HomeMy WebLinkAboutCOW 2005-03-28 Item 4A - Public Hearing - Ordinance Amending Zoning Code for HDR Mixed-Use Development (Sounder Station at Longacres) 311LA, O UNGIL AGENDA SEVOPSIS
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ITEM INFORMATION 1
CAS NUMBER: 05-043 I ORIGINAL AGENDA DATE: 3/28/05
AGENDA ITEM Tr1LE Zoning code amendment adding high density residential mixed -use transit oriented development in
vicinity of Sounder /Amtrak Station.
CATEGORY Discussion dMotion Resolution Ordinance Bid Award X Public Hearing Other
rlttg Date Aftg Date slitg Date Mitg Date Mtg Date rlltg Date 3/28/05 i Itg Date
SPONSOR Council Mayor
Adm Svcs X DCD Finance Fire Legal P&R n Police P11
SPONSOR'S This amendment allows high density residential mixed -use transit- oriented development in the vicinity of
SUMMARY Sounder /Amtrak Station in the TUC Zone. It also adds a new residential TOD parking standard.
REVIE\VED BY COW Mtg. XCA &P Cmte F &S Cmte Transportation Cmte
Utilities Cmte Arts Comm. Parks Comm. X Planning Comm.
DA'Z'E: 02.28.05
RECOMMENDATIONS:
SPONSOR /ADMIN. Recommend approval of amendment
COMMITTEE Recommend approval of amendment
COST IMPACT FUND SOURCE'
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
0 0 $0
Fund Source: N/A
Comments:
MTG. DATE I RECORD OF COUNCIL ACTION
12.04 1 City Council is briefed and forwards to Planning Comission
MTG. DATE ATTACHMENTS
Staff memo to CC RE: L -05 -005: Zoning code changes to amend the TUC zoning district to
3.28.05 allow residential mixed -use development near the Commuter Rail/Amtrak Station.
3.28.05 I Draft Ordinance
3 -28 -05 I Minutes from CAP Meeting on February 15, 2005
3 -28 -05 I Minutes from Planning Comission Public Hearing on January 27, 2005
3 -28 -05 I Planning Commission packet dated January 27, 2005
Community Affairs Parks Cmte Mtg Mlnutes dated 2/15/05
(COW Meeting Mlnutes from 2/28/05 will be available at Monday's mtg excerpt only)
I �1 Cl of l u�llQ Steven M Mullet, Mayor
4 1 E irk* p
p
a Department of Community Development Steve Lancaster, Director
0
1 908
To: Tukwila City Council
From: Steve Lancaster, DCD Director
Date: March 21, 2005
Subject: L05 -005: Zoning code changes to amend the TUC zoning district to allow
residential mixed -use development near the Commuter Rail Amtrak Station
Background
This amendment is intended to allow the City to seize the opportunity presented by a proposed
mixed -use residential project in the Transit Oriented Development (TOD) area of the Tukwila
Urban Center. This "pilot" project would constitute a significant first step towards achieving our
land use and transportation goals for the TOD area and the TUC Subarea Plan.
The amendment adds language to the TUC District section of the Tukwila Zoning Code that
would allow mixed -use TOD residential development within a 1 /4 mile distance from the Rail
station property. The amendment would also establish a new parking standard for this type of
residential Transit oriented Development. This change is supported by current comprehensive
plan policies.
The Tukwila City Council was briefed on this issue in December and agreed to forward it to the
Planning Commission. On January 27, 2005, a public hearing was held before the Planning
Commission. No public comments were made and the Planning Commission unanimously voted
to forward the amendments to the City Council. This amendment was consider by the CAP
Committee on February 15, 2005 and forwarded to the COW for consideration on February 28,
2005. The COW forwarded it to the Tukwila City Council for consideration and a public hearing
on March 28, 2005.
Existing Zoning and Development Envisioned in the Tukwila Urban Center Plan
The Tukwila Comprehensive Plan designated this area as part of the Tukwila Urban Center
District (TUC). Urban density commercial development is allowed in this area, but residential
cannot be a component unless it is within 500 feet of a water amenity. The current City -wide
parking standard for multi family development calls for two spaces for units with up to three
bedrooms plus one additional space for every two bedrooms thereafter (Figure 18.7, Tukwila
Zoning Code). Comprehensive Plan policies support mixed -use residential housing in this area
because it adds to the overall economic vitality of the City; provides quality housing for the
community; and links transportation and land use in a way that encourages non -auto
transportation choices for residents.
6300 Southcenter Boulevard, Suite #100 Tukwila, Washington 98188 Phone: 206 431 -3670 Fax: 206- 431 -3665
The main difference between the amendment and the TUC Plan is that the amendment limits
development of housing to a %4 mile distance from the rail station. Mixed -use housing, as
recommended in the draft TUC Plan, will extend much further from the station.
Transit —oriented development is, as the name implies, oriented to attract high users of transit.
For this reason, parking requirements are generally lower for TOD projects. This amendment, in
keeping with the draft TUC Plan proposes a TOD residential parking standard of one space for
each one bedroom unit and two spaces for each unit with two bedrooms or more. Under this
standard, 617 parking spaces will be required for Tukwila Station. This standard provides more
parking than what would be required were Tukwila Station to be developed in the nearby
suburban downtowns of Renton (569 spaces), Bellevue (548 spaces) and Auburn (363 spaces).
Existing development in the area within VI mile of the rail station is commercial and industrial in
nature. Impacts to the surrounding properties would generally be the same as those anticipated
under the existing code. The project will require a Conditional Use Permit and Design Review.
Staff Recommendation
This amendment provides an opportunity to provide housing in the urban center and next to the
Sounder Station much earlier than previously anticipated. The Tukwila Planning Commission
recommended adoption of the proposed amendment. Following the public hearing, staff
recommends the amendment be forwarded to the April 4, 2005 agenda for adoption. This
schedule will allow the Council to address all items related to Tukwila Station during the April 4
meeting.
j et'
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, ADOPTING REVISED REGULATIONS GOVERNING
MULTI- FAMILY HOUSING IN THE TUKWILA URBAN CENTER IN
ORDER TO ALLOW TRANSIT- ORIENTED DEVELOPMENT IN
PROXIMITY TO THE SOUNDER COMMUTER RAIL/AMTRAK STATION;
REPEALING ORDINANCE NOS. 1758 §1 (PART); 1814 §2; 1830 §20, 21, 22;
1865 §34 AND 35; 1872 §7; 1971 §12; 1974 §5; 1976 §49, 50 AND 51; 1986 §9;
1989 §7; 1991 §4; 2005 §9 AND 2021 §4, AS CODIFIED IN TMC CHAPTER
18.28; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN
EFFECTIVE DATE.
WHEREAS, the City recognized the unique opportunity to promote a more
compact, mixed use, pedestrian supportive pattern of development that makes effective
use of its proximity and accessibility to the rail station, and includes a mix of retail,
service, office and residential uses; and
WHEREAS, a more intensive pattern of transit- oriented development (TOD) would
assist the City with the redevelopment of the Tukwila Urban Center (TUC), a
designated urban center within King County, and provide workers with commercial,
public and recreational services close to where they live or work; and
WHEREAS, a more intensive pattern of TOD would benefit the region by assisting
in achieving Growth Management Act (GMA) requirements and increasing local and
regional transit ridership; and
WHEREAS, while the City anticipates the TUC Plan, including TOD regulations, to
be completed by the end of 2005, some issues need to be addressed immediately in
order for near -term TOD projects to be successful; and
WHEREAS, it is anticipated that the TUC Plan will propose that high- density
mixed -use residential projects be allowed as in the TUC; and
WHEREAS, the City has received a proposal for development within the TOD
planning area that would be consistent with the stated vision for the TOD and support
the successful implementation of the TOD master plan; and
WHEREAS, the development of mixed -use residential TOD within one quarter
mile of the Sounder Commuter Rail /Amtrak Station has been specifically exempted
from the temporary development moratorium on the TOD area;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, DO ORDAIN AS FOLLOWS:
Section 1. Regulations Amended. To amend regulations governing multi- family
housing in the Tukwila Urban Center in order to allow transit- oriented development in
proximity to the Sounder Commuter Rail /Amtrak Station, TMC Chapter 28.26 is
hereby amended to read as follows:
Zoning Code Amend in TUC 3/25/05 Page 1 of 7
CHAPTER 18.28
TUKWILA URBAN CENTER (TUC) DISTRICT
Sections:
18.28.010 Purpose
18.28.020 Permitted Uses
18.28.030 Accessory Uses
18.28.040 Conditional Uses
18.28.050 Unclassified Uses
18.28.060 On -Site Hazardous Substances
18.28.070 Design Review
1828.080 Basic Development Standards
18.28.010 Purpose
This district implements the TUC Comprehensive Plan designation. It is intended
to provide an area of high- intensity regional uses that include commercial services,
offices, light industry, warehousing and retail uses. Development is intended to be
pedestrian friendly, with a strong emphasis on a safe and attractive streetscape.
18.28.020 Permitted Uses
The following uses are permitted outright within the TUC district, subject to
compliance with all other applicable requirements of the Tukwila Municipal Code.
1. Animal veterinary, including associated temporary indoor boarding; access to
an arterial required.
2. Automobile, recreational vehicles or travel trailer sales rooms and travel trailer
or used car sales lots. No dismantling of cars nor travel trailers nor sale of used parts
allowed.
3. Automotive services:
a. gas, outside pumps allowed;
b. washing;
c. body and engine repair shops (enclosed within a building).
4. Beauty or barber shops.
5. Bicycle repair shops.
6. Billiard or poolrooms.
7. Brew pubs.
8. Bus stations.
9. Cabinet shops or carpenter shops employng less than five people.
10. Commercial laundries.
11. Commercial parking, provided it is:
a. located within a structure having substantial ground floor retail or
commercial activities and designed such that the pedestrian and commercial
environments are not negatively impacted by the parking use or
b. located at least 175 feet from adjacent arterial streets and behind a building
that, combined with appropriate Type III landscaping, provides effective visual
screening from adjacent streets.
12. Computer software development and similar uses.
13. Contractor storage yards.
14. Convalescent and nursing homes for not more than 12 patients.
15. Convention facilities.
16. Day care centers.
Zonine Code Amend in TUC 3/25/05 Page 2 of 7
17. Financial:
a. banking;
b. mortgage;
c. other services.
18. Fix -it, radio or television repair shops/ rental shops.
19. Fraternal organizations.
20. Frozen food lockers for individual or family use.
21. Greenhouses or nurseries (commercial).
22. Heavy equipment repair and salvage.
23. Hotels.
24. Industries involved with etching, film processing, lithography, printing, and
publishing.
25. Internet data /telecommunication centers
26. Laundries;
a. self serve;
b. dry cleaning;
c. tailor, dyeing.
27. Libraries, museums or art galleries (public).
28. Manufacturing, processing and /or packaging of foods, including but not
limited to, baked goods, beverages (except fermenting and distilling), candy, canned or
preserved foods, dairy products and byproducts, frozen foods, instant foods and meats
(no slaughtering).
29. Manufacturing, processing and /or packaging pharmaceuticals and related
products, such as cosmetics and drugs.
30. Manufacturing, processing, and /or packaging previously prepared materials
including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur,
furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood.
31. Manufacturing, processing, assembling, packaging and or repairing electronic,
mechanical or precision instruments such as medical and dental equipment,
photographic goods, measurement and control devices, and recording equipment.
32. Medical and dental laboratories.
33. Mortician and funeral homes.
34. Motels.
35. Offices, including:
a. medical;
b. dental;
c. government; excluding fire and police stations;
d. professional;
e. administrative;
f. business, such as travel, real estate;
g. commercial.
36. Outpatient, inpatient, and emergency medical and dental.
37. Parks, trails, picnic areas and playgrounds (public) but not including
amusement parks, golf courses, or commercial recreation.
38. Pawnbrokers
39. Planned shopping center (mall).
40. Plumbing shops (no tin work or outside storage).
Zonine Code Amend in TUC 3/25/05 Page 3 of 7
41. Railroad tracks (including lead, spur, loading or storage).
42. Recreation facilities (commercial indoor) athletic or health clubs.
43. Recreation facilities (commercial indoor), including bowling alleys, skating
rinks, shooting ranges.
44. Rental of vehicles not requiring a commercial driver's license (including
automobiles, sport utility vehicles, mini -vans, recreational vehicles, cargo vans and
certain trucks).
45. Restaurants, including:
a. drive- through;
b. sit down;
c. cocktail lounges in conjunction with a restaurant.
46. Retail sales of furniture, appliances, automobile parts and accessories, liquor,
lumber /building materials, lawn and garden supplies, farm supplies.
47. Retail sales of health and beauty aids, prescription drugs, food, hardware,
notions, crafts and craft supplies, housewares, consumer electronics, photo equipment
and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets,
jewelry, gifts, recreation equipment and sporting goods, and similar items.
48. Schools and studios for education or self improvement.
49. Self- storage facilities.
50. Storage (outdoor) of materials allowed to be manufactured or handled within
facilities conforming to uses under this chapter; and screened pursuant to the
Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this title.
51. Studios art, photography, music, voice and dance.
52. Taverns, nightclubs.
53. Telephone exchanges.
54. Theaters, excluding "adult entertainment establishments', as defined by this
Code.
55. Warehouse storage and /or wholesale distribution facilities.
56. Other uses not specifically listed in this Title, which the Director determines to
be:
a. similar in nature to and compatible with other uses permitted outright
within this district; and
b. consistent with the stated purpose of this district; and
c. consistent with the policies of the Tukwila Comprehensive Plan.
18.28.030 Accessory Uses
The following uses and structures customarily appurtenant to a permitted use, and
clearly incidental to such permitted use, are allowed within the TUC district.
1. Adult day care.
2. Cargo container; two may be allowed per lot with approval as a Type 2
decision; criteria are listed at TMC 18.50.060.
2. Dormitory as an accessory use to other uses that are otherwise permitted or
approved conditional uses such as churches, universities, colleges or schools.
3. Family child care homes, provided the facility shall be Iicensed by the
Department of Social and Health Services Office of Child Care Policy and shall provide
a safe passenger loading zone.
4. Home occupation.
5. Parking areas.
6. Recreational area and facilities for employees.
7. Residences for security or maintenance personnel.
Zoning Code Amend in TUC 3/25/05 Page 4 of
18.28.040 Conditional Uses
The following uses may be allowed within the TUC district, subject to the require-
ments, procedures, and conditions established by the Conditional Use Permits chapter
of this title.
1. Amusement parks.
2. Bed and Breakfast lodging; must be located on property adjacent to and not
greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond.
3. Cemeteries and crematories.
4. Churches and community center buildings.
5. Colleges and universities.
6. Convalescent and nursing homes for more than 12 patients.
7. Dwellin g Multi- family units (max. 22.0 units /acre except senior citizen
that is non
'ts acre as a
mixed -use development
allowed to 100 units/acre,
housing which is
g
industrial in nature); must be located on property adjacent to and not greater than 500
feet from the Green River, Tukwila Pond, or Minkler Pond.
8. Transit- oriented development housing (which is allowed to 65 units /acre as a
mixed -use development that is non industrial in nature); must be located on property
adjacent to and not greater than one quarter mile from the Sounder Commuter
Rail/ Amtrak Station property.
9. Drive -in theaters.
10. Electrical substations distribution.
11. Fire and police stations.
12. Hospitals, sanitariums, or similar institutions.
13. Manufacturing, processing and /or assembling previously prepared metals
including, but not limited to stamping, dyeing, shearing or punching of metal,
engraving, galvanizing and hand forging.
14. Park and ride lots.
15. Radios, television, microwave, cellular or observation stations and towers.
16. Recreation facilities (public) including, but not limited to sports fields,
community centers, and golf courses.
17. Schools, preschool, elementary, junior or high schools, and equivalent private
schools.
18.28.050 Unclassified Uses
The following uses may be allowed within the TUC district, subject to the
requirements, procedures and conditions established by TMC Chapter 18.66,
Unclassified Use Permits.
1. Airports, landing fields and heliports (except emergency sites).
2. Conversions of rental multi- family structures to condominiums or owner-
occupied multi- family housing, but excluding the construction of new condominium or
owner- occupied multi- family housing.
3. Essential public facilities, except those uses Listed separately in any of the
districts established by this title.
4. Hydroelectric and private utility power generating plants.
5. Landfills and excavations which the responsible official, acting pursuant to the
State Environmental Policy Act, determines are significant environmental actions.
6. Mass transit facilities.
Zoning Code Amend in TUC 3/25/05 Page 5 of 7
18.28.060 On -Site Hazardous Substances
No on -site hazardous substance processing and handling, or hazardous waste
treatment and storage facilities shall be permitted, unless clearly incidental and
secondary to a permitted use. On -site hazardous waste treatment and storage facilities
shall be subject to the State siting criteria (RCW 70.105).
18.28.070 Design Review
Design review is required for all commercial structures larger than 1,500 square
feet, and for all structures containing multi- family development. Commercial
structures between 1,500 and 2,500 square feet and multi- family structures up to 1,500
square feet will be reviewed administratively. Design review is also required for certain
exterior repairs, reconstructions, alterations or improvements to buildings over 10,000
square feet.
18.28.080 Basic Development Standards
Development within the TUC district shall conform to the following listed and
referenced standards:
TUC BASIC DEVELOPMENT STANDARDS:
Lot area per unit (multi- family, 2,000 sq. ft.
except senior citizen and TOD),
minimum
1 Setbacks to yards, minimum:
Front 1 15 feet
1 Second front I 15 feet
Sides 10 feet
Sides, if any portion of the hard is within 50 feet of LDR, MDR, HDR
-1st floor 1 10 feet
2nd floor 1 20 feet
3rd floor 30 feet
Rear 10 feet
Rear, if any portion of the yard is within 50 feet of LDR, MDR, HDR
-1st floor 1 10 feet
2nd floor 1 20 feet
3rd floor 1 30 feet
Height, maximum 115 feet
Landscape requirements, minimum
See Landscape, Recreation, Recycling/ Solid Waste Space requirements chapter for
further requirements
Front 15 feet; required Iandscaping may
include a mix of plant materials,
pedestrian amenities and features,
outdoor cafe -type seating and
similar features, subject to approval
as a Type 2 special permission
decision.
Sides 1 None
Sides, if any portion of the yard is 10 feet
within 50 feet of LDR, MDR, HDR
Rear 1 None
Rear, if any portion of the yard is 10 feet
within 50 feet of LDR, MDR, HDR
Recreation space 200 sq. ft. per dwelling unit,
1,000 sq. ft. min.
Recreation space, senior citizen 100 sq. ft. per dwelling unit
housing
Zoning Code Amend in TUC 3/25/05 Page 6 of 7
Off Street Parking
· Residential (except senior citizen See TMC Chapter 18.56, Off street
housing) Parking/Loading Ref!Ulations
. Office 3 per 1,000 sq. ft. usable floor area
minimum
· Retail 4 per 1,000 sq. ft. usable floor area
minimum
· Manufacturing 1 per 1,000 sq. ft. usable floor area
l11ll1lmum
. Warehousing 1 per 2,000 sq. ft. usable floor area
minimum
. Other uses, incl. See TMC Chapter 18.56, Off-street
senior citizen llOusing Parking/Loading Regulations
. TOD llOusing 1 per one bedroom unit
2 per unit with tv\'o plus bedrooms
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 2. Repealer. Ordinance Nos. 1758 31 (part); 1814 32; 1830 320, 21, 22; 1865
334 and 35; 1872 37; 1971 312; 1974 35; 1976 349,50 and 51; 1986 39; 1989 37; 1991 34;
2005 39 and 2021 34, as codified in TMC Chapter 18.28, are hereby repealed.
Section 3. Severability. If any section, subsection, paragraph, sentence, clause or
phrase of this ordinance or its application to any person or situation should be held to
be invalid or unconstitutional for any reason by a court of competent jurisdiction, such
invalidity or unconstitutionality shall not affect the validity or constitutionality of the
remaining portions of this ordinance or its application to any other person or situation.
Section 4. Effective Date. This ordinance or a summary thereof shall be published
in the official newspaper of the City, and shall take effect and be in full force five days
after passage and publication as provided by law.
PASSED BY TIlE CITY COUNCIL OF TIlE CITY OF TUKWILA, WASHINGTON,
at a Regular Meeting thereof this day of , 2005.
ATTEST/AUTHENTICATED:
Jane E. Cantu, CMC, City Clerk
Steven M. Mullet, Mayor
APPROVED AS TO FORM BY:
Filed with the City Clerk:
Passed by the City Council:
. Published:
Effective Date:
Ordinance Number:
Office of the City Attorney
Zoning Code Amend in ruc 3/25/05
Page 7 of7
Community and Parks
February 15, 2005
%4. Zoning changes to amend TUC zoning at TOD The Lodging Tax Advisory Board (L TAB)
owns some land near 1-405 in the northern most section of the transit-oriented development area
(TaD) near Interurban. A proposal for a large mixed-use project south of the City property has
come in. Zoning changes are needed to allow that. The Committee talked about whether the
parking requirements were adequate to accommodate all the cars that would be part of the
development. Requiring one car per bedroom helped with the condo/apartments. A conditional
use design review will be used on the project.
The financial implications for the city include the fact that the general fund now "owns" the
property, and the City has been receiving money from the L T AB to payoff the debt. Land is
needed for future rail lines on the east side of the condo development, and most of the city's land
too would be needed if the Burlington Northern railroad tracks were switched from the west side
of the TaD to the east side. The city would lose the L TAB funds, but Kevin explained that
Lodging Tax was really part of the City, too, so it is not such a major loss. Jack said the City is
trying to acquire the space for the tracks move now, so it will be there when the move is needed
for the Strander street extension. This may not happen for 10-15 years. The Committee asked for
more clarification of both the land swap and the financial implications involved. Recommend to
CO\V.
7. wlacadam \Vinter Garden Bruce and Paul introduced Michael Brown, who is part of the
team working on the winter garden. Michael talked about their plan, which satisfied criteria from
winter beauty and interest, to low maintenance, tree removal and planting, and safety. About 14
3' trees would go along the street, and 60 more trees within the park. Bruce said the plan was
stellar, but the city funds could not afford the $275k cost. To make it affordable Bruce will take
$80,000 from Phase II of Cascade View Park, saying his staff has said they can do most of the
work themselves. That brings city funding to $240,000, and if a water feature is cut, the rest of
the plan could be implemented. Take plan to Council.
8. Fourth Quarter Reports There were no problems with the fourth quarter reports.
Information.
cr=.r
t"'--' Committee chair approval
~
'"
BOARD OF ARCHITECTUAL REVIE\V
A1~D
PLANNING COMMISSION
PUBLIC HEARING MINUTES
JANUARY 27, 2005
The Public Hearing was called to order by Chair Malina at 7:00 p.m.
Present:
Chair, George Malina, Vice Chair, Margaret Bratcher, Commissioners, Bill
Arthur, Allan Ekberg, Henry Marvin, Vem Meryhew, and Lynn Peterson
Representing
City Staff:
Nora Gierloff, Brandon Miles, Minnie Dhaliwal, Alice Strand, and Joyce Trantina
VERN MERYHEW MADE A l\10TION TO ADOPT THE PUBLIC HEARING
MINUTES FROM DECEMBER 9, 2004. ALLAN EKBERG SECONDED; THE
MOTION WAS UNANIMOUSLY APPROVED.
Chair Malina swore in those wishing to give public testimony.
LOCATION:
L04-032
Brad Decker
Modification to the approved Design Review application for the construction
of a 2,845 square foot addition to the existing building.
235 Strander Boulevard Tukwila, W A
CASE NUMBER:
APPLICANT:
REQUEST:
Minnie Dhaliwal gave the presentation for Staff. She presented drawings, which showed the
proposed additional parking spaces. A discussion followed regarding landscaping issues and
what impacts the additional parking spaces would have on existing or proposed landscaping.
She indicated that some landscaping would have to be removed, and there were no proposals to
replace what is being removed. However, the minimum landscaping requirements of the project
will still be met, even if the landscaping in this specific area is removed.
Brad Decker, the applicant, gave a presentation. He indicated that one tenant in this area will be
a restaurant, other tenants include a jeweler, bridal shop, and florist. He indicated that a bike
area has been added to the West Side of the building, which still meets Fire Department safety
regulations.
There were no further comments.
The Public Hearing was closed.
The Planning Commission Deliberated.
Bill Arthur indicated that the modifications appeared to be minor in scope and were approved by
the BAR unanimously.
Page 2 of 4
Planning Commission Minutes
January 27, 2005
BILL ARTHUR MADE A MOTION TO APPROVE STAFF'S FINDINGS,
CONCLUSIONS, AND RECOMMENDATIONS, FOR CASE NUMBER L04-032.
MARGARET BRATCHER SECONDED THE IVIOTION. ALL VOTED IN FAVOR.
LOCATION:
L04-068
City of Tukwila Planning Staff
An 0 rdinance modifying various portions 0 f t he T ukwila Municipal Code
(TMC) regarding certain types of signage. The Planning Commission will
consider amendments regarding scoreboards, signs within Public Facilities,
signs located~at Public Facilities in Public Recreation Overlay Districts, and
Museums.
City Wide
CASE NUMBER:
APPLICANT:
REQUEST:
Brandon Miles gave the presentation for staff. He provided background and aerial photographs
on Fort Dent Park, Foster Golf Course, and the Museum of Flight. He went over the definitions
for each of the following items in detail.
There was a discussion of definitions as outlined in the January 18,2005 staff report, and the
following recommendations were made:
1. Scoreboards
- Add the definition - "stadium" and consider an inclusion of seating capacity.
- Change the definition - "Sport Stadium" to the following.. .means a fIXed structure or
complex that either partially or completely encloses a sports field that is solely dedicated
to hosting sporting events. The structure or adjacellt structures also provide fixed
seating, permanent restroom facilities, and permanent concession stands Oil site.
There was further discussion whether or not scoreboards currently existing would be
grandfathered and therefore exempt from new regulations.
2. Video Displays
Changes to the proposed new section of Title 19:
Criteria 5: Change language to read - "The entire scoreboard. . ."
Criteria 9, letter b: Change language to read - "A written narrative regarding compliance
with the requirements in TMC 19.32.080(D) and TMC 19.12.035."
Only Foster and Starfire are currently affected by the issues regarding video displays. After
further discussion it was decided, once the definitions are clarified, the Planning Commission
would be in consensus with staffs recommendations regarding modification to the City's current
sign ordinance (TMC 19.08.).
With regard to banners at the Starfrre complex, the current sign code would not allow Starfire to
have temporary promotional signs within their complex. Staff noted that Starfire is not visible
.
"
Page 3 of4
Planning Commission Minutes
January 27,2005
from public rights of way and that the City does not require pennits for signs placed within the
mall.
The proposed changes would not require pennits inside the complex for banners that are not
legible from the public right of way or adjacent properties. The purpose of the banners inside the
complex is only for the people who use the complex, and it is not the City's intent to regulate
these banners.
3. The Planning Commission discussed allowing more signage for CUP and school uses within
residential areas. The proposed changes would also increase the square footage of signs
allowed for such uses. Discussion revolved around home occupations and signage for other
uses within residential zones.
General consensus existed on staffs recommendations.
4. Museum of Flight
Staff is recommending a definition of museum be included under TMC 19.08, and that all
signage at the Museum of Flight comply with the City's existing sign code regulations.
Commissioners discussed the timing for museum events and how long banners could be
displayed. The recommendation was that the Museum be allowed to install banners
announcing upcoming events, but that signage must be removed immediately upon the
completion of the event.
5. The Planning Commission discussed a minor change in sign code, taking out all references to
the Unifonn Building Code and instead referencing, the State Building Code.
There were no further comments.
The Public Hearing was closed.
The Planning Commission Deliberated.
VERN MERYHEW MADE A MOTION TO FOR\V ARD THE PROPOSED SIGN CODE
CHANGES WITH THE SUGGESTED MODIFICATIONS TO THE COW.
MARGARET BRATCHER SECONDED THE lVIOTION. MOTION UNA1~IMOUSLY
APPROVED.
CASE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
LOS-DOS
City of Tukwila
Make a recommendation to the City Council for zoning code changes to
amend the Tukwila Urban Center zoning district to allow residential
mixed-use development in proximity to the Sounder Commuter Rail I
Amtrak Station.
Tukwila Urban Center District
\,
\ ,
Page 4 of 4
Planning Commission Minutes
January 27, 2005
Alice Strand gave the presentation for staff. The proposed amendment would allow
development of housing within a ~ mile distance from the Sounder Rail Station.
There were no further comments.
The Public Hearing was closed.
The Planning Commission Deliberated.
ALLAN EKBERG MADE A IVIOTION TO FORWARD STAFF'S RECOMMENDATION
TO THE CO\V. BILL ARTHUR SECONDED THE MOTION. ALL VOTED IN
FAVOR.
Director's Report
. Bill Arthur nominated Margaret Bratcher for Chair, 2005. Vern Meryhew seconded the
motion. All voted in favor.
· Bill Arthur nominated Allan Ekberg For Vice Chair, 2005. Henry Marvin seconded the
motion. All voted in favor.
. Margaret and Allan will assume their new roles at the February 2005 meeting.
. Nora Gierloffreported that the City Attorney's office has suggested that Commissioners not
attend the Decker Appeal Hearing. If members attend, they could be challenged if the
Council remands the project to the Planning Commission.
. The Planning Commission was advised that Council adopted the revised Comprehensive
Plan, which reflected the original buffer widths, rather than the reduced buffers
recommended by the Planning Commission sensitive areas.
Meeting adjourned at 8:20 p.m.
Submitted by Joyce Trantina
City of Tukwila
Steven M. Mullet, Mayor
Department of Community De1/elopment
Steve Lancaster, Director
STAFF REPORT
TO THE PLANNING COMMISSION
PREPARED JANUARY 18, 2005
HEARING DATE:
January 27,2005
FILE NUMBERS:
L05- 005 Tukwila Urban Center District Amendment to allow
residential mixed-used in proximity to Sounder Commuter Rail! Amtrak
Station.
APPLICANT:
City of Tukwila
REQUEST:
Make a recommendation to the City Council for zoning code changes to
amend the Tukwila Urban Center zoning district to allow residential
mixed-use development in proximity to the Sounder Commuter Rail /
Amtrak Station.
LOCATION:
Tukwila Urban Center District
SEPA:
This was prepared as an addendum to the Comprehensive Plan EIS
pursuant to the State Environmental Policy Rules (Chapter 197-11
WAC) and the Tukwi1a Municipal Code Title 21. The EIS was
previously issued on October 9, 1995 (File #L92-0053).
NOTIFICA nON:
Notice of Public Hearing published January 21,2005
STAFF:
Alice Strand, Senior Planner
ATTACHMENTS:
Attachment A: Figure 1 : Tukwila Station: South Elevation
Attachment B: Proposed Zoning Code Language Changes
6300 South center Boulevard, Suite #100 · Tukwila, Washington 98188 · Phone: 206-431-3670 · Fax: 206-431-3665
BACKGROUND
Recently, a developer approached DCD with a proposal for a mixed-use residential project, to be
constructed within the Transit-Oriented Development (TaD) area of the Tukwila Urban Center.
Tukwila Station, a 300 unit multi-family condominium development with 7,000 square feet of
retail, would be located on the property north of Longacres Way and the Sound Transit
Commuter/Amtrak Rail Station, between the UP and BNSF railroad tracks (See Figures 1 and 2).
This "pilot: project would constitute a significant first step towards achieving our land use and
transportation goals for the TaD area and the TUC Subarea Plan.
The project's primary obstacle is that residential development on this property is currently not
allowed by Tukwila's land use regulations. While the project is consistent with the proposed
TUC subarea plan allowing for the development of residential uses within walking distance of
the Sound Transit commuter rail/Amtrak Station, it is being proposed prior to the plan's
adoption. The Tukwila City Council was briefed on this issue in December and agreed to
fOlWard it to the Planning Commission. The Planning Commission was also briefed on the issue
via the Director's Report in December.
PROPOSED CHANGES
The proposed amendment is a change ofthe type of use, and the requisite parking for that use., in
a specific area of the rue. There is no overt change in the density of any given use, on this or
any other property. The proposed amendment adds mixed-use TaD residential development as a
conditional use for the ruc, but limits its development to a )t4 mile walking distance from the
Sound Transit Rail station property.
STAFF ANALYSIS AND DISCUSSION
Impact to Existing Zoning and to Development Envisioned in the Tukwila Urban Center Plan
The Tukwila Comprehensive Plan designated this area as part ofthe Tukwila Urban Center
District (ruC). Under this existing zoning, urban density commercial development is allowed in
this area, but residential cannot be a component. Under existing zoning, residential mixed use is
only allowed within 500 feet of a water amenity. Land uses within the ruc District were
adopted prior to the presence of the Commuter Rail/ Amtrak Station. The current Citywide
parking standard for multi-family development calls for two spaces for units with up to three
bedrooms plus one additional space for every two bedrooms thereafter (Figure 18.7, Tukwila
Zoning Code).
The City is currently in the final stages of developing a new subarea plan for the TUe. Though
extensive public involvement, a vision was developed for the TUC/TOD area and a preferred
alternative was selected. These concepts were reviewed by the Planning Commission and the
Q:\current\Tukwila Station\code amendments\PC STAFFRPT.DOC
Page 2
City Council in a series of joint work-session. The draft TUC Plan recognizes that the
Commuter Rail/Amtrak Station is a transportation amenity. In consideration of this, the draft
plan denotes the area to the east of the River, between West Valley Highway and the station as
calling for "high-density mixed-use development oriented toward the station."]. Transit-
oriented development is, as the name implies, oriented to attract high users of transit. For this
reason, parking requirements are generally lower for TOD projects. The ruc Plan proposes a
TOD residential parking standard of one space for each one bedroom unit and two spaces for
each unit with two bedrooms or more.
The main difference between the proposed amendment and the TUC Plan's treatment ofthe area
is that the proposed code change limits development of housing to a 'l4 mile distance rrom the rail
station. Although 'l4 mile is considered to approximate a comfortable walking distance to the
station, mixed-use housing, as recommended in the draft TUC Plan, will extend much further
rrom the station. In short, the proposed code changes are well within the scope of changes being
proposed by the draft ruc Plan. The project will undergo Board of Architectural design review.
Comprehensive Plan policies support mixed-use residential housing in this area because it adds
to the overall economic vitality ofthe City; provides quality housing for the community; and
links transportation and land use in a way that encourages non-auto transportation choices for
residents. The following policies support this amendment:
Community hnage
· 1.8.1: Restructure zoning ordinance to allow mixed uses along designated transportation
corridors.
1.9.1: The Tukwila Urban Center shall be developed as a high-intensity retail,
commercial or light industrial area of regional significance, with mixed use residential
uses
Housing
· 3.1.1: Provide sufficient zoned housing potential to accommodate future single- and
multi-family households.
3.1.3: Provide zoning capacity within the Tukwila Urban Center for housing units.
· 3.2. 7: Encourage a full range of housing opportunities for all population segments by
actions including, but not limited to, revising the Tukwila development codes as
appropriate to provide a range of housing types.
· 3.4.2: Assist in providing residents of the community with the human services and
transportation they need in order to avail themselves of housing opportunities.
Tukwila Urban Center
· 10.1.4: Allow residential in proximity to water amenities or within walking distance of
the Sounder Commuter Rail/Amtrak Station, subject to special design standards.
· 10.2.10: Actively promote development in the Tukwila Urban Center by supporting
existing uses, expanding the range of allowable uses, developing design guidelines,
1 ruc Subarea Plan, Admin Draft - Version 2, December, 2004, page 10,
Q:\current\Tukwila Station\code amendments\PC STAFFRPT.DOC
Page 3
increasing amenities, adopting workable regulations, investing in public improvements;
and proactively developing programs and incentives to attract new businesses, investing
in infrastructure and public amenities, and encouraging business owners and developers
to investing in the quality of both the built and natural environment.
Transportation
· 13.3.8: Continue to encourage the use of rideshare, transit, bicycle and evolving
technological transportation improvements.
· 13.4.15: Encourage transit-oriented uses and development patterns in the vicinity of
high-capacity transit stations,
ill summary, the amendment allows TOD residential development within 'l4 mile walking
distance ofthe station, as proposed in the draft TUC Plan. However, other existing development
standards (ie: landscaping) do not change.
Impact to Surrounding Property
Existing development in the area within 'l4 mile of the rail station is commercial and industrial in
nature. Impacts to the surrounding properties would generally be the same as those anticipated
under the existing code.
Alternatives to the Proposal
Alternatives include:
1) Wait to adopt zoning changes until the Final ruc Plan is completed. Under this
scenario, the City loses the opportunity to 'jump-start" the area around the station by
attracting a quality residential development now.
2) Adopt other transit-oriented development-related changes proposed in the draft ruc
plan. This was not considered because it seems rational that the City should view
multiple changes to the district's standards in the context of the entire TUC Plan.
3) Adopt the discussed amendment, but within a shorter distance of the station. Although
this was initially considered. It was thought that limiting it to a smaller area would
unnecessarily compromise other TOD development opportunities that may arise before
the ruc Plan is adopted.
FINDINGS
Under the existing TUC zoning, urban-density commercial development is allowed in this area,
but residential cannot be a component. Under existing zoning, residential mixed use is only
allowed within 500 feet of a water amenity.
The draft Tukwila Urban Center Plan proposes a change in the type of use allowed in this area
and in surrounding areas. Part of this change is that TOD residential development be allowed in
and beyond the area in question. The main difference between the proposed amendment and the
Q:l.current\TulC\\~la Station\code amendments\PC STAFFRPT.DOC
Page 4
TUC Plan's treatment of the area is that this amendment limits mixed-use residential
development to a ~ mile distance from the Rail station property. Mixed-use residential
development, as recommended in the draft ruc Plan, will extend much further from the station.
CONCLUSION
This amendment is intend to add language to the TUC District section of the Tukwila Zoning
Code that would allow mixed-use TOD residential development within a ~ mile distance ttom
the Rail station property. This change is supported by current comprehensive plan policies and is
well within the scope of changes being proposed by the draft TUC Plan.
STAFFRECO~NDATION
Review the proposed code change and make forward to the City Council.
Q:\current\Tukwila Station\code amendments\PC STAFFRPT.DOC
Page 5
Tukwila Station Diagram
Attachment A
DRAFT
ATTACHlVIENT B
Chapter 18.28
TUKWILA URBAl'\" CENTER
(TUC) DISTRICT
Sections:
18.28.010Purpose
18.28.020Pennitted Uses
18.28.030Accessory Uses
18.28.040Conditiona1 Uses
18.28.050Unclassified Uses
18.28.060On-Site Hazardous Substances
18.28.070Design Review
18.28.080Basic Development Standards
18.28.010Purpose
This district implements the Tukwila Urban Center Comprehensive Plan designation. It is
intended to provide an area of high-intensity regional uses that include commercial services,
offices, light industry, warehousing and retail uses. Development is intended to be pedestrian-
friendly, with a strong emphasis on a safe and attractive streetscape.
(Ord. F.'x ~ lq13.H). Fn.')
18.28.020Pennitted Uses
The following uses are pennitted outright within the Tukwila Urban Center district, subject to
compliance with all other applicable requirements of the Tukwila Municipal Code.
1. Animal veterinary, including associated temporary indoor boarding; access to an arterial
required.
2. Automobile, recreational vehicles or travel trailer sales rooms and travel trailer or used car
sales lots. No dismantling of cars or travel trailers nor sale of used parts allowed.
3. Automotive services:
a. gas, outside pumps allowed;
b. washing;
c. body and engine repair shops (enclosed within a building).
4. Beauty or barber shops.
5. Bicycle repair shops.
6. Billiard or pool rooms.
7. Brew pubs.
8. Bus stations.
9. Cabinet shops or carpenter shops employing less than five people.
10. Commercia11aundries.
11. Commercial parking, provided it is:
1
a. located within a structure having substantial ground floor retail or commercial activities
and designed such that the pedestrian and commercial environments are not negatively impacted by the
parking use, or
b. located at least 175 feet from adjacent arterial streets and behind a building that,
combined with appropriate Type ill landscaping, provides effective visual screening from adjacent
streets.
12. Computer software development and similar uses.
13. Contractor storage yards.
14. Convalescent and nursing homes for not more than 12 patients.
15. Convention facilities.
16. Day care centers.
17. Financial:
a. banking;
b. mortgage;
c. other services.
18. Fix-it, radio or television repair shops/ rental shops.
19. Fraternal organizations.
20. Frozen food lockers for individual or family use.
21. Greenhouses or nurseries (commercial).
22. Heavy equipment repair and salvage.
23. Hotels.
24. hldustries involved with etching, film processing, lithography, printing, and publishing.
25. hlternet data/telecommunication centers
26. Laundries;
a. self-serve;
b. dry cleaning;
c. tailor, dyeing.
27. Libraries, museums or art galleries (public).
28. Manufacturing, processing and/or packaging of foods, including but not limited to, baked
goods, beverages (except fermenting and distilling), candy, canned or preserved foods, dairy products
and byproducts, frozen foods, instant foods and meats (no slaughtering).
29. Manufacturing, processing and/or packaging pharmaceuticals and related products, such as
cosmetics and drugs.
30. Manufacturing, processing, and/or packaging previously prepared materials including, but
not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper,
plastics, rubber, tile, and wood.
31. Manufacturing, processing, assembling, packaging and/or repairing electronic, mechanical or
precision instruments such as medical and dental equipment, photographic goods, measurement and
control devices, a=d recording equipment.
32. Medical and dental laboratories.
33. Mortician and funeral homes.
34. Motels.
35. Offices, including:
a. medical;
b. dental;
c. government; excluding fIre and police stations;
d. professional;
e. administrative;
f. business, such as travel, real estate;
g. commercial.
36. Outpatient, inpatient, and emergency medical and dental.
2
37. Parks, trails, picnic areas and playgrounds (public) but not including amusement parks, golf
courses, or commercial recreation.
38. Pawnbrokers
39. Planned shopping center (mall).
40. Plumbing shops (no tin work or outside storage).
41. Railroad tracks (including lead, spur, loading or storage).
42. Recreation facilities (commercial- indoor) athletic or health clubs.
43. Recreation facilities (commercial - indoor), including bowling alleys, skating rinks, shooting
ranges.
44. Rental of vehicles not requiring a commercial driver's license (including automobiles, sport
utility vehicles, mini-vans, recreational vehicles, cargo vans and certain trucks).
45. Restaurants, including:
a. drive-through;
b. sit down;
c. cocktail lounges in conjunction with a restaurant.
46. Retail sales of furniture, appliances, automobile parts and accessones, liquor,
lumberlbuilding materials, lawn and garden supplies, fann supplies.
47. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and
craft supplies, housewares, consumer electronics, photo equipment and film processing, books,
magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and
sporting goods, and similar items.
48. Schools and studios for education or self improvement.
49. Self-storage facilities.
50. Storage (outdoor) of materials allowed to be manufactured or handled within facilities
conforming to uses under this chapter; and screened pursuant to the Landscape, Recreation,
Recycling/Solid Waste Space Requirements chapter ofthis title.
51. Studios - art, photography, music, voice and dance.
52. Taverns, nightclubs.
53. Telephone exchanges.
54. Theaters, excluding "adult entertainment establishments", as defined by this Code.
55. Warehouse storage and/or wholesale distribution facilities.
56. Other uses not specifically listed in this Title, which the Director determines to be:
a. similar in nature to and compatible with other uses permitted outright within this
district; and
b.
c.
consistent with the stated purpose of this district; and
consistent with the policies of the Tukwila Comprehensive Plan.
(Ord. 202 i <4. 2003: Orc!. 198i1 >9. 2DO I:
Ord. 1974 :~5. 2001: Ord. 19-1 ~12. 2001:
Orc!. lS30 ~20. 199:): Ord. IS)"'; E 199~:
Ord. 175S ~hparfi. 1':J(5)
l8.28.030Accessory Uses
The following uses and structures customarily appurtenant to a permitted use, and clearly
incidental to such permitted use, are allowed within the Tukwila Urban Center district.
1. Adult day care.
2. Cargo container; two may be allowed per lot with approval as a Type 2 decision; criteria are
listed at TMC 18.50.060.
2. Dormitory as an accessory use to other uses that are otherwise permitted or approved condi-
tional uses such as churches, universities, colleges or schools.
3. Family child care homes, provided the facility shall be licensed by the Department of Social
and Health Services Office of Child Care Policy and shall provide a safe passenger loading zone.
4. Home occupation.
3
5. Parking areas.
6. Recreational area and facilities for employees.
7. Residences for security or maintenance personnel.
1 8.28.040 Conditional Uses
The following uses may be allowed within the Tukwila Urban Center district, subject to the
requirements, procedures, and conditions established by the Conditional Use Pennits chapter of
this title.
1. Amusement parks.
2. Bed-and-Breakfast lodging; must be located on property adjacent to and not greater than 500
feet from the Green River, Tukwila Pond, or Minkler Pond.
3. Cemeteries and crematories.
4. Churches and community center buildings.
5. Colleges and universities.
6. Convalescent and nursing homes for more than 12 patients.
7. Dwelling - Multi-family units (max. 22.0 units/acre except senior citizen housing which is
allowed to 100 units/acre, as a mixed-use development that is non-industrial in nature); must be located
on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler
Pond.
8. Transit-oriented development housing (which Is allowed to 65 units/acre as a mixed-use
development that is non-industrial in nature): must be located on property adiacent to and not greater
than 1500 teet fi:om the Sounder Commuter Rail/Amtrak Station properh'.
&2. Drive-in theaters.
910. Electrical substations - distribution.
Wll. Fire and police stations.
-1-1-12. Hospitals, sanitariums, or similar institutions.
l3~. Manufacturing, processing and/or assembling previously prepared metals including, but
not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand-forging.
l::!~. Park and ride lots.
1~4. Radios, television, microwave, cellular or observation stations and towers.
lQ~. Recreation facilities (public) including, but not limited to, sports fields, community
centers, and golf courses.
116. Schools, preschool, elementary, junior or high schools, and equivalent private schools.
(Ord. 186.5 ~3-L 1999; Ord. 1830 ~2L 1998:
01"d. 175::; ~lIpartL 19(5)
18.28.050UncIassified Uses
The following uses may be allowed within the Tukwila Urban Center district, subject to the
requirements, procedures and conditions established by TMC Chapter 18.66, UncIassified Use
Pennits.
1. Airports, landing fields and heliports (except emergency sites).
2. Conversions of rental multi-family structures to condominiums or owner-occupied multi-
family housing, but excluding the construction of new condominium or owner-occupied multi-family
housing.
3. Essential public facilities, except those uses listed separately in any of the districts
established by this title.
4. Hydroelectric and private utility power generating plants.
5. Landfills and excavations which the responsible official, acting pursuant to the State Envi-
ronmental Policy Act, determines are significant environmental actions.
4
6. Mass transit facilities.
fOrd. 199] ~4. 2002; Ora. 1976 ~S!. 2001:
OrJ. 18G5. ~'35. 1999: arc!. 1758 ~](panL ]9(5)
18.28.0600n-Site Hazardous Substances
No on-site hazardous substance processing and handling, or hazardous waste treatment and
storage facilities shall be pennitted, unless clearly incidental and secondary to a pennitted use.
On-site hazardous waste treatment and storage facilities shall be subject to the State siting criteria
(RCW 70.105).
(See TMC Chapter 21.08.)
(Ord. 1'58 ~1(part). 199::')
18.28.070Design Review
Design review is required for all commercial structures larger than 1,500 square feet, and for all
structures containing multi-family development. Commercial structures between 1,500 and
2,500 square feet and multi-family structures up to 1,500 square feet will be reviewed
administratively. Design review is also required for certain exterior repairs, reconstructions,
alterations or improvements to buildings over 10,000 square feet.,.
(See the Board of Architectural Review chapter of this title.)
(Ord. 2c'05 ~(). 21)(J2: Ord. 1758 sl(partJ. 1995)
18.28.080Basic Development Standards
Development within the Tukwila Urban Center district shall confonn to the following listed and
referenced standards:
TUC BASIC DEVELOPMENT STANDARDS
Lot area per unit (multi- 2,000 sq. ft.
farrrily,exceptserUor
citizen and TOD),
llllll1D1um
Setbacks to yards, minimum:
. Front I 15 feet
. Second front I 15 feet
. Sides I 10 feet
I . Sides, ifany p01TIOn of the yard is within 50feet ofLDR,
I MDR, HDR
- lstfloor 10 feet
- 2nd floor 20 feet
- 3rd floor 30 feet
. Rear 10 feet I
. Rear, if any portion of the yard is within 50 feet of LDR,
MDR, HDR
- 1st floor 10 feet
- 2ndfloor 20 feet
- 3rdfloor 30 feet
Height, maximum I 115 feet
Landscape requirements, minimum
See Landscape, Recreation, Recycling/ Solid Waste Space
requirements chapterforfitrther requirements
5
,. Front 15 feet; required landscaping I
may include a mix of plant I
I
materials, pedestrian amenities i
and features, outdoor cafe-type !
seating and similar features, i
i
subject to approval as a Type 2 i
special permission decision. I
i
. Sides None i
. Sides, if any portion of 10 feet
the yard is within 50
feet of LDR, MDR,
HDR
. Rear None
. Rear, if any portion of 10 feet
the yard is within 50
feet of LDR, MDR,
HDR
Recreation space 200 sq. ft. per dwelling unit,
1,000 sq. ft. min.
Recreation space, senior 100 sq. ft. per dwelling unit
I citizen housing
Off Street Parking
I . Residential (except See TMC Chapter 18.56, Off
senior citizen housing) street ParkingILoading
Regulations
. Office I 3 per 1,000 sq. ft. usable floor
area minimum
j . Retail I 4 per 1,000 sq. ft. usable floor
. .
I
I. Manufacturing
I. Warehousing
. Other uses, incl.
senior citizen housing
area illllllillUIll
I per 1,000 sq. ft. usable floor
area illllllillUIll
I per 2,000 sq. ft. usable floor
area illllllillum
See TMC Chapter 18.56, Off-
street ParkingILoading
Re lations
I per one bedroom unit
7 per unit with nyo plus
bedrooms
. TOD hOllsillf!.
Performance Standards: Use, activity and operations within
a structure or a site shall comply with (I) 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.
(C)rd. 1976 ~-5(L .2001: ()rd. 1;:';-2 ~-. 199q:
()rd. 1830
199~~--: OiJ. 1'-~? ~1(p~1rIL :005"j
6
Community and Parks
February 15,2005
....,"'"'''''
*
4. Zoning changes to amend TUC zoning at TOD The Lodging Tax Advisory Board (L TAB)
owns some land near 1-405 in the northern most section of the transit-oriented development area
(TO D) near Interurban. A proposal for a large mixed-use project south of the City property has
come in. Zoning changes are needed to allow that. The Committee talked about whether the
parking requirements were adequate to accommodate all the cars that would be part of the
development. Requiring one car per bedroom helped with the condo/apartments. A conditional
use design review will be used on the project.
The financial implications for the city include the fact that the general fund now "OWTIS" the
property, and the City has been receiving money from the L T AB to payoff the debt. Land is
needed for future rail lines on the east side of the condo development, and most of the city's land
too would be needed if the Burlington Northern railroad tracks were switched from the west side
of the TOD to the east side. The city would lose the L T AB funds, but Kevin explained that
Lodging Tax was really part of the City, too, so it is not such a major loss. Jack said the City is
trying to acquire the space for the tracks move now, so it will be there when the move is needed
for the Strander street extension. This may not happen for 10-15 years. The Committee asked for
more clarification of both the land swap and the financial implications involved. Recommend to
CO\v.
-\
7. Macadam Winter Garden Bruce and Paul introduced Michael Brown, who is part of the
team working on the winter garden. Michael talked about their plan, which satisfied criteria from
winter beauty and interest, to low maintenance, tree removal and planting, and safety. About 14
3' trees would go along the street, and 60 more trees within the park. Bruce said the plan was
stellar, but the city funds could not afford the $275k cost. To make it affordable Bruce will take
$80,000 from Phase II of Cascade View Park, saying his staff has said they can do most of the
work themselves. That brings city funding to $240,000, and if a water feature is cut, the rest of
the plan could be implemented. Take plan to Council.
8. Fourth Quarter Reports There were no problems with the fourth quarter reports.
Information.
~
t"'-~ Committee chair approval