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HomeMy WebLinkAboutCOW 2014-04-14 Item 4A - Southcenter Plan - Council Agenda Synopsis and Informational MemorandumCOUNCIL AGENDA SYNOPSIS Initials Meeting Date Prepared by X fezyar's review 04/14/14 LM Ur- Council review ITEM INFORMATION ITEM NO. ST \ id SPON ;OR: LYNN MIRANDA ORIGIN :1I. AG! :NDA DAT'1?: 4/14/14 AGENDA ITEM TITLL Southcenter Plan Regulations and Guidelines 04 /14/14 ❑ Motion Mfg Date ❑ Bid Award Mtg Date ❑ Other Mtg Date CATIXIC)RY Fri Discussion • Resolution ' • Ordinance Al Public Hearing Mtg Date A1tg Date Mtg Date A1/g Date 04/14/14 SPONSOR ❑ Council ❑ Mayor ❑ HR 1!', DCD ❑ Finance ❑ Fire • IT • P&R ❑ Palace ❑ P117 SPONSOR'S The Council is being asked to hold a public hearing to gather public comment on the SUMMARY proposed ordinances and resolutions that will adopt and implement the City's Southcenter subarea plan for the Tukwila Urban Center. The ordinances and resolutions were discussed at a City Council work session on April 3, 2014. *PLEASE BRING YOUR SOUTHCENTER PLAN AND REGULATIONS BINDER* REVIEWED BY • COW mtg. ❑ CA &P Cmte Cmte ❑ Arts Comm. 11..~ &S Cmte Comm. CHAIR: ❑ Transportation Cmte ❑ Utilities DATE: 10/25/12 • Parks i`` Planning Comm. COMM '1`I'EE RECOMMENDATIONS: SPONSOR /ADMIN. COMMITTEE Department of Community Development COST IMPACT / FUND SOURCE EXPENDITURE RE?QUERI :I) AMOUNT BUDGETED APPROPRIATION REQUIRED $0 $0 $o Fund Source. Comments: MTG. DATE RECORD OF COUNCIL ACTION MTG. DATE ATTACHMENTS 2/14/14 Informational Memorandum dated 4/9/14 Southcenter Subarea Planning Process Southcenter Plan Background Material Ordinance implementing Zoning Code regulations for the Tukwila Urban Center Ordinance reenacting TMC 18.28 Resolution adopting the Southcenter Design Manual Resolution adopting the Southcenter Subarea Plan TO: City of Tukwila Jim Haggerton, Mayor INFORMATIONAL MEMORANDUM Mayor Haggerton Tukwila City Council FROM Nora Gierloff, Deputy DCD Director BY: Lynn Miranda, Senior Planner DATE: April 9, 2014 SUBJECT: Public Hearing on Southcenter Plan and Regulations ISSUE Should the Planning Commission recommended Southcenter Plan, Chapter 18.28 Tukwila Urban Center (TUC) District and the Southcenter Design Manual with Staff recommended edits be adopted? BACKGROUND The Southcenter Plan documents the existing conditions in the area and sets the vision for change over the next 20 years. The Zoning regulations, when adopted, will replace the existing TMC Chapter 18.28 and be used to evaluate development proposals and improvement plans proposed on properties within the Southcenter area (TUC District). The Southcenter Design Manual will provide additional design detail for projects subject to design review. This project has been underway since 2002 when Tukwila received a federal grant for Transit Oriented Development planning in the Southcenter area. See Attachment A for a timeline of the process. The vision and the documents have evolved considerably over that time, see Attachment B for a set of links to the older documents and review process. In 2009, the draft Tukwila Urban Center Subarea Plan for Southcenter was released for public review. The Planning Commission held three work sessions and three public hearings before sending the Plan back to staff for revisions. On March 14, 2011 the Council Committee of the Whole recommended that staff reduce the scope of the Southcenter project and directed staff to revise the draft Plan to meet the minimum requirements for accommodating growth and fulfilling regional policy goals. The Council wanted a streamlined review process since the changes from the existing code would be reduced. Consequently, no formal stakeholder group process was desired. Instead, public involvement would consist of informal meetings between staff and key individual stakeholders, as needed, and by open houses and future Planning Commission and City Council public hearings on the draft Plan. While revising the Zoning regulations, Staff met informally with key stakeholders including representatives from Westfield, Target, Sears and the Tukwila Fire and Public Works Departments to resolve concerns. Staff also used individual comments that were received on the 2009 version of the draft Southcenter Plan to make revisions. As directed by the City Council, revisions to Chapter 18.28 made it less prescriptive, incentivized the forms of redevelopment envisioned by the community, and assumed that redevelopment would be primarily market driven. One significant change from the 2009 version is that the majority of Architectural standards and guidelines are now located in separate document titled Southcenter Design Manual. 3 4 INFORMATIONAL MEMO Page 2 In 2012 these revised documents were reviewed by the public and the Planning Commission at an open house, public hearing and series of work sessions. The Commission approved their recommended drafts of the three documents in October 2012. DISCUSSION Where We Are Now During 2013 staff prepared a Supplemental Environmental Impact Statement (SEIS) to analyze the impacts of buildout of the Southcenter area as envisioned under the Plan. We took advantage of a relatively new SEPA process set forth in RCW 43.21 C.420 that allows the City to comprehensively consider area -wide, cumulative environmental impacts of the Southcenter Plan project and appropriate mitigation over an extended time horizon, rather than evaluating impacts and mitigation on a project -by- project basis. Future project- specific development proposals that are consistent with the subarea plan, development regulations and SEIS will not require individual SEPA review and cannot be challenged administratively or judicially pursuant to SEPA. As such, the nonproject SEIS provides certainty and predictability for urban development proposals, by streamlining the environmental review process within the subarea and encouraging the goals of SEPA and the State's Growth Management Act. While the SEIS was underway staff took the opportunity to review the proposed Zoning and Design regulations for opportunities to streamline and make them more user friendly. We had a peer review done by Makers Architecture and Urban Design consultants and tested the regulations against the Washington Place and Odin Brewery proposals. This resulted in a considerable amount of reorganization, deletion of redundant provisions and addition of new photos and diagrams. The strikeout/underline versions with comments about the changes are available at http:l lwww. tukwil awa .gov /dcd /urbancenterglan.html Overview of Staff Proposed Changes Southcenter Plan Only minor edits were made to reflect current station names and existing conditions. The resolution version includes these strikeout /underlines. TMC 18.28 TUC Zoning Regulations 1. The District and Corridor Maps, charts and tables were moved from the front of the document to be next to the sections that contain their standards. The Corridor Charts were reformatted. 2. Some standards were moved into the Zoning Code from the Design Manual and some guidelines were moved into the Design Manual from the Zoning Code. 3. A new section 18.28.020 C Interpretation of the Development Code was added for clarity. 4. The design review section at 18.28.030 D was moved and clarified and a new table added to identify what projects trigger which standards. 5. A new parcel was added to the TOD District. It has been purchased for development by Olympus Spa and the project would not have been permitted in the Workplace District. 6. An additional tier of height incentives (affordable housing and LEED) was added to the TOD District in the standards chart and 18.28.070 D to accommodate potential interest in taller development. 7. The side and rear setbacks and landscape requirements in the District standards chart were streamlined so that they do not vary depending on whether the fagade contains windows or not. 8. The orientation of a future neighborhood corridor was changed from E -W to N -S based on the site design of the Washington Place project and the location of an existing through -block easement. Z:IDCD n Clerk'slSouthcenter Plan Materials1SCPlanlnfoMemo4- 14- 14.doc Strati dm f, INFORMATIONAL MEMO Page 3 9. The building modulation standards were streamlined to only apply to street facing facades and new diagrams were added for clarity. Much of this section was moved to the Design Manual. The section that remains in the Zoning Code now covers articulation, modulation and transparency. 10. The Shopfront standards were deleted as redundant to the other facade design standards and guidelines. 11. Changes to 18.28.240 General Landscaping reflect Tree Committee recommendations that will be applied to other areas of the City when the Landscape Chapter of the Zoning Code is updated in 2015. 12. Based on review of the Washington Place project the Open Space Regulations at 18.28.250 have been reduced and made more flexible. The original proposal of 100 to 150 square feet per residential unit was unfeasible in a high -rise building type. Pedestrian space requirements for commercial uses have been modified to only apply to the building footprint to incentivize multi -story development. 13. Some additional standards for pedestrian walkways through parking areas were added to 18.28.260 D 5 and 18.28.280 to improve safety and the quality of the pedestrian environment. Southcenter Design Manual 1. The Design Manual was extensively reorganized into two major sections, Site Design Elements and Building Design. Some standards were moved into the Zoning Code from the Design Manual and some guidelines were moved into the Design Manual from the Zoning Code. Many of the criteria were rewritten for clarity and to read more consistently. 2. Walls and Fences — overly specific language was deleted and new examples added. 3. Open Space — a new section that contains guidelines moved from the Zoning Code to the Design Manual. 4. Architectural Concept — removed language that overemphasized continuity, we want to encourage a lively and organic appearance. 5. Entrances and Doors and Building Facade Base and Top — streamlined by removing some overly specific language and diagrams that remained from the earlier "form based code" approach. 6. Building Massing - replaces the original Building Modulation section and is consistent with the proposed approach to Architectural Design standards in the Zoning Code. 7. Building Details and Elements — new section contains a specific menu of choices to create interest, variety and human scale on building facades. FINANCIAL IMPACT No direct budget impact. RECOMMENDATION The Council is being asked to hold a public hearing, review the draft ordinances and resolutions implementing the Southcenter Plan changes, decide if additional work sessions are needed and if not consider this item at the April 21, 2014 Regular Meeting. ATTACHMENTS A. Southcenter Subarea Planning Process B. Southcenter Plan Background Material C. Ordinance implementing Zoning Code regulations for the Tukwila Urban Center D. Ordinance reenacting TMC 18.28 E. Resolution adopting the Southcenter Design Manual F. Resolution adopting the Southcenter Subarea Plan Z;1DCO n Clerk's\Southoenter Plan MaterialslSCPlanInfoMemo4- 14- 14.doc 5 Southcenter Subarea Planning Process 2002 -2004 Development of the Vision for the Urban Center Council Briefing 6 Public Workshops — See 9/ 18/ 08 Memo for Summaries 2 Joint PC/ CC Worksessions Multiple Team Meetings with City Staff & Consultants 2004 Endorsement of the Vision by CC and PC Joint PC/ CC Meeting— Directed Team to prepare regulations that implement the Vision Adoption of Updated Comprehensive Plan Policies 2005 -2008 Development of the Plan to Implement the Vision Staff review of Draft Plan prepared by Freedman, Tung & Bottomley (FTB) Urban Land Institute Technical Advisory Panel Worksession on the Implementation Aspects of the Draft Plan Meetings with Local and Regional Developers to Review Plan Direction "Testing" draft regulations on Proposed Developments (Mall expansion, Baker Blvd Retail, Fidelity & Bank of America, other office & retail projects) Grant Funding for Pedestrian Bridge Study Sounder Station Review Coordination on Tukwila Pond Park Master Plan Grant and Developer Funding for Transit Center Design and Construction 2008 Affirmation of the Vision and Introduction to the Plan Public Open House with FTB 10/23/08 Joint PC/ CC Worksession with FTB 10/23/08 2008 -2009 Public Outreach for the Plan Presentation to the SWKC Chamber of Commerce 10/ 7/ 08 Presentation to the Parks Commission 11 / 19/ 08 Mailings & Emailings to 1400 Property Owners, Tenants, & Interested Parties Public Open House 3/4/09, HaelnutArticle Meetings with Multiple Property Owners 2009 Review of the Plan Specifics by PC Presentation by FTB 3/ 12/ 09 Public Hearings 3/26/09, 4/23/09, 5/28/09 3 Worksessions Meetings with Fire Department 3/25, 5/8, 5/20 Plan remanded to staff for revisions to address the public comments Staff to Review Public Comments and Revise Draft Plan Meeting and PC work session with EcoNW to discuss additional economic analysis 7/8/09 Meetings with Fire Department and PW, Individual meetings with Property Owners Z: \DCD n Clerk's \Southcenter Plan Materials\A SC Planning Process Timeline.docx 7 EcoNW led Focus groups 9/29/09 Local and Regional Developers Local Property Owners and Managers Wes#ield Mall Representatives Presented EcoNW TUC Implementation Analysis to PC 12/10/09 2010 Internal Departmental Review Process on Street Cross- sections Meetings with DCD, Public Works & Fire 3/5/10, 4/20/ 10, 5/4/10, 5/ 18/ 10 Presented EcoNW TUC Implementation Analysis to CAP 3/22/10 Proposed Stakeholder Review Process to CAP 9/13/10; to COW 9/27/ 10; to CAP 2/28/ 11; to COW 3/14/11 2011 Council consensus was to reduce the scope of the Plan and follow standard outreach procedures without a formal stakeholder process Staff Revisions to the Plan to address Public Comments, Council Direction Meetings with DCD, Public Works, Fire and Wes#ield Mall Representatives Work Sessions with the PC Briefing on Emergency Management, Background of the Plan and Process 10/27/11 Briefing on Walk & Roll Plan, Comprehensive Plan Policy Review 11 / 10/ 11 Briefing on PW Projects in Urban Center, Review of Revisions to Book 1 12/ 15 / 11 2012 Wes#1eld Mall Presentation 2/23/ 12 Briefing on Revised Book 2 5/24/ 12 Briefing on S outhcenter Architectural Design Manual 6/28/ 12 Revisions to Book 3 Review and Approval of the Revised Plan by PC Public Open House Public Hearing 7/ 19/ 12 Work Sessions to Address Comments and Revise Language Forward PC Recommended Draft Plan to CC 10/25/12 2013 Prepare Supplemental Environmental Impact Statement (SEIS) Mailings to all TUC Addresses, Property Owners and Interested Parties &Agencies Community Meeting/ Open House on Draft Plan 2/ 27/ 13 Public Scoping Meeting on Draft SEIS 3/20/ 13 Publish Draft SEIS 10/21 / 13 Publish Final SEIS 4/ 14 Revise Documents to Streamline, increase Ease of Use Peer Review by Makers Architecture & Urban Design Tested draft regulations on Proposed Washington Place Project & Odin Microbrewery 2014 Routed drafts to Internal and External Reviewers Review of the PC Recommended Plan by CC Worksession 4/3/ 14 PublicHearing4 /14/14 8 Southcenter Plan Background Material TUC Zone 18.28 - Planning Commission Recommendation w /Staff Edits in strikeout /underline http: / /www.tukwilawa.gov /dcd /urbanplan /TMC18.28 PCDraft Updated SOUL.pdf Southcenter Design Manual - Planning Commission Recommendation w /Staff Edits in strikeout /underline http: / /www.tukwilawa.gov /dcd /urbanplan /SCDesignManual PCDraft Updated SOUL.pdf Draft Supplemental EIS on the Southcenter Plan — October 2013 http://www.tukwilawa.gov/dcd/urbanplan/FINAL Draft %20SEIS Southcenter %20PIan.pdf Southcenter Element of the Comprehensive Plan — October 2013 http: / /www.tukwilawa.gov /dcd /urbanplan /recommended draft /Ch10 -TUC PCDraft.pdf Southcenter Subarea Plan - Planning Commission Recommended Draft October 2012 http: / /www.tukwilawa.gov /dcd /urbanplan /recommended draft /Subarea %20PIan PCDraft.pdf TUC Zone 18.28 - Planning Commission Recommended Draft October 2012 http: / /www.tukwilawa.gov /dcd /urbanplan /recommended draft /TMC18.28 PCDraft.pdf Southcenter Design Manual - Planning Commission Recommended Draft October 2012 http: / /www.tukwilawa.gov /dcd /urbanplan /recommended draft /SCDesignManual PCDraft.pdf 10/25/12 PC Meeting on the Southcenter Documents http: / /records.tukwilawa .gov /WebLink8 / DocView.aspx?id= 56499 &dbid =1 10/25/12 Public Comment Matrix with Staff Responses http: / /www.tukwilawa.gov /dcd /urbancenterplan.html 8/23/12 PC Hearing on the Southcenter Documents http: / /records.tukwilawa.gov /WebLink8 / DocView.aspx?id= 54479 &dbid =1 6/28/12 PC Review of TMC 18.28 and Southcenter Design Manual http: / /records.tukwilawa.gov /WebLink8 /DocView.aspx ?id = 53879 &dbid =1 5/24/12 PC Review of TMC 18.28 http: / /records.tukwilawa .gov /WebLink8 /DocView.aspx ?id = 50178 &dbid =1 12/15/11 PC Review of Southcenter Subarea Plan http: / /records.tukwilawa .gov /WebLink8 /DocView.aspx ?id = 33111 &dbid =1 9/26/11 Status Briefing to CAP http: / /records.tukwilawa.gov /WebLink8 /1 /doc /31160 /Pagel.aspx http: / /records.tukwilawa.gov/ WebLink8 /1 /doc /31421 /Pagel.aspx 10/27/11 PC Briefing on Southcenter Plan Background http: / /records.tukwilawa .gov /WebLink8 /DocView.aspx ?id = 32418 &dbid =1 3/14/11 Stakeholder Outreach Alternatives to Council http: / /records.tukwilawa .gov /WebLink8 /DocView.aspx ?id = 17068 &dbid =1 http: /Jrecords.tukwilawa. gov / WebLink8 /1 /doc /17487 /Pagel.aspx Z: \DCD n Clerk's \Southcenter Plan Materials \B Southcenter Plan Background Material.docx 9 http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 16878 /Pagel.aspx ?searchid= e09cb08d -ac1c- 4339 -821d- a6af754f883f 9/27/10 Contract for Stakeholder Outreach Consultant to Council http: / /records.tukwilawa .gov /WebLink8 /DocView.aspx ?id = 15635 &dbid =1 http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 16091 /Pagel.aspx? searchid= 40dd0347 -Oc10 -4eb7 -9218- 844f85424348 http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 15579 /Pagel.aspx ?searchid= e09cb08d -ac1c- 4339 -821d- a6af754f883f 3/22/10 Status Briefing to CAP w/ ECONorthwest Implementation Analysis http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 14672 /Pagel.aspx ?searchid= e09cb08d -ac1c- 4339 -821d- a6af754f883f http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 14712 /Pagel.aspx ?searchid= e09cb08d -ac1c- 4339 -821d- a6af754f883f Public Review Draft Southcenter Plan and Regulations — February 2009 http: / /www.tukwilawa. gov /dcd /urbanplan /TukwilaReport Partl.pdf http: / /www.tukwilawa. gov /dcd /urbanplan /TukwilaReport Part2.pdf http: / /www.tukwilawa. gov /dcd /urbanplan /TukwilaReport Part3.pdf 9/22/08 Status Briefing to CAP http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 8889 /Pagel.aspx ?searchid= e09cb08d -ac1c- 4339 -821d- a6af754f883f http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 8898 /Pagel.aspx ?searchid= e09cb08d -ac1c- 4339 -821d- a6af754f883f 2/25/08 Consultant Contract for Southcenter Plan to Council http: / /records.tukwilawa .gov /WebLink8 /DocView.aspx ?id = 11352 &dbid =1 http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 8705 /Pagel.aspx ?searchid= 40dd0347 -0c10- 4eb7 -9218- 844f85424348 5/11/04 PC & CC Joint Work Session http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 7047 /Pagel.aspx ?searchid= 40dd0347 -0c10- 4eb7 -9218- 844f85424348 2/23/04 Consultant Contract with ECO NW for economic analysis for Plan http: / /records.tukwilawa .gov /WebLink8 /DocView.aspx ?id = 14046 &dbid =1 http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 7023 /Pagel.aspx ?searchid= 40dd0347 -0c10- 4eb7 -9218- 844f85424348 11/20/03 PC & CC Joint Work Session http:// records .tukwilawa.gov /WebLink8 /1 /doc/ 6996 /Pagel.aspx ?searchid= 40dd0347 -0c10- 4eb7 -9218- 844f85424348 Additional background material is available on the Southcenter Plan web page: http: / /www.tukwilawa .gov /dcd /urbancenterplan.html Z: \DCD n Clerk's \Southcenter Plan Materials \B Southcenter Plan Background Material.docx 10