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HomeMy WebLinkAboutPermit 87-04-CA - CITY OF TUKWILA - C-P CODE AMENDMENT87-4-CA 87-04-ca CP ZONE DESIGN REVIEW ZONING CODE AMENDMENT COMPREHENSIVE LAND USE PLAN COMPREHENSIVE PLAN City Of Tukwila 6200 Southcenter Boulevard Tukwila Washington 98188 (206) 433 -1800 Gary L. Vanousen, Mayor TO: CITY COUNCIL MEMBERS FROM: Planning Department DATE: October 29, 1987 SUBJECT: C -P ZONE DESIGN REVIEW MEMORANDUM Attached please find the Planning Commission minutes and staff report for 87 -4 -CA, C -P Zone Design Review to amend the Board of Architectural Review scope to include review of commercial development over 10,000 gross square feet building area in the C -P District - Planned Business Center. In their October 22, 1987 meeting, the Tukwila Planning Commission recommended approval of the proposed revision. Additionally, they recommended that development in C -2 and C -M zones in the downtown area be included in design review. The Planning Commission will hold a separate public hearing on this issue at their December 17, 1987 meeting. The Planning Commission's decision on the C -P district was based on the following: 1. Vacant C -P zoned property (i.e., Tukwila Pond) occupies a pivotal location for Tukwila's future development. 2. High - quality, well- designed development is desired for Tukwila's downtown. 3. Future development in the C -P zones is likely to prompt design concerns similar to those currently addressed by the BAR in other zones. 4. BAR review of development in C -P zones will facilitate a well- designed development. 5. Complete design review in the C -P zone, including landscape plans, will make specific C -P landscape review unnecessary. It should be noted that design review will occur only for development or redevelopment in the C -P zone greater than 10,000 gross square feet of building area. We request that the C.A.P. pass this along to the City Council as part of their consent agenda at the November 2, 1987 meeting. RF /sjn EXCERPTS FROM THE PLANNING COMMISSION MEETING OCTOBER 22,1987 87 -4 -CA: C -P ZONE DESIGN REVIEW Request for revision of Board of Adjustment Review requirements to include design review for commercial developments in excess of 10,000 square feet in the Planned Business Center (C -P) zone. Mr. Pace reviewed the staff report recommending approval for the request. It was noted that the RECOMMENDATION section of the staff report should be modified to read: Section 18.60.030(2)(F). John McCullough, 1111 Third Avenue, Suite 3400, Seattle, WA 98101, represented Toronto Dominion Bank, owner of the Tukwila Pond property. He felt the recommendation of BAR review would add further constraints to the development of the Tukwila Pond Property. Discussion ensued on the proposal. MR. HAGGERTON MOVED AND MR. HAMILTON SECONDED A MOTION TO APPROVE THE REQUEST TO ADD DESIGN REVIEW TO COMMERCIAL DEVELOPMENT OVER 10,000 SQUARE FEET IN THE C -P, C -M AND C -2 ZONES, BASED ON THE FINDINGS AND CONCLUSIONS OF THE STAFF REPORT. ALSO, THE CODE SHOULD BE SIMULTANEOUSLY MODIFIED TO REFLECT THE DELETION OF SECTION 18.60.030(2)(F), THE REVIEW OF LANDSCAPE PLANS. THE MOTION WAS UNANIMOUSLY APPROVED. 1:•.i'.. i4.i3dC.TkNYfta0Rt!i ,t s; F. sie 1LiSiia ' m i rr 4Y4Y !lCkYi t y HEARING DATE: September 24, 1987 FILE NUMBER: 87 -4 -CA: C -P Zone Design Review APPLICANT: Tukwila Planning Department City of Tukwila PLANNING DEPARTMENT 6200 Southcenter Boulevard Tukwila, Washington 98188 (206) 433 -1849 STAFF REPORT to the Planning Commission Prepared September 15, 1987 ;u. SEPA DETERMINATION: Determination of Non - Significance will be made on September 22, 1987. REQUEST: Revise the Board of Architectural Review requirements to include design review for commercial development in excess of 10,000 square feet in the Planned Business Center (C -P) zone. ATTACHMENTS: (A) Section 18.60.10 - Board of Architectural Review (B) Zoning Map of the Central Business District STAFF REPORT BACKGROUND DISCUSSION FINDINGS 87 -4 -CA Page 2 Development standards are minimal in the C -P (Planned Business Center) zone. With two major properties zoned C -P (Southcenter and Tukwila Pond), no mechanism exists for thorough design review. While the Board of Architectural Review (BAR) has authority to approve landscape plans in the zone, it cannot review the design of structures. As public officials, citizens and business persons increasingly acknowledge their desire for high - quality development, design review in the C -P zone provides a mechanism to address their concerns. Design review would enable the City to take the lead in reviewing proposals to ensure a high - quality result. The Planning Division staff requests that the BAR's scope of authority be amended to: 1) require review of proposed commercial development plans in excess of 10,000 feet in the C -P zone, and 2) delete the requirement for the BAR to approve landscape plans in the C -P zone. As stated in Tukwila Municipal Code (TMC) 18.60.10 (Attachment A), the BAR is charged with encouraging "well- designed developments that are creative and har- monious with the natural and man -made environments." As such, the BAR is the designated public body responsible for review of "land development and building design in order to promote the public health, safety and welfare." As noted earlier, the BAR currently does not review building design in the C -P zone. BAR review is limited to approval of landscaping plans in this zone. Upon request of the applicant, the BAR may modify all minimum width requirements according to the scale of the property. With the large size of the parcels, the scarcity of vacant land, and unique environmental concerns, proposed development in the C -P zone (i.e., the Tukwila Pond site and Southcenter) should be subject to comprehensive design review by the BAR. Proposed development in the zone is likely to meet the underlying conditions triggering the BAR review. Landscape approval alone, as provided for by the current code, is not sufficient to assure high quality development. Thorough design review is much more likely to meet the community's concerns. PROPOSED CODE REVISIONS - BAR The proposed code revisions are included in boldface and underlined, as follows: 18.60.030(2)(B) Scope of Authority Commercial development in excess of ten thousand gross square feet of build- ing floor area in the RMH, P -0, C -1 and C -P districts of the City; :.iie$:G��tl•12:�: crf. X'. iWU4X�'. �' tltfahastlreM�Y XIXtGIII +JV�vveuKrsnw C•._+. awahmsm6>. MwMV.. vMW��Li1NY�C4Y ^rA+gvnRYw.+u4'Mit I. fu�KSNrwYwwtM1nr�w .wvNnw:Nnrolwru.ew r4+ rwwrnwc�ew[ rnennrewwwtxa' ��. s4b�. u�ernwrnww�ISe_ cR* w�tervmaawn�nm�v+.+.�.+.w..�..� STAFF REPORT This section shall be deleted as shown in brackets in bold face: 87 -4 -CA Page 3 18.60.030(2)(F) Scope of Authority [Approval of the Board of Architectural Review is required for all landscape plans in the C -P zone. The BAR may modify all minimum width requirements according to scale of the property upon request of the applicant;] 2. High - quality, well- designed development is desired for Tukwila's downtown. 3. Future development in the C -P zones is likely to prompt design concerns similar to those currently addressed by the BAR in other zones. 4. BAR review of development in C -P zones will facilitate a well- designed development. 5. Complete design review in the C -P zone, including landscape plans, will make specific C -P landscape review unnecessary. CONCLUSIONS 1. Vacant C -P zoned property (i.e., Tukwila Pond) occupies a pivotal location for Tukwila's future development. Based on the above Findings and Conclusions, the Planning staff recommends that the Planning Commission recommend approval of the request to add design review to commercial development over 10,000 square feet in the C -P zone. The code should be simultaneously modified to reflect the deletion of Section 18.60.030(2)(F), the review of landscape plans. (22/87 -4 -CA) RECOMMENDATIONS AMENDED SECTION Sections: 18.60.010 18.60.020 18.60.030 18.60.040 18.60.050 18.60.060 18.60.070 NM ATTACHMENT A 18.60.030 - SCOPE OF l "HORITY Chapter 18.60 BOARD OF ARCHITECTURAL REVIEW Purpose and objectives. Membership. Scope of authority. Application requirements. Review guidelines. Special review guidelines for Interurban special review area. Action by board of architectural review. 18.60.010 Purpose and objectives. It is the purpose of this chapter to provide for the review by public officials of land development and building design in order to promote the public health, safety and welfare. Specifically, the board of architectural review ( "BAR ") shall encourage well designed developments that are creative and harmonious with the natural and manmade environments. (Ord. 1247 §1(part), 1982). 18.60.020 Membership. The board of architectural review shall consist of the members of the planning commission. The officers of the planning commission shall also sit as officers of the board of architectural review. (Ord. 1247 §1(part), 1982). 18.60.030 Scope of authority. (1) The rules and regulations of the board of architectural review shall be the same as those stated for the planning commission in the bylaws of the Tukwila planning commission. The board shall have the authority to approve, approve with conditions, or deny all plans submitted to it using guidelines in Section 18.60.050. (2) The board of architectural review shall review proposed development plans for the following described land use actions: (A) Development any part of which is within two hundred feet of the Green River and which requires a shore- line substantial development permit; (B) Commercial development in excess of ten thousand gross square feet of building floor area in the RMH, P -0, and C -1 districts of the city; (C) Development of multiple - family complexes in excess of twelve dwelling units in the R -2, R -3, R -4, RMH, P -O, and C -1 districts of the city; (D) Development of buildings that exceed the basic height limits of Chapter 18.50; (Tukwila 8/82) • (E) All proposed developments north of I -405 and east of I -5 in all zone districts, excluding single - family homes; AMENDED SECTION (F) Approval of the board of architectural review is required for all landscape plans in the C -P zone. The BAR may modify all minimum width requirements according to scale of the property upon request of the applicant; (G) Proposed developments which, as a condition of approval of any rezone or other land use action of the city council or, as a condition of the responsible official's deci- sion pursuant to the State Environmental Policy Act, are referred to the BAR for design review. (Ord. 1247 Sl(part), 1982) . 18.60.040 Application requirements. Applications for review by the board of architectural review must be submitted to the planning department at least two weeks prior to the meeting of the board of architectural review. Building permits shall not be granted until approval of plans by the BAR. All applications shall be accompanied by a filing fee as required in Chapter 18.88 and shall include but are not limited to site plans, exterior building elevations, the environmental checklist if applicable, and other materials as required by the planning department. (Ord. 1247 Sl(part), 1982). 18.60.050 Review guidelines. In reviewing any applica- tion, the following guidelines shall be used by the BAR in its decision making: (1) Relationship of Structure to Site. (A) The site should be planned to accomplish a desirable transition with the streetscape and to provide for adequate landscaping, and pedestrian movement; (B) Parking and service areas should be located, designed, and screened to moderate the visual impact of large paved areas; (C) The height and scale of each building should be considered in relation to its site. (2) Relationship of Structure and Site to Adjoining Area. (A) Harmony in texture, lines, and masses is encour- aged; (B) Appropriate landscape transition to adjoining properties should be provided; (C) Public buildings and structures should be con- sistent with the established neighborhood character; (D) Compatibility of vehicular pedestrian circula- tion patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged; (E) Compatibility of on -site vehicular circulation with street circulation should be encouraged; (3) Landscape and Site Treatment. (Tukwila 8/82) © RSINIE FAIRY R -I -fiB S1NL�-E RIMY RESCENTIAL R -I -7.2 SIN01 -E M ALY RESOENTIAL T1110 FAMLY RESDENTIAL EI 3MEE AND FOIP FAMILY RE.SCENTIAL C LN APARTMENTS MUPLE RESDENCE NCH MISTY Z P-0 IFETACtIAL AND OFFICE c-i Nmeoptioco FETAL C -2 R13310NAL RETAL- C -P Li PLANNED BUSINESS CENTER E CM MK7 PARK Li LIGHT IPDIISTRV M fA INDUSTRY _ AIiALft'hNl' 13 ZONING MAP OF CENTRAL BUSINESS DIST. R -I -72 R- 1-12.0 R -172 R-I-120 I I -72 r - I R-I-CL R- 1, - 7.2 � -A Nrot ADOD11:0 S( OICIMI ON THE 201M 0 0042.15001 JEH:rds 10/28/87 CITY OF TUOVILA WASHINGTON ORDINANCE NO. 44/7 AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, AMENDING SECTION 18.60.030(2) TO REQUIRE BAR REVIEW OF PROPOSED COMMERCIAL DEVELOPMENT PLANS IN EXCESS OF 10,000 SQUARE FEET IN THE C -P ZONE AND TO DELETE THE REQUIREMENT FOR THE BAR TO SEPARATELY REVIEW LANDSCAPE PLANS IN THE C -P ZONE. WHEREAS, vacant C -P zoned property occupies a pivotal location for Tukwila's future development, and WHEREAS, high quality, well designed development is desired for Tukwila's downtown area, and WHEREAS, future development in the C -P zones is likely to prompt design concerns similar to those currently addressed by the Board of Architectural Review in other zoning districts in the City, and WHEREAS, BAR review of development in C -P zones will facilitate well designed development, and WHEREAS, the Planning Commission held a public hearing on September 24, 1987, which was continued and concluded on October 22, 1987, concerning certain amendments to Section 18.60.030(2) of the Tukwila Municipal Code, which would require BAR review of certain commercial development plans in C -P zones, and WHEREAS, the Planning Commission has recommended to the City Council that the proposed amendment to Section 18.60.030(2) be enacted, and WHEREAS, a Determination of Non - Significance (DNS) for the proposed amendments was issued on September 22, 1987, now, therefore THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. BAR Authority Amended. Section 18.60.030(2) of the Tukwila Municipal Code is hereby amended to read as follows: JEH003990 -1- (F) Proposed developments which, as a condition of approval of any re -zone or other land use action of the City Council, or as a condition of the responsible official's decision pursuant to the State Environmental Policy Act are referred to the BAR for design review. Section 2. Severability. If any section, sentence, clause, or phrase or this ordinance shall be held to be invalid or unconstitutional by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of any other section, sentence, clause, or phrase of this ordinance. Section 3. Effective Date. This ordinance shall take effect and be in full force five (5) days after publication of the attached summary which is hereby approved. PASSED BY THE CITY COUNCIL OF THE CITY OF WASHINGTON, at a regular meeting thereof this „VII/ day of ATTEST /AUTHENTICATED: APPROVED AS TO FORM: OFFICE OF THE CI Y ATTORNEY: JEH00399O (2) The Board of Architectural Review shall review proposed development plans for the following described land use actions: (A) Development any part of which is within 200 feet of the Green River and which requires a shoreline substantial development permit; (B) Commercial development in excess of 10,000 gross square feet of building floor area in the RMH, P- O, C -1, and C -P districts of the City; (C) Development of multiple - family complexes in excess of 12 dwelling units in the R -2, R -3, R -4, RMH, P -O, and C -1 districts of the City; (D) Development of buildings that exceed the basic height limits of Chapter 18.50; (E) All proposed developments north of I -405 and east of I -5 in all zone districts, excluding single - family homes; and 1987. XINE ANDERSON -2- 0042.15001 JEH:rds 10/28/87 1987. SUMMARY OF ORDINANCE NO. 1 AN ORDINANCE OF THE CITY OF TUKWILA, WASHINGTON, AMENDING SECTION 18.60.030(2) TO REQUIRE BAR REVIEW OF PROPOSED COMMERCIAL DEVELOPMENT PLANS IN EXCESS OF 10,000 SQUARE FEET IN THE C -P ZONE AND TO DELETE THE REQUIREMENT.FOR THE BAR TO SEPARATELY REVIEW LANDSCAPE PLANS IN THE C -P ZONE. On Tukwila passed Ordinance No. , 1987, the City Council of the City of which provides as follows: Section 1. Amends Section 18.60.030(2) to add commercial developments in excess of 10,000 gross square feet in C -P zones to those developments on which BAR review is required and to delete their requirement that the BAR separately review landscape plans in C -P zones. Section 2. Provides for severability. Section 3. Establishes an effective date. The full text of this ordinance will be mailed without charge to anyone who submits a written request to the City Clerk of the City of Tukwila of a copy of the text. APPROVED by the City Council at their meeting o JEH003990 -3- A410 , A , X ANDERSO ITY CLERK