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HomeMy WebLinkAboutPermit L02-064 - CITY OF TUKWILA - CRITICIAL SENSITIVE AREAS / COMPREHENSIVE PLAN AMENDMENTl02 064 COMPREHENSIVE LAND USE PLAN AMENDMENT COMPREHENSIVE PLAN AMENDMENT CRTICIAL AREA SENSITIVE AREAS cn NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR - THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. n,�.EV�� "`�:A... 1 L.1•�+.+i..Lr'. City of Tukwila NOTICE OF PUBLIC HEARING Notice is hereby given that the Tukwila City Council will hold a public, hearing on Tuesday, September 2, 2003, beginning at 7:00 PM in the Council Chambers at Tukwila City Hall, 6200 Southcenter Blvd, Tukwila, Washington, to consider the following: An ordinance amending the Comprehensive Plan map and policies, and zoning map. The proposed amendments are as follows: 1) Allow new office developments in the Manufacturing Industrial Center/Heavy zone as Conditional Uses if smaller than 100,000 square feet and if not adjacent to the Duwamish River north of the turning basin; 2) Approve amendment to revise Sensitive Areas policies per Washington Growth Management Act requirements; 3) Rezone /Comprehensive Plan change at 6550 and 6542 Southcenter Boulevard from Low - Density Residential (LDR) to Office (0). All interested persons are invited to be present to voice approval, disapproval, or opinions on this issue. Those unable to attend in person may submit written testimony to the City Clerk's office until 5:00 PM on the day of the hearing. Tukwila City Hall is wheelchair accessible. The City strives to accommodate people with disabilities; reasonable accommodations are available at the Public Hearing with advance notice. This notice is also available in alternate formats for individuals with disabilities. Please contact the City Clerk's Office at (206)433 -1800 or TDD (206)248 -2933 if we can be of assistance. Dated this IBC day of � �CC�< .(.�7'L , 2003. / Published: Seattle Times, August 15, 2003 Co • Let.. x- e E. Cantu, CMC, City Clerk City of Tukwila Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE PLANNING COMMISSION MEETING DATE: June 26, 2003 NOTIFICATION: Notice published in the Seattle Times on June 13, 2003 FILE NUMBER: L02 -064 (Comprehensive Plan) L02 -065 (Zoning Code) APPLICANT: City Tukwila REQUEST: _ LOCATION: City -wide COMPREHENSIVE PLAN DESIGNATION: Varies .• - Amend Comprehensive Plan/Development Regulations for Sensitive Areas to incorporate "Best Available Science" per GMA requirements ZONE DESIGNATION: Varies STAFF: Rebecca Fox ATTACHMENTS: A. Comprehensive Plan Amendment Application Steven M. Mullet, Mayor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665 J z VICNITY /SITE INFORMATION = z Project Description re 2 The City of Tukwila requests amending the Comprehensive Plan and Zoning Code as D necessary to: 1) include "best available science" in developing policies and 0 0 development regulations that protect the functions and values of critical /sensitive areas co co 0 in as defined in the Growth Management Act; and 2) give special consideration to L_- preserving or enhancing anadromous fisheries. The requested amendment serves as a N 0 O "placeholder" until specific policies are developed and presented for consideration. 2 u.Q Surrounding Land Uses co Environmentally sensitive areas :include wetlands, watercourses and steep slopes. z w They are located throughout Tukwila, in many different land use zones. z = F- THRESHOLD REVIEW CRITERIA w W 1. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not .p u) adequately addressed, is there a need for it? o 1 w w HU Per the Washington Growth Management Act (GMA) and the King County Countywide u. ~O Planning Policies, Tukwila's Comprehensive Plan includes a Natural Environment chapter w z co with information about critical and priority areas such as wetlands, watercourses and o geologically hazardous areas. TMC 18.45 Sensitive Areas Overlay contains development p F. standards for protecting environmentally sensitive areas. z Since Tukwila's Comprehensive Plan was adopted in 1995, the GMA was amended to clarify the state's goals and policies for protecting critical areas functions and values. Per RCW 36.70A.172 (Critical areas— Designation and protection —Best available science to be used ), local governments are required to include the "best available science" in developing policies and development regulations to protect the functions and values of critical areas as defined in the GMA, and must give special consideration to preserving or enhancing anadromous fisheries. Before December 1, 2004, local governments are required to include this information in their comprehensive plans. Work has been underway to review scientific literature, inventory sensitive areas, update slope maps, and integrate new geotechnical and watercourse /wetland information into the GIS mapping system. This "placeholder" amendment will allow Tukwila to proceed with policy development. FINDINGS 2 2. Impacts The amendment will affect environmentally sensitive areas throughout the city. Once the review of "best available science" has been completed, policies will be developed and specific impacts will be known. 3. Is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? Amending the Comprehensive Plan is the best means to ensure that the state's requirement for "best available science" and provisions for anadromous fish can be incorporated into Tukwila's Comprehensive Plan policies and Sensitive Areas Ordinance. The review of "best available science" may show that some Comprehensive Plan policies need to be changed. Depending on the extent of the changes that are needed, it could be difficult to change the Sensitive Areas Ordinance without revising Comprehensive Plan policies. 4. Will the proposed changes result in a net benefit to the community? If not, what result can be expected and wily? We do not yet know.the. specific changes that might be needed to the Comprehensive Plan or Sensitive Areas Ordinance. Revised policies and regulations are likely to result in a net benefit to the comit,inity since the revisions will meet state requirements and will be based on a review of the best available science pertaining to slopes, wetlands and watercourses. Any changes will reflect the most recent thinking. CONCLUSIONS The State of Washington has changed the Growth Management Act. These changes require Tukwila to incorporate a review of "Best Available Science" and provisions for anadromous fish into its Sensitive Areas policies and ordinance. Preparing a "placeholder" ordinance is the best means to meet State requirements to ensure that new information is incorporated into policies and regulations pertaining to Sensitive /Critical Areas. RECOMMENDATION: Staff recommends the following: Approve a general "placeholder" amendment to the Comprehensive Plan which updates the Sensitive Areas/Natural Environment — related policies to reflect changes in the Growth Management Act requirements including consideration of "best available science." During its review, the Planning Commission could: • Recommend approval; • Modify the proposal; • Recommend denial. After the Planning Commission review, the proposed amendment will be brought before the City Council for a public hearing and decision. 3 S i enature: City —wide ATTACH A CITY OF TUKWILA DEC 2 8 200E COMPREHENSIVE • Department of Community Developme11f.M f ir 6300 Southcenter Boulevard, Tukwila, WA orar Y. ph r• LAN /ZONING CODE Telephone: (206) 431 -3670 FAX (206) 431 -3665 AMENDMENTS E-mail: tukplanr ci. tukwila, wa. us APPLICATION NAME OF PROJECT/DEVELOPME NT: Upd -aie aoni.ng Code (as appropriate) pertaining to Sensitive Areas • LOCATION OF PROJECT/DEVELOPMENT: Give street address or, J vacant. indicate lot(s), block and subdivision. access street, and nearest intersection. LIST ALL TAX LOT .VUIVIBERS. Quarter: Section: Township: Range: (This information may be found on your tax statement.) DEVELOPMENT COORDINATOR : The individual who: • has decision making authority on behalf of the applicant in meetings with City staff, • has full responsibility for identifying and satisfying all relevant and sometimes overlapping development standards. and • is the primary contact with the City, to whom all notices and reports will be sent. Name: Rebe a Fox /.i v of Tuwkila Address: 6300 Southcenter Blvd. , Tukwila, WA 98188 Phone: '06_A - 41 _3AR 1 FAX: 126=4.1L=3.6.65 12/26/02 G. APPHAMLANDUSE.APP\COMPAPP.doc, 06/28/00 Date: w raffia+ w+w=!nneasw.w= n A. COMPREHENSIVE PLAN DESIGNATION: Existing: Various, including LDR, TUC, MIC /H Proposed: No change proposed B. ZONING DESIGNATION: • z Existing: Various, including LDR, TUC, MIC /H = Z Pro posed: No change proposed c P ¢¢ M J U O C. LAND USE(S): w = J H Existing: Varirnia, rlapPnaing on lncatinn (nL. Pro used: No change proposed 2 O P (for proposed changes in land use designations or rezones) Fw D. GENERAL DESCRIPTION OF SURROUNDING LAND USES: z Describe the existing uses located wifhin 1,000 feet in all directions' from the property or area for w which a change is prgposed. = ? Various, depending on location v w . O ❑ I— W W H V u_0 . Z W c o . Z G: MAPPHANV .ANDUSE.APMCOAG'APP.dot. 0626/00 A. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMA 18.80.050) Demonstrate how each of the following circumstances justifies a re- designation of your property or a change in existing Plan policies: 1. Describe how the issue is addressed in the Comprehensive Plan. If the issue is not adequately addressed, is there a need for it? Per the Washington Growth Management Act (GMA) and the King County Countywide Planning Policies, Tukwila's Comprehensive Plan includes a Natural Environment chapter with information about critical and priority areas such as wetlands, watercourses and geologically hazardous areas. Since the Comprehensive Plan was adopted in 1995, the GMA has been amended as concerns "critical areas." A new section was added to the GMA that clarified the state's goals and policies for protecting critical areas furrcti6ns -and values. Per RCW 36.70A.172 (Critical areas — Designation and protection —Best available science to be used ), local governments are - required to include the "best available science" in developing policies and development regulations to 13F the functions values of critical areas as defined in the GMA, ad must give special consideration to preserving or enhancing anadromous fisheries. 2. Why is the proposed change the best means for meeting the identified public need? What other options are there for meeting the identified public need? A Comprehensive Plan amendment is the best means to ensure that the state's requirement for "best available science" is included in _ Tukwila's Comprehensive Plan policies and Sensitive Areas Ordinance. The result of the review for "best available science" is may result in changes to the Comprehensive Plan policies. Depending on the extent of the needed changes, it would be difficult to change the Sensitive Areas Ordinance without revising Comprehensive Plan policies. 3. Why will the proposed changes result in a net benefit to the community? If not, what type of benefit can be expected and why? We do not know the extent of possible changes to the Comprehensive Plan. Revised policies are likely to result in a net benefit to the community since they will be based on a review of the best available science pertaining to slopes, wetlands and watercourses. This review will be incorporated into any new policies, ensuring that they are up -to -date. COMPREHENSIVE PLAN AMENDMENT (TMC 18.80.010) 1. A detailed statement of what is proposed and why; We propose to include "best available science" in developing policies and development regulations to protect the functions and values of critical /sensitive areas as defined in the Growth Management Act and give special z consideration to preserving or enhancing anadromous fisheries. ;iz-- w o! 2. A statement of the anticipated impacts of the change, 0 00 . including the geographic area affected and the issues N w presented by the proposed change; Lu = The potential amendment will affect environmentally sensitive areas co u- 0 throughout the city. Once the content of the "best available science" 2 is determined, its policies will be developed and specific impacts will be g known. co 3. An explanation of why the current comprehensive plan or development regulations nre deficient or should not continue in effect; ; , ' . - In 1995, a new section was added to the Growth Management Act that clarified the state's goals and policies for protecting critical areas' functions and values. Local governments are required to include the "best available science" in developing policies and development regulations to protect the functions and values of critical areas as defined in the GMA and must give special consideration to preserving or enhancing anadromous fisheries. Tukwila must amend its Comprehensive Plan to include these requirements. 4. A statement of how the proposed amendment complies with and promotes the goals and specific requirements of the Growth Management Act; Please refer to #3 above. A statement of how the proposed amendment complies with applicable Countywide Planning Policies; . The proposed amendment complies with Chapter II, Critical Areas, Sections A (Overall Environmental Protection), B (Wetlands Protection), b (Fish and Wildlife Protection), and F (Geologic Hazard Areas.) = a I- Ill Z = I-- Z ~ o O N O I-- w w u .z w — • 1 z 6. A statement of what changes, if any, would be required in functional plans (i.e., the City's water, sewer, storm water or shoreline plans) if the proposed amendment is adopted; Any specific impacts of the proposed amendment on functional plans are unknown at this time. Possible revisions to the Natural Environment policies might require changes to the Storm and Surface Water Plan. 7. A statement of what capital improvements if any, would be needed to support the proposed change, and how the proposed change. will affect the capital facilities plans of the City; and . The specific impacts, if any, of the proposed amendment on capital improvements orr :t,ig cipi"tal facilities plans of the City are unknown at this time. 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. Any specific changes to other City plans, regulations or codes are unknown at this time. ZONING AMENDMENT CRITERIA (TMC 18.84.030) 1. The use or change in zoning requested shall be in conformity with the adopted Comprehensive Land Use Policy Plan, the provisions of this title, and the public interest; Specific changes are unknown at this time. All changes to the Zoning Code will be in conformity with the Comprehensive Plan. 2. The use or change in zoning requested in the zoning map or this title for the establishment of commercial, industrial, or residential use shall be supported by an architectural site plan showing the proposed development and its relationship to surrounding. No specific development is proposed with this amendment.