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Home My WebLink AboutCOW 2005-02-28 Item 4D - Zoning - Amend Code to Add HDR Mixed-Use Transit Oriented Development (Sounder Station / Longacres) Co U.NCIL AGENDA S1'NoPsIs ap Initials ITEM No. 0 11 j 1 I Meetitzg Date 1 Prepare', Mayor's review CRuncil review C 02/28/05 SL rS L- I 4 7908 J ITEM INFORMATION CAS NUMBER: 05-032 ORIGINAL AGENDA DATE: 2/ 28/05 AGENDA ITEM TITLE Zoning code amendment adding high density residential mixed -use transit oriented development in vicinity of Sounder /Amtrak Station. CATEGORY )RY Discussion Motion Resolution Ordinance Bid Award Public Hearing E Other Mtg Date 2/28/05 Mtg Date Mtg Date Iitg Date Mtg Date Mtg Date Mtg Date SPONSOR Council Mayor Adm Svcs DCD Finance Fire Legal P&R Police PW SP(.)NSOR'S This amendment allows high density residential mixed -use transit oriented development SUMMARY in the vicinity of Sounder /Amtrak Station TUC zone. It also adds a new residential TOD parking standard. REVIEWED BY COW Mtg. CA &P Cmte F &S Cmte Transportation Cmte Utilities Cmte Arts Comm. Parks Comm. Planning Comm. DA'IE: 11/9/04 RECOMMENDATIONS: SPONSOR /ADMIN. Recommend approval of amendment. COMMrl Recommend approval of amendment. COST IMPACT l FUND SOURCE EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED $0 Fund Source: N/A Comments: M1TG. DATE RECORD-OF ACTION 12/04 1 City Council is briefed and forwards to Planning Commission MTG. DATE ATTACHMENTS 2/28/05 1 Staff memo to COW re L -05 -005 dated 2/28/05 Minutes from CAP meeting of February 15, 2005 I Draft minutes from Planning Commission Public Hearing of January 27, 2005 CAP meeting packet dated February 15, 2005 *information will be available for _review at the COW meeting City of Tukwila Steven M. Mullet} Mayor Department of Community Development Steve LancasteJ; Director To: From: Date: Subject: Committee of the Whole ~ Steve Lancaster, DCD Director . February 28, 2005 LOS-005: Zoning code change to amend the TUC zoning district to allow residential mixed-use development;near the Commuter Rail/Amtrak Station Background In late 2004, DCD \vas approached with a proposal for a mixed-use residential project in the Transit- Oriented Development (TOD) area of the Tukwila Urban Center. Tuk\vila Station, a 300 unit condominium development with 5,000 square feet of retail, would be located on the property north of Longacres Way and the Commuter Rail Station, between the UP and BNSF railroad tracks (See Figures 1 and 2 in the attached Staff Report). 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 proj eet' s primary obstacle is that residential development of this property is not allowed under TUC regulations. While the project is consistent with the proposed TUC subarea plan's vision of residential uses \-vithin walking distance of the commuter rail station, the project is being proposed prior to the plan's adoption. This amendment is intended to add language to the TUC District section of the Tukwila Zoning Code that would allow mixed-use TaD residential development within a Y4 mile distance from the Rail station property. The amendment would also institute a new parking standard for this type of residential Transit-oriented Development. This change is supported by current comprehensive plan policies and is well within the scope of changes being proposed by the draft TUC Plan. 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 forurard 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. Existing Zoning and Development Envisioned in the Tukvvila 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 mnenity. Land uses .within the TUC District ~Tere adopted prior to the presence of the Commuter Rail! Amtrak Station. The current City~ \vide parking standard for multi-family development calls for t\vo spaces for units \vith up to three bedrooms plus one additional space for every t~TO bedrooms thereafter (Figure 18.7, Tuk\vila Zoning Code) . 6300 Southcenter Boulevard} Suite #100 · Tukwila, Washington 98188 · Phone: 206-431-3670 . Fax: 206-431-3665 The proposed amendment, like the draft TUC Plan recognizes that the Commuter Rail! Amtrak Station is a transportation amenity. Both the amendment and the draft TUC plan allo\v high- density mixed-use development oriented to\vard the station. The main difference benveen the amendment and the TUC Plan is that the amendment limits development of housing to a ~ mile distance from the rail station. Although ~ 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 from the station. Existing development in the area \vithin ~ mile of the rail station is commercial and industrial in nature. hnpacts to the surrounding properties would generally be the same as those anticipated under the existing code. The project will require a Conditional Use Pennit and Design Review. 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 proiects. 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. This standard provides more parking than that required for similar developments in the nearby suburban downtowns of Renton, Bellevue and Auburn. In short, the proposed code changes are well within the scope of changes being proposed by the draft TUC Plan. 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. Options: 1) Wait to adopt zoning changes until the Final TUC 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 broad- based 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 TUC Plan is adopted. 4) Amend the TUC zoning district to allo\v residential mixed-use development near the Commuter Rail/Amtrak Station. Staff Recommendation Forward to the Planning Commission the proposed amendment, in conjunction with the proposed public/private partnership agreement, to a regular Council Meeting for a public hearing and consideration. Community and Parks February 15, 2005 '1-<. Zonine: changes to amend TDe zoning at TOD The Lodging Tax Advisory Board (LTAB) 7\ ;vns some land near 1-405 in the northern most section of the transit-oriented development area (TOD) 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 v'lith 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 TOD to the east side. The city \vould 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 S trander 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, \vho 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 \vork themselves. That brings city funding to $240,000, and if a \vater feature is cut, the rest of the plan could be implemented. Take plan to Council. 8. Fourth Quarter Renorts There were no problems with the fourth quarter reports. Information. ~ j"''----' Committee chair approval