San Juan apartments
are zoned MDR. Immediately south across S. 153rd, the Cottage Creek
apartments are zoned HDR. The Sunwood Condominiums are in the HDR zone
farther to the west. (Attachment K)
Tukwila Park is one -half block from the site along 65 Avenue South. Tukwila
City Hall is in an Office (0) zone two blocks south of the property.
The property has been the subject of several single family development
proposals in the past. In the late 1980s, the entire site, including both wetlands,
was considered for the Alpine Estates single family subdivision proposal that was
eventually dropped. The current proposal is the first request for multi family
zoning. It differs from earlier single family proposals and projects since it affects
only the eastern area along 65 Avenue South. As stated, wetlands and
associated buffer areas are excluded from the proposal, and would be retained.
DISCUSSION
ZONING MAP -The existing zoning in the area is a mixture of Low Density
Residential zones along with Medium Density Residential (MDR) and High
Density Residential (HDR). A review of the zoning map shows that the LDR
zoning runs along the west side of 65 Avenue South, with MDR and HDR
immediately east across from the site. 65 Avenue South divides the MDR and
HDR to the east, from the LDR to the west. Several blocks of LDR are to the
south of the subject property, but most LDR is north and northwest of the site.
When the current Comprehensive Plan map and zoning map were developed in
1995, the Planning Commission recommended rezoning to MDR the entire block
south of the subject property. This included the San Juan Apartments east along
S. 153 to 65 Avenue South, and south to the City Hall parking lot. This action
would have up -zoned a small neighborhood of approximately 12 single family
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houses from LDR to MDR. (Attachment L) The City Council, however, decided
to rezone only the San Juan South apartments to MDR, and retain the rest of the
areas as LDR, There was no discussion of rezoning the subject property to MDR
in 1995 or at any point until the present application was filed.
The current applicant wants to rezone only the eastern portion of the property
along 65 Avenue South arterial. Extending the MDR zone west across 65
Avenue South to include the subject property would interrupt a solid line of LDR
to create a small zone of multi family land.
DEVELOPMENT CONSIDERATIONS-
Much of the site is encumbered with wetlands, buffers and slopes. Through
careful planning, the site could be developed as Low Density Residential, either
with traditional single family Tots, or perhaps with a Planned Residential
Development (PRD) to take advantage of the environmentally sensitive site
conditions. Under the current LDR zoning, it is likely that the site could be
developed somewhat farther west on the lot than the boundary the applicant
requests. This might permit a greater number of houses to be built. The exact
number of 6, 500 s.g. single family lots that could be placed on the site depends
on the layout. The maximum would likely be no more than approximately seven
or eight. Under the Planned Residential Development (PRD), houses could be
clustered to minimize environmental impacts, and the lot size could be reduced
by 15
The proposed Medium Density Residential (MDR) zoning allows a maximum of
14.5 units /acre as duplex, triplex or fourplex buildings with a maximum height of
30 feet. The 1.41 acre rezone site could allow approximately 17 or 18 units to be
built if the rezone request is approved. This density is unlikely, given the site's
constraints. The applicant's preliminary site plan shows a total of 12 units in six
duplex buildings i.e. fewer than the maximum that the Zoning Code allows with a
single access onto 65 Avenue South. No development is proposed at this time.
(Attachment M)
Under the requested MDR zone, a multi family development could be designed
to minimize environmental impacts through clustering and careful site planning.
Access points onto 65 Avenue South and the resulting loss of parking could
also be limited through careful site layout and design. Multi- family Planned
Residential Development (PRD) is permitted on sites with wetlands or
watercourses. Per the Sensitive Areas Ordinance (TMC 18.45.080. C),
development shall be set back ten feet from the wetland buffers. Under certain
circumstances the Director of the Community Development Department may
waive buffer setback requirements. Per TMC 18.45. 080. G. 1, the DCD director
may reduce standard wetland buffers on a case by case basis, provided the
reduced buffer area does not contain slopes 15% or greater.
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The applicant's preliminary site plan has been discussed internally by Planning
and Public Works staff, but has not been formally reviewed for specific
development potential, density and configuration. Any future multi family project
would need to meet all the development requirements of the zoning code. It
would require a separate application, and since it is in environmentally sensitive
land, would trigger design review.
Site conditions make it difficult to accommodate more intensive development.
Given the site's steep slopes and wetlands, both single family or multi family
would require careful planning to ensure adequate access for fire protection and
for private vehicles, utility service, storm drainage, parking, etc. In the vicinity of
the project, 65 Avenue South is heavily used for on- street parking.
Under either the existing LDR or the proposed MDR zoning, additional curb cuts
for site access /driveways onto 65 Avenue South would require review and
approval by the Public Works Department, and could be limited in number.
Access drives would be limited to Tess than 15% slope, requiring significant
grading and filling.
In both the existing LDR zone, and the requested MDR zone, two parking spaces
would be provided for each dwelling unit that contains up to three bedrooms.
One additional off street parking space shall be required for every two bedrooms
in excess of three bedrooms.
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.
1) Describe how the issue is addressed in the Comprehensive Plan. If the
issue is not adequately addressed, is there a need for it?
Four broad reaching objectives are the basis for the elements, goals and policies
for Tukwila's Comprehensive Plan. The Comprehensive Plan's primary objective
is preserving and enhancing Tukwila's neighborhoods. The Comprehensive Plan
states the following:
Comprehensive Plan Objective #1:
"To improve and sustain residential neighborhood quality and livability."
Under Low Density Residential (LDR) zoning and the Medium Density
Residential (MDR) zoning, both single family homes and multi family homes
provide opportunities for individuals and families to live in and contribute to the
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community. Neighborhood residential quality and livability can be maintained
with the current LDR zoning. There is no compelling reason that supports the
change to MDR in order to promote "neighborhood quality and livability."
Housing Goal 3.1 states the following:
Continue to provide the City's fair share of regional housing.
Either the current LDR zoning or the requested MDR zoning would allow housing
to be built on the site.
Housing Policy 3.1.1. states the following:
Provide sufficient zoned housing potential to accommodate future single
and multi family households.
This policy speaks to the need to provide adequate amounts of residentially
zoned land. Both the current Low Density Residential (LDR) zoning and the
requested Medium Density Residential (MDR) zoning would allow housing to be
built in the future. LDR provides for single- family detached homes, and MDR
allows buildings with two, three or four units. With either current LDR zoning or
the requested MDR zoning, some type of housing could be built, consistent with
this Comprehensive Plan policy.
The policy provides no special requirement or justification for changing existing
zoning from LDR to MDR in order to accommodate multi family development.
Capacity for additional multi family housing will be provided in the Tukwila Urban
Center once the proposed Tukwila Urban Center Plan is adopted, and in the
anticipated Tukwila Village development along Tukwila International Boulevard.
Residential Neighborhoods Policy 7.3.1 demonstrates the community's
commitment to residential neighborhoods as follows:
7.3.1 Maintain a comprehensive land use map that supports the
preservation and enhancement of single family and stable multi family
neighborhoods; eliminates incompatible uses; and clearly establishes
applicable development requirements through recognizable boundaries.
65 Avenue South currently acts as a clear boundary between the stable multi-
family neighborhood to the east and the stable single family area to the north and
south of the subject property. Keeping the current Comprehensive Plan map and
zoning boundaries will maintain stability in the neighborhood.
2) Impacts
The requested map change to MDR could potentially add up to up to 18 housing
units to the site, increasing the overall housing stock in Tukwila. This would bring
multi family units west across 65 Avenue S. At present, Low Density
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Residential (LDR) runs continuously along 65 Avenue South from S. 151 to the
City Hall driveway entrance on S. 154
Both single family or multi family development on the site would add some traffic
and noise. Trees would be removed, although some would be replaced. In terms
of total new housing units, the impacts of future single family development on the
existing LDR are likely to be less than the impacts of future multi family housing.
MDR would probably require more impervious surface than LDR, but possibly
fewer curb cuts and access points from 65 Avenue South. Denser MDR
development would be more in keeping with the Growth Management Act's
preference for compact development.
Amending the Comprehensive Plan and Zoning Maps to MDR would allow
expansion of multi family use across 65 Avenue South to a block that is
currently exclusively LDR.
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 Growth
Management Act requirement for additional housing opportunities and choices.
Demand for new housing could be met either by developing single family
detached homes under the existing Low Density Development (LDR) zoning or
by building duplex, triplex or four -plex homes that the proposed Medium Density
Residential (MDR) zone would allow.
Tukwila presently has 21 more multi family addresses than single family
addresses. 3, 476 apartment units and 733 condominium units total of 4, 209
multi family units, or 56% of all housing. There are 3,365 single- family
addresses, that comprise 44% of all Tukwila housing units.
The Growth Management Act's call for greater housing density can be met by
developing multi family in other locations throughout Tukwila which have fewer
environmental concerns. Future capacity for multi family housing could be
provided through redevelopment in the Tukwila Urban Center, once the TUC
zoning is amended to allow additional residential use. Multi- family development
will also be part of the Tukwila Village project on Tukwila International Boulevard.
4) Will the proposed change result in a net benefit to the community? If
not, what result can be expected and why?
The proposed change from LDR to MDR could benefit the greater community
and the region by offering additional housing choice in the neighborhood.
However, since Tukwila already has more multi family homes than single family
homes, and since additional opportunities for multi family development are
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anticipated in other parts of the city, it is not clear that reducing the amount of
land available for single family housing would actually benefit the specific Tukwila
community.
A positive side -effect of the rezone could result from the applicant's interest in
possibly donating the western portion of the land that would remain LDR to the
City of Tukwila for trails and open space. This donation, if it occurs, would
benefit the community by ensuring that much of the property would remain
undeveloped. Permanent, publicly -owned open space would be provided, and
the wetlands would be protected. The possible donation should not be part of
the consideration of the rezone request.
It should be noted, however, that even under the existing LDR zoning, wetlands
and buffers cannot be developed under any circumstances. The difference is
that the undeveloped area would remain in private ownership, and would not be
accessible to the public.
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 that acknowledge the
need for Tukwila to retain residential neighborhoods, to provide regional
need for housing, to retain adequate land zoned "residential and to
provide housing in a stable neighborhood are addressed under the current
Low Density Residential zoning.
The Comprehensive Plan does not preclude MDR. The policies discussed
above refer both to the existing LDR and the proposed MDR, but the
Plan's policies offer no compelling justification to change the zoning from
LDR to MDR.
2) Impacts?
The property's development potential for single family or multi family
residential use will be limited by site considerations including:
Steep slopes
Wetlands
Potential geological instability
Future development plans would undergo environmental, design review
and building permit review.
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The requested map change to MDR could potentially add up to up to 17 or
18 housing units to the site, and increase the overall housing stock in
Tukwila. This would bring multi family units west across 65 Avenue S.
At present, Low Density Residential (LDR) runs continuously along 65
Avenue South from S. 151 to the City Hall driveway entrance on S. 154
3) Meetina identified public need? Other options?
At present, there are 21% more multi family units than single family units
in Tukwila.
Other opportunities for multi family housing currently exist, with more
opportunities anticipated when the Tukwila Urban Center Plan is adopted
and Tukwila Village is developed on Tukwila International Boulevard.
With the current preponderance of multi family homes to single family
homes in Tukwila, it is difficult to justify reducing the amount of Low
Density Residential land in order to provide additional capacity for multi-
family development.
4) Benefit to the community?
The applicant's possible donation of the western 4.4 acres of the site
would benefit the public by retaining the greatest possible amount of
undeveloped open space on the site, and making this available for public
use.
However, under the existing LDR zoning, much of the property is likely to
remain undeveloped due to wetlands and buffers, whether or not a
donation occurs.
It is not clear that reducing the amount of land available for single family
housing would benefit the community since Tukwila already has more
multi family homes than single family homes, and additional opportunities
for multi family development are anticipated in other parts of the city.
COMPREHENSIVE PLAN— RECOMMENDATION:
Staff recommends denying the request for Comprehensive Plan and Zoning Map
changes from Low Density Residential (LDR) to Multi- Family Residential (MDR).
FILE #L07 -096 ZONING MAP AMENDMENT /REZONE
REZONE CRITERIA:
1. The proposed amendment to the zoning map is consistent with the
goals, objectives and policies of the Comprehensive Plan
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Per the discussion of Comprehensive Plan Criteria (above), both the existing
LDR zoning and the proposed MDR zoning are consistent with the
Comprehensive Plan, as follows:
Plan Objective #1 —To improve and sustain residential
neighborhood quality and livability
Goal 3.1 Continue to provide the City's fair share of regional
housing
Policy 3.1.1 Provide sufficient zoned housing potential to
accommodate future single- and multi family households.
Policy 7.6.3 Allow Planned Residential Developments (PRDs) for
multi- and single family use on properties with wetlands or
watercourses, or within the Tukwila South Master Plan Area in
conjunction with the City Council's approval of a master plan.
2. The proposed amendment to the Zoning Map is consistent with the
scope and purpose of this title and the description and purpose of
the zone classification applied for.
Per TMC 18.10.010 Purpose, the existing Low Density Residential (LDR) district
is "intended to provide low- density family residential areas together with a
range of urban infrastructure services in order to maintain stable residential
neighborhoods, and to prevent intrusions by incompatible land uses."
Single- family homes are currently allowed.
Per TMC 18.12.010 Purpose, the proposed Medium Density Residential (MDR)
district is "intended to provide areas for family and group residential uses, and
serves as an alternative to lower density family residential housing, and more
intensively developed group residential housing and related uses..."
The proposed rezone from Low Density Residential (LDR) to Medium Density
Residential (MDR) would allow duplex, triplex or fourplex housing to be built.
3. There are changed conditions since the previous zoning became
effective to warrant the proposed amendment to the Zoning Map
In 1995, the land immediately south of the site was zoned Medium Density
Residential (MDR), in order to recognize the existing San Juan South
apartments. Conditions have not changed significantly since that time to warrant
the proposed amendment to the Zoning Map.
4. The proposed amendment to the Zoning Map will be in the interest of
furtherance of the public health, safety, comfort, convenience and
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general welfare, and will not adversely affect the surrounding
neighborhoods, nor be injurious to other properties in the vicinity in
which the subject property is located
In a broad sense, allowing additional multi family housing to be built could benefit
the region and the community by providing additional housing choices. However,
more specific to the site, any housing that is built either single family or multi-
family-- would need to be planned carefully to accommodate environmental
conditions, as well as to limit the number of curb cuts onto 65 Avenue South.
Zoning should strike a balance between single family and multi family land use
and zoning without jeopardizing current development of single family homes.
The rezone would allow higher density housing to be built. This future
development would be consistent with multi family development east across 65
Avenue South, as well as development to the south. It would, however, be
inconsistent with the other single family development to the immediate north and
south of the property.
A specific traffic study has not been prepared. However, rezoning the property to
MDR would result in denser development and somewhat greater traffic impacts
than development under the existing LDR zoning.
Subsequent site development applications for SEPA and Design Review would
address specific impacts such as traffic, parking, environmentally sensitive areas
and impacts on abutting property. Environmental review, design review with a
Board of Architectural Review hearing and public involvement would provide
Tukwila a clear mechanism to evaluate any future proposed development, and to
mitigate potential negative impacts to the adjacent properties and the community.
ZONING MAP AMENDMENT CONCLUSIONS
1) Consistency with Comprehensive Plan:
The current Low Density Residential (LDR) zoning is consistent with
the Comprehensive Plan policies to that support housing.
The proposed Medium Density Residential (MDR) zoning, although
consistent with the Comprehensive Plan policies to that support
housing generally, is not needed to meet projected housing demands.
2) Consistency with Zone:
Single- family homes can be built under the current Low Density
Residential (LDR) zoning.
If added density is desired at the site, the proposed Medium Density
Residential (MDR) would allow a range of smaller -scale multi family
structures, including duplex, triplex or fourplex structures, to be built.
3) Chanaed conditions:
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Conditions have not changed to justify the rezone.
4) Community interest:
Single family housing can be built under the existing zoning. There is
no compelling benefit to the rezone.
The rezone and resulting development would bring multi family across
65 Avenue South into a small, existing single family neighborhood.
ZONING RECOMMENDATION:
Staff recommends denial of the rezone from Low Density Residential (LDR) to
Medium Density Residential (MDR).
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