Loading...
HomeMy WebLinkAboutCOW 2014-05-27 Item 5E - Discussion - Southcenter Plan: Open Space RequirementsCOUNCIL AGENDA SYNOPSIS Initials -- hi eel/nt Dale Prepared by 04/14/14 LM 04/28/14 LM 5/12/14 CO 5/27/14 NG Mqyor:r review A-07,1( "1/74c Comm*/ review L-711A 6/2/14 CO ITEM INFORMATION ITEM No. 5.E. STAFF SPONSOR: LYNN MIRANDA ORIGINAL AGENDA DME: 4/14/14 AGIINI).\ HEM TITI,r; Southcenter Plan Regulations and Guidelines C,vii.(3()RY VI D 1,UIS Si On 4/ (27/14 /4/14 & Motion Mt Dale "g HR 1 Resolution Ordinance Bid Award Date E IT I Public. Keating E Other Nits Date Plir Mtg D/11 ate 5/12 IVItg Dale 6/2/14 Alts Date 6/2/14 Finance Fin' — lig Date 4/14/14 & 4/28/14 P&R Police SP ONSOR — Council Mayor DCD SPONSOR'S The ordinances and resolutions to adopt and implement the City's Southcenter subarea SUMMARY plan for the Tukwila Urban Center were discussed at a City Council work session on 4/3/14, and a public hearing was conducted on 4/14/14, with written comments accepted until 4/28/14. The Council is being asked to review the matrix of comments and make a determination on each suggestion. Ordinances and resolutions will be amended based on the discussion. *PLEASE BRING YOUR SOUTHCENTER PLAN AND REGULATIONS BINDER* RINII;\XTI) BY __— COW Mtg. CA&P Cmte _ F&S Cmte r Transportation Cmte _ Utilities Cmte E Arts Comm. Parks Comm. Z Planning Comm. DATE: 10/25/12 COMMITTEE CHAIR: RECOMMENDATIONS: SPoNsoR/ADNIIN. C' )mmrITICOST Department of Community Development IMPACT/FUND SOURCE EXPINDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED $0 $0 $0 Fund Source: MTG. DATE RECORD OF COUNCIL ACTION 4/14/14 Continue the Public Hearing to 4/28/14 for written comments only 4/28/14 Forward to 5/12/14 C.O.W. 5/12/ Reviewed Proposed Edits to Documents, Forward open space issue to 5/27/14 C.O.W. MTG. DATE ATTACHMENTS 4/14/14 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 5/12/14 Informational Memorandum dated 5/6/14, with Attachments A-D 5/27/14 Informational Memorandum dated 5/21/14, with Attachments A ,- 58 TO: City of Tukwila Jim Haggerton, Mayo/ INFORMATIONAL U��U�o�������U� nn�n ��u��n�n��n n��n����~ n�n�~n�n��n�u��n�����n�n Mayor Haggerton Tukwila City Council FROM: Nora Gierloff, Deputy DCD Director BY: Lynn Miranda, Senior Planner DATE: May 21,2O14 SUBJECT: Open Space Requirements in the Southcenter Zoning Code ISSUE What requirements for commercial open space should be included in Chapter 18.28 Tukwila Urban Center (TUC) District? BACKGROUND Council held a public hearing on the Southcenter Plan, Chapter 18.28 Tukwila Urban Center (TUC) District and the SouthcenterDesign Manual on April 14, 2014 and received both written and verbal testimony. Staff compiled these comments into a matrix with recommendations and responses for Council review. At the 5/12/14 COW meeting the Council reviewed the matrix of comments and decided whether or not to act on each suggestion. The only outstanding issue is how to regulate the requirement to provide public open space. The Council asked staff to return with more information and options. DISCUSSION The current draft of Chapter 18.28 contains the following regulations: 18.28.260 D. General Open Space Regulations 1. Open space requirements for commercial and residential uses are as specified in Table 4 Provision of Open Space. J. Compliance with the open space square footage ratio listed in Table 4 is required for new construction, the area of expansion of existing buildings and changes in use from one category in Table 4 to another. 3. Open Space for new or expanded commercial and residential uses shall be built within the development by developers at the time development occurs. 4. Options for Provision of Open Space: a. The square footage of all streets built per Section 18.28.140 New Streets, may be counted toward meeting the Provision of Open Space requirements for Pedestrian Space. They may not be used to satisfy Common and/or Private Open Space Requirements for residential uses. b. The DCD Director shall give credit for existing on-site open space amenities that meet the requirements of this section toward the open space square footage triggered by the new construction or change of use. c. At the discretion of the DCD Director, required pedestrian space for commercial uses or residential common open space may be constructed off-premises and/or as part of a larger open space being provided by the City or other private developments within that district or within 1,000 feet of the project premises. INFORMATIONAL MEMO Page 2 d. If strict compliance with these regulations would create substantial practical difficulties for a site and none of the above approaches would provide relief the property owner may apply for a special permission modification and propose an alternate solution which meets the intent of the regulations. 1) Special Permission Modification shall be a Type 2 decision. An applicant shall submit evidence of the above (d) to the DCD Director, which could take the form of a brief report and site plan that addresses the difficulties of meeting the regulations, the proposed alternative solution, and how the proposed solution meets the intent of the applicable open space regulations. 2) Applicants may request that up to 75 percent of their required pedestrian open space be provided indoors. Table 4 Provision of Open Space Districts Use Type Retail Civic & Institutional Office Lodging Residential Regional Center TOD Neighborhood & Pond Commercial Corridor & Workplace pen Space minimums Pedestrian space: 50 sf/1,000 sfofbui|din8footp/int Pedestrian space: 50 sf/1,000 sf of building footprint Pedestrian space: 50 sf/1,000 sf of building footprint Pedestrian space: 50 sf/1,000 sf of building footprint Pedestrian space: 50 sf/1,000 sf of building footprint Pedestrian space: 25 sf/room Pedestrian space: 25 sf/room Pedestrian space: 50 sf/room 10% of residential unit floor area, may be any combination of common or private open space 10% of residential unit floor area, may be any combination of common or private open space 10% of residential unit floor area, may be any combination of common or private open space Transportation, Communication & Infrastructure Industrial, Manufacturing & Warehouse Options Retail Aside from shopping malls multi-story retail is very unusual so the limitation to the building footprint only provides relief in the Regional Retail District. Retail sizes in the TOD and Pond Districts could range from small shops and restaurants to big box stores. On the one hand the space required for small businesses could be too small to be useful and on the other the area required for a big box store could be much larger than the number of users would require. z�oConC�m��umc��p�nwv�h �m�F14COWm�ana�@cnan|nmmemo�2�14�mx ��O — INFORMATIONAL MEMO Page 3 Recommendations: 1) Reduce the retail requirement to 30 sf/1000 sf of building footprint 2) Create a minimum size of 100 sf of open space for any site that triggers the requirement. 3) In the TOD and Pond Districts cap the maximum required open space per site at 3,000 sf. Office Due to land costs and the desire for natural light and views any new office development is likely to be multi-story and have a floorplate in the range of 10,000 to 30,000 sf, resulting in an open space requirement of between 500 and 1,500 sf. For example the medical office building on Strander between Andover Park East and West has an 11,000 sf footprint, the 6300 Building where DOD is located has a 17,000 sf footprint and Homeland Security has a 33,000 sf footprint and a 10,000 sf plaza. Recommendation: Do not modify the open space requirement for office uses. Lodging Requiring a fixed per-room square footage of open space has the same issue as with the prior residential per-unit requirement in that it does not scale the open space to the size of the building. Because all of the hotels in the Southcenter area are multi-story regulating based on building footprint would significantly reduce the area of open space required. Recommendations: 1) Regulate lodging using the same formula as for office. 2) Delete the requirement in Commercial Corridor and Workplace as no new lodging would be allowed in those districts under the proposed regulations. FINANCIAL IMPACT No direct budget impact. RECOMMENDATION The Council is being asked to add these changes to those decided on May 12, 2014 and forward the revised documents to the June 2, 2014 Regular Meeting for adoption. ATTACHMENTS A. Comparison of Open Space Requirements ZADCD n Clerk's ISouthcenter Plan Materials15-27-14 COW Materials1SCPlanInfoMemo5-27-14.docx 61 62 Attachment A Comparison of City Open Space Requirements Tukwila Open Space Requirements Multi- Family -400 sf per unit Senior Housing —100 sf per unit Mixed Use Zones— 200 sf per unit TUC Proposed — 10% of residential unit floor area 50 sf /1,000 sf of office or retail footprint 25 sf per room for hotels Issaquah Urban Center Open Space Requirements A Residential unit shall have a total of forty -eight (48) square feet of private usable outdoor space, whether provided for individual units as Individual OR as Common Private Community Space. On -Site Amenity. Residential projects 22 units or more, shall, in addition to Individual or Common Private Community Space, provide at least one on -site amenity, such as a recreation room of 400 or more square feet furnished with recreational facilities, a swimming pool, or other recreational amenities such as playground equipment. Non - residential and mixed use development appropriate size to accommodate the Development users and to comply with Design Standards but shall be no less than a minimum width of 20 feet and a minimum depth of 20 feet for each building (400 sf). If an applicant owns a lot(s) shown on Figure 7B Significant Community Spaces as eligible for a Neighborhood Park, Significant Public Plaza or Shared Use Route, the applicant must provide such park, plaza or route as part of their Project development, except as might be established through Administrative Adjustment of Standards. • Neighborhood Park shall be at least 2 acres • Significant plaza shall be a minimum size equal to 3% of the gross floor area of the development, but not less than 4,000 square feet in area. SeaTac City Center and S. 154th Street Station Area Recreation and Open Space Requirements Residential - A minimum of sixty (60) square feet per unit of outdoor space. One hundred percent (100 %) of such space shall be allocated for outdoor multi - purpose open space accessible by all residents Commercial - A minimum of ten percent (10 %) of net site area shall be set aside as usable outdoor open space accessible to the public. • Front yard open space area equal to the square footage of a five (5) foot strip along the length of the street - facing front facade(s) shall be developed and arranged in a manner that is accessible to the public at all times, directly connected to a sidewalk or pedestrian pathway, and bordered on at least one (1) side by, or readily accessible from, approved structure(s) on -site. 63 Attachment A Renton Open Space Requirements Mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide fifty (50) square feet per unit of common open space and /or recreation areas. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian- oriented space at minimum 1% of the site area + 1% of the gross building area. Bellevue Downtown Amenity Requirements Each new residential, nonresidential, and mixed use building and each remodel which expands the floor area of an existing residential, nonresidential, or mixed use building by more than 50 percent within any three -year period shall provide one or more amenities from the following list: Pedestrian - oriented frontage; Landscape feature; Arcade; Marquee; Awning; Sculpture; Water feature; Active recreation area (Downtown -R only); Retail food (Downtown -R only); Child care services (Downtown -R only); Plaza (only applicable to: 1) nonresidential buildings on rights -of- way designated as "D /R" Streets in Design Guidelines; or 2) Downtown -OLB); Residential entry courtyard (only applicable to residential buildings on rights -of -way that are either not designated or are designated as "D /R" Streets in Design Guidelines). Except for active recreation and child care services, the above amenities shall be located on ground level and oriented to a public right -of -way. Amount of Amenity Required. The amount of bonus floor area in square feet generated by the amenity(s) provided to meet the Basic Floor Area Ratio (FAR) requirement must at a minimum be equal to 20 percent of the Project Limit area in square feet times the Basic FAR permitted for a nonresidential building in the land use district Mercer Island Town Center Requirements All major new construction shall be designed to attract people to the Town Center. All major new construction regardless of its height shall have at least three minor site features: Decorative Landmarks, Canopies or All- Weather Features, Community- oriented kiosks, or Courtyards. Any major new construction which exceeds the two -story base height shall include at least one of the following major site features: Pedestrian Connection, Public Plazas, Water Feature, Affordable Income Housing Units. Seattle Open Space Requirements Residential, Multifamily, Midrise MR Midrise apartment building - 25% of lot area is required for open space for apartments, or 30% if up to a third is provided in balconies or decks. Residential Multifamily Highrise HR Highrise apartment building - 50% of lot area, half of which may be provided in balconies or decks. 64 Attachment A Seattle Mixed SM Amenity area is required for all new development with more than 20 dwelling units. An area equivalent to 5% of the total gross floor area in residential use shall be provided as amenity area, except that, in no instance shall the amount of required amenity area exceed the area of the lot. For lots abutting a designated neighborhood green street, up to 50% of the amenity area requirement may be met by contributing to the development of the abutting green street. Open space in the amount of 20 sf for each 1,000 sf of gross office floor area is required. Downtown Zones Open space in the amount of 20 sf for each 1,000 sf of gross office floor area is required. All Commercial Zones Residential Amenities — 5% of residential floor area, must be open to the outdoors Shoreline Open Space Requirements Multifamily developments shall provide on -site common recreational open space areas as follows: 170 sf per three or more bedrooms unit; 130 sf per two bedrooms unit; and 100 sf per studio or one bedroom unit. Commercial Zones - Multifamily Open Space. Provide 800 sf per development or 50 sf of open space per dwelling unit, whichever is greater; 65