HomeMy WebLinkAboutCOW 2004-10-11 Item 4A - Discussion - Comprehensive Plan Amendments and Growth Management Act Revisions CO UNCIL AGENDASYNOPSIS
I ~ .................................. Initials ................................. 2TTEMNO.
Meeti~ Date Prepm~d b~y Mq/or's revie~v Council t~vie~v
10/11/04 R. Fox ¢.g~, ..~/,~ /~ ~ I
ITEM INFORMATION
CAS NUMBER: REF. 04-109 (3RD CAS) I ORIGINAL AGENDA DATE:
8-2-04
AGENDA ITEMTITLE Comprehensive Plan Amendments/GMA revisions
CATEGORY [] Discussion [] Motion [] Resoluao, [] Ordnance [] Bid Avaard [] Pt, bEc Hearing [] Other
M~g Dale 10/11 iVI~g Date Mt~ Date Mtg Date Mtg Date Mtg Dale 10/4 Mlg Date
SPDNSOR [] Counc~ [] Mayor [] Adm Svcs [] DCD [] Finance [] Fire [] Legal [] P&R [] Police [] PlY/
SPONSOR'S Conduct deliberation on GMA amendments and annual amendments
SUMMARY
REVIEV~ED BY [] COW Mtg. [] CA&P Cmte [] F&S Crate [] Transportation Crate
[] Utilities Cmte [] Arts Comm. [] Parks Comm. [] Planning Comm.
DATE:
RECOMMENDATIONS:
SPONSOR/ADMIN.
COMMi'~'r~E
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED AMOUNT BUDGETED ~A_PPROPRIATION REQUIRED
$ $
Fund Source:
Comments:
MTG. DATE RECORD OF COUNCIL ACTION
8/2/04 Council considered schedule and process for proposed amendments
8/23/04 Council was briefed on recommendations from the Planning Commission
10/4/04 Public Hearing
MTG. DATE ATTACHMENTS
10/11/04 Memo with summary of amendments
(Council to bring notebooks "Comprehensive Plan Update--City Council Review"
Department of Community Development Steve Lancaster, Director
MEMORANDUM
To: City Council /&opL~/-~
From: Steve Lancaster, Department of Communit ment
Subj: Comprehensive Plan Deliberations
Date: October 5, 2004
Deliberations:
Please bring your "Comprehensive Plan Update - City Council Review" notebook for use
during deliberations on Monday, October 11. Please make sum you have inserted the
"Supplemental Materials" we distributed on September 26 into your notebooks. This is
identified by the colored tabs "A" through "E". These materials form the core of
information you should try to review before Monday evening.
We will be focusing first on the information contained under tabs "D" and "E". Changes
from the existing comprehensive plan are highlighted. Tab "D" contains changes to the
Plan proposed in response to the Segale proposal for Tukwila Valley South. Tab "E"
contains information related to the proposed map change requested by the Sabey
Corporation.
If you complete deliberation on the first two matters, you may want to move on to Tab
"B." Tab "B" contains each'chapter of the plan containing proposed amendments relating
to the overall "GMA technical update".
You may also want to review the information contained under the tab titled "L04-025
GMA Update." The white pages identify changes proposed to the "Background Reports"
prepared in support of the Comp Plan. The green pages simply restate the Comp Plan
changes included in Tab "B".
Attachments:
Attached please find sheets that summarize the proposed Comprehensive Plan
amendments. We recently used this information in briefing the Chamber of Commerce
Government and Community Affairs Committee. as well as at twvo recent public open
houses. We hope you will find it useful.
6300 Southcenter Boulevarc~, Suite #I00 · Tukwila, Washington 98188 · Phone: 206-431-3670 ° Fax: 206-431-3665
SUMMARY SHEET
TUKWILA COMPREHENSIVE PLAN AMENDMENTS
10/6/04
Background:
The State of Washington requires all cities to review and if necessary update their
Comprehensive Plans during 2004 to ensure that the plans are consistent with recent
changes in the Growth Management Act (GMA). Staff reviewed the Comprehensive
Plan policies and found several items that required technical updates. The primary focus
was the Natural Environment policies and Sensitive Areas Ordinance. Most other
changes are modest in scope. In addition, members of the public have submitted two
applications for Comprehensive Plan amendments as partfifthe regular annual Plan
amendment process. The Comprehensive Plan may be changed only once each year, so
the technical revisions required by the GMA, and the two "annual" amendment requests
are being reviewed together.
In recent months, the Tukwila Planning Commission, City Council and staff have held
public meetings, hearings and open houses to provide the public with opportunities for
input in the process. Mailings, articles in the "Hazelnut" newsletters and information on
the City's website have kept Tukwila residents and businesses up to date on proposed
amendments.
The Tukwila Planning Commission completed its review and forwarded its
recommendations to the City Council. The City Council took testimony on the
recommendations at a public hearing on October 4, 2004. The City Council will
deliberate in the coming month, with adoption expected by year's end.
Growth Management Act (GMA)-related revisions:
The following summarizes the proposed changes to the Comprehensive Plan by topic.
These technical updates are required so that Tukwila's Plan remains consistent with the
State of Washington's Growth Management Act (GMA):
Natural Environment
· No significant Comprehensive Plan policy changes are recommended. References to
Best Available Science are added to comply with the Growth Management Act
· Changes are proposed for the Sensitive Areas Ordinance including:
· Revise the wetland mitigation section to increase the wetland mitigation ratio for
wetland enhancement per review of best available science
· Focus the wetland rating system on protecting existing functions and values
· Reorganize sensitive areas code to make it more "user friendly"
· Add fish and wildlife section to sensitive areas 6rdinance per Growth
Management Act
· Add Green/Duwamish River as Type 1 watercourse. Continue its regulation
through the Shoreline Overlay district
· Enlarge watercourse buffers for Type 2,3 and 4 watercourses per best available
science review
Request: The applicant (Sabey Corporation) proposes to change the
Comprehensive Plan/Zoning Code designations from Low Density Residential
(LDR) to Commercial/Light Industrial (C/LI) in order to add approximately 20
parking stalls for the adjacent Department of Homeland Security facility.
"Tukwila South" Comprehensive Plan Policy Changes requested by La Pianta
· Location: Approximately 400 acres generally from South 180th Street south to
Tukwda s annexation boundary at South 204 Street.
· Request: The applicant has requested text amendment/policy changes that would
enable this property to transition from the current agricultural and industrial area
to an urban multi-use district. Approximately half the'property is in
unincorporated King County and reqmres annexation to Tukwila.
NATURAL ENVIRONMENT
Under Washington's Growth Management Act (GMA), Tukwila is required to
identify and protect wetlands, wildlife habitats, aquifer recharge areas, steep
slopes and frequently flooded areas. These environmentally sensitive areas are
regulated primarily by Tukwila's Sensitive Areas Ordinance (1991).
Much of Tukwila's remaining vacant or under-utilized land contains development
constraints of some kind steep slopes, wetlands or watercourses or a
combination of these features. In addition, development has put additional
pressure on fish and wildlife habitat, This has presented challenges that have
been addressed by the City's development regulations, particularly the Sensitive
Areas Ordinance (TMC 18.45).
The GMA was amended in 1995 to require the use of updated scientific
information (''best available science"), as well as consideration of anadromous
fish in developing the regulations that govern environmentally sensitive areas.
As a result, the City is reviewing its policies and regulations with the assistance
of environmental and geotechnical consultants, to ensure that best available
science is incorporated into its sensitive area regulations.
RECOMMENDATt'ONS
· No significant Comprehensive Plan Policy changes a re recommended.
References to Best Available Science are added to comply with the Growth
Management Act.
· Changes are proposed for the Sensitive Areas Ordinance, including: · Revise the wetland mitigaUon section to increase the wetland mitigation
ratio for wetland enhancement per review of best available science;
· Focus the wetland rating system on protecting existing functions and
values;
· Reorganize the entire sensitive areas code to make it more"user friendly;"
· Add fish and wildlife habitat areas as an environmentally sensitive area by
adding a new section to the sensitive areas ordinance;
· Add the Green/Duwamish River as a Type I watercourse. Continue its
regulation through the Shoreline Overlay district;
· Revise the method used to rate the watercourses for greater consistency
with new State criteria;
· Retain the existing buffers identified in TMC 18.45.040 C. 1. and TMC
18.';5.040 C.2. for both wetlands and watercourses; and
· Reduce the threshold for identification of steep slopes from 20% to 15%
to comply with the Growth Management Act.
9-28 Open House
TRANSPORTATION
This element sets Tukwila's transportation goals and policies for the 20-year
planning peiiod. Tukwila's transportation system includes freeways, arterial
streets, access streets, transit service, sidewalks, trails and neighborhood
footpaths.
Growth scenarios are used in this element to project future traffic volumes and
determine how well our street network will be able to handle them. This
information is used to assign level-of-service ILOS) sta,ndards that the City tries
to maintain as growth occurs. A "level-of-service" standard is a scale from A
(best) to F (worst) which is used to rate how well a ~public facility or service is
meeting demand. The four classes of streets -principal arterials, minor arterials,
collector arterials and access streets each have width, speed limit and LOS
standards appropriate to their function.
Recommendations
· No major changes are proposed at this time. The Transportation Element will
be reviewed completely once city-wide traffic projections are completed, in
late 2004 or early 2005.
· Tukwila will assign LOS E standards to portions of"regionally significant
highways" in Tukwila, including SR 900 (South City limit to Boeing Access
Road) and SR 599 (I-5 to North City limit). This is required by the Growth
Management Act. LOS standards are set by the Puget Sound Regional
Council, the regional transportation planning agency.
· The planning period will be extended to 2020.
UTILITIES
Sewer, water, surface water, solid waste, electricity, natural gas and
telecommunications are addressed in this element. Sewer and water services
are provided by Tukwila, neighboring cities and special districts. Surface and
storm water drainage is managed locally, but planning and management among
jurisdictions is very important since water follows natural slopes, rather than
man-made boundaries. The remaining utilities are provided to residents and
businesses through franchise agreements or contracts between the City and
vendors.
Utility facilities and services are firmly tied to land d~velopment, determining if,
when and how it can occur. Rather than providing all its own utilities, Tukwila
relies on other public and private agencies to provide many of these services.
The importance of this reliance and the land use impacts of utilities actions must
be stressed.
Tukwila must address several key issues as it meets its utility requirements.
First, planned utility service extensions must be conform to adopted plans and
level-of-service standards. Second, City-managed utilities must coordinate with
non-City purveyors which serve portions of Tukwila. Finally, sewer systems put
in place to meet clean water goals may also result in environmental impacts.
Recommendations:
· Tukwila will address surface water requirements from the Growth
IVlanagement Act by adopting a new Surface Water Design Manual and
Surface Water Comprehensive' Plan.
· No major policy changes are required at this point
· Minor policy changes are recommended for consistency with the Flood Plain
Ordinance (2004). These include:
· Require on-site detention and treatment plants for development and
redevelopment unless a regional facility is provided
· Ensure that development actions in Tukwila do not cause significant
upstream or downstream impacts
· Ensure the City of Tukwila's continued participation in the National Flood
Insurance Program
· Apply the new Surface Water Design Manual as a minimum standard for
development projects that could cause or worsen flooding, erosion and
habitat problems upstream or downstream
CAPITAL FACILITIES
This element presents the goals and policies for Tukwila's Capital Facilities and
covers the period from 2004 through 2009. Planning under the growth
Management Act differs from traditional capital improvement plans because it
must identify specific facilities, include a realistic financing plan and adjust the
plan if funding is inadequate. A key requirement is "concurrency." This means
that public facilities such as roads, water and sewer must be ready when the
impacts of development occur.
The Ca pital Facilities Plan is divided into two categor,~es, one concerning general
government funds and the other enterprise funds. The largest sources of
general government funds are local taxes, grants, developer contracts and
bonds. Projects planned with these funds include residential and arterial street
improvements, parks, trails, fisheries. The community center and fire station
were built with these funds. Enterprise funds are mainly generated through user
fees, bonds and grants. In Tukwila, enterprise funds are used to maintain water,
sewer and surface water services and the Foster Golf Links.
Recommendations:
· No policy changes are proposed at this time.
· In response to comments from the State of Washington, we have prepared a
listing of all capital facilities projects through 2009 with funding sources, as
well as a full inventory of all City~owned facilities.
TUKWILA URBAN CENTER
Tukwila's Urban Center is one of 13 throughout King County. Developing the
Tukwila Urban Center ITUC) will ensure downtown Tukwila's long-term economic
viability and competitiveness in the region by creating an environment that is
known locally and throughout the region as a good place in which to work, shop,
live, do business and play. Proposed revisions to these policies are intended to
reinforce the area's existing strengths and open up new opportunities.
Tukwila is implementing the Comprehensive Plan by preparing a subarea plan for
the TUC, including the area designated for transit-oriented development
surrounding the Longacres commuter rail/Amtrak station. The TUC Plan has
had a significant public planning process. It is expected to be ready for adoption
in early 1995.
Key issues affecting the Urban Center incl Jde;
· growing regional competition in retail, office, and entertainment uses;
· proposed redevelopment of Westfield Shoppingtown at Southcenter;
· expansion of the 1-405 Corridor;
· future light rail and bus rapid transit service;
· design of a permanent Sounder commuter rail/Amtrak station at'Longacres;
Transportation issues are also a significant concern including:
· getting into and out of the Center easily;
· improving circulation within the Center;
· providing optional means for getting around (walking, bicycle, bus)as well as
by auto.
Proposed TUC Comprehensive Plan element/policy changes are intended to
express the general direction of the TUC Plan. Making TUC Comprehensive Plan
element/policy changes now sets the framework for the TUC Plan and allow for
the adoption of the TUC plan at a later date.
Recommendations:
· Supplement a market-driven approach to development with a combination of
guidelines, regulations, incentives and public sector-private sector actions
· Expand opportunities for housing (both stand-alone and mixed-use) in
appropriate areas.
· Enhance the attractiveness and competitive edge of the TUC by guiding
redevelopment to create areas where the built environment and types of
activities and uses benefit, complement and support each other.
· Allow greater flexibility in meeting parking needs
HOUSI'NG.
The first of the Comprehensive Plan's overarching goals is "to improve and sustain
residential neighborhood quality and livability." The Housing Element Background
Report Supplement 2004 examines Tukwila's progress in meeting its housing goals.
Key Issues:
· Housing Target
Tukwila is expected to provide the "regulatory capacity" for 3,200 new households
through 2022. Most new homes are expected in single-family neighborhoods.
However, proposed policy and zoning changes in )he Tukwila Urban Center Plan are
likely to allow increased housing in the urban center.
Housing Affordability--
· Tukwila has the highest percentage of "affordable housing" of any city in King
County. Nonetheless, households that make 30% or less than the County
median income continue to struggle.
· Tukwila supports affordable housing by assisting Iow income housing providers,
allowing 6,500 square foot lots, higher densities for senior housing and
permitting accessory dwelling units (''granny flats.'~
· Housing Variety--
Tukwila tries to balance the housing options that are developed here. All types of
households from seniors, to singles to large families, should be able to find a home
that meets their needs. This includes the possibility of finding a variety of home
ownership options, rental options and assisted living, if needed.
· High Turnover in Households--
Tukwila wants to reduce household mobility 'and to be a place where residents settle
and stay for many years. Its definition of success is to be a place where residents
share a sense of community and identify with their neighborhood and their City.
Encouraging the retention of households continues to be a challenge that is
addressed through both social events~ such as clubs, fairs, and classes which create
friendships, involvement and opportunity; and physical cues, which create a sense of
pride, attraction and identity.
Recommendations-'
No goal or policy changes are proposed or anticipated at this time.
· A detailed "Housing Survey" to be completed later in 2004 may suggest changes in
programs or regulations to support the existing housing goals and policies.
· Development code changes may be needed to address a new state law that requires
treating manufactured and conventional construction homes the same.
MAINTENANCE OF THE PLAN
Tukwila's land use and public facilities plans must be developed in an integrated
planning effort. Howe,/er, these plans cannot anticipate all of the changes in
development, local needs and community values that will occur over the 20 to 30
year planning period. Growth in adjacent jurisdictions and throughout the region
will also have cumulative effects that cannot now be fully predicted. In
response, local land use and public facilities plans will evolve.
Tukwila's public facilities plans (such as the Surface ~Water Plan, the Sewer Plan,
Parks and Open Space Plan) are updated periodically as required by state
statute. The Growth Nanagement Act requires that the Comprehensive Plan
provide for an "ongoing process of evaluation" to ensure that its policies are
consistent with each other and also consistent with the plans of other
neighboring jurisdictions. In general, the Comprehensive Plan cannot be
amended more frequently than once per year.
To ensure the Comprehensive Plan stays current with state requirements and
with capital facilities plans, this section of the Comprehensive Plan provides for
the review, monitoring and updating of Tukwila's land use plan.
Recommendations:
· Add wording to enumerate instances when the Comprehensive Plan can
be amended more frequently than once per year
· Set criteria in the Development Code to define when the Comprehensive
Plan can be amended due to an "emergency" situation
ECONOMIC DEVELOPMENT
The goal of thi;~ element is enhancing the community' 's economIc'
well-being. Tukwila's approach to economic development emphasizes sustained
moderate growth, high salary industries, quality natural and build environment
and growth targeted to certain areas and industries. Actions that are taken will
focus on retaining and expanding existing businesses, and the maintenance of
transportation and utilities systems so that they are not overloaded.
The main ways that the City. can affect the local economy include determining
the land that is available for development through land use and utilities planning
and by influencing private sector-investment and location decisions. The City
can also issue industrial revenue Oonds to target spending and use infrastructure
investment to develop designated areas.
Recommendation
· No polio/changes are proposed at this time
· Continue to provide the regulatory/development capaci~/to meet
employment targets set by King County's Countywide Planning Policies.
SABEY CORPORATION COMPREHENSIVE PLAN AMENDMENT
REQUEST
The subject property is designated Low Density Residential (LDR). It is located
at the western terminus of South 126m Street just east of the Tukwila
International Boulevard and abutting the western edge of 34th Avenue South.
The property is part of the Department of Homeland Security property currently
under construction at Intergate East.
BACKGROUND:
The affected property is part of the approved development plan of the
Department of Homeland Security (DHS) regional immigration services facility. At
the time of the Homeland Security services facility's Conditional Use permit and
the Design Review, the subject lot was not proposed to be used for access
purposes. The underlying LDR zoning does not allow parking.
As part of the DHS facility development, a boundary line adjustment was
recorded in March, 2003. The boundary line adjustment combined both the
subject property and the lot immediately west (zoned Commercial/Light
Industrial (C/1_I)) with a larger lot to the north. The larger lot is "split zoned" ---
the majority of the larger lot is zoned Manufacturing Industrial Center--MIC/L
and a small part in the SW corner is Commercial/Light Industrial-- C/LI).
Applicant has not requested any changes to the Comprehensive Plan designation
for this small C/L! portion.
APPLICANT'S REQUEST:
The applicant (David Evans and Associates for the Sabey Corporation) proposes
the following revision to the Comprehensive Plan and Zoning Code at the
western terminus of South 126m Street just east of the Tukwila International
Boulevard and abutting the western edge of 3~,m Avenue South:
· Change the Comprehensive Plan and Zoning Code designations from Low
Density Residential (LDR) to Commercial/Light Industrial (C/U) in order to
use the lot for about 20 additional parking stalls.
TUKVVILA VALLEY SOUTH (TVS)/LA PIANTA COMPREHENSIVE
PLAN AMENDMENT REQUEST
Tukwila South is the area generally from South 180th Street south to the City's
annexation boundary at South 204m Street. A portion of this area is still part of the
unincorporated King County, which is in the City of Tukwila's potential annexation area
BACKGROUND:
The applicant, La Pianta, LLC owns approximately 400 acres within the Tukwila South
area, about half of which is in the City of Tukwila and the remainder is in the
unincorporated King County. The areas within the unincorporated King County are
within Tukwila's Potential Annexation Area. The applicant envisions this area to be
transitioned from the current agricultural and industrial area to an urban multi-use
district..The applicant intends to submit a notice of intent to annex to the City in the
near future. At this time the applicant is requesting text amendment to the Tukwila
South element of the City's Comprehensive Plan.
PRO.1ECT DESCRIPTION:_I-he applicant had originally proposed to amend the
Comprehensive Plan designations in the Tukwila South area, from LDR and MUO
designations to TVS, along with the text amendments to the Tukwila South element of
the Comprehensive Plan. Since the original application, the applicant has withdrawn the
map changes, which they plan on incorporating as part of the master plan application
for the area.
APPliCANT'S REQUEST:
The applicant proposes the following revisions to the Comprehensive Plan
· Update the "Vision" section to reflect the proposed vision for redevelopment in this
area.
· Update the issues section. Delete reference to improvements to South 200th Street
which have been completed, as well as references to the levee system and the
valley wall.
· Amend policies to recognize and encourage a range of uses in the Tukwila South
area versus only industrial use, and allow feasible redevelopment on the hillside with
alternative engineering methods.
· Emphasize higher density, mixed and multi-use environments.
· Achieve a transition of this area to a more urban multi-use district.