Loading...
HomeMy WebLinkAboutCOW 2007-02-12 Item 4F - Briefing - 2007 Comprehensive Plan Amendments COUNCIL AGENDA SYNOPSIS o A Initials ITEM No. ;',0 9 _Meeting Date Prepared by 'a yor's review 1 Cov 1 review us% 02/12/07 1 SL �V J 1 //1/0 7908 ITEM INFORMATION CAS NUMBER: 07-020 I ORIGINAL AGENDA DA rE: February 12, 2007 AGENDA ITEMTITLE 2007 Comprehensive Plan Amendments CATEGORY Discussion Motion Resolution Ordinance Bid Award Public Hearing Other Mtg Date 2 12 0 7 Mtg Date Mtg Date Mtg Date Mtg Date Mtg Date Mtg Date SPONSOR Council Mgyor Adm Svcs DCD Finance Fire Legal P&R Police PIV SPONSOR'S Briefing on review process for two proposed Comprehensive Plan Amendments. Item will SUMLNIARY be forwarded to Regular Meeting for public meeting on 3/5/07. After public meeting, Council will decide which items to forward to Planning Commission for public hearing and recommendation. REVIEWED BY COW Mtg. CA &P Cmte 111 F &S Cmte Transportation Cmte Utilities Cmte Arts Comm. Parks Comm. Planning Comm. DA'L'E: 1/23/07 RECOMMENDATIONS: SPONSOR /ADIN. Coln Forward to City Council for briefing COST IMPACT FUND SOURCE EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED $N /A $N /A $N /A Fund Source: Comments: MTG. DATE 1 RECORD OF COUNCIL ACTION 2/12/07 I MTG. DATE ATTACHMENTS 2/12/07 Memo with staff reports (in notebook) Minutes from 1/23/07 Community Affairs Parks Committee Meeting 1 Community Affairs and Parks Committee January 23, 2007 5:00 p.m. Present: Dennis Robertson, Chair; Pam Carter, council member. Steve Lancaster, Director of Depai tment of Community Development; Mon Wig, and Leshya Wig, Wig Properties; Diane Jenkins, Administrative Assistant to the Council; and Chuck Parrish, community member. Business Agenda: A. Southcenter Square street names Mr. Lancaster indicated that two public streets are being built as a result of the Southcenter Square development. In naming streets, the city has had a history of recognizing former city leaders. Two suggestions are former mayor and council member Ed Bauch and former staff member and council member Mae Harris. Mr. Wig requested that one of the two streets be named "Wig Blvd" after his company. He highlighted his development activities and noted that his family develops and retains property. He further explained his plans to do other development activities in Tukwila. Mr. Wig conveyed that the street located on the north end could be named "Wig Blvd." and suggested that a donation could be made to the city. Mr. Lancaster noted that there is time to process the naming of these streets. Mr. Robertson suggested that committee wait to forward this information onto council and revisit this issue when Ms. Linder is present at the next CAP meeting on February 13. Mr. Robertson noted that a donation could be made to a local charity; the naming of a street would not be contingent on a charitable donation. Ms. Carter further suggested that a "name bank" be developed which could be accessed when future streets need to be named. A developer could also indicate a preference. Mr. Robertson and Ms. Carter both supported naming one of the two streets "Wig;" discussion will continue whether it will be street, boulevard, or drive. Issue to be brought back to February 13 Community Affairs and Park Committee for additional discussion. B. 2007 Comp Plan Amendments Mr. Lancaster reviewed the two amendments being submitted to the 2007 Comp Plan. The first amendment would provide greater flexibility in the siting of a future Transit Center. The second amendment seeks to redesignate .63 acres of a 1.35 acre site from commercial (RC) to single family residential (LDR). This was only a briefing to the committee; he reviewed the next steps of the process. At the February 12 Committee of the Whole, the council would be briefed and a public meeting held at the March 5 regular council meeting. Following the March 5 public hearing, the council would decide whether to forward these amendments to the Planning Commission. Ms. Carter suggested that pictures of other transit centers be taken; transit centers could range from a bus stop to a large, facility such as those located at Burien or Northgate. Forward to February 12 Committee of the Whole. Adjournment: 5:45 p.m. c' Committee Chair Approval Minutes by DJ. Reviewed by RB. 4------ O e O lb 1 r fi V.' r ,l r p i 4s c ukl a of pyoposea all Ileusive CogiPre Nirrieu amellts 127 2 007 iec F ebYUa, 20 07 Y g via tal5 Publice 1. 'ft City of l ut�.YV l Steven M. Mullet, Mayor a gy' s1, o+ 4� i Department of Community Development Steve Lancaster, Director 1908 MEMORANDUM February 6, 2007 TO: Tukwila City Council FROM: Steve Lancaster, Department of Community Development SUBJECT: ANNUAL COMPREHENSIVE PLAN AMENDMENTS FOR 2007 Attached with this memo are the proposed annual amendments to the Comprehensive Plan for 2007. The CAP was briefed on January 23, 2007. There will be a briefing at the COW meeting on February 12, 2007 to review the proposals and decision process. A public meeting to receive input on the proposed amendments is scheduled for March 5, 2007. Introduction Two applications were submitted by the December 31, 2006 deadline. The applications are as follows: Transit Center Modify Wording. Applicant: Tukwila Department of Community Development (File #L06 -093) The proposal seeks to modify an existing policy to incorporate current information from the Tukwila Transit Plan and the Tukwila Transit Center Design Report (1/07). The current policy states that a future Transit Center should be sited on Andover Park East between Baker Boulevard and Strander Boulevard; the proposed wording allows somewhat greater flexibility in selecting a location for the future Transit Center. This amendment was requested by the City Attorney and developed in conjunction with the City Attorney and the Public Works Department. Bonsai Northwest Regional Commercial Center (RCC) to Low Density Residential (LDR) at S. 144 and 51 Avenue S.)—Applicant: John Muth (File #L06 -095 and L06 -096) —The applicant seeks to redesignate approximately .63 acres of a 1.35 acre site from commercial (RCC) to single family residential (LDR). The property is vacant nursery property adjacent to and associated with the Bonsai Northwest nursery property. Attached Exhibits A and B show the site location and the area to be rezoned respectively. Rf 1 02/06 2.'107 2 .'C "'Pr.. ,..7.B:,E 6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206 431 3670 Fax: 206- 431 -3665 Next Steps A public meeting will take place on March 5, 200 to receive input on the potential amendments. After the public meeting, the City Council will decide which proposed amendments will be forwarded to the Planning Commission for further consideration. Any proposed amendments that are referred by the Council to the Planning Commission will return before the Council for a final public hearing and a decision. At that point, the Council may: Adopt a proposed amendment; Adopt a modified version of a proposed amendment; or Reject the amendment. Attachments: 1. CAP minutes (1/23/07) 2. Transit Center —Mods Policy Wording. (File #L06 -093) 3. Bonsai Northwest Regional Commercial Center (RCC) to Low Density Residential (LDR) at S. 144 and 51 Avenue S.)— (File #L06 -095 and L06- 096) 2 H� I Rt,7 -MENT 1 Community Affairs and Parks Committee January 23, 2007 5:00 p.m. Present: Dennis Robertson, Chair; Pam Carter, council member. Steve Lancaster, Director of Department of Community Development; Mon Wig, and Leshya Wig, Wig Properties; Diane Jenkins, Administrative Assistant to the Council; and Chuck Parrish, community member. Business Agenda: A. Southcenter Square street names Mr. Lancaster indicated that two public streets are being built as a result of the Southcenter Square development. In naming streets, the city has had a history of recognizing former city leaders. Two suggestions are former mayor and council member Ed Bauch and former staff member and council member Mae Harris. Mr. Wig requested that one of the two streets be named "Wig Blvd" after his company. He highlighted his development activities and noted that his family develops and retains property. He further explained his plans to do other development activities in Tukwila. Mr. Wig conveyed that the street located on the north end could be named "Wig Blvd." and suggested that a donation could be made to the city. Mr. Lancaster noted that there is time to process the naming of these streets. Mr. Robertson suggested that committee wait to forward this information onto council and revisit this issue when Ms. Linder is present at the next CAP meeting on February 13. Mr. Robertson noted that a donation could be made to a local charity; the naming of a street would not be contingent on a charitable donation. Ms. Carter further suggested that a "name bank" be developed which could be accessed when future streets need to be named. A developer could also indicate a preference. Mr. Robertson and Ms. Carter both supported naming one of the two streets "Wig;" discussion will continue whether it will be street, boulevard, or drive. Issue to be brought back to February 13 Community Affairs and Park Committee for additional discussion. B. 2007 Comp Plan Amendments Mr. Lancaster reviewed the two amendments being submitted to the 2007 Comp Plan. The first amendment would provide greater flexibility in the siting of a future Transit Center. The second amendment seeks to redesignate .63 acres of a 1.35 acre site from commercial (RC) to single family residential (LDR). This was only a briefing to the committee; he reviewed the next steps of the process. At the February 12 Committee of the Whole, the council would be briefed and a public meeting held at the March 5 regular council meeting. Following the March 5 public hearing, the council would decide whether to forward these amendments to the Planning Commission. Ms. Carter suggested that pictures of other transit centers be taken; transit centers could range from a bus stop to a large, facility such as those located at Burien or Northgate. Forward to February 12 Committee of the Whole. Adjournment: 5:45 p.m. Committee Chair Approval Minutes by DJ. Reviewed by RB. l�J...... y,9 s AI IACH�NT2 0 City of Tukwila u/�, VY j Steven M. Mullet, Mayor t �1�` i Wes' 6� ce I Department of Community Development Steve Lancaster, Director 1908 STAFF REPORT TO THE CITY COUNCIL MEETING DATE: February 12, 2007 NOTIFICATION: Notice published in the Seattle Times, 2/22/07 FILE NUMBER: L06 -093 (Comprehensive Plan Amendment) APPLICANT: Tukwila Department of Community Development REQUEST: Revise Comprehensive Plan policy wording for siting of transit center in Tukwila Urban Center LOCATION: Tukwila Urban Center COMPREHENSIVE PLAN DESIGNATION: Tukwila Urban Center (TUC) ZONE DESIGNATION: Tukwila Urban Center (TUC) STAFF: Rebecca Fox ATTACHMENTS: A. Comprehensive Plan Amendment Application Rf 1 02/06/2007 6300 Southcener` toufevara; utf' e"# tib0 `"e 'Phone: 206 431 -3670 Fax: 206 431 -3665 CCStaffReptTransitCtr#L06- 093-- 42-- 2.12.07.doc FINDINGS DISCUSSION The City of Tukwila Public Works Department proposes update wording of existing Transportation Element Policy 13.4.8 in order better reflect transit system and Transit Center analysis, and to expand options for siting a Transit Center. The existing wording is the following: 13.4.8. "Support forming a partnership with Metropolitan King County, Weseld Mall at Southcenter, and surrounding businesses to locate a pedestrian friendly transit center on Andover Park West, between Baker Boulevard and Strander Boulevard." The proposed wording broadens possible siting locations as follows, with changes highlighted: 13.4.8. Support forming a partnership with Metropolitan King County, Wesield Mall at Southcenter, and surrounding businesses to locate a pedestrian friendly transit center and related amenities on or near Andover Park West, bctti•i;.:zr 1; Boulcaar, This policy change is proposed in order to provide more flexibility in selecting a location for the Transit Center. This change will enable the analysis contained in the Tukwila Transit Plan (4/05), and competing issues raised by property owners, Metro Transit and the City of Tukwila to be more fully addressed in the siting decision. BACKGROUND Project History The vision for the Tukwila Urban Center foresees a vibrant high density area with regional employment, areas of high quality housing in concert with water amenities, excellent retail and recreational opportunities for business people, residents and shoppers. High quality transit and pedestrian facilities are a vital part of this vision. The Tukwila Transit Center project will replace existing, inadequate transit stops located near the intersection of Andover Park West and Baker Boulevard with an expanded, improved Transit Center to accommodate current and future passenger demands. It will be a first step towards implementing the future that is envisioned for the Tukwila Urban Center. It is intended to set the standard for quality redevelopment and serve as a catalyst for the implementation of the larger vision. The Tukwila Transit Plan (4/05) analyzes the future Transit Center and possible locations_ Vici nitv/Site Information Land uses immediately adjacent to the portion of possible Transit Center locations are North Commercial/Retail South Commercial/Retail East— Westfield Southcenter Mall West— Commercial, Andover Park West Rf 2 02/06/2007 Q: \COMP PLAN AMEND 2006 2007 \CCStaffReptTransitCtr#L06 093— #2-- 2.12.07.doc 1 CCStaffReptl ransitCtr#L06 -093— #2-- 2.12.07.doc 1 Land uses between 500 and 1,000 feet from the site include the following: North Commercial, Tukwila Parkway, I -405 S outh—Commercial/Retai 1 East Westfield Southcenter Mall West Commercial THRESHOLD REVIEW CRITERIA 1) Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for it? Through several policies and their implementation strategies, Tukwila's Comprehensive Plan addresses the need for good transit service and, by extension, the Transit Center in the Tukwila Urban Center Element. These include: Tukwila Urban Center Policv 10.1.1 Recognize the Tukwila Urban Center as a regional commercial/industrial area, with opportunities for residential development served by a balance of auto, pedestrian and transit facilities. Implementation Strategy Coordinate land use with City facility improvements, for transportation facilities such as transit facilities and structured parking easily accessed by service streets and from freeways Tukwila Urban Center -Goal 10.3 Transportation and Circulation A balanced transportation network that complements the Tukwila Urban Center land use and design policies and provides access for all transportation modes, to, from, and within the center. Tukwila Urban Center Policy 10.3.1. Rel?ional Access. Promote transportation and transit services and facilities, as well as traffic management systems that increase and improve access to and from the Tukwila Urban Center for all transportation modes; encourage a range of solutions, including but not limited to local circulator systems, regional serving park -n -ride sites, connections to regional rail alignments, and regional and local high- occupancy vehicle systems. Implementation Strategy Develop, in conjunction with appropriate transit providers, transit facilities and routes in the Tukwila Urban Center Transportation Policy 13.4.8 addresses developing and locating a transit center as follows: "Support forming a partnership with Metropolitan King County, Westfield Mall at Southcenter, and surrounding businesses to locate a pedestrian friendly transit center on Andover Park West, between Baker Boulevard and Strander Boulevard." Rf 3 02/06/2007 Q: \COMP PLAN AM1ND 2006- 2007\CCStaffReptTransitCtr#L06- 093-- #2- 2.12.07.doc i CCStaffReptTransitCtr#L06- 093-- #2-- 2.12.07.doc The Tukwila Transit Center will be integrated with the future redevelopment of the Tukwila Urban Center Core, to the east, and is a necessary component of meeting travel demand management requirements for the Tukwila Urban Center as a whole. The proposed change is needed since the current wording is unnecessarily restricts the location and choice of potential sites for the future Transit Center. 2) Impacts The proposed amendment expands the geographic range of possible locations for the future Transit Center. Per the proposed amendment, the future Transit Center could be located in the Tukwila Urban Center in the general vicinity of Westfield Southcenter Mall, rather than being specifically limited to the area between Baker Boulevard and Strander Boulevard on Andover Park East. This means that any impacts associated with constructing the Transit Center, and the resulting bus and pedestrian travel and traffic might be felt in a slightly different location in the TUC. Building an improved Transit Center would address the deficiencies of the existing transit stops and provide improved service to the Tukwila Urban Center, including the Westfield Southcenter Mall. 3) Is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? The proposed change broadens the geographic range of locations for consideration as sites for the future Transit Center, and clarifies the intent of the Tukwila Transit Plan (4/05). It would also allow a fuller discussion of issues that are being raised by the City of Tukwila, property owners and Metro Transit. Other possible options would be to: extend the siting options to include an even broader geographic range, such as the northern portion of the Tukwila Urban Center broaden the discussion to refer to all pedestrian friendly transit facilities, rather than exclusively the Transit Center leave the wording unchanged. 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 will benefit the community by allowing a fuller discussion of potential sites, with the likely result that a better site will be chosen. The Tukwila Transit Center is critical to the future growth and urban development in the Tukwila Urban Center, and offers the community significant benefits. Replacing the existing, inadequate transit stops by siting an expanded, high quality Transit Center will: 1) help create a long -term solution to the need for high quality, high capacity transit facilities as a part of a more balanced multimodal transportation system; 2) offer access to jobs and increased mobility for all transit patrons, including minority, low- income, transit dependent and "choice" riders; 3) substantially improve pedestrian safety by providing crossing improvements and reconfiguring the stop locations to reduce the incentives to jaywalk; RI 4 02/06/2007 Q: COMP PLAN AMEND 2006 2007\(( StaffReptTransitCtr#L06- 093— #2-- 2.12.07.doc CCStaffR, ptTransitCtrML06- 093 #2 2.12.07. d o c 4) reduce crime and fear of crime through improved lighting and other measures; 5) encourage transit riders and others to make trips by foot and by bicycle. CONCLUSIONS As currently worded, Policy 13.4.8 overly limits the geographic area that can be considered as a site for the future Transit Center. It does not take the findings of the Tukwila Transit Plan into account since that study was completed after the policy was adopted. Recommendation Staff recommends forwarding the application to the Planning Commission for consideration. Alternatives for Action The City Council's threshold alternatives include the following: Refer the proposal as is to the Planning Commission for further review; Modify the proposal and refer it to the Planning Commission for further review Defer consideration until a late time; Reject the proposal If the proposal is referred to the Planning Commission, the Planning Commission could: Recommend approval; Modify the proposal Recommend denial After Planning Commission review, the proposal will return to the City Council for a public hearing and decision. Rf 5 02/06/2007 Q: \COMP PLAN AMEND 2006- 2007\CCStaffReptTransitCtr#L06- 093-- #2-- 2.12.07.doc 1.41 IAL 1 A RECEIVED ii; CI TY OF TUKWILA COMMUNITY D'" L °Pm rOMPREHENSIVE 0 y Department of Community Development 4 6300 Southcenter Boulevard, Tukwila, WA 98188 PLAN axi\ vz 1 O Te lephone: (206) 431 -3670 FAX (206) 431 -3665 1A AMENDMENTS E -mail: tukplan@ci.fukwila.wa.us 1908 APPLICATION FOR STAFF USE ONLY Permits Plus Type: P -CPA Planner: Rebecca Fox I File Number: #L06 -093 Application Complete (Date: I Project File Number: Application Incomplete (Date: I Other File Numbers: NAME OF PROJECT/DEVELOPMENT: COMPREHENSIVE PLAN AMENDMENT "TRANSIT CENTER" SITING CRITERIA LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. Tukwila Urban Center, generally on or near Andover Park West LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). DEVELOPMENT COORDINATOR The individual who: has decision making authority on behalf of the owner /applicant in meetings with City staff, has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and is the primary contact with the City, to whom all notices and reports will be sent. Name: Rebecca Fox, Senior Planner/Department of Community Development Address: City of Tukwila Phone: 206- 431 -3683 E -mail: rfox @ci.tukwila.wa. Signature: /��C4' t Date: t2—/2- 7/0 Q: \COMP PLAN AMEND 2006.2007\TransitCenter.doc December 27,2006 A. COMPREHENSIVE PLAN DESIGNATION: Existing: Tukwila Urban Center (TUC) Proposed: Tukwila Urban Center (TUC) B. ZONING DESIGNATION: Existing: Tukwila Urban Center (TUC) Proposed: _Tukwila Urban Center (TUC) C. LAND USE(S): Existing: N/A Proposed: N/A (for proposed changes in land use designations or rezones) D. GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions from the property or area for which a change is proposed. West Westfield Mall, other retail, service (Post Office) North —Vacant land, bowling facility, retail shops South Automotive dealership East Office, retail Q: \COMP PLAN AMEND 2066- 2007\TransitCenter.doc December 27, 2006 This change is proposed in order to reflect more fully the analysis in the Tukwila Transit Plan (4/05) and the recommendations of the Tukwila Transit Center Final Draft Design i Report (12/06). It will allow a siting decision to be made with fuller discussion of these findings. The policy change will add flexibility to the siting discussion in the Tukwila Transit Plan by expanding the geographic area that can be considered as a location for the future Transit Center, and to allow for more thoughtful placement. 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change; Per the proposed amendment, the future Transit Center could be located in the Tukwila Urban Center in the general vicinity of Westfield Southcenter Mall, rather than being restricted to the area between Baker Boulevard and Strander Boulevard on Andover Park East. As stated above, the changed wording would enable a siting decision to take into account analysis in the Tukwila Transit Plan (4/05) and the recommendations of the Tukwila Transit Center Final Draft Design Report (12/06). The Transit Center will provide improved service to the Tukwila Urban Center, including the Westfield Southcenter Mall. 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; (be specific; cite policy numbers and code sections that apply!) The Tukwila Transit Plan (pp. 75-79) calls for a Tukwila Transit Center, and describes potential siting considerations and locations. Policy 13.4.8 is currently overly restrictive and should be revised to accommodate a broader discussion of potential sites. 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; RCW 36.70 A.070 (6) requires a Transportation element that is consistent with the Land Use element of the Comprehensive Plan. 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies; LU -41 Jurisdictions which contain Urban Centers, in conjunction with METRO, shall identify transit station areas and rights -of -way in their comprehensive plan. Station areas shall be sited so that all portions of the Urban Center are within walking distance (one half- mile) of a station. This policy states that transit stations (and by extension, transit centers) shall be sited so that they serve the Urban Center. Rf 3 12/27/2006 Q: \COMP PLAN AMEND 2006- 2007\Transitcentercriteria.doc A. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.050) Demonstrate how each of the following circumstances justifies a re- designation of your property or a change in existing Plan policies: 1. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for the proposed change? Through several policies and their implementation strategies, Tukwila's Comprehensive Plan addresses the need for good transit service and, by extension, the Transit Center in the Tukwila Urban Center Element. These include: 10.1.1 Recognize the Tukwila Urban Center as a regional commercial/industrial area, with opportunities for residential development served by a balance of auto, pedestrian and transit facilities. Implementation Strategy Coordinate land use with City facility improvements, for transportation facilities such as transit facilities and structured parking easily accessed by service streets and from freeways Goal 10.3 Transportation and Circulation A balanced transportation network that complements the Tukwila Urban Center land use and design policies and provides access for all transportation modes, to, from, and within the center. 10.3.1. Regional Access. Promote transportation and transit services and facilities, as well as traffic management systems that increase and improve access to and from the Tukwila Urban Center for all transportation modes; encourage a range of solutions, including but not limited to local circulator systems, regional serving park -n -ride sites, connections to regional rail alignments, and regional and local high- occupancy vehicle systems. Implementation Strategy Develop, in conjunction with appropriate transit providers, transit facilities and routes in the Tukwila Urban Center Policy 13.4.8 addresses developing and locating a transit center as follows: "Support forming a partnership with Metropolitan King County, Westfield Mall at Southcenter, and surrounding businesses to locate a pedestrian- friendly transit center on Adover Park West, between Baker Boulevard and Strander Boulevard." The Tukwila Transit Center will be integrated with the future redevelopment of the Tukwila Urban Center Core, to the east, and is a necessary component of meeting travel demand management requirements for the Tukwila Urban Center as a whole. The proposed change is needed since the current wording is unnecessarily restricts the location and choice of potential sites for the future Transit Center. Rf 1 12/27/2006 Q: \COMP PLAN AMEND 2006- 2007\Transitcentercriteria.doc 2. Why is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? The proposed change broadens the geographic range of locations for consideration as sites for the future Transit Center, and clarifies the intent of the Tukwila Transit Plan (April, 2005). It also implements the recommendations of the Tukwila Transit Center Final Draft Design Report (December, 2006). 3. Why will the proposed change result in a net benefit to the community? If not, what type of benefit can be expected and why? The proposed change will benefit the community by allowing a fuller discussion of potential sites, with the likely result that a better site will be chosen. The Tukwila Transit Center is critical to the future growth and urban development in the Tukwila Urban Center, and offers the community significant benefits. Replacing the existing, inadequate transit stops by siting an expanded, high quality Transit Center will: 1) help create a long -term solution to the need for high quality, high capacity transit facilities as a part of a more balanced multimodal transportation system; 2) offer access to jobs and increased mobility for all transit patrons, including minority, low income, transit dependent and "choice" riders; 3) substantially improve pedestrian safety by providing crossing improvements and reconfiguring the stop locations to reduce the incentives to jaywalk; 4) reduce crime and fear of crime through improved lighting and other measures; 5) encourage transit riders and others to make trips by foot and by bicycle. B. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.010) 1. A detailed statement of what is proposed and why; The City of Tukwila Public Works Department proposes to change the wording of existing Transportation Element Policy 13.4.8 in order expand the geographic area that can be considered in siting a Transit Center. The existing wording is the following: "Support forming a partnership with Metropolitan King County, Westfield Mall at Southcenter, and surrounding businesses to locate a pedestrian friendly transit center on Andover Park West, between Baker Boulevard and Strander Boulevard." The current wording is quite limiting. The proposed wording revised wording broadens possible siting locations as follows: "Support forming a partnership with Metropolitan King County, Westfield Mall at Southcenter, and surrounding businesses to locate a pedestrian friendly transit center and related amenities on or near Andover Park West. Rf 2 12/27/2006 Q: \COMP PLAN AMEND 2006- 2007\Transitcentercriteria.doc This change is proposed in order to reflect more fully the analysis in the Tukwila Transit Plan (4/05) and the recommendations of the Tukwila Transit Center Final Draft Design Report (12/06). It will allow a siting decision to be made with fuller discussion of these findings. The policy change will add flexibility to the siting discussion in the Tukwila Transit Plan by expanding the geographic area that can be considered as a location for the future Transit Center, and to allow for more thoughtful placement. 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change; Per the proposed amendment, the future Transit Center could be located in the Tukwila Urban Center in the general vicinity of Westfield Southcenter Mall, rather than being restricted to the area between Baker Boulevard and Strander Boulevard on Andover Park East. As stated above, the changed wording would enable a siting decision to take into account analysis in the Tukwila Transit Plan (4/05) and the recommendations of the Tukwila Transit Center Final Draft Design Report (12/06). The Transit Center will provide improved service to the Tukwila Urban Center, including the Westfield Southcenter Mall. 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; (be specific; cite policy numbers and code sections that apply!) The Tukwila Transit Plan (pp. 75 79) calls for a Tukwila Transit Center, and describes potential siting considerations and locations. Policy 13.4.8 is currently overly restrictive and should be revised to accommodate a broader discussion of potential sites. 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; RCW 36.70 A.070 (6) requires a Transportation element that is consistent with the Land Use element of the Comprehensive Plan. 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies; LU -41 Jurisdictions which contain Urban Centers, in conjunction with METRO, shall identify transit station areas and rights -of -way in their comprehensive plan. Station areas shall be sited so that all portions of the Urban Center are within walking distance (one half- mile) of a station. This policy states that transit stations (and by extension, transit centers) shall be sited so that they serve the Urban Center. Rf 3 12/27/2006 Q: \COMP PLAN AMEND 2006- 2007\Transitcentercriteria.doc 6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted; No changes to functional plans are expected. 7. A statement of what capital improvements, if any, would be needed to support the proposed change, and how the proposed change will affect the capital facilities plans of the City; Any Transit Center site would require additional bays to accommodate bus traffic, as well as widened sidewalks, sitting areas, plazas and shelters as pedestrian/rider amenities. No additional or specific capital improvements would be needed to support the proposed change. 8. A statement of what other changes, if any, is required in other City codes, plans or regulations to implement the proposed change. No other code changes are expected. Rf 4 12/27/2006 Q: \COMP PLAN AMEND 2006- 2007\Transitcentercriteria.doc ATTACH�NT 3 le 4 \'''.1s\ )p-c-f) Git of Tukwila Steven M. Mullet, Mayor (1)'\. "i Department of Community Development Steve Lancaster, Director 1909 STAFF REPORT TO THE CITY COUNCIL MEETING DATE: February 12, 2007 NOTIFICATION: Notice published in the Seattle Times, 2/22/07 FILE NUMBER: L06 -095 (Comprehensive Plan Amendment) L06 -096 (Zoning Map Amendment) APPLICANT: John Muth REQUEST: Change Comprehensive Plan/Zoning Map from Regional Commercial Center (RCC) to Low Density Residential (LDR) LOCATION: 14427 51 Avenue South COMPREHENSIVE PLAN DESIGNATION: Regional Commercial Center (RCC) ZONE DESIGNATION: Regional Commercial Center (RCC) STAFF: Rebecca Fox ATTACHMENTS: A. Proposed Amendment Location B. Comprehensive Plan Amendment Application #L06 -095) C. Zoning Code Amendment Application #L06 -096) i Rf 1 02/06/2007 6300 Southce` n'"er` YY1'd V�`'u�c'i%irWashingi6n` Phone: 206 431 -3670 Fax: 206 431 -3665 CCStaffReptBonsai #L06- 095 -42 2.12.07. doc FINDINGS BACKGROUND Proiect History The applicant John Muth proposes to amend the Comprehensive Plan and Zoning map to redesignate a part of his property at 14427 51 Avenue South, Tukwila from Regional Commercial Center (RCC) to Low Density Residential (LDR). (Attachment A) Vicinity /Site Information The applicant proposes to redesignate approximately .63 acres of a 1.35 acre property from Residential Commercial Center (RCC) to Low Density Residential (LDR). (Attachments B and C) The site is part of the Bonsai Northwest nursery operation, and is immediately south of the Bonsai Northwest retail store. It contains a large plastic greenhouse in the northeast portion of the property closest to the Bonsai Northwest business. The rest of the property is vacant. The Citrus Longhorned Beetle quarantine was recently lifted in the area. The site contains some steep slopes. The Sensitive Areas Overlay shows that approximately 40% of the site is located within a Class 2 area of potential geologic instability. See Attachment C— Sensitive Areas Map) Class 2 areas are those where "landslide potential is moderate, which include areas sloping between 15 and 40 percent and which are underlain by relatively permeable soils." Geotechnical review was not prepared for this application since the requested designation is less intensive than the current designation (i.e. downzone). Geotechnical studies will be required for any future development, including short plat. The applicant proposes to connect future residential development directly to 51 Avenue South and to the adjacent South 146 Street cul -de -sac via an existing easement with adjacent property owners. (Attachment D) Surroundin!? Uses Land uses immediately adjacent to the portion of the site are: North— Bonsai Northwest retail nursery South Single family homes East— Office /commercial, roadway, West— Single family homes Land uses between 500 and 1,000 feet from the site include the following: North —S. 144 South Single- family residential East —I -5 freeway, Sound Transit light rail West Single family residential Rf 2 02/06/2007 Q: \COMP PLAN AMEND 2006- 2007.CCStaffReptBonsai #L06- 095— #2-- 2.12.07.doc CCStaffReptBonsai #L06- 096-- #2-- 2.12.07.doc THRESHOLD REVIEW CRITERIA 1) Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for it? Providing housing and strengthening neighborhoods is an important goal of the Comprehensive Plan. Goal3.1 (Housing) Continue to provide the City's fair share of regional housing Policy 3.1.1 (Housing) Provide sufficient zoned housing potential to accommodate future single- and multi family households Policy 7.6.4 (Residential Neighborhoods) Support single residential in fill housing that is in harmony with the existing neighborhood as a means of achieving adequate, affordable, and/or diverse housing. 2) Impacts The property is currently Residential Commercial Center (RCC), a district that is "intended to create and maintain pedestrian friendly commercial areas characterized and scaled to serve a local neighborhood." Characteristic permitted uses in RCC include beauty shops, laundries, small offices, selected retail, multi family units above retail/office and nurseries. One single family unit is permitted per lot in the RCC. LDR is considered to be a less intensive zone than RCC. If a portion of the property were redesignated to LDR, future housing development would have less impact than other potential RCC uses. The requested map change would potentially make several lots available for residential development by reducing the RCC zone and extending adjacent Low Density Residential zone (LDR) zone north and east. No development is proposed at this time. Specific lot layout would be worked out during a future short plat process. 3) Is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? The subject property abuts LDR to the west and south, and RCC on the north and east. Future RCC use and development of the property is limited by access and topography. The proposed change would allow single- family residential use to extend from the existing Foster Heights development via the cul -de -sac on South 146 Street. Residential use along 51 Avenue South would also continue via the proposed LDR. Rf 3 02/06/2007 Q:\COMP PLAN AMEND 201)r,- 20071 CCStaffReptBonsai #L06 095— #2- 2.12.07.doc CCS taffReptBonsai #L06- 095- 42-- 2.12.07.doc 4) Will the proposed change result in a net benefit to the community? If not, what 1111 result can be expected and why? The proposed change would reduce the amount of property for commercial use, but redesignating the property for future residential development could benefit the community with additional single family housing. Future residential development potential could be limited by site considerations including steep slopes and potential geological instability. The property lies in an area with moderate potential for geologic instability, so any construction would require extra care. At present, there is no access to the site from S. 146 Street, a public roadway that ends in a cul -de -sac. In order to connect to S. 146 Street, the applicant would use existing easements from adjacent property owners. Alternately, if the applicant wanted to use 51 st Avenue South to access one or more lots, it would be necessary to address steep slope issues. Slope, access and lot layout details would be worked out during future short plat review. The request splits the property's zoning in two. It is not City policy to approve two Comprehensive Plan/Zoning designations on the same property. CONCLUSIONS Commercial use of the property is limited due to steep slopes. The proposed change would make additional land available for single- family residential development. Future residential development would be an extension of development along S. 146 Street, and on 51 Avenue South. Access is available via existing easements to S. 146 Street, and directly onto 51 Avenue South. Any future development would require geotechnical review. Recommendation Staff recommends forwarding the application to the Planning Commission for consideration. Alternatives for Action The City Council's threshold alternatives include the following: Refer the proposal as is to the Planning Commission for further review; Modify the proposal and refer it to the Planning Commission for further review Defer consideration until a late time; Reject the proposal If the proposal is referred to the Planning Commission, the Planning Commission could: Recommend approval; Modify the proposal Recommend denial After Planning Commission review, the proposal will return to the City Council for a public hearing and decision. Rf 4 02/06/2007 Q: \COMP PLAN AMEND 2006- 2007\CCStaftReptBonsai #L06- 095- 42- 2.12.07.doc 8 ii v.L ‘tc IA I L H fi k i, i cf tt--- LD'- a 1 Q...1 nsa .0 1 i Boi MIN I S 144 St 1\ 1-- it 4 i ii, 4 G i LDR t 7. 7. s II 1 1 1 1 co co, e I i Ar 0 r 43) I S 145 St w t 6„,m,„__,, D r•—, 2 1 11 0 2 LDR 1 i 1 i ___1- ---1 Ho 1 1 A N., j 4 :-.10""_„7 S 146 6-ti:-_:=.: i .s14 St f '0., r::::1 CRY of Thkvaila 1 E I 1 D 1 1 Bonsai N.W. 1 0 D i Rcc to LIM H 0 7 LFR i L06-095& L06-094 -L CITY OF TUKWILA COMPREHENSIVE t4 '4's D epartment of Community Development O f ;2 6300SouthcenterBoulevard, Tukwila, WA 98188 E t T 4 j i Q Telephone: (206) 431 -3670 FAX (206) 431 -3665 L t �y, 2 E -mail: tukplan@ci.tukwila.wa.us AMENDMENTS COMMUNITY 1908 OEVELOpmEN7 APPLICATION FOR STAFF USE ONLY Permits Plus Type: P-CFA Planner: 'Ft bt c F File Number: 0 5 Application Complete (Date: Project File Number: Application Incomplete (Date: Other File Numbers: (O O c t i; NAME OF PROJECT/DEVELOPMENT: e J 3 e. tick t LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and S subdivision, access street, and nearest intersection. y42-7 S r S LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). OC OC O 5Z o DEVELOPMENT COORDINATOR The individual who: has decision making authority on behalf of the owner /applicant in meetings with City staff, has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and is the primary contact with the City, to whom all notices and reports will be sent. Name: T 0 k4 N) C (Y\ uT Address: S (iZ-1 1 CI L/ I Phone: 2 6.4 e ,2'4 2- 8? i f FAX: 2 '4 LJ I E -mail: (3 0 A N A-0 L_ (0 I Signature: (1:04'-4 1Z 2 '1 Date: 6 P. \Pianning Forms \Applications \newCOMPOnly.cloc Apni ll, 2006 A. COMPREHENSIVE PLAN DESIGNATION: Existing. L�. Proposed: 41110 B. ZONING DESIGNATION Existing: CC Proposed: C. LAND USE(S): Existing: U 5 tYl) Proposed: S I Aer'1cA (for proposed changes in land use designations or rezones) D. GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions from the property or area for which a change is proposed. U Gr\cA cAre_ r"e,50 ePA- ?cc i41 e) To ire [votes UJQ L tkere_ iS S kouJc, .54\o k *e c(c gc r\ lv W k(9 (ArJ G Ca r& 14 Cam, 0L Ctr i. e3) erg -tc 1 04-5. QS.) 1.S 2e& Q 4 Icy\ i 5 c(eeuic, c1,A e si d end- tGE er S\ cieew2 P �rla,mina Fot AAFViiaduas�ne+vCOMPOn►y d« Ap111.2006 map Vutput. 1 age i vt L RECEIVED r A rtA rA COMMUNITY lif) King County DEVELOPMENT iMAP m 3 r r 2 3 1 -'L v s L 3 i ..f FA T :f,,4-- s F ---:_="'.:5711-:'!----'-:-.:‘;--.7";;' T''e�`' 3 IS i 2 j 1-=-4:a i f rim s �7 k f Z K r t C s- i e t ;1I; 3 r fi x 9- t '1\ uJ z a-* tom ti ..co s a k. Imp -,,-;,-&,--1.-- r.--A,;--,k _.7..:_ k.:. 11-m f i E i! b F 'k 4 to 144THrsr a- j 31? „,.,,,i!,),,,,g;„‘,..__,_,-;_t1-----,_A-k- .,j =":---::(A--- t -4 _______,_v:..,_, a ver sa i 3 I: -4f <i-,..--78 -2--,°--7-.:,,_=-",-;-, T i sr J1 i wl, r.-4.-----Zimil I E` i _c 6 1 y 3 7_7"1-.-_;-:7 a tic i f f S teSfx[.3 -t. 0 Ai a 'S N -E 7� E. q t 0 sr m om -1-1 4 i- ::,:vm-:-- °S t�fir3; fi z 4 .,;,,,,:,..:_i.,..„11_,_,;...f,_ sit v 4 _c_... gg 4 l i3 .i7 G. S O yu 3 -.S. a s m :4-::: t :i is r s n lzi-- -:-,c 4 s- _A Ii___-, 1 -t i --1! information included on this map has been c§ompiied by King County staff from a variety of sources and is subject to change without notice. King County es no representations or warranties, expres�or implied, as to accuracy, complete of such information. King County all not be liable for any general, special, indirect incidental, or consequential damages including, but not limited to, lost revenues or Post pro fits resulting from ness, timeliness, or rights to the uy e use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King A http: /www5. metrokc. gov/ servlet/ com. esri.esrimap.Esrimap ?ServiceName= overview &ClientV ersi... 12/28/2006 NI 1 0 ‘Z I.ti `4 13 '11 0 v v. t 2 --1,--• •-....0 U ..S c.,.) .......4- 2- u 0 1--- i qi \i) 6, Q 5 0 -.5 t-. 2\ v A ::E 4- TZ- in eta ■Z 5 ik c 1 •••5 t...Y sO 0 ...5 ,7.-' "7 l'r i •3 1==:=- .7 LC.__ _2_,L..-,. Map Output Page 1 of 2 RECEIVED 0 King County rect COMMUNITY iMAP ij 14 Cf 7 5 :f '44tH sr .1t S 1 -TI �J y t a si 3m rp ,P. ;CI 7135 King Cauniv 7 •34511 information included on this map has been compiled by King County staff from a variety of sources and is subject to change without notice. IGng County cc es no representations or warranties, express or implied, as to accuracy, completeness, timeliness, or rights to the use of such information. King County hall not be liable for any general, special, indirect, incidental, or consequential damages including, but not limited to, lost revenues or lost profits resulting from e use or misuse of the information contained on this map. Any sale of this map or information on this map is prohibited except by written permission of King http:// www5. metrokc. gov/ servlet/ com. esri .esrimap.Esrimap ?ServiceName= overview &ClientVersi... 12/28/2006 BNW Residential Rezone Proposal RECEIVED Comprehensive Plan Amendment Criteria COMMUNJ -y DEVELOPMENT Tukwila Municipal Code 18.80.050 Demonstrate how each of the following circumstances justifies a re- designation of your property or a change in existing policies A.1. Describe how the issue is addressed in the comprehensive plan. If the issue is not adequately addressed, is there a need for the proposed plan? We believe the change is supported by the following goals and policies of the Tukwila Comprehensive Plan. Tukwila Municipal Code Goals and Policies Goal 3.1 Continue to provide the City's fair share of regional housing. Policies 3.1.1 Provide sufficient zoned housing potential to accommodate future single and multi- family households. 3.1.2 Establish 6.7 dwelling units per acre (6,500- square -foot lots) as a maximum for single- family neighborhoods. Goal 3.5 Improved neighborhood quality by reducing the transient nature of neighborhoods. Policy 3.5.1 Increase long term residency in the City. Goal 7.3 Overall Land Use Pattern A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses. Policies 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 land uses; and clearly establishes applicable development requirements through recognizable boundaries. IMPLEMENTATION STRATEGY Clear definition of Land Use Map zoning codes TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods December 5, 2005 77 Single Family Residential Development Policies 1 7.6.4 Support single family residential in -fill housing that is in harmony with the existing neighborhood as a means of achieving adequate, affordable, and/or diverse housing. IMPLEMENTATION STRATEGIES Standard minimum lot size of 6,500 square feet Goal 7.8 Neighborhood Vitality Continuing enhancement and revitalization of residential neighborhoods. Policy 7.8.1 Utilize both City and non -City funding to directly promote revitalization of residential neighborhoods. IMPLEMENTATION STRATEGIES Emphasis on existing land use patterns TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods December 5, 2005 87 Subdivision and replacing of large residential lots Development of new single- family homes Investment in public facilities and improvements to encourage neighborhood identity and private property improvements. A.2. Why is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? We propose converting a commercial property abutting a residential cul de sac to residential property to be developed with homes compatible with the neighborhood. Current zoning is commercial. Due to the slope in the center of the property, the flat area on the southwest side of the property where we propose the rezone is only accessible through the cul de sac on South 146 Street. According to Tukwila Municipal Code 9.28.020 Commercial vehicles are prohibited from using this road; therefore the commercial uses of this property are severely limited. This rezone will also complete the residential development of the cul de sac on South 146 Street. A.3. Why will the proposed change result in a net benefit to the community? If not, what type of benefit can be expected and why? We believe replacing commercial property with residential lots promotes the city's stated goals of: "A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses Comprehensive Plan Amendment Criteria TMC18.80.010 B.1. A detailed statement of what is proposed and why. 2 We are proposing changing the zoning of a portion of an RCC zoned lot to LDR, allowing the property to be developed for single family residences. We are doing this to maximize the use of the property and to enhance the residential nature of the cul de sac. B.Z. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change. Infrastructure is already in place and currently abutting the commercial property; we anticipate no adverse impact to the neighborhood. B.3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect. Current zoning retains commercial property on a residential cul de sac. Goal 7.3 Overall Land Use Pattern A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses. Policies 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 land uses; and clearly establishes applicable development requirements through recognizable boundaries. IMPLEMENTATION STRATEGY Clear definition of Land Use Map zoning codes TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods December 5, 2005 77 B.4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act. Washington State Growth Management Act RCW 36.70A.020 Planning goals. (1) Urban growth. Encourage development in urban areas where adequate public facilities and services exist or can be provided in an efficient manner. (2) Reduce sprawl. Reduce the inappropriate conversion of undeveloped land into sprawling, low density development. RCW 36.70A.070 Comprehensive plans Mandatory elements. The comprehensive plan of a county or city that is required or chooses to plan under RCW 36.70A.040 shall consist of a map or maps, and descriptive text covering objectives, principles, and standards used to develop the comprehensive plan. The plan shall be an internally consistent document and all elements shall be 3 ATTACHMENT C RECEIVED CITY OF TUIfi -YILA i Department of Community Develop COMMUNITY ZONING CODE �1� r ti t Q 6300 Southcenter Boulevard, Tukw WA 981 ELOPf�ENT at `!i1i',i 0 Telephone: (206) 431-3670 FAX (206) 431 -3665 A1 \LNTS dig, 00: 2 E -mail: tukplan@ci.tukwila.wa.us 1908 APPLICATION FOR STAFF USE ONLY Permits Plus Type: P -ZCA Planner: ge b cc cot- Fo x j File Number: L_O D et ,6 Application Complete (Date: Project File Number: Application Incomplete (Date: 1 Other File Numbers: 6 C c( p NAME OF PROJECT/DEVELOPMENT: 3 Ui IL. e.S ),A Ct LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and subdivision, access street, and nearest intersection. J( 7 s�-- Ati S 4 115 1 ‘e LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement). C 0 C.)0c DEVELOPMENT COORDINATOR The individual who: has decision making authority on behalf of the applicant in meetings with City staff, has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards, and is the primary contact with the City, to whom all notices and reports will be sent. Name: --3 C- MUST Address: cO Z1 s l V n ST- Phone: .247__ 31 V FAX: U J36) E -mail: 0 _g W OL 6,0( Signature: Date: -2 /q /6 P \Planning Farms Applications \newvZoneChange.doc April -L 2006 RECE, BNW Residential Zoning amendment Criteria THC18.84.O30 E M: Zoning Amendment Criteria TMC18.84.030 Demonstrate how each of the following circumstances justifies a rezone of your property or a change in the existing Zoning Code Each determination granting a rezone shall be supported by written findings and conclusions showing specifically wherein all of the following conditions exist. 1 That the proposed amendment to the zoning map is consistant with the goals, objectives and policies of the comprehensive plan. We believe the change is supported by the following goals and policies of the Tukwila Comprehensive Plan. Tukwila Municipal Code Goals and Policies Goal 3.1 Continue to provide the City's fair share of regional housing. Policies 3.1.1 Provide sufficient zoned housing potential to accommodate future single- and multi family households. 3.1.2 Establish 63 dwelling units per acre (6,500- square -foot lots) as a maximum for single family neighborhoods. Goal 3.5 Improved neighborhood quality by reducing the transient nature of neighborhoods. Policy 3.5.1 Increase long term residency in the City. Goal 7.3 Overall Land Use Pattern A land use pattern that encourages a strong sense of community by grouping compatible and mutually supportive uses and separating incompatible uses. Policies 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 land uses; and clearly establishes applicable development requirements through recognizable boundaries. IMPLEMENTATION STRATEGY Clear definition of Land Use Map zoning codes TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods December 5, 2005 77 Single Family Residential Development Policies 7.6.4 Support single- family residential in -fill housing that is in harmony with the existing neighborhood as a means of achieving adequate, affordable, and/or diverse housing. IMPLEMENTATION STRATEGIES Standard minimum lot size of 6,500 square feet Goal 7.8 Neighborhood Vitality Continuing enhancement and revitalization of residential neighborhoods. Policy 7.8.1 Utilize both City and non -City funding to directly promote revitalization of residential neighborhoods. IMPLEMENTATION STRATEGIES Emphasis on existing land use patterns TUKWILA COMPREHENSIVE PLAN Residential Neighborhoods December 5, 2005 87 Subdivision and replatting of large residential lots Development of new single- family homes Investment in public facilities and improvements to encourage neighborhood identity and private property improvements. 2. That 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. 3. That there are changed conditions since the previous zoning became effective to warrant the proposed amendments to the zoning map. The completion on the residential Cul de Sac on South 146 has provided residential access to our property. Utilities are aslo available. By allowing the V zoning amendment we will be able to utilize the property which there was limited access to and enhance the character of the residential neighborhood which it abuts. 4. That 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. We believe that by allowing the rezone amendment that there will be absolutely no detrimental effects to the neighborhood. In fact by allowing it, it will remove vacant commercial property in a residential neighborhood allowing housing to be built consistent with the current neighborhood and should enhance the quality of the area.