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HomeMy WebLinkAboutPermit L96-0082 - CITY OF TUKWILA - SENIOR HOUSING CODE AMENDMENTSL96 -0082 SENIOR HOUSING AMENDMENTS Tunwila City Council Agenda John W. Rants, Mayor John McFarland, City Administrator Pamela Linder, Council President Councilmembers: Pam Carter • Joe Duffle Dave Fenton • Jim Haggerton Joan Hernandez • Steve Mullet REGULAR MEETING Tuesday, February 17, 1998 7:00 p.m. 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3.. ROLL CALL 4. SPECIAL PRESENTATIONS 5. CITIZEN'S COMMENTS 6. CONSENT AGENDA Ord #1829 Res #1396 Oath of office administered to new Tukwila Police Officer Rory Mettlin. 7. OLD BUSINESS 8. NEW BUSINESS 9. REPORTS At this time, you are invited to comment on items that are not included on this agenda. a. Approval of Minutes: -4-1-5198-(Special-Meeting), 2/2/98 b. Approval of Vouchers c. Accept as complete the 59th Ave. S. Rockery Replacement Project with Mer -Con, Inc.; authorize release of rtainage. (Final cost of project: $48,445.09.) PG 3 d. Authorize Mayor to sign a contract with KPG Engineering, Inc., in the amount of $79,605.72 for the 1998 Drainage and Overlay Design. Project. PG 9 Ordinances amending the Comprehensive Land Use Plan, Zoning Code, and Multi- family Design Standards relating to senior citizen housing issues. PG 57 a. An ordinance amending the Comprehensive Land Use Plan to create new density standards for senior citizen housing in certain land use designations. PG 59 b. An ordinance amending the Zoning Code to create new standards for senior citizen housing. PG 61 c. An ordinance amending the Multi - family Design Guidelines as it relates to senior citizen housing. PG 73 Authorize the Mayor to sign a contract with Ivary & Associates in the amount of $61,300 for design of the Golf/Parks Maintenance Facility. PG 77 a. b. Mayor City Council c. Staff d. City Attorney e. Intergovernmental 10. MISCELLANEOUS 11. EXECUTIVE SESSION 12. ADJOURNMENT • The City of Tukwila strives to accommodate people with disabilities. Please contact the City Clerk's Office by noon on Monday if we can be of assistance.. z a1- ~ w O 0 N0. • f- • ° �< D. a =w z� �0 Z~ • w 0 1- wW I— • U u_0 —O wz co O~ z *anti HOW TO TESTIFY If you would like to address the Council, please go to the podium and state your name and address clearly for the record. Please observe the basic rules of courtesy when speaking and limit your comments to five minutes. The Council appreciates hearing from citizens but may not be able to take immediate action on comments received until they are referred to a Committee or discussed under New Business. COUNCIL MEETINGS No Council meetings are scheduled on the 5th Monday of the month unless prior public notification is given. Regular Meetings - The Mayor, elected by the people to a four -year term, presides at all Regular Council Meetings held on the 1st and 3rd Mondays of each month at 7:00 p.m. Official Council action in the form of formal motions, adopting of resolutions and passing of ordinances can only be taken at Regular Council meetings. Committee of the Whole Meetings - Council members are elected for a four -year term. The Council President is elected by the Council members to preside at all Committee of the Whole meetings for a one -year term. Committee of the Whole meetings are held the 2nd and 4th Mondays at 7:00 p.m. Issues discussed are forwarded to the Regular Council meeting for official action. GENERAL INFORMATION At each. Council meeting citizens are given the opportunity to address the Council on items that are not included on the agenda during CITIZENS COMMENTS. Please limit your comments to five minutes. Special Meetings may be called at any time with proper public notice. Procedures followed are the same as those used in Regular Council meetings. Executive Sessions may be called to inform the Council of pending legal action; financial, or personnel matters. PUBLIC HEARINGS Public Hearings are required by law before the Council can take action on matters affecting the public interest such as land -use laws, annexations, rezone requests, public safety issues, etc. Section 2.04.150 of the Tukwila Municipal Code states the following guidelines for Public Hearings: 1. The proponent shall speak first and is allowed 15 minutes for a presentation. 2. The opponent is then allowed 15 minutes to make a presentation. 3. Each side is then allowed 5 minutes for rebuttal. 4. Citizens who wish to address the Council may speak for 5 minutes each. No one may speak a second time until everyone wishing to speak has spoken. • After each speaker has spoken, the Council may question the speaker. Each speaker can respond to the question, but may not engage in further debate at this time. • After the Public Hearing is closed, the Council may discuss the issue among themselves without further public testimony. Council action may be taken at this time or postponed to another date. z ~w o UO co co ww - = SQw w0 �Q w Z= Z 1- w U� O � o I- Ww LL 0. wz U W P _ 0 z .+L f Cctu,NILAGENDA S\TPsis Initials ----------------- - - - - -- Meeting Date Prepared by M a ors review] Council review 3/17/97 2/9/98 •2/17/98 R.F. S. S.L.jX ITEM No. !-�T: �.i: �`J°.`.•G i... :;•%i[?•+_.'ir... .•:i •:Kc•YyS.i'7.s j'i:tz:`!r ;�7"', ��i� :' :Yeva: :.': rafw- .^.*<;i.'i.'r e:i.�= i n�.:i� :�' :ti' :•ij; : ' y ;: _' tR f ' • �::. �� �. :t• _ Y,:• . %'• %.,t,,.i.: Lii :ie�.,,* v: s��ja.._ {',.�. 1.. :i +':a:' :T::: a. . � .�, :L .�r .�`�EIvL • ' -• .•��'�`•O. Y.:.N t :?' :.+•:...?r�i.•..�tr 1!�: k T t. 1. a....!' �".' r. �L•. ir%•':'.f: �.. i:: d,':w+:.= 4:'•r.;fv:�e :MJ'7•'is ;. :�a: . : :�� :'� :; .. CAS Number: • 7 v OP Original Agenda Date 3/17/97 Agenda Item Title: Comprehensive Plan Amendment Work Session • Original Sponsor: Council Admin. X Timeline: Work Session 3/17/97; Public Meeting 3/24/97 Sponsor'sSummary: City Council rejected all of the propsed amendments except for senior citizen housing density increase. This was sent to the CAP and then to the Planning Commission for a recommendation. The Planning Commission-'approved, draft ordinances are attached. Recommendations: Sponsor: Committee: FORWARD TO COW Administration: Proposed amendments and alternatives contained in the notebook. Cost Impact (if known): Fund Soiircc (if known): '" . ` ^w. : .i�•::;.ms -., '; . :�\...:. � w �< K w�i i :�3 ` �;;•7{ s . v; vt :15 r .•r. .,Y •tivW ^ti..; ;L �.,f sw ce ♦ T `` � I .: : � � ;::+:. :. : yi � ; , ^5 • 1 • ::; .. .- .. .^�i2 .x.3i_. A:� Y:'. J ;{ G ;Ci ., ^; eti +...:n . : `:,5�: ; f y \_;t ;>,• .: Meeting Date Action 3/17/97 Discussion - Moved Public Meeting to April 7, 1997 Regular Meeting. 4/7/97 Public Hearing held 4/28/97 COW rejected amendments 1,2,3,5 and 6, forwarded• n4 to CAP 1/26/98 CAP recommended forwarding the ordinances to the COW 2/9/98 COW made minor changes, staff to prepare ordinance for adoption 2/17/98 • �:i!:•: • >� ^':n„ : :..,.•r: ^ s:�. ' •. wt ;a •.� .:. ti :t:.b !.Y '':k •' )T\.r %. :•:.•. t � : F�;�.a ..L..+...... + '. 'fit tn_ .t; .► _ y= 'T rti7'�S x1 . `e+y1A L .„ '•.' ..:'vZ+ra.T,t r :< +' }•a�a•_',t ':s%ar,.r;s , , -- .',;. 7E:!c. v . •y �:' :Wt. t�. ':.•.a :i' �✓E>- �'.�_.•�•:�••Y"?.+. e<�:� `: i 77:'Y .; V.'i_ !r5:= •'1a'�•:.r�". ;it;r7i:— ,1l ..:.� ,:�y1 '' �.•';•.'';:.� r,r: •° ti�. .r ;.?":.�i . • .. :.._ a^.< p:l 'PG`ELn.11 .�':a'�.7 1•: r ® !.'J:( '�� t:. :-.�•„i1 Vc .• ...�' Ci : 4 Y: F.I,PI:� • Y te. •+ _ • '- $r•- .;•• i.=',qoi•t_t` /%r'4L : tg a47••i " _. + s.` rl+ ; .v.�. . 6 `�• .0,•; � .•. * i> =sh .. yE + .;• .:. :... ^}' : ••.;. .;, • • ••� ,s'.: .�. t:,'s..s;K.t.. s f.` , l: •i•�•.: •$.. ;. i � . :' .: , . : a�•• .• `.. ?Meeting Date 3/17/97 Attachments Comprehensive Plan amendment notebook distributed 3/7/97. 4/7/97 4/7/97 4/7/97 2/9/98 2/9/98 A. Comprehensive Plan amendment .rocess char B. Letter from Patricia Paynton /LaurelEstates re. L96 -0088. C. Letter from Philip & Eleanor Smith re. L96 -0086. D. Staff memorandum E. Draft Ordinances 2/9/98 . Community Affairs and Parks minutes from 1/26/98 2/17/9P z w ce JU UO ■ NO W_ H w0 u__ if.). a = W z� O w L-• O- off w uj U O Z w j. U- 0 z City of Tukwila Washington Ordinance No. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE CITY'S 1995 COMPREHENSIVE LAND USE PLAN AMENDMENT COMPREHENSIVE PLAN AMENDMENT AS ADOPTED BY ORDINANCE 1757, TO CREATE NEW DENSITY STANDARDS FOR .SENIOR CITIZEN HOUSING IN CERTAIN LAND USE DESIGNATIONS; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Tukwila's Comprehensive Plan Policies encourage a full range of housing opportunities for all population segments; and WHEREAS, Tukwila's current housing density limits do not address the unique nature of senior citizen housing; and WHEREAS, Tukwila's Planning Commission and City Council have held public hearings to consider this issue; and WHEREAS, Tukwila's City Council desires That quality senior citizen housing be available in Tukwila; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Certain Land use designations of the City of Tukwila's 1995 Comprehensive Land Use Plan, as adopted by Ordinance 1757, are hereby amended to read as follows: COMPREHENSIVE PLAN LAND USE MAP LEGEND Land Use Designations High- density Residential: Areas characterized by multifamily buildings: 15 - 21.8 units per net acre with senior citizen housing allowed up to 60 units per net acre. Mixed -Use Office: Areas characterized by professional and commercial office structures, mixed with certain complementary retail, and residential uses and senior citizen housing allowed up to 60 units per net acre. Neighborhood Commercial Center: Pedestrian- friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses. Uses include certain commercial uses mixed with residential at second story or above, with a maximum density of 14.5 units per acre (senior citizen housing allowed up to 60 units per net acre); retail; service; office; and recreational and community facilities, generally along a transportation corridor. Regional Commercial Mixed Use: Areas characterized by commercial services, offices, lodging, entertainment, retail activities and associated warehousing, and certain accessory light industrial uses. Residential uses mixed with certain commercial uses are also allowed, at second story or above levels, subject to special design standards, and with a maximum density of 14.5 units per acre (senior citizen housing allowed up to 60 units per net acre). Z re _- 0O: CO 0 ' W W W =' CO U- lu O` g F=— =1. Z . cy. Z Wi 2p 0 N; ALI 2V 0! UN 0 /7 Tukwila Urban Center Mixed Use Residential: Areas adjacent to water amenities (i.e., Tukwila Pond, the Green River, and Minkler Pond) that allow mixed use residential, subject to special design standards, with a maximum density of 22 units per acre (senior citizen housing allowed up to 100 units per net acre). These are the only areas where mixed use residential is allowed in the Tukwila Urban Center. Tukwila Valley South Mixed Use Residential: Areas adjacent to the Green River that allow mixed use residential, subject to special design standards, with a maximum density of 22 units per net acre (senior citizen housing allowed up to 100 units per net acre). These are the only areas where mixed use residential is allowed in the Tukwila Valley South area. Section 2. Severability. Should any section, paragraph, sentence, clause or phrase of this ordinance, or its application to any person or circumstance, be declared unconstitutional or otherwise invalid for any reason, or should any portion of this ordinance be pre-empted by state or federal law or regulation, such decision or pre- emption shall not affect the validity of the remaining portions of this ordinance or its application to other persons or circumstances. Section 3. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five (5) days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 1998. ATTEST/ AUTHENTICATED: Jane E. Cantu, City Clerk APPROVED AS TO FORM: By Office of the City Attorney FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVE DATE: ORDINANCE NO.: John W. Rants, Mayor p Z cell; 6 Jo N D' w0'.. u.< :Z1-± 0:. Z w W` • D p: • cri • :C11-1 W4 111 U =. ~O. 1908 City of Tukwila Washington Ordinance No. COMPREHENSIVE LAND USE PLAN COMPREHENSIVE PLAN AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WAS,UINGTON, AMENDING ORDINANCE 1758 AS CODIFIED 1ff TUKWILA MUNICIPAL CODE TITLE 18, ZONING CODE AMENDMENTS, TO CREATE NEW STANDARDS FOR SENIOR CITIZEN HOUSING; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Tukwila's Comprehensive Plan Policies encourage a full range of housing opportunities for all population segments; and WHEREAS, Tukwila's current development standards do not address the special housing needs of senior citizens; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Ordinance 1758 §1, as codified at TMC 18.14.010, is hereby amended to read as follows: 18.14.010 Purpose. This district implements the High Density Residential Comprehensive Plan designation, which allows up to 22.0 dwelling units• per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high-density, multiple - family district which is also compatible with commercial and office areas. Section 2. Ordinance 1758 §1, as codified at TMC 18.14.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.14.020 Permitted uses. 2. Convalescent and nursing homes for not more than 12 patients. Section 3. Ordinance 1758 §1, as codified at TMC 18.14.070, is hereby amended to read as follows: 18.14.070 Basic development standards. HDR BASIC DEVELOPMENT STANDARDS Lot area, minimum 9,600 sq. ft. Lot area per unit 2,000 sq. ft. (multi-family except senior citizen housing) Average lot width (min. 20 ft street frontage width), minimum 60 feet Setbacks (minimum): • Front - 1st Floor 15 feet • Front - 2nd Floor 20 feet • Front - 3rd Floor 30 feet • Front - 4th Floor 45 feet • Second Front - 1st Floor 7.5 feet • Second Front - 2nd Floor 10 feet • Second Front- 3rd Floor 15 feet • Second Front - 4th Floor 22.5 feet • Sides - 1st Floor 10 feet • Sides - 2nd Floor 20 feet • Sides - 3rd Floor 20 feet (30 feet if adjacent to LDR) • Sides - 4th Floor 30 feet • Rear - 1st Floor 10 feet • Rear - 2nd Floor 20 feet • Rear - 3rd Floor 20 feet (30 feet if adjacent to LDR) • Rear - 4th Floor 30 feet Height, maximum 45 feet Development area coverage 50% maximum (except senior citizen housing) Landscape requirements (minimum) See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Front 15 feet • Sides 10 feet • Rear 10 feet Recreation space 400 sq. ft. per dwelling unit (1,000 sq. ft. min.) 100 sq. ft. per dwelling unit Senior citizen housing Recreation space Off-street parking: • Residential (except senior citizen housing) • Accessory dwelling unit • Other uses including senior citizen housing 2 per dwelling unit See Accessory Use section of this chapter See Off-street Parking & Loading Regulations chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the require - ments of the State Environmental Policy Act, RCW 43.21 C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 4. Ordinance 1758 §1, as codified at TMC 18.16.010, is hereby amended to read as follows: 18.16.010 Purpose. This district implements the Mixed-Use Office Comprehensive Plan designation which allows up to 14.5 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to create and maintain areas characterized by professional and commercial office structures, mixed with certain complementary retail and residential uses. Section 5. Ordinance 1758 §1, as codified at TMC 18.16.020, is hereby amended to remove retirement homes from the list of permitted uses and add senior citizen housing as follows: 18.16.020 Permitted uses. The following uses are permitted outright within the Mixed-Use Office district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Animal veterinary, including associated temporary indoor boarding; access to an arterial required. •Z • mow. 6 D U0 v70 =, in 0. u. Qi =d H= Z H0- Z 2 D. U • = V', H —. • •z 2. Beauty or barber shops. 3. Bicycle repair shops. • 4. Billiard or pool rooms. 5. Computer software development and similar uses. 6. Convalescent and nursing homes for not more than 12 patients. 7. Day care centers. 8. Dwelling - One detached single-family unit per lot (includes factory-built. or modular home that meets UBC). 9. Dwelling - Multi- family units above office and retail uses. 10. Dwelling - Senior citizen housing as a freestanding use subject to additional requirements. 11. Financial, banking, mortgage, and other services. 12. Fraternal organizations. 13. High tech uses including research and development, light assembling, repair or storage of electronic equipment, instruments, or biotechnology with at least 35% office. 14. Laundries: a. self service b. dry cleaning c. tailor, dyeing 15. Libraries, museums or art galleries (public). 16. Medical and dental laboratories. 17. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above, including: a. medical b. dental c. government; excluding fire and police stations d. professional e. administrative f. business, such as travel, real estate g. commercial 18. Outpatient, inpatient, and emergency medical and dental commercial services. 19. Parking lots or garages for private passenger cars (public). 20. Public parks, trails, picnic areas and playgrounds but not including amusement parks, golf courses, or commercial recreation. 21. Recreation facilities (commercial - .indoor) . athletic or health clubs. 22. Restaurants, including cocktail lounges in conjunction with a restaurant. 23. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items. 24. Retail sales as part of a planned mixed -use development, where at least 50% of gross leasable floor area development is for office use; no auto - oriented retail sales (e.g., drive-ins, service stations). 25. Schools and studios for education or self - improvement. 26. Studios - art, photography, music, voice and dance. 27. Telephone exchanges. 28. Other uses not specifically listed in this Title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; and b. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. Section 6. Ordinance 1758 §1, as codified at TMC 18.16.040, is hereby amended to remove retirement homes from the list of conditional uses as follows: 18.16.040 Conditional uses. 5. Convalescent and nursing homes for more than 12 patients. Section 7. Ordinance 1758 §l, as codified at TMC 18.16.080, is hereby amended to read as follows: •z ZE-• ' • fY w. O 0 w =. w 0}' g J. a. D- at Z� .I- 0 w �. :gyp, O } w W H Z. • 0 -. Z 18.16.080 Basic development standards.1 1 Lot area per unit multi- family 3,000 sq. ft. (except senior citizen housing), minimum Setbacks to yards, minimum • Front 25 feet • Second front. 12.5 feet • Sides 10 feet • Sides, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet • Rear 10 feet • Rear, if adjacent to LDR, MDR, HDR • 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet Height, maximum 3 stories or 35 feet Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements 15 feet 5 feet • Front(s) • Sides • Sides, if adjacent to LDR, MDR, HDR • Rear • Rear, if adjacent to LDR, MDR, HDR Recreation space Senior citizen housing Recreation space Off-street pzrking: • Residential 2 per dwelling unit (except senior citizen housing) • Accessory dwelling unit See Accessory Use section of this chapter • Office, minimum 2.5 per 1,000 sq. ft. gross floor area. • Retail, minimum 2.5 per 1,000 sq. ft. gross floor area • Other uses including senior citizen See Off- street Parking & Loading housing Regulations chapter 10 feet 5 feet 10 feet 200 sq. ft. per dwelling unit (1,000 sq. ft. min.) 100 sq. ft. per dwelling unit Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the require- ments of the State Environmental Policy Act, RCW 43.21 C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated.. Section 8. Ordinance 1758 §1, as codified at TMC 18.18.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.18.020 Permitted uses. 4. Convalescent and nursing homes for not more than 12 patients. Section 9. Ordinance 1758 §1, as codified at TMC 18.18.040, is hereby amended to remove retirement homes from the list of conditional uses as follows: 18.18.040 Conditional uses. 4. Convalescent and nursing homes for more than 12 patients. Section 10. Ordinance 1758 §1, as codified at TMC 18.22.010, Is hereby amended to read as follows: z Z: • mow: • • JU; 0 0: co rn w; • w N uJ w 0' .2 g J; • • D. d: • 1- Z! • Z n p' . ww U ' Z ui • O f- Z 18.22.010 Purpose. This district implements the Neighborhood Commercial Center Comprehensive Plan designation, which allows a maximum of 14.5 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide for pedestrian- friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses. Uses include residential uses at second story or above when mined with certain retail, service, office, recreational and community facilities, generally along a transportation corridor. Section 11. Ordinance 1758 §1, as codified at TMC 18.22.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.22.020 Permitted uses. 9. Convalescent and nursing homes for not more than 12 patients. Section 12. Ordinance 1758 §1, as codified at TMC 18.22.040, is hereby amended to remove retirement homes from the list of conditional uses as follows: 18.22.040 Conditional uses. 3. Convalescent and nursing homes for more than 12 patients. Section 13. Ordinance 1758 §1, as codified at TMC 18.22.080, is hereby amended to read as follows: 18.22.080 Basic development standards. Lot area per unit (multi- family 3,000 sq. ft. except senior citizen housing), minimum Setbacks to yards, minimum • Front • Second front • Sides • Sides, if adjacent to LDR, MDR, HDR - 1st floor - 2nd floor - 3rd floor • Rear • Rear, if adjacent to LDR, MDR, HDR - 1st floor - 2nd floor - 3rd floor Height, maximum 6 feet (12 feet if located along Pacific Highway South) 5. feet . 10 feet 10 feet 20 feet 20 feet 10 feet 10 feet 20 feet 20 feet 3 stories or 35 feet (4 stories or 45 feet in the NCC of the Pacific Highway Corridor, if a mixed use with a residential and commercial component) Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Front(s) 5 feet • Sides None • Sides, if adjacent to LDR, MDR, HDR 10 feet • Rear None • Rear, if adjacent to LDR, MDR, HDR 10 feet Recreation space 200 sq. ft. per dwelling unit (1,000 sq. ft. min.) Senior Citizen Housing 100 sq. ft. per dwelling unit Recreation space Off street parking • Residential 2 per dwelling unit (except senior citizen housing) • Accessory dwelling unit See Accessory Use section of this chapter • Office 2.5 per 1,000 sq. ft. gross floor area minimum ; . : v ; ; : i s » l x t ' r ° ; ✓ } j ' � U ' r , ' : . 1- 3 t 4 7 5 5 « ' i : ;.. .SST ' (° , S , k1'YXt •Z z; Wl 2( D. • • JU. UO NCI:. W, WI • N u_'. W •O. u_ a' • h-W'; 1-O Z F— wLL/0 : 1 — 1• z'. • Retail 2.5 per 1,000 sq. ft. gross floor area minimum • Warehouse /manufacturing 1 per 1,000 sq. ft. gross floor area minimum • Other uses Including senior citizen See Off-street Parking & Loading Regulations housing chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smdke and other airborne pollutants, (2) TMC 8.22, "Noise", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the require- ments of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. • Section 14. Ordinance 1758 §1, as codified at TMC 18.24.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.24.020 Permitted uses. 12. Convalescent and nursing homes for not more than 12 patients. Section 15. Ordinance 1758 §1, as codified at TMC 18.24.040, is hereby amended to remove retirement homes from the list of conditional uses as follows: 18.24.040 Conditional uses. 6. Convalescent and nursing homes for more than 12 patients. Section 16. Ordinance 1758 §1, as codified at TMC 18.26.010, is hereby amended to read as follows: 18.26.010 Purpose. This district implements the Regional Commercial Mixed Use Comprehensive Plan designation, which allows up to 14.5 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide for areas characterized by commercial services, offices, lodging, entertainment, and retail activities with associated warehousing, and accessory light industrial uses, along a transportation corridor and intended for high - intensity regional uses. Residential uses mixed with certain commercial uses are allowed at second story or above. The zone's standards are intended to promote attractive development, an open and pleasant street appearance, and compatibility with adjacent residential areas. Section 17. Ordinance 1758 §1, as codified at TMC 18.26.020, is hereby amended . to remove retirement homes from the list of permitted uses as follows: 18.26.020 Permitted uses. 12. Convalescent and nursing homes for not more than 12 patients. Section 18. Ordinance 1758 §1, as codified at TMC 18.26.040, is hereby amended to remove retirement homes from the list of conditional uses as follows: 18.26.040 Conditional uses. 6. Convalescent and nursing homes for more than 12 patients. Section 19. Ordinance 1758 §1, as codified at TMC 18.26.080, is hereby amended to read as follows: • Z = 1— Z QQom' W D 00. 0 ■ Nw W =: w O', 2 --� u_Q %� ~2 H O: z I— W w. O N 2 , I-V: uiz UN O F- . Z 18.26.080 Basic development standards. RCM BASIC DEVELOPMENT STANDARDS Lot area per unit (multi- family 3,000 sq. ft. except senior citizen housing), minimum Setbacks to yards, minimum • Front 20 feet • Second front 10 feet • Sides 10 feet • Sides, if adjacent to LDR, MDR, HDR - 1st floor 10 feet • 2nd floor 20 feet • 3rd floor 30 feet • Rear l0 feet • Rear, if adjacent to LDR, MDR, HDR • 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet Height, maximum 3 stories or 35 feet Landscape requirements (minimum) See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Front(s) 10 feet • Sides 5 feet • Sides, If adjacent to LDR, MDR, HDR 10 feet • Rear None • Rear, if adjacent to LDR, MDR, HDR 10 feet Recreation space 200 sq. ft. per dwelling unit, 1,000 sq. ft. min. Senior citizen housing 100 sq. ft. per dwelling unit Recreation space Off street parking • Residential 2 per dwelling unit (except senior citizen housing) • Office 2.5 per 1,000 sq. ft. gross floor area minimum • Retail 2.5 per 1,000 sq. ft. gross floor area minimum • Warehouse /manufacturing 1 per 1,000 sq. ft. gross floor area minimum • Other uses including senior citizen See Off - street Parking & Loading Regulations housing chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise•, and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the require- ments of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 20. Ordinance 1758 §1, as codified at TMC 18.28.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.28.020 Permitted uses. 12. Convalescent and nursing homes for not more than 12 patients. Section 21. Ordinance 1758 §l, as codified at TMC 18.28.040, is hereby amended to remove retirement homes from the list of conditional uses and add senior citizen housing as follows: 18.28.040 Conditional uses. 6. Convalescent and nursing homes for more than 12 patients. 7. Dwelling - Multi- family units (Max. 22.0 units /acre except senior citizen housing which is allowed to 100 units /acre, as a mixed -use development that is non - industrial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond. Z Q • H' tY w •aa W� JUi , .0 0: cn ' N W: W =: J H: w. wo J' • ¢. to �� mow: • • Z0. U0 O N, f7 H; w Z1 0 . Section 22. Ordinance 1758 §1, as codified at TMC 18.28.080, is hereby'amended to read as follows: 18.28.080 Basic development standards. TUC BASIC DEVELOPMENT STANDARDS Lot area per unit (multi- family 2,000 sq. ft. except senior citizen housing), minimum Setbacks to yards, minimum • Front 15 feet • Second front 15 feet • Sides 10 feet • Sides, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet • Rear 10 feet • Rear, if adjacent to LDR, MDR, HDR • 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet Height, maximum 115 feet Landscape requirements, minimum See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Fronts 15 feet; required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe-type seating and similar features, subject to approval. None 10 feet None • Sides • Sides - if adjacent to LDR, MDR, HDR • Rear • Rear - if adjacent to LDR, MDR, HDR Recreation space Senior Citizen Housing Recreation space Off Street Parking • Residential 2 per dwelling unit (except senior citizen housing) • Office 2.5 per 1,000 sq. ft. gross floor area minimum • Retail 4 per 1,000 sq. ft. gross floor area minimum • Warehouse /manufacturing 1 per 1,000 sq. ft. gross floor area minimum • Other uses including senior citizen See Off-street Parking & Loading Regulations housing chapter 10 feet 200 sq. ft. per dwelling unit, 1,000 sq. ft. min. 100 sq. ft. per dwelling unit Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise•, and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the require- ments of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 23. Ordinance 1758 §1, as codified at TMC 18.30.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.30.020 Permitted uses. 13. Convalescent and nursing homes for not more than 12 patients. Section 24. Ordinance 1758 §1, as codified at TMC 18.30.040, is hereby amended to remove retirement homes from the list of conditional uses as follows: ' 18.30.040 Conditional uses. 6. Convalescent and nursing homes for more than 12 patients. Section 25. Ordinance 1758 §1, as codified at TMC 18.40.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.40.020 Permitted uses. 13. Convalescent and nursing homes for not more than 12 patients. Section 26. Ordinance 1758 §1, as codified at TMC 18.40.040, is hereby amended to remove retirement homes from the list of conditional uses and add senior citizen housing as follows: 18.40.040 Conditional uses. 6. Convalescent and nursing homes for not more than 12 patients. 8. Dwelling - Multi - family units (Max. 22.0 units /acre except senior citizen housing which is allowed to 100 units /acre, as a mixed-use development that is nonindustrial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond. Section 27. Ordinance 1758 §1, as codified at TMC 18.40.080, is hereby amended to read as follows: 18.40.080 Basic development standards. TVS BASIC DEVELOPMENT STANDARDS • Lot area per unit (multi-family 2,000 sq. ft. except senior citizen housing), minimum Setbacks to yards, minimum • Front 25.feet • Second front 12.5 feet • Sides 5 feet • Sides, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet • Rear 5 feet • Rear, if adjacent to LDR, MDR, HDR - 1st floor 10 feet • 2nd floor • 20 feet - 3rd floor 30 feet Height, maximum 115 feet Landscape requirements (minimum). See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Fronts 15 feet; required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to approval. None 10 feet None • Sides • Sides - if adjacent to LDR, MDR, HDR • Rear • Rear - if adjacent to LDR, MDR, HDR Recreation space Senior Citizen Housing Recreation space Off Street Parking • Residential 2 per dwelling unit (except senior citizen housing) • Office 2.5 per 1,000 sq. ft. gross floor area min. • Retail 4 per 1.000 sq. ft. gross floor area min. 10 feet 200 sq. ft. per dwelling unit, 1,000 sq. ft. min. 100 sq. ft. per dwelling unit 3i.•.h,3 ur „X::z'�i::n:Y� »t%.;, ` :�r3k��.,. ".r1Zaxta Z _ w fY 2 J U: U O; CO 0` moW; 111 Z' - F- g J= LL Z I— 0: Z Ill j' U0 w W: Z, U =t 0t—_ • Warehouse /industrial 1 per 1,000 sq. ft. gross floor area min. • Other Uses including senior citizen See Off-street Parking & Loading Regulations housing chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, Noise", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the require- ments of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 28. Ordinance 1758 §l, as codified at TMC 18.50.085, is hereby amended to read as follows: 18.50.085 Maximum percent development area coverage. In the MDR and HDR zones the maximum percent development area coverage shall be 50 %3 except for senior citizen housing developments in HDR. If the building is converted to regular apartments the 50% limit must be met. Section 29. Ordinance 1758 §1, as codified at TMC 18.52.060, is hereby amended to read as follows: 18.52.060 Recreation space requirements. In all MDR and HDR zoning districts, any proposed multiple- family structure, complex or develop- ment shall provide on the premises and for the use of the occupants a minimum amount of recreation space according to the following provisions: 1. Required Area. a. For each proposed dwelling unit in the multiple-family development, a minimum of 400 square feet (100 square feet for senior citizen housing) of recreation space shall be provided. Any multiple - family structure, complex or development shall provide a minimum of 1,000 square feet of total recreation space; b. The front, side and rear yard setback areas required by the applicable zoning district shall not qualify as recreation space; 2. Indoor or Covered Space. a. No more than 50% of the required recreation space may be indoor or covered space in standard multi-family developments. Senior citizen housing must have at least 20% indoor or covered space; b. The Board of Architectural Review may grant a maximum of two square feet of recreation space for each one square foot of extensively improved indoor recreation space provided. Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. 3. Uncovered Space. a. A minimum of 50% of the total required recreation space shall be open or uncovered, up to 100% of the total requirement may be in open or uncovered recreation space in standard multi- family developments. Senior citizen housing allows up to 80% of recreation space to be outdoors and has no minimum outdoor space requirement; b. Recreation space shall not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as endorsed by the Director. c. The Board of Architectural Review may grant a maximum credit of two square feet of recreation space for each one square foot of outdoor pool and surrounding deck area. 4. General Requirements. a. Multiple - family complexes (except senior citizen housing) which provide dwelling units with two or more bedrooms shall provide adequate recreation space for children with at least one space for the 5-to-12-year old group. Such space shall be at least 25% but not more than 50% of the total recreation space required under TMC 18.52.060.1, and shall be designated, located and maintained in a safe condition; b. Adequate fencing, plant screening, or other buffer shall separate the recreation space from parking areas, driveways or public streets. c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. Section 30. Severability. Should any section, paragraph, sentence, clause or phrase of this ordinance, or its application to any person or circumstance, be declared unconstitutional or otherwise invalid for any reason, or should any portion of this ordinance be preempted by state or federal law or regulation, such decision or pre-emption shall not affect the validity of the remaining portions of this ordinance or its application to other persons or circumstances. Section 31. Effective Date. This ordinance or a summary thereof shall be published iri the official newspaper of the City, and shall take effect and be in full force five (5) days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 1998. ATTEST /AUTHENTICATED: Jane E. Cantu, City Clerk APPROVED AS TO FORM: By Office of the City Attorney FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVE DATE: ORDINANCE NO.: John W. Rants, Mayor City of Tukwila Washington Ordinance No. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING ORDINANCE 1758, AS CODIFIED AT TUKWILA MUNICIPAL CODE 18.60.053, AND AMENDING THE CITY'S MULTI - FAMILY DESIGN GUIDELINES; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the design concepts expressed in the Multi- Family Design Guidelines booklet illustrate and supplement the Multi- Family Review Guidelines in the Zoning Code (TMC 18.60.053); and WHEREAS, the Multi- Family Design Guidelines reflect the desired design quality for multi- family developments as stated in the Purpose and. Objectives of the. Board of Architectural Review (TMC 18.60.010), which must approve all multi- family developments; and WHEREAS, Tukwila's Comprehensive Plan Policies encourage a full range of housing opportunities for all population segments; and WHEREAS, the Multi- Family Design Guidelines are not all appropriate for senior citizen housing due to different characteristics and densities; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. The Multi- Family Design Guidelines are hereby amended as follows: INTRODUCTION, Page 1, add: When using these Design Guidelines to review senior citizen housing developments the following items shall not apply because they do not address the density, use or other characteristics of senior housing: I. Site Planning Figure 3 II. Building Design Items 2 and 6 III. Landscape /Site Treatment Figures 31 and 32 Items 30, 31, 32, 33, 34, and 35 Section 2. Ordinance 1758 §1, as codified at TMC 18.60.053, is hereby amended as follows: 18.60.053 Multi- family review guidelines. In reviewing any application, the following guidelines shall be used by the BAR in its decision making, as well as the Multi- Family Design Guidelines booklet. The applicant shall bear the full burden of proof that the proposed development plans satisfy all of the review guidelines. The BAR may modify a literal interpretation of the review guidelines If, in their judgment, such modification(s) better implement the Comprehensive Plan goals, objectives and policies. z z • w. u' U O; w ' co w. W. =. I. LL.` w0 u. J` = d. I- Z 1._ 1- 0' ZI- uj 0 — O t-; = w, �F- tii Z: UN. H Z 1. Site Planning. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multifamily development's design need not be harmoniously integrated with adjacent single family structures if that existing single family use is designated as "Commercial" or "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single family) designation would require such harmonious design integration. b. Natural features which contribute to desirable neighborhood character shall be preserved to the maximum extent possible. Natural features include, but are not limited to, ; Z existing significant trees and stands of trees, wetlands, streams, and significant topographic O` features. c. The site plan shall use landscaping and building shapes to form an aesthetically 0 0 pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating ; .co 0 pedestrian travel along the street, using architecture and landscaping to provide a desirable w =. transition from streetscape to the building, and providing an integrated linkage from pedestrian and J u_ vehicular facilities to building entries. O! d. Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between l ¢. the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. = w f. Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be Z coordinated with site development to ensure a harmonious transition between adjacent projects. , H 0 g. Varying degrees of privacy for the individual residents shall be provided; increasin g f-. W' from the public right-of-way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate v to specific site area functions. o h. Parking and service areas shall be located, designed, and screened to interrupt and W W' reduce the visual impact of large paved areas; 1— i. The height, bulk, footprint, and scale of each building shall be in harmony with its LI O • site and adjacent long -term structures. ell Z Z co 2. Building Design. a. Architectural style is not restricted, evaluation of a project shall be based on the Z quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood; b. Buildings shall be of appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures which are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the non- conforming structure's anticipated permanence; c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure; d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. 3. Landscape and Site Treatment a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place; b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the affects of large paved areas, and break up visual mass; c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on-site recreation areas, and to adjacent public recreation areas shall be provided; d. Appropriate landscape transition to adjoining properties shall be provided; 4. Miscellaneous Structures. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale; b. Screening of service yards, and other places which tend to be unsightly, shall be accomplished by the use of walls, fencing, planting, berms, or combinations of these. Screening shall be effective in winter and summer; c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping; d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded, and restrained in design with no off -site glare spill over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. Section 3. Severability. Should any section, paragraph, sentence, clause or phrase of this ordinance, or its application to any person or circumstance, be declared unconstitutional or otherwise invalid for any reason, or should any portion of this ordinance be pre - empted by state or federal law or regulation, such decision or pre - emption shall not affect the validity of the remaining portions of this ordinance or its application to other persons or circumstances. tie 4 Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force rive (5) days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 1998. ATTEST /AUTHENTICATED: Jane E. Cantu, City Clerk APPROVED AS TO FORM: By Office of the City Attorney FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVE DATE: •' ORDINANCE NO.: ti:7.:_'Lc'^ +rt.+!.! "•t»i2ft :..:d£71311c• , Narfa#aisus :mirth u•: John W. Rants, Mayor Z ~w •W� .J.U. U 0 :N ' Nw w =; 'CO u' w 0`. Q •,= a. • • H w F- 0: • Z w . . .2 Di N s0 ' • • f7 H: wuJ o17 Z. j . MWIHF�M�n1YYSInM.tx•!� No Community and Parks Committee Monday, January 26, 1998 5:00 p.m. Agenda Agenda items 1. Draft Pac Highway 99 Revitalization Plan 2. Senior Housing Comp Plan and Code. Amendments Action Discuss plan and schedule for reviewing the Highway 99 Plan in the next 6 months. Consider the recommendation from the Planning Commission to increase housing densities and reduce some design requirements for senior housing as was discussed in 1997. The City of Tukwila strives to accommodate persons with disabilities. Please call Lucy Lauterbach at 433 -1834 if you need special accommodations. z w JU 00 coo • w J w• 0 �Q =• a w z= h0 Z - w O • co 0 w Z = z City of Tukwila Department of Community Development MEMORANDUM TO: Community Affairs and Parks S .e.° FROM: Steve Lancaster, DCD Director 1. RE: Senior Housing Comprehensive Plan and Code Amendments DATE: January 22, 1998 John W. Rants, Mayor Steve Lancaster, Director Background In March of 1997 the City Council considered several proposed Comprehensive Plan amendments. After a public hearing the Council decided to continue review of only one of these amendments, which would allow senior citizen housing at higher densities than Tukwila's current maximum of 22 units per acre. The Council made a number of policy decisions including increasing the proposed density from 50 to 60 units per acre in HDR, MUO, NCC and RCM. The City Council then forwarded the proposed amendments to the Planning Commission for a recommendation. Planning Commission Action The Planning Commission held a public hearing and three work sessions to develop the attached recommended ordinances. One ordinance includes changes to the Comprehensive Plan Land Use Map Legend, one includes changes to the Zoning Code and one readopts and amends the Multi - Family Design Guidelines. Following are the policy decisions made by the Commission. 1) Recreation space area requirement • The recreation space requirement has been decreased to 100 square feet per unit. 2) Recreation space location requirement • A minimum of 20% of recreation space is required to be located indoors. 3) Market rate verses low income senior citizen housing • The ordinance is silent on the issue of rental rates and therefore allows a range of housing types to be built under the senior citizen housing code provisions. 6300 Southcenter Boulevar4 Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax. (206) 4313665 Comprehensive Plan Changes The draft ordinance would change the Comprehensive Plan Land Use Map Legend to allow senior housing at 60 or 100 units per acre, which is a higher density than our current comprehensive plan designations allow. Zoning Code Changes The draft ordinance would change the zoning district standards to allow senior housing at a higher density than current development standards. .In addition, the references to "Convalescent, nursing and retirement homes" throughout the code have been changed to eliminate retirement homes. This will clarify the distinction between multi- family housing with special services for seniors and institutions which provide nursing care to sick and disabled persons of all ages. Changes have also been made to the recreation space standards for multi- family housing to address the specific needs of seniors. Multi -Family Design Guideline Changes The draft ordinance would add a note to the Multi- family Design Guidelines to exempt senior citizen housing from a few of the standards that would not be applicable to projects at 60 to 100 units per acre or that address the needs of children rather than seniors. Council Action The next step is for the CAP to forward the draft ordinances amending the Comprehensive Plan, Zoning Code and Multi- family Design Guidelines to the COW for final review and a public hearing. 10 z. 4 . W Wes; J U∎ o 0!. co o = W uw LLa -v • _, z � t- o. z t-:: U0 o �. : w: = 0. ui Z UN. 0 �. Z • • AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE CITY'S 1995 COMPREHENSIVE LAND USE PLAN AS ADOPTED BY ORDINANCE 1757, TO. CREATE NEW DENSITY STANDARDS FOR SENIOR CITIZEN HOUSING IN CERTAIN LAND USE DESIGNATIONS; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Tukwila's Comprehensive Plan Policies encourage a full range of housing opportunities for all population segments; and WHEREAS, Tukwila's current housing density limits do not address the unique nature of senior citizen housing; and WHEREAS, the Planning Commission and City Council have held public hearings to consider this issue; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Certain land use designations of the City of Tukwila's 1995 Comprehensive Land Use Plan, as adopted by Ordinance 1757, are hereby amended to read as follows: COMPREHENSIVE PLAN LAND USE MAP LEGEND Land Use Designations High- density Residential: Areas characterized by multi-family buildings: 15 - 21.8 units per net acre with senior citizen housing allowed up to 60 units per net acre. • Mixed -Use Office: Areas characterized by professional and commercial office structures, mixed with certain complementary retail, and residential uses and senior citizen housing allowed up to 60 units per net acre. Neighborhood Commercial Center. Pedestrian- friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses. Uses include certain commercial uses mixed with residential at second story or above, with a maximum density of 14.5 units per acre (senior citizen housing allowed tip to 60 units per net acre); retail; service; office; and recreational and community facilities, generally along a transportation corridor. Regional Commercial Mixed Use: Areas characterized by commercial services, offices, lodging, entertainment, retail activities and associated warehousing, and certain accessory light industrial uses. Residential uses mixed with certain commercial uses are also allowed, at second story or above levels, subject to special design standards, and with a maximum density of 14.5 units per acre (senior citizen housing allowed up to 60 units per net ligra ..., •. Y . v t 2'y • • :. im':• • t�.' e ... • Tukwila Urban Center Mixed Use' :dential: Areas adjacent to water amenities (1.e ) Tukwila Pond, the Green River, and Minkler Pond) that allow mixed use residential, subject to special design standards, with a maximum density of 22 units per acre jsenlor citizen bousin¢ allowed up to 100 units per net acrel. These are the only areas where mixed use residential is allowed in the Tukwila Urban Center. Tukwila Valley South Mixed Use Residential: Areas adjacent to the Green River that allow mixed use residential, subject to special design standards, with a maximum density of 22 units per net acre (senior citizen housing allowed up to 100 units per net acrel. These are the only areas where mixed use residential is allowed in the Tukwila Valley South area. Section 2. Severability. Should any section, paragraph, sentence, clause or phrase of this ordinance, or its application to any person or circumstance, be declared unconstitutional or otherwise invalid for any reason, or should any portion of this ordinance be pre-empted by state or federal law or regulation, such decision or pre-emption shall not affect the validity of the remaining portions of this ordinance or its application to other persons or circumstances. Section 3. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five (5) days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of ,1997. ATTEST /AUTHENTICATED: Jane E. Cantu, City Clerk APPROVED AS TO FORM: By Office of the City Attorney FILED WITH THE CITY CLERIC: PASSED BY THE CITY COUNCIL PUBLISHED: EFFECTIVE DATE: ORDINANCE NO.: John W. Rants, Mayor • T AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING ORDINANCE 1758 TUKWILA MUNICIPAL CODE TITLE 18, ZONING, TO CREATE NEW STANDARDS FOR SENIOR CITIZEN HOUSING; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Tukwila's Comprehensive Plan Policies encourage a full range of housing opportunities for all population segments; and WHEREAS, Tukwila's current development standards do not address the special housing needs of senior citizens; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Ordinance 1758 §1, as codified at TMC 18.14.010, is hereby amended to read as follows: 18.14.010 Purpose. This district implements the High Density Residential Comprehensive Plan designation, which allows up to 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high- density, multiple- family district which is also compatible with commercial and office areas. Section 2. Ordinance 1758 §1, as codified at TMC 18.14.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.14.020 Permitted uses. 2. Convalescent; r;t d nursing and - retirement homes for not more than 12 patients. Section 3. Ordinance 1758 §1, as codified at TMC 18.14.070, is hereby amended to read as follows: 18.14.070 Basic development standards. HDR BASIC DEVELOPMENT STANDARDS Lot area, minimum 9,600 sq. ft. Lot area per unit 2,000 sq. ft. (multi- family except senior citizen housing) Average lot width (min. 20 ft street frontage width), minimum 60 feet • I S Q •;. _F—Z• . I—: w' W � 0; U O' co w; W =; H. ( w wo'. g w Q; 10. I- al' Z �. H O` Z w w'. 2 U 'O N' ;w w; Z 0 Y2 O F—.. z Setbacks (minimum): • Front - 1st Floor 15 feet • Front - 2nd Floor 20 feet • Front - 3rd Floor 30 feet • Front - 4th Floor 45 feet • Second Front - 1st Floor 7.5 feet • Second Front - 2nd Floor 10 feet • Second Front - 3rd Floor 15 feet • Second Front - 4th Floor 22.5 feet • Sides - 1st Floor 10 feet • Sides - 2nd Floor 20 feet • Sides - 3rd Floor 20 feet (30 feet if adjacent to LDR) • Sides - 4th Floor 30 feet • Rear -1st Floor 10 feet • Rear - 2nd Floor 20 feet • Rear - 3rd Floor 20 feet (30 feet if adjacent to LDR) • Rear - 4th Floor 30 feet Height, maximum 45 feet Development area coverage 50% maximum (except senior citizen housing} Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Front. 15 feet • Sides 10 feet • Rear 10 feet Recreation space 400 sq. ft. per dwelling unit (1,000 sq. ft. min.) 100 sq. ft. per dwelling unit Senior citizen housing Recreation space Off-street parking: • Residential 2 per dwelling unit (except senior citizen housingl • Accessory dwelling unit See Accessory Use section of this chapter • Other uses including senior citizen See Off-street Parking & Loading Regulations housing chapter Section 4. Ordinance 1758 §1, as codified at TMC 18.16.010, is hereby amended to read as follows: 18.16.010 Purpose. This district implements the Mixed -Use Office Comprehensive Plan designation which allows up to 14.5 dwelling units per net acre. ;senior citizen housingis allowed up to 69 dwelling units per acre, subject to additional restrictions. It is intended to create and maintain areas characterized by professional and commercial office structures, mixed with certain complementary retail and residential uses. Section 5. Ordinance 1758 §1, as codified at TMC 18.16.020, is hereby amended to remove retirement homes from the list of permitted uses and add senior citizen housing as follows: 18.16.020 Permitted uses. 6. Convalescent; Ansi nursing homes for not more than 12 patients. 10. Dwelling - Senior citizen housing as a freestanding use subject to additional requirements. Section 6. Ordinance 1758 §1, as codified at TMC 18.16.040, is hereby amended to remove retirement homes from the list of conditional uses as follows: 18 16.040 Conditional uses. 5. Convalescent; and nursing homes for more than 12 patients. • • • •..n..•. e.. ..a... ......... }YAC:. \... Section 7. Ordinance 1758 §1, `odified at TMC 18.16.080, is hereby amender'r" read as follows: 18.16.080 Basic development standards. Lot area per unit multi-family 3,000 sq. ft. !except senior citizen housingl, minimum Setbacks to yards, minimum • Front. 25 feet • Second front. 12.5 feet • Sides 10 feet • Sides, ff adjacent to LDR, MDR, HDR -1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet • Rear 10 feet • Rear, ff adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet Height, maximum 3 stories of &5- tt� Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements 15 feet 5 feet 10 feet 5 feet • Front(s) • Sides • Sides, if adjacent to LDR, MDR, HDR • Rear • Rear, if adjacent to LDR, MDR, HDR Recreation space Senior citizen housing Recreation space Off-street parking: • Residential 2 per dwelling unit (except senior citizen housingl • Accessory dwelling unit See Accessory Use section of this chapter • Office, minimum 2.5 per 1,000 sq. ft. gross floor area • Retail, minimum 2.5 per 1,000 sq. ft. gross floor area • Other uses including senior citizen See Off-street Parking & Loading Dousing Regulations chapter Performance Standards: Use, activity and operations within a structure or a site shall comply . with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, 'Noise, and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the require- ments of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. 10 feet 200 sq. ft. per dwelling unit (1,000 sq. ft. min.) 100 sq. ft. per dwelling unit Section 8. Ordinance 1758 §1, as codified at TMC 18.18.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.18.020 Permitted uses. 4. Convalescent; . d_ nursing and homes for not more than 12 patients. Section 9. Ordinance 1758 §1, as codified at TMC 18.18.040, is hereby amended to remove retirement homes from the list of conditional uses as follows: 18.18.040 Conditional uses. 4. Convalescent nursing enci-retiremetit homes for more than 12 patients. • . • z • Q • . _1-• ;Z, w „r4 g2. "J U U 0. co 0: W= J I— w 0: • gJ: u_ a: m D; • = d' .1- w. •z p—, I— 01 Z I— •O cn`. w ur H1= O: U z Section 10. Ordinance 1758 §1, as rsriified at TMC 18.22.010, is hereby amended to e.ad as follows: !l 18.22.010 Purpose. This district implements the Neighborhood Commercial Center Comprehensive Plan designation, which allows a maximum of 14.5 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acrsubject to additional restrictions. It is intended to provide for pedestrian-friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses. Uses include residential uses at second story or above when mixed with certain retail, service, office, recreational and community facilities, generally along a transportation corridor. Section 11. Ordinance 1758 §1, as codified at TMC 18 22.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.22.020 Permitted uses. 9. Convalescent; and nursing and- retirement homes for not more than 12 patients. Section 12. Ordinance 1758 §1, as codified at TMC 18.22.040, is hereby amended to remove retirement homes from the list of conditional uses as follows: 18.22.040 Conditional uses. 3. Convalescent; And nursing and-retirement homes for more than 12 patients. Section 13. Ordinance 1758 §1, as codified at TMC 18.22.080, is hereby amended to read as follows: 18.22.080 Basic development standards. Lot area per unit (multi - family 3,000 sq. ft. except senior citizen housing), minimum Setbacks to yards, minimum • Front • Second front. • Sides • Sides, if adjacent to LDR, MDR, HDR =1st floor 10 feet - 2nd floor 20 feet • 3rd floor 20 feet • Rear 10 feet • Rear, if adjacent to LDR, MDR, HDR - 1st floor - 2nd floor - 3rd floor Height, maximum 6 feet (12 feet if located along Pacific Highway South) 5 feet 10 feet Landscape requirements (minimum). 10 feet 20 feet 20 feet 3 stories or 35 feet (4 stories or 45 feet in the NCC of the Pacific Highway Corridor, if a mixed use with a residential and commercial component)* See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements 5 feet None 10 feet None 10 feet 200 sq. ft. per dwelling unit (1,000 sq. ft. min.) 100 sq. ft. per dwelling unit • Front(s) • Sides • Sides, if adjacent to LDR, MDR, HDR • Rear • Rear, if adjacent to LDR, MDR, HDR Recreation space Senior Citizen Hosing • ..r {fir... •• z 'i I< • `mow, J O U 0; CV co w I, u- w0 ag. •u_ a' w a' mow' • z • • z • w w,• • moo`. U o —i w w; S LL" O: wz O t-: z Recreation space �. Off street parking • Residential 2 per dwelling unit (except senior citizen housing • Accessory dwelling unit See Accessory Use section of this chapter • Office 2.5 per 1,000 sq. ft. gross floor area minimum • Retail 2.5 per 1,000 sq. ft. gross'floor area minimum • Warehouse/manufacturing 1 per 1,000 sq. ft. gross floor area minimum • Other uses including senior citizen See Off-street Parting & Loading Regulations housing chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, •Noise', and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the require- ments of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 14. Ordinance 1758 §1, as codified at TMC 18.24.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.24.020 Permitted uses. 12. Convalescent; and nursing anent homes for not more than 12 patients. Section 15. Ordinance 1758 §1, as codified at TMC 18.24.040, is hereby amended to remove retirement homes from the list of conditional uses as follows: 18.24.040 Conditional uses. 6. Convalescent; ajid nursing and- retirement homes for more than 12 patients. Section 16. Ordinance 1758 §1, as codified at TMC 18.26.010, is hereby amended to read as follows: 18.26.010 Purpose. This district implements the Regional Commercial Mixed Use Comprehensive Plan designation, which allows up to 14.5 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide for areas characterized by commercial services, offices, lodging, entertainment, and retail activities with associated warehousing, and accessory light industrial uses, along a transportation corridor and intended for high - intensity regional uses. Residential uses mixed with certain commercial uses are allowed at second story or above. The zone's standards are intended to promote attractive development, an open and pleasant street appearance, and compatibility with adjacent residential areas. Section 17. Ordinance 1758 §1, as codified at TMC 18.26.020,. is hereby amended to, remove retirement homes from the list of permitted uses as follows: 18.26.020 Permitted uses. 12. Convalescent; ang nursing ate -refit homes for not more than 12 patients. Section 18. Ordinance 1758 §1, as codified at TMC 18.26.040, is hereby amended to remove retirement homes from the list of conditional uses as follows: 18.26.040 Conditional uses. 6. Convalescent; and nursing and - retirees homes for more than 12 patients. • • z Fz caat: J V 00: co 0 w= J l-, LL w O'. 2 J 1- • w z z• � Ni w w w z: w. O z Section 19. Ordinance 1758 §1, as ^modified at TMC 18.26.080, is hereby amended to,. ;a d as follows: 18.26.080 Basic development standards. RCM BASIC DEVELOPMENT STANDARDS Lot area per unit (multi- family 3,000 sq. ft except senior citizen housing), minimum Setbacks to yards, minimum • Front. 20 feet • Second front 10 feet • Sides 10 feet • Sides, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet • Rear 10 feet • Rear, if adjacent to LDR, MDR, HDR • 1st floor 10 feet - 2nd floor 20 feet • 3rd floor 30 feet Height, maximum 3 stories or 35 feet Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements 10 feet • Front(s) • Sides • Sides, if adjacent to LDR, MDR, HDR • Rear • Rear, if adjacent to LDR, MDR, HDR Recreation space Senior citizen housing Recreation space Off street parking • Residential 2 per dwelling unit (except senior citizen housing) • Office 2.5 per 1,000 sq. ft. gross floor area minimum • Retail 2.5 per 1,000 sq. ft. gross floor area minimum • Warehouse/manufacturing 1 per 1,000 sq. ft gross floor area minimum • Other uses jnduding senior dtizeq See Off-street Parking & Loading Regulations housing chapter 5 feet 10 feet None 10 feet 200 sq. ft. per dwelling unit, 1,000 sq. ft. min. 100 sq. ft. per dwelling unit Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise", and, (3) adopted State and Federal standards for water quality and hazardous' materials. In addition, all development subject to the require - ments of the State Environmental Policy Act, RCW 43.21 C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 20. Ordinance 1758 §1, as codified at TMC 18.28.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.28.020 Permitted uses. 12. Convalescent; mg nursing end - retirement homes for not more than 12 patients. Section 21. Ordinance 1758 §1, as codified at TMC 18.28.040, is hereby amended to remove retirement homes from the list of conditional uses and add senior citizen housing as follows: 18.28.040 Conditional uses. 6. Convalescent; and nursing and - retirement homes for more than 12 patients. z z mow. JU 00 m o. mow, W =. J 1-• CO w 0' • 1O . w. Z: z� t- O. . z� 0 .w F- r' O' LLi z • ---_' O • 7. Dwelling - Multi - family unir-`Viax. 22.0 units /acre except senior citizen '"-•sing which is allowed to 100 units/am ., as a mixed -use development that is non•indt..,;ial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond. Section 22. Ordinance 1758 §1, as codified at TMC 18.28.080, is hereby amended to read as follows: 18.28.080 Basic development standards. TUC BASIC DEVELOPMENT STANDARDS Lot area per unit (multi - family 2,000 sq. f . • except senior citizen housing), minimum Setbacks to yards, minimum • Front. 15 feet • Second front. 15 feet • Sides 10 feet • Sides, if adjacent to LDR, MDR, HDR -1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet • Rear • 10 feet • Rear, if adjacent to LDR, MDR, HDR -1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet Height, maximum 115 feet Landscape requirements, minimum See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Fronts 15 feet; required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to approval. • Sides None • Sides - if adjacent to LDR, MDR, HDR 10 feet • Rear None • Rear - if adjacent to LDR, MDR, HDR 10 feet Recreation space 200 sq. ft. per dwelling unit, 1,000 sq. ft. min. Senior Citizen Housing 100 sq. ft. per dwelling unit Recreation space Off Street Parldng • Residential 2 per dwelling unit {except senior citizen housine) • Office 2.5 per 1,000 sq. ft. gross floor area minimum • Retail 4 per 1,000 sq. ft. gross floor area minimum • Warehouse/manufacturing 1 per 1,000 sq. ft. gross floor area minimum • Other uses including senior citizen See Off-street Parking & Loading Regulations housing chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the require- ments of the State Environmental Policy Act, RCW 43.21 C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 23. Ordinance 1758 §1, as codified at TMC 18.30.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.30.020 Permitted uses. 13. Convalescent; and nursing homes for not more than 12 patients. 19 r. • •. • z z�. W. re 2 0O' co o; U)w w J wO g J. rz ° I- w` z�; O: z� w w: U� ;O co, 0 H, `w w' H U- U. O' Lii O~ z • Section 24. Ordinance 1758 §1,_'\codified at TMC 18.30.040, is hereby amen to remove retirement homes from the list of` ditional uses as follows: 18.30.040 Conditional uses. 6. Convalescent; and nursing and-redremeat homes for more than 12 patients. Section 25. Ordinance 1758 §1, as codified at TMC 18.40.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.40.020 Permitted uses. 13. Convalescent; Kul nursing and-retirement homes for not more than 12 patients. Section 26. Ordinance 1758 §1, as codified at TMC 18.40.040, is hereby amended to remove retirement homes from the list of conditional uses and add senior citizen housing as follows: 18.40.040 Conditional uses. 6. Convalescent; And nursing and -rem homes for not more than 12 patients. 8. Dwelling • Multi-family units (Max. 22.0 units/acre except senior citizen housing which is allowed to 100 units /acre, as a mixed -use development that is non-industrial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Mlnkler Pond. Section 27. Ordinance 1758 §1, as codified at TMC 18.40.080, is hereby amended to read as follows: 18.40.080 Basic development standards. TVS BASIC DEVELOPMENT STANDARDS Lot area per unit (multi- family 2,000 sq. ft. except senior citizen housing), minimum Setbacks to yards, minimum • Front. 25 feet • Second front. 12.5 feet • Sides 5 feet • Sides, if adjacent to LDR, MDR, HDR • -1st floor . 10 feet - 2nd floor 20 feet - 3rd floor 30 feet • Rear 5 feet • Rear, if adjacent to LDR, MDR, HDR - 1st floor - 2nd floor • 3rd floor Height, maximum Landscape requirements (minimum). • Fronts • Sides • Sides - if adjacent to LDR, MDR, HDR "• Rear • Rear - if adjacent to LDR, MDR, HDR Recreation space Senior Citizen Housing 10 feet 20 feet 30 feet 115 feet See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements 15 feet; required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to approval. None 10 feet None 10 feet 200 sq. ft. per dwelling unit, 1,000 sq. ft. min. 100 sq. ft. per dwelling unit z ; Z ft u�o U U 0 CO o w w' = � w u 0. g 52 a F=-- W. Z �.. � o Z t--; ui D 0: 0 I Lli.r U; - O- Z LUm 'U O z.:. Recrea on space Off Street Parking •'Residential 2 per dwelling unit fexcept senior citizen housing) • Office 2.5 per 1,000 sq. ft. gross floor area min. • Retail 4 per 1.000 sq. ft. gross floor area min. • Warehouse /industrial 1 per 1,000 sq. ft. gross floor area min. • Other Uses Including senior citizen See Off-street Parking & Loading Regulations housing chapter -�1 Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, 'Noise', and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the require- ments of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 28. Ordinance 1758 §1, as codified at TMC 18:50.085, is hereby amended to read as follows: 18.50.085 Maximum percent development area coverage. In the MDR and HDR zones the maximum percent development area coverage shall be 50 %, except for senior citizen housing developments in HDR. If the building is converted to regular apartments the 50% limit must be met. • Section 29. Ordinance 1758 §1, as codified at TMC 18.52.060, is hereby amended to read as follows: 18.52.060 Recreation space requirements. In all MDR and HDR zoning districts, any proposed multiple-family structure, complex or develop- ment shall provide on the premises and for the use of the occupants a minimum amount of recreation space according to the following provisions: 1. Required Area. a. For each proposed dwelling unit in the multiple - family development, a minimum of 400 square feet 5100 square feet for senior citizen housing) of recreation space shall be provided. Any multiple- family structure, complex or development shall provide a minimum of 1,000 square feet of total recreation space; b. The front, side and rear yard setback areas required by the applicable zoning district shall not qualify as recreation space; 2. Indoor or Covered Space. a. No more than 50% of the required recreation space may be indoor or covered space in standard multi- family developments. Senior citizen housing must have at least 20% Indoor or covered space ; • b. The Board of Architectural Review may grant a maximum of two square feet of recreation space for each one square foot of extensively improved indoor recreation space provided. Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. 3. Uncovered Space. a. A minimum of 50% of the total required recreation space shall be open or uncovered, up to 100% of the total requirement may be in open or uncovered recreation space in standard multi- family developments. Senior citizen housing allows up to 80% of recreation space to be outdoors and has no minimum outdoor space requirement; b. Recreation space shall not exceed a 4% slope in any direction unless It is determined that the proposed space design .clearly facilitates and encourages the anticipated use as endorsed by the Director. c. The Board of Architectural Review may grant a maximum credit of two square feet of recreation space for each one square foot of outdoor pool and surrounding deck area. 4. General Requirements. a. Multiple- family complexes (except senior citizen housing) which provide dwelling units with two or more bedrooms shall provide adequate recreation space for children with at least one space for the 5 -to -12 -year old group. Such space shall be at least 25% but not more than 50% of the total recreation space required under TMC 18.52.060.1, and shall be designated, located and maintained in a safe condition; • z ~w 6 00 w= CO J w 0; • Q: = d; �w _, I— 0. z w uj Ua 0 N, CI H. w H H;. U. O Z LLi CO z b. Adequate fencing, plant screening other buffer shall separate the recreation spacom parking areas, driveways or public streets. c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. Section 30. Severability. Should any section, paragraph, sentence, clause or phrase of this ordinance, or its application to any person or circumstance, be declared unconstitutional or otherwise invalid for any reason, or should any portion of this ordinance be pre - empted by state or federal law or regulation, such decision or pre- emption shall not affect the validity of the remaining portions of this ordinance or its application to other persons or circumstances. Section 31. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five (5) days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 1997. ATTEST /AUTHENTICATED: Jane E. Cantu, City Clerk APPROVED AS TO FORM: By Office of the City Attorney FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVE DATE: ORDINANCE NO.: John W. Rants, Mayor • 1 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING ORDINANCE 1758, AS CODIFIED AT TUKWILA MUNICIPAL CODE 18.60.053, AND AMENDING THE CITY'S MULTI - FAMILY DESIGN GUIDELINES; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the design concepts expressed in the Multi- Family Design Guidelines booklet illustrate and supplement the Multi- Family Review Guidelines in the Zoning Code (TMC 18.60.053); and WHEREAS, the Multi- Family Design Guidelines reflect the desired design quality for multi- family developments as stated in the Purpose and Objectives of the Board of Architectural Review (TMC 18.60.010), which must approve all multi- family developments; and WHEREAS, Tukwila's Comprehensive Plan Policies encourage a full range of housing opportunities for all population segments; and WHEREAS, the Multi- Family Design Guidelines are not all appropriate for senior citizen housing due to different characteristics and densities; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. The Multi- Family Design Guidelines are hereby amended as follows: INTRODUCTION, Page 1, add: When using these Design Guidelines to review senior citizen housing developments the following items shall not apply because they do not address the density. use or other characteristics of senior housing. I. Site Planning Item 5 II. Building Design Items 2 and 6 I1I. Landscape /Site Treatment JFIgures 31 and 32 items 30, 31, 32, 33, 34, and 35 Section 2. Ordinance 1758 §1, as codified at TMC 18.60.053, is hereby amended as follows: 18.60.053 Multi- family review guidelines. In reviewing any application, the following guidelines shall be used by the BAR in its decision making, as well as the Multi- Family Design Guidelines booklet. The applicant shall bear the full burden of proof that the proposed development plans satisfy all of the review guidelines. The BAR may modify a literal interpretation of the review guidelines if, in their judgment, such modification(s) better implement the Comprehensive Plan goals, objectives and policies. • z Q • • • JU. U0: U0. ;..w=, . �< In a z� I— 0: z F— U U O 0 I -': w W' O .Z51 CO; • O z 1. SIte Planning. a. Building siting, architectur nd landscaping shall be integrated into andr'nd harmoniously with the neighborhood building scale, natural environment, and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi-family development's design need not be harmoniously integrated with adjacent single family structures if that existing single family use is designated as "Commercial" or "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single family) designation would require such harmonious design integration. b. Natural features which contribute to desirable neighborhood character shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. c. The site plan shall use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. f. Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be coordinated with site development to ensure a harmonious transition between adjacent projects. g. Varying degrees of privacy for the individual residents shall be provided; increasing from the public right-of-way, to common areas, to individual residences. This can be accomplished through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate to specific site area functions. h. Parking and service areas shall be located, designed, and screened to interrupt and reduce the visual impact of large pavedareas; i. The height, bulk, footprint, and scale of each building shall be in harmony with its site and adjacent longterm structures. 2. Building Design. a. Architectural style is not restricted, evaluation of a project shall be based on the quality of its design and its ability to harmonize building texture, shape, lines and mass with the surrounding neighborhood; b. Buildings shall be of. appropriate height, scale, and design/shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent structures which are not in conformance with the Comprehensive Plan should be considered to be transitional. The degree of architectural harmony required should be consistent with the non- conforming structure's anticipated permanence; c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design. Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure; d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual Interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. • Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. 3. Landscape and Site Treatment a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are Important to defining neighborhood identity or a sense of place; • • w 6 0 00: to tu �LL w0 LL Q' co °. z1._ z o;. ui U0 O N. 0 H I 0 w w LL 0` 0 z. co O 1- z b. Landscape treatment shall. enhance existing natural and architectural feature. help separate public from private spaces, .gthen vistas and important views, provide . .e to moderate the affects of large paved areas, and break up visual mass; c. Walkways, parking spaces, terraces, and other paved areas shall 'promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on-site recreation areas, and to adjacent public recreation areas shall be provided; d. Appropriate landscape transition to adjoining properties shall be provided; 4. Miscellaneous Structures. a. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale; b. Screening of service yards, and other places which tend to be unsightly, shall be accomplished by the use of walls, fencing, planting, berms, or combinations of these. Screening shall be effective in winter and summer; c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping; d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded, and restrained in design with no offsite glare spll over. Excessive brightness and brilliant colors shall not be used unless clearly demonstrated to be integral to building architecture. Section 3. Severability. Should any section, paragraph, sentence, clause or phrase of this ordinance, or its application to any person or circumstance, be declared unconstitutional or otherwise invalid for any reason, or should any portion of this ordinance be pre-empted by state or federal law or regulation, such decision or pre - emption shall not affect the validity of the remaining portions of this ordinance or its application to other persons or circumstances. Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five (5) days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 1997. John W. Rants, Mayor ATTEST /AUTHENTICATED: Jane E. Cantu, City Clerk APPROVED AS TO FORM: By Office of the City Attorney FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: PUBLISHED: EFFECTIVE DATE: ORDINANCE NO.: 5 • • INTRODUCTION Guideline Use Fig. 1: SUMMARY GUIDELINE USE PROCESS Recognize that all projects must reflect high design quality which are harmonious with the natural and manmade environments (TMC 18.60.010). Review required multi- family review guidelines (TMC 18.60.053) for general guidance on project design quality. Review the optional illustrative Multi- family Design Guidelines herein for specific design examples and orientations. • a Project Architect reviews all guidelines then: a. adapts the illustrative design concepts to the specific site b. develops an alternative design approach with results in a similar level of design quality. a Planning Staff reviews and works with Project Architect. Tukwila Board of Architectural Review evaluates.the development and ensures that only well designed projects which maintain neighborhood livability are approved. When using these Design Guidelines to review senior citizen housing developments the following items shall not apply because they do not address the density. use or other characteristics of senior housing: L Site Planning Item 5 II. Building Desigrt Items 2 and 6 III. Landscape /Site Treatment Figures 31 and 32 Items 30.31.32.33.34. and 35 The City of Tukwila has adop.ted a policy that all multi - family developments must reflect high design quality; regardless of whether the project is oriented toward the low, middle, or high cost housing market. This does not mean that only high cost projects will be permitted in Tukwila. However, it does mean that maintaining livable neighborhoods requires architectural focus, design symmetry, and neighborhood harmony in low cost housing as well as in high cost housing: Tukwila's Zoning Code. includes various development standards to reflect basic minimum requirements such as density, building setbacks, and parking. Board of Architectural Review (BAR) approval is the basis for ensuring high design quality (TMC 18.60). BAR approval does not focus on required "numbers" to define quality design. Instead, it relies on overall results as generally defined in TMC 18.60.053. These Design Guidelines are provided to help the applicant understand the City's general desired level of quality, and to provide the BAR with a further basis for determining the needed level of design quality. These Design Guidelines are not requirements, nor are they a substitute for competent work by design professionals on a site specific basis. The City encourages innovative design alternatives • which better reflect site specific conditions and opportunities. The City recognizes that there are many techniques and architectural forms which can be used to reflect a design quality equivalent to these guidelines. In some cases such as high density projects on sensitive or prominent sites, the design quality reflected in these guidelines must be exceeded in order to maintain the existing level of neighborhood livability. The remaining introductory section discusses a vision for Tukwila's neighborhoods. This is followed by specific design guidelines which have been grouped to generally reflect the BAR review criteria (TMC 18.53) that they illustrate. ZCP z Wiz. w JU UO: to w w= w. 0 w , Q. u) D. w i= 0 .z 0 •. 101 wW tLO. O z... . MEMORANDUM DATE: TO: FROM: PROJECT: State Housing Assistance Group A Washington Non - Profit Organization Providing Affordable Housing for Seniors P.O. Box 1040, Renton, Washington 98057 -1040 Telephone: (425) 228 -4100 Facsimile: (425) 228 -2245 October 23, 1997 Ms. Nora Gierloff, Assistant Planner, City of Tukwila Arthur Martin, Executive Director, SHAG Tukwila Senior Housing We have reviewed the areas in our current Meridian Court and Auburn Court, our two most recent affordable senior housing projects, which could logically be defined as useable recreation space. These areas include the meeting/activities room, courtyard, patios, and commons. They break down as follows: Meeting Room: Courtyard: Patios: Commons: Total: +/- 800 square feet (inside) +/- 6,500 square feet +/ -1,000 square feet +/- 540 square feet (inside) +/- 8,840 square feet The amount of recreation space in our newest projects reflects the needs of our tenants who are seniors 62 years of age or older. The number translates into approximately 88 square feet per unit for usable recreation space. I would recommend that the City of Tukwila set a number of 50 square feet per unit for required recreation space in senior housing. If the required recreation space is set greater than 50 square feet per unit, we would have to develop a four -story building for the Tukwila project. The following summary of actual development density and other pertinent information from the past and current (11) senior housing projects will hopefully answer the questions the Housing Commission had at its last meeting: a�r�;' : ili:? ii:. eS;/ 3 'Qi�'&'aSYa�C"a"'+'.>:�,.'^utiK: "w fa':l ":�'oi+1' vn r_fv,.e,�y;'�f.'ync�::l, -t-: :� _ r.:' "i'SiKidi''! #iL1Si7YiN(X t•�SitM'S.'WY' .SA.K:fliNir&'UWukoss4d irlaLF T'!�l' lJi+i�l'�iF S ^26SV.Y�iRn �1.aP./ii{?M: • Memo Tukwila Senior Housing 10/23/97 Page 2 Project Site Area Cedar River Court: .8 Acres Renton, WA Titus Court: .8 Acres Kent, WA Meeker Court: 2.1 Acres Kent, WA Park Court: 1.8 Acres Kent, WA Green River Court: 2.1 Acres Kent, WA Conservatory Place: .41 Acres Tacoma, WA Meridian Court: 3.7 Acres Federal Way, WA Willamette Court: 1.6 Acres Federal Way, WA Gowe Court: .6 Acres Kent, WA Auburn Court: 5.8 Acres Auburn, WA Commencement Place: .48 Acres Tacoma, WA No. of Units Density No. of Stories 99 Units 124 Units /Ac. 4 100 Units 130 Units 130 Units 130 Units 40 Units 200 Units 100 Units 50 Units 296 Units 51 Units 125 Units /Ac. 4 62 Units /Ac. 3 72 Units /Ac. 3 62 Units /Ac. 3 97.5 Units /Ac. 3.5 54 Units /Ac. 3 62.5 Units /Ac. 3 83 Units /Ac. 4 51 Units /Ac. 3 106 Units /Ac. 3.5 I trust this information will help in the Planning Commission's efforts to provide reasonable requirements for affordable senior housing in the City of Tukwila. Please call if you have further questions. Arthur L. Martin a w! J U; `U Oi_ 0 cn UP w = -. w 0: Oi I- w _, • E- O' Z F-' Lur M o; o 1-. w W! = V: • LL Oi .O .' ru ev-tu.'_ City of Tukwila John W. Rants, Mayor Department of Community Development MEMORANDUM TO: Planning Commission Members \�� FROM: Nora Gierloff, Associate Planner \'" RE: Senior Housing Comprehensive Plan Amendment DATE: October 16, 1997 Steve Lancaster, Director Background The Planning Commission held a work session and public hearing on September 25th to consider the proposed comprehensive plan amendment to change density and other requirements for senior citizen housing. At that meeting the Commission asked staff to return with additional information about assisted living, recreation space requirements, and the built appearance of different densities. Senior Housing Information It was not possible to get accurate density information for most existing assisted living developments because they are often part of a larger complex that combines higher and lower density elements, are built on sites that have development constraints, or are being built in phases. A table of information about six assisted living developments is included in this packet. Leon Grundstein, a local developer who has worked with assisted living projects, has stated that it is possible for a project to work at densities as low as 40 units per acre, but that at least 80 total residents are needed to share the cost of staff and services. I have included an article that profiles trends in assisted living in your packet. At the September meeting the State Housing Assistance Group volunteered to provide information about recreation space and density at their existing projects. This has not arrived in time to be included in this packet, but hopefully will be presented at the work session. The Commission also discussed whether the increased density should apply to all senior housing or only to subsidized affordable projects. Staff's draft language does not include limits on the pricing, level of care, or building type allowed under the senior citizen housing code amendments because Tukwila residents may need all types of senior housing. Tukwila's senior population has a variety of different needs and ability to pay 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 4313670 • Fax (206) 431-3665 z w • • J U; c�0= .cnw: W= J �c wO cam.' _. .z f- o 0 iO N. DI-- w— _ X01 17 •z. for housing and services both now and as they grow older. Tukwila's senior citizens must currently move out of the City when they can no longer afford to stay in their homes, maintain their residences or begin to require assistance with daily living. Stafford Suites, an assisted living development in Kent that opened recently, has rents that range from $1325 for a studio to $3000 for a two bedroom unit, plus $500 for a second person in the unit. In the month that they have been open all six two bedroom apartments have been rented, so it would appear that there is a strong market for even high end senior housing in South King County. The State Housing Assistance Group (SHAG) must compete with other projects and developers for low - income housing tax credits, which are used to subsidize the cost of the units. Projects located in areas targeted for low- income housing (serving households at 80% of area median income or below) and designated by a local jurisdiction for "neighborhood revitalization" are given preference. SHAG would like the City to consider designating targeted low- income housing areas, possibly within the Highway 99 revitalization area, as part of a separate process to aid in the development of affordable housing in Tukwila. Commission Action The next step is for the Planning Commission to forward a recommendation on the code amendment to the City Council. Following are the issue areas raised at the worksession and some alternatives to the draft proposal. 1) Proposed density in the HDR, MUO, NCC and RCM zones • Stay with current proposal of 60 units per acre - • Increase the proposed density • Decrease the proposed density 2) Proposed density in the TUC and TVS zones • Stay with current proposal of 100 units per acre - 70-go -re-z-f A,,. -.-lt • Increase the proposed density T�}IQ,� (' GF. �[f`�tt �r�CZ.S�G�CL����a "V1 • Decrease the proposed density 3) Recreation space area requirement • Stay with current proposal of 200 square feet per unit • Increase the proposed recreation space requirement • Decrease the proposed recreation space requirement 4) Recreation space location requirement • Stay with current proposal that allows up to 90 percent of recreation space to be provided indoors Sor • Set a minimum percentage of recreation space to be required indoors instead of a maximum • Set both a minimum and maximum percentage of indoor recreation space An c %, ;n cZ OJk~ 5) Market rate verses low income senior citizen housing • Leave the ordinance silent on the issue of rental rates and therefore allow a range of housing types to be built under the senior citizen housing code provisions • Specify what types of senior housing can be built under the increased density provisions by rental rates, eligibility of the project for low income housing tax credits or affordability to people earning a certain percentage of area median income 6) Parking requirements for assisted living developments • Stay with the current draft that does not change the senior citizen housing parking requirements • Reduce the parking requirements for assisted living developments either as part of this comprehensive plan amendment or in a separate process z z: tewi 2 6 • JU, '(Jo; coo, cnw) w=;.. w0:•. s d ,z Hi I- o' z�- ww :. . mo; w w V Z Cu O ~". ;z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director HEARING DATE: NOTIFICATION: FILE NUMBER: APPLICANT: STAFF REPORT TO THE PLANNING COMMISSION Prepared September 15, 1997 September 25, 1997 Notice of Application published on February 24, 1997 Notice of Public Hearing published on March 14, 1997 Notice of Public Hearing mailed and published on September 12, 1997 L96 -0082 Comprehensive Plan Amendment L97 -0030 SEPA Checklist City of Tukwila REQUEST: Allow Senior Citizen Housing at increased densities in certain zones, subject to additional regulations. COMPREHENSIVE PLAN DESIGNATIONS:HDR, MUO, NCC, RCM, TUC and TVS ZONING DISTRICTS: HDR, MUO, NCC, RCM, TUC and TVS SEPA DETERMINATION: Determination of Non - Significance issued September 24, 1997 RECOMMENDATION: Approval STAFF: Nora Gierloff, Associate Planner ATTACHMENTS: A. Table of Selected South King County Senior Housing Developments 6300 SouthcenterBoulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431 -3665 z Z w. JU: U0 • N ■ W' W =, H; N w 0' u- Q; -d 1- w z Z o. w w. g n, ,0 N' Hs w 1- u. H' O; w z: =4 0 , z.._. Staff Report to the L96 -0082 Planning Commission Senior Citizen Housing Amendments FINDINGS BACKGROUND z In March of this year, the City Council considered several proposed Comprehensive Plan 1 z , amendments. After a public hearing the Council decided to continue review of only one o! of these amendments, which would allow senior citizen housing at higher densities than 6 m Tukwila's current maximum of 22 units per acre. It was recognized at that time that U O implementing the proposed Plan amendment would also require amendment of the ' w =. Zoning Code and Multi - Family Design Guidelines. Staff outlined these revisions to the N 1, Code and Design Guidelines and presented them to the Community Affairs and Parks w o Committee on July 15th. On August 26th the CAP made a number of policy decisions 2 including increasing the proposed density from 50 to 60 units per acre in HDR, MUO, g a, NCC and RCM, all of which are reflected in the strikeout/underline code language that u) d' follows. s 1- _. C3- ,.a- -a-7 ea..S c k �,, 1 a�.� 5 X' G c.r�, c.�vI CA- Un et/to :.l'„ _ v z The staff report is divided into three sections that cover proposed changes to the z i- ll/ Plan, Zoning Code, and Multi - Family Design Standards. 2 n A\ `2E.o / Mc. c - -1--z F ar-e--v U O ('O PART 1: COMPREHENSIVE PLAN CHANGES W ui I- li. Is-ET wz UI O F- z Following are the proposed changes to the Comprehensive Plan needed to allow senior housing at higher densities than our current standards. Tukwila Comprehensive Plan Land Use Designations (pages 189-190, 192) High- density residential: Areas characterized by multi - family buildings: 15 - 21.8 units per net acre with Senior citizen housing allowed up to 60 units per net acre. Mixed -Use Office: Areas characterized by professional and commercial office structures, mixed with certain complementary retail, and residential uses and senior citizen housing allowed up to 60 units per net acre. Neighborhood Commercial Center: Pedestrian - friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses. Uses include certain commercial uses mixed with residential at second story or above, with a maximum density of 14.5 units per acre (senior citizen housing allowed up to 60 units per net acre); retail; service; office; and recreational and community facilities, generally along a transportation corridor. Regional Commercial Mixed Use: Areas characterized by commercial services, offices, lodging, entertainment, retail activities and associated warehousing, and certain accessory light industrial uses. Residential uses mixed with certain commercial uses are also allowed, at second story or above levels, subject to special design standards, and with a maximum density of 14.5 units per acre (senior citizen housing allowed up to 60 units per net acre). Page 2 Staff Report to the L96 -0082 Planning Commission Senior Citizen Housing Amendments Tukwila Urban Center Mixed Use Residential: Areas adjacent to water amenities (i.e., Tukwila Pond, the Green River, and Minkler Pond) that allow mixed use residential, subject to special design standards, with a maximum density of 22 units per acre (senior citizen housing allowed up to 100 units per net acre) These are the only areas where mixed use residential is allowed in the Tukwila Urban Center. Tukwila Valley South Mixed Use Residential: Areas adjacent to the Green River that allow mixed use residential, subject to special design standards, with a maximum density of 22 units per net acre (senior citizen housing allowed up to 100 units per net acre). These are the only areas where mixed use residential is allowed in the Tukwila Valley South Area. PART 2: ZONING CODE CHANGES Following is the list of Council recommended zoning code revisions to implement the Comprehensive Plan amendment allowing senior housing at a higher density than current multi - family standards. The references to "Convalescent, nursing and retirement homes" throughout the code have been changed to eliminate retirement homes. This will clarify the distinction between multi - family housing with special services for seniors and institutions which provide nursing care to sick and disabled persons of all ages. Changes are also proposed to the recreation space standards for multi - family housing to address the specific needs of seniors. High Density Residential 18.14.010 Purpose. This district implements the High Density Residential Comprehensive Plan designation, which allows up to 22.0 dwelling units per net acre (senior citizen housing is allowed up to 60 dwelling units per acre. subject to additional restrictions). It is intended to provide a high- density, multiple family district which is also compatible with commercial and office areas. 18.14.020 Permitted uses. 2. Convalescent; and nursing and - retirement homes for not more than 12 patients. 18.14.070 Basic development standards. HDR BASIC DEVELOPMENT STANDARDS Lot area, minimum 9,600 sq. ft. Lot area per unit 2,000 sq. ft. (multi - family except senior citizen housing) Average lot width (min. 20 ft. 60 feet street frontage width), minimum Setbacks (minimum): • Front - 1st Floor • Front - 2nd Floor • Front - 3rd Floor • Front - 4th Floor • Second Front - 1st Floor • Second Front - 2nd Floor • Second Front - 3rd Floor • Second Front - 4th Floor • Sides - 1st Floor • Sides - 2nd Floor 15 feet 20 feet 30 feet 45 feet 7.5 feet 10 feet 15 feet 22.5 feet 10 feet 20 feet Staff Report to the L96 -0082 Planning Commission Senior Citizen Housing Amendments • Sides - 3rd Floor • Sides - 4th Floor • Rear - 1st Floor • Rear - 2nd Floor • Rear - 3rd Floor • Rear - 4th Floor Height, maximum Development area coverage Landscape requirements (minimum): • Front • Sides • Rear Recreation space Senior Citizen Housing Recreation space Off -street parking: • Residential • Accessory dwelling unit • Other uses Mixed Use Office 20 feet (30 feet if adjacent to LDR) 30 feet 10 feet 20 feet 20 feet (30 feet if adjacent to LDR) 30 feet 45 feet 50% maximum (except senior citizen housing) See Landscape, Recreation, Recycling/ Solid Waste Space requirements chapter for further requirements 15 feet 10 feet 10 feet 400 sq. ft. per dwelling unit (1,000 sq. ft. min.) 200 sq. ft. per dwelling unit 2 per dwelling unit (except senior citizen housing) See Accessory Use section of this chapter See Off -street Parking & Loading Regulations chapter 18.16.010 Purpose. This district implements the Mixed -Use Office Comprehensive Plan designation which allows up to 14.5 dwelling units per net acre, (senior citizen housing is allowed up to 60 dwelling units per acre, Subject to additional restrictions). It is intended to create and maintain areas characterized by professional and commercial office structures, mixed with certain complementary retail and residential uses. 18.16.020 Permitted uses. 6. Convalescent; and nursing and-retirement homes for not more than 12 patients. 10. Dwelling - Senior citizen housing as a freestanding use subject to additional requirements. 18.16.040 Conditional uses. 5. Convalescent; and nursing and - retirement homes for more than 12 patients. 18.16.080 Basic development standards. Lot area per unit multi - family 3,000 sq. ft. (except senior citizen housing), minimum Setbacks to yards, minimum • Front 25 feet • Second front 12.5 feet • Sides 10 feet • Sides, if adjacent to LDR, MDR, HDR —1st floor 10 feet — 2nd floor 20 feet — 3rd floor 30 feet • Rear 10 feet • Rear, if adjacent to LDR, MDR, HDR — 1st floor — 2nd floor — 3rd floor Height, maximum Landscape requirements 10 feet 20 feet 30 feet 3 stories or 4535 feet See.Landscape, Recreation, Recycling/ Solid Page 4 z z. f- W tract J .0 O; . u) CI . W =: J i- N LL . w o, LL Q: U D F—: •Z U ww' :H I_` O z •: Staff Report to the Planning Commission (minimum): • Front(s) • Sides • Sides, if adjacent to LDR, MDR, HDR • Rear • Rear, if adjacent to LDR, MDR, HDR Recreation space Senior Citizen Housing Recreation space Off - street parking: • Residential • Accessory dwelling unit • Office, minimum • Retail, minimum • Other uses L96 -0082 Senior Citizen Housing Amendments Waste Space requirements chapter for further requirements 15 feet 5 feet 10 feet 5 feet 10 feet 200 sq. ft. per dwelling unit (1,000 sq. ft. min.) 200 sq. ft, per dwelling unit 2 per dwelling unit (except senior citizen housing) See Accessory Use section of this chapter 2.5 per 1,000 sq. ft. gross floor area 2.5 per 1,000 sq. ft. gross floor area See Off - street Parking & Loading Regulations chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Office 18.18.020 Permitted uses. 4. Convalescent; 1 nursing anci-retifement homes for not more than 12 patients. 18.18.040 Conditional uses. 4. Convalescent; and nursing and - retirement homes for more than 12 patients. Neighborhood Commercial Center 18.22.010 Purpose. This district implements the Neighborhood Commercial Center Comprehensive Plan designation, which allows a maximum of 14.5 dwelling units per net acre (senior citizen housing is allowed up to 60 dwelling units per acre. subject to additional restrictions). It is intended to provide for pedestrian- friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses. Uses include residential uses at second story or above when mixed with certain retail, service, office, recreational and community facilities, generally along a transportation corridor. 18.22.020 Permitted uses. 9. Convalescent; and nursing and - retirement homes for not more than 12 patients. 18.22.040 Conditional uses. 3. Convalescent; and nursing awl-retirement homes for more than 12 patients. 18.22.080 Basic development standards. Lot area per unit (multi - family 3,000 sq. ft. except senior citizen housing),minimum Setbacks to yards, minimum • Front 6 feet (12 feet if located along Pacific Highway South) • Second front 5 feet • Sides 10 feet Page 5 Staff Report to the Planning Commission L96 -0082 Senior Citizen Housing Amendments • Sides, if adjacent to LDR, MDR, HDR — 1st floor — 2nd floor — 3rd floor • Rear • Rear, if adjacent to LDR, MDR, HDR — lst floor — 2nd floor — 3rd floor Height, maximum Landscape requirements (minimum): • Front(s) • Sides ▪ Sides, if adjacent to LDR, MDR, HDR • Rear • Rear, if adjacent to LDR, MDR, HDR Recreation space Senior Citizen Housing Recreation space Off street parking • Residential • Accessory dwelling unit • Office • Retail • Warehouse/ manufacturing • Other uses 10 feet 20 feet 20 feet 10 feet 10 feet 20 feet 20 feet 3 stories or 35 feet (4 stories or 45 feet in the NCC of the Pacific Highway Corridor, if a mixed use with a residential and commercial component) See Landscape, Recreation, Recycling/ Solid Waste Space requirements chapter for further requirements 5 feet None 10 feet None 10 feet 200 sq. ft. per dwelling unit (1,000 sq. ft. min.) 200 sq. ft. per dwelling unit 2 per dwelling unit (except senior citizen housing) See Accessory Use section of this chapter 2.5 per 1,000 sq.ft. gross floor area minimum 2.5 per 1,000 sq.ft. gross floor area. minimum 1 per 1,000 sq.ft. gross floor area minimum See Off - street Parking & Loading Regulations chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Regional Commercial 18.24.020 Permitted uses. 12. Convalescent; and nursing and - retirement homes for not more than 12 patients. 18.24.040 Conditional uses. 6. Convalescent; and nursing and - retirement homes for more than 12 patients. Regional Commercial Mixed Use 18.26.010 Purpose. This district implements the Regional Commercial Mixed Use Comprehensive Plan designation, which allows up to 14.5 dwelling units per net acre (senior citizen housing is allowed up to 60 dwelling units per acre. subject to additional restrictions). It is intended to provide for areas characterized by commercial services, offices, lodging, entertainment, and retail activities with associated warehousing, and Page 6 Staff Report to the L96 -0082 Planning Commission Senior Citizen Housing Amendments accessory light industrial uses, along a transportation corridor and intended for high - intensity regional uses. Residential uses mixed with certain commercial uses are allowed at second story or above. The zone's standards are intended to promote attractive development, an open and pleasant street appearance, and compatibility with adjacent residential areas. 18.26.020 Permitted uses. 12. Convalescent; and nursing and-retirement homes for not more than 12 patients. 18.26.040 Conditional uses. 6. Convalescent; i nursing and retirement homes for more than 12 patients. 18.26.080 Basic development standards. RCM BASIC DEVELOPMENT STANDARDS Lot area per unit (multi - family 3,000 sq. ft. except senior citizen housing),minimum Setbacks to yards, minimum • Front 20 feet • Second front 10 feet • Sides 10 feet • Sides, if adjacent to LDR, MDR, HDR - 1st floor - 2nd floor - 3rd floor • Rear 10 feet 20 feet 30 feet 10 feet • Rear, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet Height, maximum 3 stories or 35 feet Landscape requirements (minimum): See Landscape, Recreation, Recycling/ Solid Waste Space requirements chapter for further requirements 10 feet • Front(s) • Sides • Sides, if adjacent to LDR, MDR, HDR • Rear • Rear, if adjacent to LDR, MDR, HDR Recreation space Senior Citizen Housing Recreation space Off street parking • Residential • Office • Retail • Warehouse/ manufacturing • Other uses 5 feet 10 feet None 10 feet 200 sq. ft. per dwelling unit, 1,000 sq. ft. min. 200 sq. ft. per dwelling unit 2 per dwelling unit (except senior citizen housing) 2.5 per 1,000 sq.ft. gross floor area minimum 2.5 per 1,000 sq.ft. gross floor area minimum 1 per 1,000 sq.ft. gross floor area minimum See Off -street Parking & Loading Regulations chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Page 7 r Staff Report to the L96 -0082 Planning Commission Senior Citizen Housing Amendments Tukwila Urban Center 18.28.020 Permitted uses. 12. Convalescent; aml nursing and-r-etiferfient homes for not more than 12 patients. 18.28.040 Conditional uses. 6. Convalescent; and nursing anil-retifement homes for more than 12 patients. 7. Dwelling - Multi- family units (Max. 22.0 units /acre except senior citizen housing which is Allowed to 100 units /acre, as a mixed -use development that is non - industrial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond. 18.28.080 Basic development standards. TUC BASIC DEVELOPMENT STANDARDS Lot area per unit (multi - family 2,000 sq. ft. except senior citizen housing), minimum Setbacks to yards, minimum • Front 15 feet • Second front 15 feet • Sides 10 feet • Sides, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet • Rear 10 feet • Rear, if adjacent to LDR, MDR, HDR - 1st floor - 2nd floor - 3rd floor Height, maximum Landscape requirements, minimum • Fronts • Sides • Sides - if adjacent to LDR, MDR, or HDR • Rear • Rear - if adjacent to LDR, MDR, or HDR Recreation space Senior Citizen Housing Recreation space Off Street Parking • Residential • Office • Retail • Warehouse/ manufacturing • Other uses '10 feet 20 feet 30 feet 115 feet See Landscape, Recreation, Recycling/ Solid Waste Space requirements chapter for further requirements 15 feet; required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to approval. None 10 feet None 10 feet 200 sq. ft. per dwelling unit, 1,000 sq. ft. min. 200 sq. ft. per dwelling unit 2 per dwelling unit (except senior citizen housing 2.5 per 1,000 sq.ft. gross floor area minimum 4 per 1,000 sq.ft. gross floor area minimum 1 per 1,000 sq.ft. gross floor area minimum See Off -street Parking & Loading Regulations chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality Z Z H W:. J V', 0 0: N 0 ' :V) W W =: J I- W 0" g J: u- Q:. � W{ F-0: Z Hi al a U0 O N° 0 H;: U. iL N 0 Z Staff Report to the L96 -0082 Planning Commission Senior Citizen Housing Amendments and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Commercial/Light Industrial 18.30.020 Permitted uses. 13. Convalescent; ad nursing and - retirement homes for not more than 12 patients. 18.30.040 Conditional uses. 6. Convalescent; and nursing and - retirement homes for more than 12 patients. Tukwila Valley South 18.40.020 Permitted uses. 13. Convalescent; ad nursing homes for not more than 12 patients. 18.40.040 Conditional uses. 6. Convalescent; and nursing homes for not more than 12 patients. 8. Dwelling - Multi - family units (Max. 22.0 units /acre except senior citizen housing which is allowed to 100 units /acre, as a mixed -use development that is non - industrial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond. 18.40.080 Basic development standards. TVS BASIC DEVELOPMENT STANDARDS Lot area per unit (multi - family 2,000 sq. ft. except senior citizen housing), minimum Setbacks to yards, minimum Front 25 feet Second front 12.5 feet Sides 5 feet Sides, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet Rear 5 feet Rear, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet Height, maximum 115 feet Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements Fronts 15 feet Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe - type seating and similar features, subject to approval. • Sides None • Sides if adjacent to LDR, 10 feet MDR, or HDR • Rear None • Rear - if adjacent to LDR, 10 feet MDR, or HDR Recreation space 200 sq. ft. per dwelling unit, 1,000 sq. ft. min. Senior Citizen Housing 200 sq. ft. per dwelling unit Recreation space Off Street Parking Page 9 Z •Q I=-•Z' .00: CO CI .co W • W O; ' LL Q` I W. Z}._: F- O Z F-+ 2 Di :0 O' H 0: Z: tii UN H I • Z Staff Report to the L96 -0082 Planning Commission Senior Citizen Housing Amendments • Residential 2 per dwelling unit (except senior citizen housing) • Office 2.5 per 1,000 sq. ft. gross floor area min. • Retail 4 per 1.000 sq. ft. gross floor area min. • Warehouse /industrial 1 per 1,000 sq. ft. gross floor area min. • Other Uses See Off - street Parking & Loading Regulations chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Supplemental Development Standards 18.50.085 Maximum percent development area coverage. In the MDR and HDR zones the maximum percent development area coverage shall be 50 %, except for senior citizen housing developments in HDR. If the building is converted to regular apartments the 50% limit must be met. Landscape, Recreation, Recycling/Solid Waste Space Requirements 18.52.060 Recreation space requirements. In all MDR and HDR zoning districts, any proposed multiple - family structure, complex or development shall provide on the premises and for the use of the occupants a minimum amount of recreation space according to the following provisions: 1. Required Area. a. For each proposed dwelling unit in the multiple - family development, a minimum of 400 square feet (200 square feet for senior citizen housing) of recreation space shall be provided. Any multiple - family structure, complex or development shall provide a minimum of 1,000 square feet of total recreation space; b. The front, side and rear yard setback areas required by the applicable zoning district shall not qualify as recreation space; 2. Indoor or Covered Space. a. No more than 50% of the required recreation space may be indoor or covered space (except senior citizen housing which may have 90% indoor or covered space); b. The Board of Architectural Review may grant a maximum of two square feet of recreation space for each one square foot of extensively improved indoor recreation space provided. Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. 3. Uncovered Space. a. A minimum of 50% of the total required recreation space shall be open or uncovered, up to 100% of the total requirement may be in open or uncovered recreation space (senior citizen housing only requires 10% of recreation space to be outdoors); b. Recreation space shall not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as endorsed by the Director. c. The Board of Architectural Review may grant a maximum credit of two square feet of recreation space for each one square foot of outdoor pool and surrounding deck area. 4. General Requirements. a. Multiple- family complexes (except senior citizen housing) which provide dwelling units with two or more bedrooms shall provide adequate recreation space for children with at least one space for the 5 -to- 12 -year old group. Such space shall be at least 25% but not more than 50% of the total recreation space required under TMC 18.52.060.1, and shall be designated, located and maintained in a safe condition; b. Adequate fencing, plant screening, or other buffer shall separate the recreation space from parking areas, driveways or public streets. ‘110 J' Z w 2. 6 � JU 0 Cr N0: • W • o. } • u- Q. CO M. = d. W. _. ZH O• Z !— LU U co, .0 •0 h. W W: •� U' LU ZF O Y4 . O Z Staff Report to the L96 -0082 Planning Commission Senior Citizen Housing Amendments c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. PART 3: MULTI- FAMILY DESIGN GUIDELINE CHANGES The multi - family design guidelines used in project review of multi - family housing are not written or illustrated to apply to senior citizen housing at the proposed 60 unit per acre density (100 units per acre in TUC and TVS). In order to use them for review of senior citizen housing we would hate to add exemptions from certain specific standards given in the guidelines, or reprint the guidelines and only include standards applicable to senior citizen housing and illustrations that reflect the increased density allowed. Therefore the CAP decided that the following sections should be removed from the version of the guidelines that will be applied to senior citizen housing. I. Site Planning 5. Illustrations show one story buildings along the roadway in order to meet the guideline that "there should be a gradual, high quality transition from a pedestrian oriented streetscape to multi -story buildings." In order to achieve densities of 60 units per acre projects will have to be built at 2 to 3 stories, and will likely have little space for 1 story transitional buildings. II. Building Design 2. Developments in zones such as MUO and NCC which may be surrounded by single family buildings will likely fmd it difficult to match the "scale, facade and orientation" of these adjacent structures while greatly exceeding their density. 6. The requirement that structures be separated by a distance equal to the average of adjacent building heights would limit flexibility on the site. It might encourage developments with one large building instead of several smaller buildings, which would be contrary to the intent of the guidelines. III. Landscape /Site Treatment Figures 31 and 32 show landscape strips in excess of zoning code requirements in some of the zones proposed for senior citizen housing. Items 30, 31, 32, 33, 34, and 35 all reference space standards for children's recreation areas, which will not have to be provided for senior citizen housing. Recreation space appropriate for senior citizen housing would include passive outdoor space on decks or patios, exercise areas, and meeting rooms for social activities and classes. CONCLUSIONS PART 1: COMPREHENSIVE PLAN CHANGES These changes would increase the maximum housing density allowed for senior citizen housing. The City has heard from developers that it is not possible to build a viable project at the 22 units per acre of Tukwila's current maximum allowed density. This is due to the unique characteristics of senior housing, namely smaller individual units that Page 11 Z • = 1— 6 UO moo;• W =` � LL; w O; u. Q` = d • F- w; Z • 0` W:. U� ON:. ;w w. .- O O ~� Z • Staff Report to the L96 -0082 Planning Commission Senior Citizen Housing Amendments are often studios or one bedrooms, and the need to have a large enough number of residents to support the common areas and support services. This type of housing is needed in Tukwila and is commonly developed at 60 to 120 units per acre. The proposed density changes would be a benefit to the community because they would allow for an increased range of housing types for Tukwila residents. PART 2: ZONING CODE CHANGES These changes would implement the Comprehensive Plan density changes through the Zoning Code regulations. New language has been added to allow increased density for senior citizen housing and minimum lot area requirements have been removed. However, outside of the TUC and TVS zones other regulations such as building height limits, relatively high parking requirements, and mixed use requirements in some zones may make it difficult to achieve the 60 units per acre. The recreation space required for all multi - family projects has been changed for senior citizen housing to address the specific needs of seniors. PART 3: MULTI - FAMILY DESIGN GUIDELINE CHANGES A few of the multi - family design guidelines would not be applicable to projects at 60 to 100 units per acre and therefore should not be applied to senior citizen housing if the current density proposals are approved. The some of the standards covering recreational space are not applicable because they address the needs of children rather than seniors. RECOMMENDATION Staff supports the Comprehensive plan, Zoning Code, and Multi- family Design Standards amendments. The Planning Commission's recommendation will be forwarded to the City Council for review. 12e-J vc-ej A- L ` k O -4-? Dr-) 5 IoW 2s- Ce_c-r -w -L(u n CG kAa-S pro J �c�•� C� CcJI G Ft 4ie✓�S: a-u r l D DejaG -U — a.)01-L-c' \cloyS� AA o—\ Page 12 z p_w J U.. UO: w CD IliI W O: Q, co a. w. _i z �. w 1—, • .0 0: o 0 E-' .w w. U; O .z. = O ~. 'z ELDERLY HOUSI4QI PROJECT'S DENSITY AICI PARKING RATIOS CRY OF KENT DENSITY NUMBER Of HUMBER SINGLE OOUBL.E TOTAL SITE AREA UNITS PROJECT NAME a AOORES3 FLOORS Of UNITS OCCUPANCY OCCUPANCY OCCUPANCY n Aa s PER ACRE WEBSTER COURT 4 92 83 9 101 0.930 99 309 FIFTH AVENUE SOUTH TTTUS COURT 4 100 93 5 105 0.797 125 233 FIFTH AVENUE SOUTH MEEKER COURT 3 130 117 13 143 2.247 5a 24420.64TH AVENUE SOUTH GREEN RIVER COURT 3 130 117 13 143 2.032 64 1401 WEST MEE10?R STREET PARK COURT 3 130 117 13 143 1.757 74 24510.64TH AVENUE SOUTH TOTALS I AVERAGES •KENT CITY OF R ENTON ' PROJECT NAME SPENCER COURT 334 WELLS AVENUE SOUTH CEDAR RIVER COURT 130 MAIN AVENUE SOUTH 51/2 635 7.763 75 NUMBER OF UMBER OF FLOORS UNITS 4 • 74 4 TOTALS / AVERAGES • RENTON TOTALS /AVERAGES • Includes Grand floor Rand and Comrwdd Ana 173 755 PARKING REQUIRED REQUIRED PARIONO PARKING OCCUPANCY PARKING PARKING SPACES RATIO PER ACRE RATIO SPACES • PROVIDED PRONGED • 109 11n 4.0 23 25 1 in 3.7 132 1 in 4.0 23 64 1114.0 33 70 I n 4.0 33 61 25 1 114.0 86 1 n i.! 50 In2.a tin 4.0 33 56 1 in 2.2 62 24a 1 in 24 PARKING DENSITY REQUIRED REQUIRED PARKING PARKING SINGLE DOUBLE TOTAL SITE AREA UNITS OCCUPANCY PARKING PARKING SPACES RATIO OCCUPANCY OCCUPANCY OCCUPANCY InAaas PER ACRE PER ACRE RATIO SPACES PROVIDED PROVIOEO 72 2 76 0.396 167 192 1 n 2.0 37 •• , 40 1 in 1.9 94 S 104 0.905 173 129 Na Mimrn No A1vntrn 26 1 in 3.5` IrrArdas 17 Spws Rapind k Rasidardai Tananb and 20 Soars RNA/rod br RNLI end CamwdY TsrurIa 160 1.201 144 150 66 1 in 2.5 615 6.964 84 91 314 1 n 2.4 ti b F F I D A V I T Notice of Public Hearing O Notice of Public Meeting f Board of Adjustment Agenda Packet O Board of Appeals,Agenda Packet Planning Commission Agenda Packet f Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: fl Notice of Application for . Shoreline Management Permit 0 Shoreline Management Permit flDetermination of Non - significance fl Mitigated Determination of Nonsignificance • Determination of Significance and Scoping Notice Notice of Action Official Notice Other Other was mailed to each of the following addresses on ct —u— l T-0\10 At Oea, es I�- ,--�s � � t��- 9 --t2 - 7 --Dis7-1(ct* - -1^4- CAJI G�Na 4e AQA-ct NA-VI (F4 71/04.)1-1( File Number.. i (9 94-4 Signature z mow; ,al 2, JU UO U0. W =... J Nu_; • 'W O: • g U a; z •D O U • w w` .z, 'O z J City of Tukwila John W. Rants, Mayor Department of Community Development City of Tukwila PUBLIC NOTICE Steve Lancaster, Director Notice is hereby given that the City of Tukwila Board of Architectural Review and Planning Commission will be holding a public hearing on September 25, 1997 at 7:00 p.m. located at 6200 Southcenter Blvd, to discuss the following: BOARD OF ARCHITECTURAL REVIEW PUBLIC HEARING CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: CASE NUMBER: APPLICANT: REQUEST: LOCATION: L97-0025 Parkway Plaza Design review approval to renovate the facade of Buildings A and C in Parkway Square. 16700 Southcenter Parkway, Tukwila PLANNING COMMISSION PUBLIC HEARING L96 -0082 City of Tukwila Allow senior housing at increased densities in certain zones. HDR, MUO, NCC, RCM, TUC and TVS zones, Tukwila L97 -0054 City of Tukwila Allow brew pubs in commercial zones, allow certain Essential Public Facilities in residential zones, allow amusement devices up to 115 feet in height. City wide Persons wishing to comment on the above cases may do so by written statement or by appearing at the public hearing. Information on the above cases may be obtained at the Tukwila Planning Division. The City encourages you to notify your neighbors and other persons you believe would be affected by the above items. Published: September 12, 1997, Seattle Times Distribution: Mayor, City Clerk, Property Owners /Applicants, Adjacent Property Owners, File. 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 pity of Tukwila Washington Ordinance No. / - 9 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE CITY'S 1995 COMPREHENSIVE LAND USE PLAN AS ADOPTED BY ORDINANCE 1757, TO CREATE NEW DENSITY STANDARDS FOR SENIOR CITIZEN HOUSING 1N CERTAIN LAND USE DESIGNATIONS; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Tukwila's Comprehensive Plan Policies encourage a full range of housing opportunities for all population segments; and WHEREAS, Tukwila's current housing density limits do not address the unique nature of senior citizen housing; and WHEREAS, Tukwila's Planning Commission and City Council have held public hearings to consider this issue; and WHEREAS, Tukwila's City Council desires that quality senior citizen housing be available in Tukwila; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Certain land use designations of the City of Tukwila's 1995 Comprehensive Land Use Plan, as adopted by Ordinance 1757, are hereby amended to read as follows: COMPREHENSIVE PLAN LAND USE MAP LEGEND Land Use Designations High - density Residential: Areas characterized by multi - family buildings: 15 - 21.8 units per net acre with senior citizen housing allowed up to 60 units per net acre. Mixed -Use Office: Areas characterized by professional and commercial office structures, mixed with certain complementary retail, and residential uses and senior citizen housing allowed up to 60 units per net acre. Neighborhood Commercial Center: Pedestrian- friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses. Uses inc1 1e certain commercial uses mixed with residential at. second story or above, with a maximum density of 14.5 units per acre (senior citizen housing allowed up to 60 units per net acre); retail; service; office; and recreational and community facilities, generally along a transportation corridor. Regional Commercial Mixed Use: Areas characterized by commercial services, offices, lodging, entertainment, retail activities and associated warehousing, and certain accessory light industrial uses. Residential uses mixed with certain commercial uses are also allowed, at second story or above levels, subject to special design standards, and with a maximum density of 14.5 units per acre (senior citizen housing allowed up to 60 units per net acre). ;a Tukwila Urban Center Mixed Use Residential: Areas adjacent to water amenities (i.e., Tukwila Pond, the Green River, and Minkler Pond) that allow mixed use residential, subject to special design standards, with a maximum density of 22 units per acre (senior citizen housing allowed up to 100 units per net acre). These are the only areas where mixed use residential is allowed in the Tukwila Urban Center. Tukwila Valley South Mixed Use Residential: Areas adjacent to the Green River that allow mixed use residential, subject to special design standards, with a maximum density of 22 units per net acre (senior citizen housing allowed up to 100 units per net acre). These are the only areas where mixed use residential is allowed in the Tukwila Valley South area. Section 2. Severability. Should any section, paragraph, sentence, clause or phrase of this ordinance, or its application to any person or circumstance, be declared unconstitutional or otherwise invalid for any reason, or should any portion of this ordinance be pre - empted by state or federal law or regulation, such decision or pre - emption shall not affect the validity of the remaining portions of this ordinance or its application to other persons or circumstances. Section 3. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five (5) days after passage and publication as provided by law. PASSED BY THE CITY COUNaL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this / 7 - day of , 1998. Joh . Rants, Mayor ATTEST /AUTHENTICATED: Jaffe E. Cantu, City Clerk APPROVED AS TO FORM: By Of eCityA rney FILED WITH THE CITY CLERK: PASSED BY THE CITY COUNCIL: -/ PUBLISHED:) -) —y EFFECTIVE DATE: 2e ORDINANCE NO.: ap2...9 .014/ revonuir Z . • W.. :u6 J U. U O cnw Lux, N LL° O: • Js _J, • co 3; 1- W Z O 1-: ;ocn 2 • cWj 1-=:, LLiz' • U � H �! z CITY OF TUKWILA SUMMARY OF ORDINANCE NO. /g,_. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING THE CITY'S 1995 COMPREHENSIVE LAND USE PLAN AS ADOPTED BY ORDINANCE 1757, TO CREATE NEW DENSITY STANDARDS FOR SENIOR CITIZEN HOUSING IN CERTAIN LAND USE DESIGNATIONS; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. On UJ / / 7/ 7 , the City Council of the City of Tukwila passed Ordinance No. / 2 Cj , amending the City's 1995 Comprehensive Land Use Plan to create new density standards for senior citizen housing in certain land use designations; providing for severability and establishing 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 for a copy of the text. /*/ LiB APPROVED by the City Council at its meeting of Published Seattle Times: G1- ittr.?ra ^.r,:; �x : at�:?ntlriii�itvan ?*jai�Keinuix Sai;'tsviv%1t4;,4:varisia' Jape. Cantu, City Clerk City of "Tukwila Washington Ordinance No. /& -© AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING ORDINANCE 1758 AS CODIFIED IN TUKWILA MUNICIPAL CODE TITLE 18, ZONING, TO CREATE NEW STANDARDS FOR SENIOR CITIZEN HOUSING; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Tukwila's Comprehensive Plan Policies encourage a full range of housing opportunities for all population segments; and WHEREAS, Tukwila's current development standards do not address the special housing needs of senior citizens; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. Ordinance 1758 §1, as codified at TMC 18.14.010, is hereby amended to read as follows: 18.14.010 Purpose. This district implements the High Density Residential Comprehensive Plan designation, which allows up to 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high - density, multiple- family district which is also compatible with commercial and office areas. Section 2. Ordinance 1758 §1, as codified at TMC 18.14.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.14.020 Permitted uses. 2. Convalescent and nursing homes for not more than 12 patients. Section 3. Ordinance 1758 §1, as codified at TMC 18.14.070, is hereby amended to read as follows: 18.14.070 Basic development standards. HDR BASIC DEVELOPMENT STANDARDS Lot area, minimum 9,600 sq. ft. Lot area per unit 2,000 sq. ft. (multi- family except senior citizen housing) Average lot width (min. 20 ft street frontage width), minimum 60 feet z ; .F -w:. ry Jo. .. o:. ' CO o: w w; w wo J u. Q: cu • W. • H =: z�. • z w, :2 a: • w W, -, U. ui z' U Ni F= o.. z Setbacks (minimum): • Front - 1st Floor 15 feet • Front - 2nd Floor 20 feet • Front - 3rd Floor 30 feet • Front - 4th Floor 45 feet • Second Front - 1st Floor 7.5 feet • Second Front - 2nd Floor 10 feet • Second Front - 3rd Floor 15 feet • Second Front - 4th Floor 22.5 feet • Sides - 1st Floor 10 feet • Sides - 2nd Floor 20 feet • Sides - 3rd Floor 20 feet (30 feet if adjacent to LDR) • Sides - 4th Floor 30 feet • Rear - 1st Floor 10 feet • Rear - 2nd Floor 20 feet • Rear - 3rd Floor 20 feet (30 feet if adjacent to LDR) • Rear - 4th Floor 30 feet Height, maximum 45 feet Development area coverage 50% maximum (except senior citizen housing) Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Front 15 feet • Sides 10 feet • Rear 10 feet Recreation space 400 sq. ft. per dwelling unit (1,000 sq. ft. min.) 100 sq. ft. per dwelling unit Senior citizen housing Recreation space Off - street parking: • Residential 2 per dwelling unit (except senior citizen housing) • Accessory dwelling unit See Accessory Use section of this chapter • Other uses including senior citizen See Off- street Parking & Loading Regulations housing chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the require- ments of the State Environmental Policy Act, RCW 43.21 C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 4. Ordinance 1758 §1, as codified at TMC 18.16.010, is hereby amended to read as follows: 18.16.010 Purpose. This district implements the Mixed -Use Office Comprehensive Plan designation which allows up to 14.5 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to create and maintain areas characterized by professional and commercial office structures, mixed with certain complementary retail and residential uses. Section 5. Ordinance 1758 §1, as codified at TMC 18.16.020, is hereby amended to remove retirement homes from the list of permitted uses and add senior citizen housing as follows: 18.16.020 Permitted uses. The following uses are permitted outright within the Mixed -Use Office district, subject to compliance with all other applicable requirements of the Tukwila Municipal Code. 1. Animal veterinary, including associated temporary indoor boarding; access to an arterial required. 4!F?{+VRet.It!U • ins.Y+`A .�';f +�^ PAM (M'U!>.�L:L'S53i'SI7C.C�'S'.4 6`.L�.`1:4!GR� i4'iP.'R a'L:aJr+WY� .!Nf`- �Ft"+M't^{4.•3`ii. Z, : . 2w. 00. CO CA cnw w= CO J H_ w0 J z 1_w I-0. • Z� w w' gym: D 0. O N, '0 w W; U _ 0. Z: Vii. z 2. Beauty or barber shops. 3. Bicycle repair shops. 4. Billiard or pool rooms. 5. Computer software development and similar uses. 6. Convalescent and nursing homes for not more than 12 patients. 7. Day care centers. 8. Dwelling - One detached single - family unit per lot (includes factory -built or modular home that meets UBC). 9. Dwelling - Multi- family units above office and retail uses. 10. Dwelling - Senior citizen housing as a freestanding use subject to additional requirements. 11. Financial, banking, mortgage, and other services. 12. Fraternal organizations. 13. High tech uses including research and development, light assembling, repair or storage of electronic equipment, instruments, or biotechnology with at least 35% office. 14. Laundries: a. self service b. dry cleaning c. tailor, dyeing 15. Libraries, museums or art galleries (public). 16. Medical and dental laboratories. 17. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above, including: a. medical b. dental c. government; excluding fire and police stations d. professional e. administrative f. business, such as travel, real estate g. commercial . 18. Outpatient, inpatient, and emergency medical and dental commercial services. 19. Parking lots or garages for private passenger cars (public). 20. Public parks, trails, picnic areas and playgrounds but not including amusement parks, golf courses, or commercial recreation. 21. Recreation facilities (commercial - indoor) - athletic or health clubs. 22. Restaurants, including cocktail lounges in conjunction with a restaurant. 23. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment and film processing, books, magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items. 24. Retail sales as part of a planned mixed -use development, where at least 50% of gross leasable floor area development is for office use; no auto - oriented retail sales (e.g., drive -ins, service stations). 25. Schools and studios for education or self - improvement. 26. Studios - art, photography, music, voice and dance. 27. Telephone exchanges. 28. Other uses not specifically listed in this Title, which the Director determines to be: a. similar in nature to and compatible with other uses permitted outright within this district; and M. consistent with the stated purpose of this district; and c. consistent with the policies of the Tukwila Comprehensive Plan. Section 6. Ordinance 1758 §1, as codified at TMC 18.16.040, is hereby amended to remove retirement homes from the list of conditional uses as follows: 18.16.040 Conditional uses. 5. Convalescent and nursing homes for more than 12 patients. Section 7. Ordinance 1758 §1, as codified at TMC 18.16.080, is hereby amended to read as follows: 18.16.080 MUO Basic development standards. Lot area per unit multi- family 3,000 sq. ft. (except senior citizen housing), minimum Setbacks to yards, minimum • Front 25 feet • Second front 12.5 feet • Sides 10 feet • Sides, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet • Rear 10 feet • Rear, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet Height, maximum 3 stories or 35 feet Landscape requirements (minimum). See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements 15 feet 5 feet 10 feet 5 feet • Front(s) • Sides • Sides, if adjacent to LDR, MDR, HDR • Rear • Rear, if adjacent to LDR, MDR, HDR Recreation space Senior citizen housing Recreation space Off - street parking: • Residential 2 per dwelling unit (except senior citizen housing) • Accessory dwelling unit See Accessory Use section of this chapter • Office, minimum 2.5 per 1,000 sq. ft. gross floor area • Retail, minimum 2.5 per 1,000 sq. ft. gross floor area • Other uses including senior citizen See Off-street Parking & Loading housing Regulations chapter 10 feet 200 sq. ft. per dwelling unit (1,000 sq. ft. min.) 100 sq. ft. per dwelling unit Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the require- ments of the State Environmental Policy Act, RCW 43.21 C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 8. Ordinance 1758 §1, as codified at TMC 18.18.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.18.020 Permitted uses. 4. Convalescent and nursing homes for not more than 12 patients. Section 9. Ordinance 1758 §1, as codified at TMC 18.18.040, is hereby amended to remove retirement homes from the list of conditional uses as follows: 18.18.040 Conditional uses. 4. Convalescent and nursing homes for more than 12 patients. Section 10. Ordinance 1758 §1, as codified at TMC 18.22.010, is hereby amended to read as follows: z • . •i ~. w 6 2 • J U • 0O; U)o: Nw. w =; • J � N LL: wo • I-J a; • =a t..w. .moo' z. . .2 oco o • ww - -o • z; U� • •.z 18.22.010 Purpose. This district implements the Neighborhood Commercial Center Comprehensive Plan designation, which allows a maximum of 14.5 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide for pedestrian- friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses. Uses include residential uses at second story or above when mixed with certain retail, service, office, recreational and community facilities, generally along a transportation corridor. Section 11. Ordinance 1758 §1, as codified at TMC 18.22.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.22.020 Permitted uses. 9. Convalescent and nursing homes for not more than 12 patients. Section 12. Ordinance 1758 §1, as codified at TMC 18.22.040, is hereby amended to remove retirement homes from the list of conditional uses as follows: 18.22.040 Conditional uses. 3. Convalescent and nursing homes for more than 12 patients. Section 13. Ordinance 1758 §1, as codified at TMC 18.22.080, is hereby amended to read as follows: .: 18.22.080 NCC Basic development standards. Lot area per unit (multi- family 3,000 sq. ft. except senior citizen housing), minimum Setbacks to yards, minimum • Front 6 feet (12 feet if located along Pacific Highway South) • Second front 5 feet • Sides 10 feet • Sides, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 20 feet • Rear 10 feet • Rear, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 20 feet Height, maximum 3 stories or 35 feet (4 stories or 45 feet in the NCC of the Pacific Highway Corridor, if a mixed use with a residential and commercial component) Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements 5 feet None • Front(s) • Sides • Sides, if adjacent to LDR, MDR, HDR • Rear • Rear, if adjacent to LDR, MDR, HDR Recreation space Senior Citizen Housing Recreation space Off street parking • Residential 2 per dwelling unit (except senior citizen housing) • Accessory dwelling unit See Accessory Use section of this chapter • Office 10 feet None 10 feet 200 sq. ft. per dwelling unit (1,000 sq. ft. min.) 100 sq. ft. per dwelling unit tutitu xc.1: _ shr.z'4.A.xtre.* t+vr '114 WV,. r. 2.5 per 1,000 sq. ft. gross floor area minimum • Retail. • Warehouse /manufacturing • Other uses including senior citizen housing 2.5 per 1,000 sq. ft. gross floor area minimum 1 per 1,000 sq. ft. gross floor area minimum See Off - street Parking & Loading Regulations chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the require- ments of the State Environmental Policy Act, RCW 43.21 C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 14. Ordinance 1758 §1, as codified at TMC 18.24.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.24.020 Permitted uses. 12. Convalescent and nursing homes for not more than 12 patients. Section 15. Ordinance 1758 §1, as codified at TMC 18.24.040, is hereby amended to remove retirement homes from the list of conditional uses as follows: 18.24.040 Conditional uses. 6. Convalescent and nursing homes for more than 12 patients. Section 16. Ordinance 1758 §1, as codified at TMC 18.26.010, is hereby amended to read as follows: 18.26.010 Purpose. This district implements the Regional Commercial Mixed Use Comprehensive Plan designation, which allows up to 14.5 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide for areas characterized by commercial services, offices, lodging, entertainment, and retail activities with associated warehousing, and accessory light industrial uses, along a transportation corridor and intended for high - intensity regional uses. Residential uses mixed with certain commercial uses are allowed at second story or above. The zone's standards are intended to promote attractive development, an open and pleasant street appearance, and compatibility with adjacent residential areas. Section 17. Ordinance 1758 §1, as codified at TMC 18.26.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.26.020 Permitted uses. 12. Convalescent and nursing homes for not more than 12 patients. Section 18. Ordinance 1758 §1, as codified at TMC 18.26.040, is hereby amended to remove retirement homes from the list of conditional uses as follows: 18.26.040 Conditional uses. 6. Convalescent and nursing homes for more than 12 patients. Section 19. Ordinance 1758 §1, as codified at TMC 18.26.080, is hereby amended to read as follows: z Z re 2 JO 0 0. co is N LL; wO a.a Wes' �w I- 0; Z uj D° P- oi-- = w: H r- .. z, co U —I ` O~ 18.26.080 Basic development standards. RCM BASIC DEVELOPMENT STANDARDS Lot area per unit (multi- family 3,000 sq. ft. except senior citizen housing), minimum Setbacks to yards, minimum • Front 20 feet • Second front 10 feet • Sides 10 feet • Sides, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet • Rear 10 feet • Rear, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet Height, maximum 3 stories or 35 feet Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Front(s) 10 feet • Sides 5 feet • Sides, if adjacent to LDR, MDR, HDR 10 feet • Rear None • Rear, if adjacent to LDR, MDR, HDR 10 feet Recreation space 200 sq. ft. per dwelling unit, 1,000 sq. ft. min. Senior citizen housing 100 sq. ft. per dwelling unit Recreation space Off street parking • Residential 2 per dwelling unit (except senior citizen housing) • Office 2.5 per 1,000 sq. ft. gross floor area minimum • Retail 2.5 per 1,000 sq. ft. gross floor area minimum • Warehouse /manufacturing 1 per 1,000 sq. ft. gross floor area minimum • Other uses including senior citizen See Off - street Parking & Loading Regulations housing chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the require- ments of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 20. Ordinance 1758 §1, as codified at TMC 18.28.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.28.020 Permitted uses. 12. Convalescent and nursing homes for not more than 12 patients. Section 21. Ordinance 1758 §1, as codified at TMC 18.28.040, is hereby amended to remove retirement homes from the list of conditional uses and add senior citizen housing as follows: 18.28.040 Conditional uses. 6. Convalescent and nursing homes for more than 12 patients. 7. Dwelling - Multi- family units (Max. 22.0 units /acre except senior citizen housing which is allowed to 100 units /acre, as a mixed -use development that is non - industrial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond. Section 22. Ordinance 1758 §1, as codified at TMC 18.28.080, is hereby amended to read as follows: 18.28.080 Basic development standards. TUC BASIC DEVELOPMENT STANDARDS Lot area per unit (multi- family 2,000 sq. ft. except senior citizen housing), minimum Setbacks to yards, minimum • Front 15 feet • Second front 15 feet • Sides 10 feet • Sides, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet • Rear 10 feet • Rear, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet Height, maximum 115 feet Landscape requirements, minimum See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements • Fronts 15 feet; required Landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to approval. None 10 feet None • Sides • Sides - if adjacent to LDR, MDR, HDR • Rear • Rear - if adjacent to LDR, MDR, HDR Recreation space Senior Citizen Housing Recreation space Off Street Parking • Residential 2 per dwelling unit (except senior citizen housing) • Office 2.5 per 1,000 sq. ft. gross floor area minimum • Retail 4 per 1,000 sq. ft. gross floor area minimum • Warehouse /manufacturing 1 per 1,000 sq. ft. gross floor area minimum • Other uses including senior citizen See Off-street Parking & Loading Regulations housing chapter 10 feet 200 sq. ft. per dwelling unit, 1,000 sq. ft. min. 100 sq. ft. per dwelling unit Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the require- ments of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 23. Ordinance 1758 §1, as codified at TMC 18.30.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.30.020 Permitted uses. 13. Convalescent and nursing homes for not more than 12 patients. Section 24. Ordinance 1758 §1, as codified at TMC 18.30.040, is hereby amended to remove retirement homes from the list of conditional uses as follows: 18.30.040 Conditional uses. 6. Convalescent and nursing homes for more than 12 patients. Section 25. Ordinance 1758 §1, as codified at TMC 18.40.020, is hereby amended to remove retirement homes from the list of permitted uses as follows: 18.40.020 Permitted uses. 13. Convalescent and nursing homes for not more than 12 patients. Section 26. Ordinance 1758 §1, as codified at TMC 18.40.040, is hereby amended to remove retirement homes from the list of conditional uses and add senior citizen housing as follows: 18.40.040 Conditional uses. 6. Convalescent and nursing homes for not more than 12 patients. 8. Dwelling - Multi- family units (Max. 22.0 units /acre except senior citizen housing which is allowed to 100 units /acre, as a mixed -use development that is non - industrial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond. Section 27. Ordinance 1758 §1, as codified at TMC 18.40.080, is hereby amended to read as follows: 18.40.080 Basic development standards. TVS BASIC DEVELOPMENT STANDARDS Lot area per unit (multi - family 2,000 sq. ft. except senior citizen housing), minimum Setbacks to yards, minimum • Front 25 feet • Second front 12.5 feet • Sides 5 feet • Sides, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet - 3rd floor 30 feet • Rear 5 feet • Rear, if adjacent to LDR, MDR, HDR - 1st floor - 2nd floor - 3rd floor Height, maximum Landscape requirements (minimum): • Fronts • Sides • Sides - if adjacent to LDR, MDR, HDR • Rear • Rear - if adjacent to LDR, MDR, HDR Recreation space Senior Citizen Housing Recreation space Off Street Parking • Residential (except senior citizen housing) • Office • Retail 10 feet 20 feet 30 feet 115 feet See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for further requirements 15 feet; required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to approval. None 10 feet None 10 feet 200 sq. ft. per dwelling unit, 1,000 sq. ft. min. 100 sq. ft. per dwelling unit 2 per dwelling unit 2.5 per 1,000 sq. ft. gross floor area min. 4 per 1.000 sq. ft. gross floor area min. z re w JU .0 0: ILL w =. 1_, W as • J d. • _, z •.0 O U w: = 1- - `ui z • UN z • • Warehouse /industrial 1 per 1,000 sq. ft. gross floor area min. • Other Uses including senior citizen See Off - street Parking & Loading Regulations housing chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the require- ments of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Section 28. Ordinance 1758 §1, as codified at TMC 18.50.085, is hereby amended to read as follows: 18.50.085 Maximum percent development area coverage. In the MDR and HDR zones the maximum percent development area coverage shall be 50 %3 except for senior citizen housing developments in HDR. If the building is converted to regular apartments the 50% limit must be met. Section 29. Ordinance 1758 §1, as codified at TMC 18.52.060, is hereby amended to read as follows: 18.52.060 Recreation space requirements. In all MDR and HDR zoning districts, any proposed multiple- family structure, complex or develop- ment shall provide on the premises and for the use of the occupants a minimum amount of recreation space according to the following provisions: 1. Required Area. a. For each proposed dwelling unit in the multiple- family development, a minimum of 400 square feet (100 square feet for senior citizen housing) of recreation space shall be provided. Any multiple- family structure, complex or development shall provide a minimum of 1,000 square feet of total recreation space; b. The front, side and rear yard setback areas required by the applicable zoning district shall not qualify as recreation space; 2. Indoor or Covered Space. a. No more than 50% of the required recreation space may be indoor or covered space in standard multi- family developments. Senior citizen housing must have at least 20% indoor or covered space; b. The Board of Afititectural Review may grant a maximum of two square feet of recreation space for each one square foot of extensively improved indoor recreation space provided. Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. 3. Uncovered Space. a. A minimum of 50% of the total required recreation space shall be open or uncovered, up to 100% of the total requirement may be in open or uncovered recreation space in standard multi- family developments. Senior citizen housing allows up to 80% of recreation space to be outdoors and has no minimum outdoor space requirement; b. Recreation space shall not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as endorsed by the Director. c. The Board of Architectural Review may grant a maximum credit of two square feet of recreation space for each one square foot of outdoor pool and surrounding deck area. 4. General Requirements. a. Multiple- family complexes (except senior citizen housing) which provide dwelling units with two or more bedrooms shall provide adequate recreation space for children with at least one space for the 5 -to -12 -year old group. Such space shall be at least 25% but not more than 50% of the total recreation space required under TMC 18.52.060.1, and shall be designated, located and maintained in a safe condition; b. Adequate fencing, plant screening, or other buffer shall separate the recreation space from parking areas, driveways or public streets. c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. Section 30. Severability. Should any section, paragraph, sentence, clause or phrase of this ordinance, or its application to any person or circumstance, be declared unconstitutional or otherwise invalid for any reason, or should any portion of this ordinance be pre - empted by state or federal law or regulation, such decision or pre - emption shall not affect the validity of the remaining portions of this ordinance or its application to other persons or circumstances. Section 31. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five (5) days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF THE CjTY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this /% ' day of , 1998. ATTEST /AUTHENTICATED: • 1"--j-L.1.1.-771-7. ne E. Cantu, City Clerk APPROVED AS TO FORM: By Office of the City Attor John W. Rants, Mayor FILED WITH THE CITY CLERK6.7 -/2 PASSED BY THE CITY COUNCIL: ./ 7- j 7 PUBLISHED: a --o -/1( EFFECTIVE DATE: 2 • ORDINANCE NO.: j S . +��.:`L'..i:ie�:]dil:�:ii:` en>: x% v: f1G. �ci! 1, it' �rci�. i` vih' ?. i' LGz�i34F. �d' 1" a' u: L':' r, �Sw: nie:,;. i::., rd�4:wt.Y +�i':.vtw".�actass.4.+• 1) / ■/ti14 6 J0 0 0; w =4.. , co LL; w 0' J; co LLQ I-- al: ;z 0 Z w w' . .2 D!.. ca 0 o � w W' 20 F- O Zr Z CITY OF TUKWILA SUMMARY OF ORDINANCE NO. a 31 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING ORDINANCE 1758 AS CODIFIED IN TUKWILA MUNICIPAL CODE TITLE 18, ZONING, TO CREATE NEW STANDARDS FOR SENIOR CITIZEN HOUSING; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. r G On / 7 , the City Council of the City of Tukwila passed Ordinance No. / 5 c) , amending Ordinance 1758 as codified in Tukwila Municipal Code Title 18, Zoning, to create new standards for senior citizen housing; providing for severability and establishing 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 for a copy of the text. APPROVED by the City Council at its meeting of Published Seattle Times: ,VP-0/ . Cantu, City Clerk City of Tukwila Washington Ordinance No. /5,3/ AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING ORDINANCE 1758, AS CODIFIED AT TUKWILA MUNICIPAL CODE 18.60.053, AND AMENDING THE CITY'S MULTI - FAMILY DESIGN GUIDELINES; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, the design concepts expressed in the Multi- Family Design Guidelines booklet illustrate and supplement the Multi - Family Review Guidelines in the Zoning Code (TMC 18.60.053); and WHEREAS, the Multi- Family Design Guidelines reflect the desired design quality for multi- family developments as stated in the Purpose and Objectives of the Board of Architectural Review (TMC 18.60.010), which must approve all multi- family developments; and WHEREAS, Tukwila's Comprehensive Plan Policies encourage a full range of housing opportunities for all population segments; and WHEREAS, the Multi - Family Design Guidelines are not all appropriate for senior citizen housing due to different characteristics and densities; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, DO ORDAIN AS FOLLOWS: Section 1. The Multi - Family Design Guidelines are hereby amended as follows: INTRODUCTION, Page 1, add: When using these Design Guidelines to review senior citizen housing developments the following items shall not apply because they do not address the density, use or other characteristics of senior housing: I. Site Planning Figure 3 II. Building Design Items 2 and 6 III. Landscape /Site Treatment Figures 31 and 32 Items 30, 31, 32, 33, 34, and 35 Section 2. Ordinance 1758 §1, as codified at TMC 18.60.053, is hereby amended as follows: 18.60.053 Multi- family review guidelines. In reviewing any application, the following guidelines shall be used by the BAR in its decision making, as well as the Multi- Family Design Guidelines booklet. The applicant shall bear the full burden of proof that the proposed development plans satisfy all of the review guidelines. The BAR may modify a literal interpretation of the review guidelines if, in their judgment, such modification(s) better implement the Comprehensive Plan goals, objectives and policies. z �Z rt w JU 00 N 0; rn w WI 1.--; (0 o, Qw Da. w. z �o Z w w; U 0: u) o w w' - 0; w z, U� 0 1. Site Planning. a. Building siting, architecture, and landscaping shall be integrated into and blend harmoniously with the neighborhood building scale, natural environment., and development characteristics as envisioned in the Comprehensive Plan. For instance, a multi- family development's design need not be harmoniously integrated with adjacent single family structures if that existing single family use is designated as "Commercial" or "High Density Residential" in the Comprehensive Plan. However, a "Low Density Residential" (detached single family) designation would require such harmonious design integration. b. Natural features which contribute to desirable neighborhood character shall be preserved to the maximum extent possible. Natural features include, but are not limited to, existing significant trees and stands of trees, wetlands, streams, and significant topographic features. c. The site plan shawl use landscaping and building shapes to form an aesthetically pleasing and pedestrian scale streetscape. This shall include, but not be limited to facilitating pedestrian travel along the street, using architecture and landscaping to provide a desirable transition from streetscape to the building, and providing an integrated linkage from pedestrian and vehicular facilities to building entries. d. Pedestrian and vehicular entries shall provide a high quality visual focus using building siting, shapes, and landscaping. Such a feature establishes a physical transition between the project and public areas, and establishes the initial sense of high quality development. e. Vehicular circulation design shall minimize driveway intersections with the street. z �. f. Site perimeter design (i.e. landscaping, structures, and horizontal width) shall be 11 coordinated with site development to ensure a harmonious transition between adjacent projects. QQ JU g. Varying degrees of privacy for the individual residents shall be provided; increasing o o from the public right -of -way, to common areas, to individual residences. This can be accomplished w through the use of symbolic and actual physical barriers to define the degrees of privacy appropriate N u_ . to specific site area functions. w O h. Parking and service areas shall be located, designed, and screened to interrupt and § reduce the visual impact of large paved areas; i. The height, bulk, footprint, and scale of each building shall be in harmony with its w site and adjacent long -term structures. z 2. Building Design. w o a. Architectural style is not restricted, evaluation of a project shall be based on the 2 o quality of its design and its ability to harmonize building texture, shape, lines and mass with the ;o w surrounding neighborhood; ° F-. ."y. = w. b. Buildings shall be of appropriate height, scale, and design /shape to be in harmony with those existing permanent neighboring developments which are consistent with, or envisioned " o in, the Comprehensive Plan. This will be especially important for perimeter structures. Adjacent N structures which are not in conformance with the Comprehensive Plan should be considered to be r.:. �: transitional. The degree of architectural harmony required should be consistent with the non- z conforming structure's anticipated permanence; c. Building components, such as windows, doors, eaves, parapets, stairs and decks shall be integrated into the overall building design.- Particular emphasis shall be given to harmonious proportions of these components with those of adjacent developments. Building components and ancillary parts shall be consistent with the anticipated life of the structure; d. The overall color scheme shall work to reduce building prominence and shall blend in with the natural environment. e. Monotony of design in single or multiple building projects shall be avoided. Variety of detail, form, and siting shall be used to provide visual interest. Otherwise monotonous flat walls and uniform vertical planes of individual buildings shall be broken up with building modulation, stairs, decks, railings, and focal entries. Multiple building developments shall use siting and additional architectural variety to avoid inappropriate repetition of building designs and appearance to surrounding properties. 3. Landscape and Site Treatment a. Existing natural topographic patterns and significant vegetation shall be reflected in project design when they contribute to the natural beauty of the area or are important to defining neighborhood identity or a sense of place; --4 b. Landscape treatment shall enhance existing natural and architectural features, help separate public from private spaces, strengthen vistas and important views, provide shade to moderate the affects of large paved areas, and break up visual mass; c. Walkways, parking spaces, terraces, and other paved areas shall promote safety and provide an inviting and stable appearance. Direct pedestrian linkages to the public street, to on -site recreation areas, and to adjacent public recreation areas shall be provided; d. Appropriate landscape transition to adjoining properties shall be provided; 4. Miscellaneous Structures. a.. Miscellaneous structures shall be designed as an integral part of the architectural concept and landscape. Materials shall be compatible with buildings, scale shall be appropriate, colors shall be in harmony with buildings and surroundings, and structure proportions shall be to scale; b. Screening of service yards, and other places which tend to be unsightly, shall be accomplished by the use of walls, fencing, planting, berms, or combinations of these. Screening shall be effective in winter and summer; c. Mechanical equipment or other utility hardware on roof, ground or buildings shall be screened from view. Screening shall be designed as an integral part of the architecture (i.e., raised parapets and fully enclosed under roof) and landscaping; d. Exterior lighting standards and fixtures shall be of a design and size consistent with safety, building architecture and adjacent area. Lighting shall be shielded, and restrained in design z with no off -site glare spill over. Excessive brightness and brilliant colors shall not be used unless �— z clearly demonstrated to be integral to building architecture. w . Section 3. Severability. Should any section, paragraph, sentence, clause or phrase of this ordinance, or its application to any person or circumstance, be declared unconstitutional or o otherwise invalid for any reason, or should any portion of this ordinance be pre - empted by state or w = federal law or regulation, such decision or pre - emption shall not affect the validity of the remaining portions of this ordinance or its application to other persons or circumstances. w 0 2 u-a cn =d �w zF` z oo. = U. F- Jo L o;. wz U co' t- o z Section 4. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five (5) days after passage and publication as provided by law. PASSED BY THE CITY COt�N22IL OF THE CITX OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this /7 7 day of �._2 -G - c �- , 1998. ATTEST /AUTHENTICATED: e E. Cantu, City Clerk APPROVED AS B 0 ce of the City At rney FILED WITH THE CITY CLERK: /— ler PASSED BY THE CITY COUNCIL: ,,_/7_ 74Y PUBLISHED: -, - EFFECTIVE DATE: ORDINANCE NO.: / g3/ h W. Rants, Mayor CITY OF TUKWILA SUMMARY OF ORDINANCE NO. / AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING ORDINANCE 1758, AS CODIFIED AT TUKWILA MUNICIPAL CODE 18.60.053, AND AMENDING THE CITY'S MULTI - FAMILY DESIGN GUIDELINES; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. On o / 7/ 7 , the City Council of the City of Tukwila passed Ordinance No. /,Ss c- / , amending the City's Multi - Family Design Guidelines when used to review senior citizen housing developments as certain items relating to Site Planning, Building Design, Landscape /Site Treatment and Miscellaneous Structures shall not apply because they do not address the density, use or other characteristics of senior housing; providing for severability and establishing 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 for a copy of the text. 421/ "7/ 7 V APPROVED by the City Council at its meeting of Published Seattle Times: 9 fpc- L— el. E. Cantu, City Clerk z 6 00 .w ULF J CO w 0; 2 u. a: D z z► 2 Di w': lL 0: z.: iu U of, :0.• MEMORANDUM TO: Mayor Rants Community and Parks Committee FROM: Steve Lancaster, DCD Director RE: Code Changes Required for Increased Senior. Citizen Housing Density DATE: August 21, 1997 In March of this year, the City Council considered several proposed Comprehensive Plan amendments. The Council at that time decided to continue review of only one of these amendments, pertaining to senior housing. It was recognized at that time that implementing the proposed Plan amendment would require amendment of the Zoning Code and Multi - Family Design Guidelines. At the CAP meeting on July 15 Staff outlined some of these revisions to the Code and Design Guidelines. This memo summarizes the decisions made by the Committee at the July 15 CAP meeting. Attachment A shows how a prototypical 60 unit, 3 story assisted living development would fit on a site at 50 unit per acre zoning. CAP Recommended Changes 1. Do not allow increased density for senior housing in the RCC zone. 2. Require that senior housing must incorporate office or retail in the NCC zone. .3. Do not require mixed use for senior housing in the MUO zone 4. Require ground floor commercial and location near the Green River or Tukwila Pond for senior housing in the TUC. 5. Allow senior housing in the TVS zone subject to the same requirements as in the TUC zone. 6. Require that all standard multi - family requirements be met if a senior housing project is converted to general rentals. 7. Require that senior housing must incorporate office or retail in the RCMU zone. 8. Exempt senior housing from the 50 percent development area coverage in the HDR zone. 9. Gather more information about recreation space requirements before setting a standard for senior housing. 10. Pull the multi - family design guidelines applicable to senior housing into a separate handbook. 11. Require that senior housing adjacent to LDR zoning provide extra landscaping and step the building down to create a better transition. 12. Do not require that senior housing developments be stepped down toward the street. 1 1 •Y1d.4��a*'i'iJ:'7,11e. 'kd:iro' 19EY e t..s`fiEXk" `8 ffr:L`LkL4k•:••"`n�an - 9i3Y.iA`d K1L'S4'S�iY' L'e z r4 2 6 D UO wi JF- • LL: w0 LL Q% sc d. ▪ _: z� ▪ 0:. Z 1-: U.1 al U � O N:: C3f-: w w' H V z: UN 0 13. Review the height limits in the MUO (3 stories or 45 feet) and RCM (3 stories or 35 feet) zones. 14. Consider including additional requirements for senior housing such as long term management or federal funding. 15. Gather additional density numbers for senior housing developments. Zoning Code The decisions made by the CAP are incorporated into this list of proposed zoning code revisions. Because the CAP did not arrive at a consensus on the density issue that has been left blank in the following code language. High Density Residential 18.14.010 Purpose. This district implements the High Density Residential Comprehensive Plan designation, which allows up to 22.0 dwelling units per net acre (senior citizen housing is allowed up to ? dwelling units per acre. subject to additional restrictions). It is intended to provide a high- density, multiple family district which is also compatible with commercial and office areas. 18.14.020 Permitted uses. 2. Convalescent; Aid nursing and -retirement homes for not more than 12 patients. 18.14.070 Basic development standards. HDR BASIC DEVELOPMENT STANDARDS Lot area, minimum 9,600 sq. ft. Lot area per unit 2,000 sq. ft. (multi - family except senior citizen housing) Average lot width (min. 20 ft. 60 feet street frontage width), minimum Setbacks (minimum): • Front - 1st Floor 15 feet • Front - 2nd Floor 20 feet Front - 3rd Floor 30 feet • Front - 4th Floor 45 feet • Second Front - 1st Floor 7.5 feet • Second Front - 2nd Floor 10 feet • Second Front - 3rd Floor 15 feet • Second Front - 4th Floor 22.5 feet • Sides - 1st Floor 10 feet • Sides - 2nd Floor 20 feet • Sides - 3rd Floor 20 feet (30 feet if adjacent to LDR) • Sides - 4th Floor 30 feet • Rear - 1st Floor 10 feet Rear - 2nd Floor 20 feet fZ t4'. 4.`j r2C.1... 3 ?i:`,aII:^'',..- «,G`?'"tN"=d,r. yw,rsItts∎ v: , 2 ?n 40 o-titrr:.■ -ihn • Rear - 3rd Floor • Rear - 4th Floor Height, maximum Development area coverage Landscape requirements (minimum): • Front • Sides • Rear Recreation space Senior Citizen Housing Recreation space Off -street parking: • Residential • Accessory dwelling unit • Other uses Mixed Use Office 20 feet (30 feet if adjacent to LDR) 30 feet 45 feet 50% maximum (except senior citizen housing) See Landscape, Recreation, Recycling/ Solid Waste Space requirements chapter for further requirements 15 feet 10 feet 10 feet 400 sq. ft. per dwelling unit (1,000 sq. ft. min.) 200 sq. ft. per dwelling unit 2 per dwelling unit (except senior citizen housing) See Accessory Use section of this chapter See Off -street Parking & Loading Regulations chapter 18.16.010 Purpose. This district implements the Mixed -Use Office Comprehensive Plan designation which allows up to 14.5 dwelling units per net acre, (senior citizen housing is allowed up to ? dwelling units per acre. subject to additional restrictions). It is intended to create and maintain areas characterized by professional and commercial office structures, mixed with certain complementary retail and residential uses. 18.16.020 Permitted uses. 6. Convalescent; and. nursing r nt homes for not more than 12 patients. 10. Dwelling - Senior citizen housing as a freestanding use subject to additional requirements. 18.16.040 Conditional uses. 5. Convalescent; and nursing and retirement homes for more than 12 patients. 18.16.080 Basic development standards. Lot area per unit multi - family 3,000 sq. ft. (except senior citizen housing), minimum Setbacks to yards, minimum • Front 25 feet • Second front 12.5 feet • Sides 10 feet • Sides, if adjacent to LDR, MDR, HDR — 1st floor 10 feet 13 65; • .J U .o o; co +_N w: w= Ali o- g LL. 4t; wo F w; z � I-- o. • ILI w w' z ui Z: .0 - -. 0 z — 2nd floor — 3rd floor • Rear • Rear, if adjacent to LDR, — 1st floor — 2nd floor — 3rd floor Height, maximum Landscape requirements (minimum): • Front(s) • Sides 20 feet 30 feet 10 feet MDR, HDR 10 feet 20 feet 30 feet 3 stories or 4535 feet See Landscape, Recreation, Recycling/ Solid Waste Space requirements chapter for further requirements 15 feet 5 feet 10 feet • Sides, if adjacent to LDR, MDR, HDR • Rear • Rear..if adjacent to LDR, MDR, HDR Recreation space Senior Citizen Housing Recreation space Off - street parking: • Residential • Accessory dwelling unit • Office, minimum • Retail, minimum • Other uses 5 feet 10 feet 200 sq. ft. per dwelling unit (1,000 sq. ft. min.) 200 "sq• ft. per dwelling unit 2 per dwelling unit (except senior citizen. housing) See Accessory Use section of this chapter 2.5 per 1,000 sq. ft. gross floor area 2.5 per 1,000 sq. ft. gross floor area See Off -street Parking & Loading Regulations chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Office 18.18.020 Permitted uses. 4. Convalescent; and nursing and retirement homes for not more than 12 patients. 18.18.040 Conditional uses. 4. Convalescent; and nursing and retirement homes for more than 12 patients. Neighborhood Commercial Center z a �z ry 6 5 JU U 0: co w w,. W X J 1-,. • LL. w 0 g Q' 1- ` al F-0 Z 1-, iO N I- T W; u. uiz 0 • z .:.. 18.22.010 Purpose. This district implements the Neighborhood Commercial Center Comprehensive Plan designation, which allows a maximum of 14.5 dwelling units per net acre (senior citizen housing is allowed up to ? dwelling units per acre. subject to additional restrictions). It is intended to provide for pedestrian- friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses. Uses include residential uses at second story or above when mixed with certain retail, service, office, recreational and community facilities, generally along a transportation corridor. 18.22.020 Permitted uses. 9. Convalescent; and nursing and-retirement homes for not more than 12 patients. 18.22.040 Conditional uses. 3. Convalescent; and nursing and—retirement homes for more than 12 patients. 18.22.080 Basic development standards. Lot area per unit (multi - family 3,000 sq. ft. except senior citizen housing),minimum Setbacks to yards, minimum • Front 6 feet (12 feet if located along Pacific Highway South) • Second front 5 feet • Sides 10 feet • Sides, if adjacent to LDR, MDR, HDR — 1st floor — 2nd floor — 3rd floor • Rear 10 feet 20 feet 20 feet 10 feet • Rear, if adjacent to LDR, MDR, HDR — 1st floor — 2nd floor — 3rd floor Height, maximum Landscape requirements (minimum): • Front(s) • Sides • Sides, if adjacent to LDR, MDR, HDR • Rear • Rear, if adjacent to LDR, MDR, HDR Recreation space wxGy:'+ .it:�u:ii:aiBL:idetlSSUrrxriG.�o L6atImd•••,.•.••• 10 feet 20 feet 20 feet 3 stories or 35 feet (4 stories or 45 feet in the NCC of the Pacific Highway Corridor, if a mixed use with a residential and commercial component) See Landscape, Recreation, Recycling/ Solid Waste Space requirements chapter for further requirements 5 feet None l0 feet None 10 feet 200 sq. ft. per dwelling unit (1,000 sq. ft. min.) AwlOMIT. f Chla0■1134tiler....“04 "L z Z. • • w J U: .0 O `mow J X 0) wi w _. z� . w,. D o: Orz' V Z; U N; z Senior Citizen Housing Recreation space Off street parking • Residential • Accessory dwelling unit • Office • Retail • Warehouse/ manufacturing • Other uses 200 sq. ft. per dwelling unit 2 per dwelling unit (except senior citizen housing) See Accessory Use section of this chapter 2.5 per 1,000 sq.ft. gross floor area minimum 2.5 per 1,000 sq.ft. gross floor area minimum 1 per 1,000 sq.ft. gross floor area minimum See Off -street Parking & Loading Regulations chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 43.21 C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Regional Commercial 18.24.020 Permitted uses. 12. Convalescent; and nursing awl -retirement homes for not more than 12 patients. 18.24.040 Conditional uses. 6. Convalescent; and nursing and retirement homes for more than 12 patients. Regional Commercial Mixed Use 18.26.010 Purpose. This district implements the Regional Commercial Mixed Use Comprehensive Plan designation, which allows up to 14.5 dwelling units per net acre (senior citizen housing is allowed up to ? dwelling units per acre. subject to additional restrictions). It is intended to provide for areas characterized by commercial services, offices, lodging, entertainment, and retail activities with associated warehousing, and accessory light industrial uses, along a transportation corridor and intended for high - intensity regional uses. Residential uses mixed with certain commercial uses are allowed at second story or above. The zone's standards are intended to promote attractive development, an open and pleasant street appearance, and compatibility with adjacent residential areas. 18.26.020 Permitted uses. 12. Convalescent; and nursing and -retirement homes for not more than 12 patients. 18.26.040 Conditional uses. 6. Convalescent; and nursing and retirement homes for more than 12 patients. 18.26.080 Basic development standards. "s. RCM BASIC DEVELOPMENT STANDARDS Lot area per unit (multi - family 3,000 sq. ft. except senior citizen housing),minimum Setbacks to yards, minimum • Front 20 feet • Second front 10 feet • Sides 10 feet • Sides, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor - 3rd floor • Rear • Rear, if adjacent to LDR, - 1st floor - 2nd floor - 3rd floor Height, maximum Landscape requirements (minimum): • Front(s) • Sides • Sides, if adjacent to LDR, MDR, HDR • Rear • Rear, if adjacent to LDR, MDR, HDR Recreation space Senior Citizen ousing Recreation space Off street parking • Residential • Office • Retail • Warehouse/ manufacturing • Other uses 20 feet 30 feet 10 feet MDR, HDR 10 feet 20 feet 30 feet 3 stories or 35 feet See Landscape, Recreation, Recycling/ Solid Waste Space requirements chapter for further requirements 10 feet 5 feet l0 feet None 10 feet 200 sq. ft. per dwelling unit, 1,000 sq. ft. min. 200 sq. ft. per dwelling unit 2 per dwelling unit (except senior citizen housing) 2.5 per 1,000 sq.ft. gross floor area minimum 2.5 per 1,000 sq.ft. gross floor area minimum 1 per 1,000 sq.ft. gross floor area minimum See Off-street Parking & Loading Regulations chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all G'Si'1di'.d')".,ii0'�i. •C:e ?' %7w?^,rv't1 SLti�': ,.'•Y}M•" »i:•'L1Lzi':an'�G "ZYte iw9it. • 'Ci. iJt Ni A6CKdh!. •Y441,10•J•1 LC NJ W,/.iGD1Ati l7 z w oo cnw. w =-. W o: u. ¢; d; w Z I- o? Z U .o i w U; w z: coi 0 z.,. sale la's l: as; :U.^).? development subject to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Tukwila Urban Center 18.28.020 Permitted uses. 12. Convalescent; and nursing and retirement homes for not more than 12 patients. 18.28.040 Conditional uses. 6. Convalescent; and nursing and -retirement homes for more than 12 patients. 7. Dwelling - Multi - family units (Max. 22.0 units /acre except senior citizen housing which is allowed to ? units /acre, as a mixed -use development that is non- industrial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond. 18.28.080 Basic development standards. TUC BASIC DEVELOPMENT STANDARDS Lot area per unit (multi - family 2,000 sq. ft. except senior citizen housing), minimum Setbacks to yards, minimum • Front 15 feet • Second front 15 feet • Sides 10 feet • Sides, if adjacent to LDR, MDR, HDR - 1st floor - 2nd floor - 3rd floor • Rear • Rear, if adjacent to LDR, - 1st floor - 2nd floor - 3rd floor Height, maximum Landscape requirements, minimum Fronts • Sides • Sides - if adjacent LDR, MDR, or HDR • Rear 10 feet 20 feet 30 feet 10 feet MDR, HDR 10 feet 20 feet 30 feet 115 feet See Landscape, Recreation, Recycling/ Solid Waste Space requirements chapter for further requirements 15 feet; required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to approval. None 10 feet None .:114- lira!Y z. cc 2, JU UO • •'CO w; . w =: w0' .. 1 Q, =d: i- w:. ? .H O, Z F- w w; moo' U frit ww L.B. LLi z • z. • Rear - if adjacent LDR, MDR, or HDR Recreation space Senior Citizen Housing Recreation space Off Street Parking • Residential • Office • Retail • Warehouse/ manufacturing • Other uses 10 feet 200 sq. ft. per dwelling unit, 1,000 sq. ft. min. 200 sq. ft. per dwelling unit 2 per dwelling unit (except senior citizen housing) 2.5 per 1,000 sq.ft. gross floor area minimum 4 per 1,000 sq.ft. gross floor area minimum 1 per 1,000 sq.ft. gross floor area minimum See Off -street Parking & Loading Regulations chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. Commercial/Light Industrial 18.30.020 Permitted uses. 13. Convalescent; and nursing and-retirement homes for not more than 12 patients. 18.30.040 Conditional uses. 6. Convalescent; and nursing and-retirement homes for more than 12 patients. s, Tukwila Valley South 18.40.020 Permitted uses. 13. Convalescent; and nursing ands ..ant homes for not more than 12 patients. 18.40.040 Conditional uses. 6. Convalescent; and nursing and retirement homes for not more than 12 patients. 8. Dwelling - Multi- family units (Max. 22.0 units /acre except senior citizen housing which is allowed to ? units /acre, as a mixed -use development that is non- industrial in nature); must be located on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minkler Pond. 18.40.080 Basic development standards. TVS BASIC DEVELOPMENT STANDARDS Lot area per unit (multi - family 2,000 sq. ft. except senior citizen housing), minimum Setbacks to yards, minimum • Front 25 feet • Second front 12.5 feet • Sides 5 feet • Sides, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet -3rd floor 30 feet • Rear 5 feet • Rear, if adjacent to LDR, MDR, HDR - 1st floor 10 feet - 2nd floor 20 feet -3rd floor 30 feet Height, maximum 115 feet Landscape requirements See Landscape, Recreation, Recycling /Solid (minimum): Waste Space requirements chapter for further • Fronts • Sides • Sides - if adjacent LDR, MDR, or HDR • Rear • Rear - if adjacent LDR, MDR, or HDR Recreation space Senior Citizen Housing Recreation space Off Street Parking • Residential • Office • Retail • Warehouse /industrial • Other Uses requirements 15 feet Required landscaping may include a mix of plant materials, pedestrian amenities and features, outdoor cafe -type seating and similar features, subject to approval. None 10 feet None 10 feet. 200 sq. ft. per dwelling unit, 1,000 sq. ft. min. 200 sq. ft. per dwelling unit 2 per dwelling unit (except senior citizen housing) 2.5 per 1,000 sq. ft. gross floor area min. 4 per 1.000 sq. ft. gross floor area min. 1 per 1,000 sq. ft. gross floor area min. See Off -street Parking & Loading Regulations chapter Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC 8.22, Z0 • "Noise ", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. o:W Supplemental Development Standards u� n UO 18.50.085 Maximum percent development area coverage. w CO w In the MDR and HDR zones the maximum percent development area coverage LIJ co LL shall be 50 %, except for senior citizen housing developments in HDR. If the building is W o, converted to regular apartments the 50% limit must be met. Landscape, Recreation, Recycling/Solid Waste Space Requirements cn a = I- w �`. I- O Z ~ U =w LL O' .z UN O 18.52.060 Recreation space requirements. In all MDR and HDR zoning districts, any proposed multiple - family structure, complex or development shall provide on the premises and for the use of the occupants a minimum amount of recreation space according to the following provisions: 1. Required Area. a. For each proposed dwelling unit in the multiple - family development, a minimum of 400 square feet (200 square feet for senior citizen housing) of recreation space shall be provided. Any multiple - family structure, complex or development shall provide a minimum of 1,000 square feet of total recreation space; b. The front, side and rear yard setback areas required by the applicable zoning district shall not qualify as recreation space; 2. Indoor or Covered Space. a. No more than 50% of the required recreation space may be indoor or covered space (except senior citizen housing which may have 90% indoor or covered space); b. The Board of Architectural Review may grant a maximum of two square feet of recreation space for each one square foot of extensively improved indoor recreation space provided. Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. 3. Uncovered Space. a. A minimum of 50% of the total required recreation space shall be open or uncovered, up to 100% of the total requirement may be in open or uncovered recreation space (senior citizen housing only requires 10% of recreation space to be outdoors); b. Recreation space shall not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as endorsed by the Director. c. The Board of Architectural Review may grant a maximum credit of two square feet of recreation space for each one square foot of outdoor pool and surrounding deck area. 4. General Requirements. 21 z : a. Multiple - family complexes (except senior citizen housing) which provide dwelling units with two or more bedrooms shall provide adequate recreation space for children with at least one space for the 5 -to -12 -year old group. Such space shall be at least 25% but not more than 50% of the total recreation space required under TMC 18.52.060.1, and shall be designated, located and maintained in a safe condition; b. Adequate fencing, plant screening, or other buffer shall separate the recreation space from parking areas, driveways or public streets. c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. Multi- family Design Guideline Changes The CAP decided that the following sections should be removed from the version of the guidelines that will be applied to senior citizen housing. I. Site Planning Item 5 II. Building Design Items 2 and 6 III. Landscape /Site Treatment Figures 31 and 32 Items 30, 31, 32, 33, 34, and 35 Comprehensive Plan Because the CAP did not arrive at a consensus on the density issue that has been left blank in the following code language. Tukwila Comprehensive Plan Land Use Designations (pages 189-190, 192) High - density residential: Areas characterized by multi - family buildings: 15 - 21.8 units per net acre with senior citizen housing allowed up to ? units per net acre. Mixed -Use Office: Areas characterized by professional and commercial office structures, mixed with certain complementary retail, and residential uses and Senior citizen housing allowed up to ? units per net acre. Residential Commercial Center: Pedestrian- friendly areas characterized and scaled to serve a local neighborhood, with a diverse mix of uses. Uses include certain commercial uses mixed with residential at second story or above, with a maximum density of 14.5 units per acre (senior citizen housing allowed up to ? units per net acre); retail; service; office; and recreational and community facilities. Neighborhood Commercial Center: Pedestrian- friendly areas characterized and scaled 2- to serve multiple residential areas, with a diverse mix of uses. Uses include certain commercial uses mixed with residential at second story or above, with a maximum density of 14.5 units per acre (senior citizen housing allowed up to ? units per net acre); retail; service; office; and recreational and community facilities, generally along a transportation corridor. Regional Commercial Mixed Use: Areas characterized by commercial services, offices, lodging, entertainment, retail activities and associated warehousing, and certain accessory light industrial uses. Residential uses mixed with certain commercial uses are also allowed, at second story or above levels, subject to special design standards, and with a maximum density of 14.5 units per acre (senior citizen housing allowed up to ? units per net acre). Tukwila Urban Center Mixed Use Residential: Areas adjacent to water amenities (i.e., ' Tukwila Pond, the Green River, and Minkler Pond) that allow mixed use residential, subject to special design standards, with a maximum density of 22 units per acre (senior citizen housing allowed up to ? units per net acre). These are the only areas where mixed use residential is allowed in the Tukwila Urban Center. Tukwila Valley South Mixed Use Residential: Areas adjacent to the Green River that allow mixed use residential, subject to special design standards, with a maximum density of 22 units per net acre (senior citizen housing allowed up to ? units per net acre). These are the only areas where mixed use residential is allowed in the Tukwila Valley South Area. -v vJA— t,,DV er S "&4- oM I rQ /i re_g._c,' As `-' s; IFcflL� •z Q ; = U O :CO ; ,' .mow w Z: Jam: w; • • w o: .LL a:. 'co da • _, • .1- o` 1.1J ur o .0E- w w. I=— U u: 0 wz. Ht •Z Attachment A - Prototype Assisted Living Development Project Size 60 Units Lot Area 1.2 Acres (assuming 50 unit per acre zoning) Building Size Average unit size 330 square feet 1 to 1 Common space ratio equals 330 square feet per unit Total assignable space = (330 +330) x 60 = 39,600 20% Unassignable space (mechanical rooms, stairs, elevators, storage) Total building size = (39,600 x .2) + 39,600 = 47,520 square feet Building footprint for 3 story building = 47,520 / 3 stories = 15,840 square feet Required Parking Zoning Code requires 1 space per unit for first 15 units, then 1 space per 2 units Total spaces required = 15 + (45/2) = 38 spaces 34 spaces at 45 degree angle parking requires 12.7' curb length per car Double loaded aisle of 17 stalls = 12.7 x 17 = 216 linear feet Parking area = 60' unit width x 216' length = 12,960 square feet 4 ADA stalls at 24' curb length for 2 and 60' unit width Parking area = 60' width x 24' length = 1,440 square feet Total parking area = 12,960 + 1,440 = 14,400 square feet 2 Bicycle spaces required Lot Usage 1.2 acres x 43,560 square feet = 52,300 square feet Subtract 14,400 sf for parking Subtract 15,840 sf for building footprint (assuming 3 stories) Area available for landscaping, driveways, building setback's, recreation space or stepped building heights = 22,060 sf Mixed Use Scenario NCC and RCM zones require mixed use development but have a 3 story height limit (except NCC on Pacific Highway), therefore one story of housing would have to be replaced by commercial uses. This combined with the higher parking requirements for office and retail uses would likely lower the housing density by at least a third. slaw yo 4 �y�r4: { „: his ti: 4.HZ: 6 R J c) 00 CO • O' ' fn W Ill 2 J • LL al 0' 2 u- Q' • a:. F- 0: Z w w; Off' CI I- w u-` • LI 0 ui z. O Z A SHOULDER TO LEAN ON: ASSISTED LIVING IN THE U.S. Assisted- living residences offer a homelike alternative to older and disabled people who can't manage on their own. These typically upscale facilities won't replace nursing homes, but they will become the housing mode of choice for a growing number of affluent Americans who need a little extra help to shoulder the burdens of daily life. To 86- year -old Helen and her daughter Ellen, assisted living has made a world of difference in Helen's grad- ual recovery from a stroke and broken hip. It's eased Ellen's burden of looking after her mother long distance, knowing that she's receiving personalized attention in a place that looks more like an upscale resort than a residence for older adults. To local merchants, it's brought new business to pharmacies, food - service suppliers, decorators, land- scapers, and other contractors. It's brought new jobs to area residents and has expanded the market for dozens of other prod- ucts and services. Although it may not appear in every neighborhood, assisted liv- ing is making a marked impact on senior housing and health ser- vices in select regions of the United States. The trend is expected to continue well into the next millennium. More people are living into their 80s and beyond, and more of them are living alone. An acci- dent, chronic disease, or progressive decline in functional abilities can easily sideline people's ability to live independently. Nursing homes are not the answer. Some industry experts main- tain that one -fifth to one -third of nursing -home residents shouldn't be there in the first place. Their needs would be bet- B Y LINDA 3 . BARTON ter served by alternatives within the community if available. On a limited scale, a number of federal demonstration' projects have proven this to be true. Pioneered by the On Lok Senior Health Services model 25 years ago, others like the National PACE (Program of All-Inclusive Care for the Elderly) Association have shown the dollars- and -cents benefits of keeping the elderly out of nursing homes. This economic efficiency coincides nicely with the overwhelming preference people have to stay out of traditional nursing homes as long as they possibly can. Private developers have rushed to seize opportunity before the age wave crests. It's understandable why Marriott International, Inc. and lesser -known regional and local providers are aggressive- ly staking their claims in a market now worth between $13 and $15 billion and expected to reach $20 billion by the year 2020. WHAT 15 ASSISTED LIVING? v Debuting in the United States in the 1980s, assisted living is pat - terned after Dutch and Scandinavian systems designed to provide housing and sheltered services for the frail elderly. The philosophy of assisted living makes it quite different from familiar medical /institutional models of care, where individuals are treated American Demographics July 1997 45 2S fttAHhwWmtie...wcq . wrn+x. fa,w.x sc -nwrxo- n.,.ro+•.+.xw«rn51'0∎ 07,(4wU.o3.,Fs .l:a4W.3944.40SY.i'+'rO ar..=1: w9kU*Vt7V`iretr.^`"r.«X'iPratVA "ti tii"uSi IVItaC V({ Z la= -Z • UO NO • J LL WO u- Q Z Cy Z= H zI- tu •O .o I-. w w: H 0 W Z- lil U � F O Z rtent of total population aged 85 and older and residents of assisted - living. - - '.faoilitles needing help'with ipeafied activities of daily living; 1996) ' _: ti • :µ;,i assisted- living residen Source: Agmry for Health Polic and Research; pas 6lr6mnd forAirlscid lJridg Federation ofAmericc? Residents of assisted - living facilities don't need round - the -clock medical care, but they do need help with the routines of daily life. as patients, with their social, spiritual, and other needs subjugated to the treatment of disease. Assisted living, on the other hand, emphasizes the social and per- sonal requirements of residents who need some assistance with daily activities and health care, but who desire and deserve to age with dignity. It's an important distinction, in that the design of housing, services, activities, employee training, and such is truly customer - centered. It's focused on satisfying the expectations of two tiers of customers: the resident customer, such as Helen, and the purchasing customer, her daughter Ellen. By means of a mission statement, the Assisted Living Federation of America (ALFA), a leading trade association of assisted - living providers, offers the following:"... a special combination of hous- ing, supportive services, personalized assistance, and health care designed to respond to the individual needs of those who need help with activities of daily living (ADLs) and instrumental activities of daily living (IADLs). Supportive services are available 24 hours a day to meet scheduled and unscheduled needs in a way that pro- motes maximum dignity and independence for each resident and involves the resident's family, neighbors, and friends." To understand the industry is to understand why there is no common definition of assisted living. Resisting the federal regula- tory interventions that have hobbled the nursing -home industry, assisted - living providers have chosen to work with state agencies to 46 American Demographics July 1997 self - define quality standards, measurement, and monitoring approaches. Each of the 50 state departments of social services or public health responsible for licensing assisted- living facilities has different parameters and restrictions, as well as different monikers to designate the residences. Specific regulatory requirements, including whether a state requires a Certificate of Need for new res- idences, can be found on the Internet by contacting individual states' web sites. The majority of facilities are freestanding, but they may also be part of a continuing -care retirement community, seniors' apart- ment complex, or wing or floor of a nursing home. Ownership and operations vary, too. Most of the largest multi- facility providers are publicly held and managed as for - profit businesses. There are exceptions; the largest operator is the Evangelical Lutheran Good Samaritan Society, a not - for - profit organization that manages 6,531 beds in 22 states, according to a 1995 study by the American Health Care Association. Ninety percent of assisted- living services are paid for with pri- vate funds. The remaining 10 percent are covered by Supplemental Security Income (SSI), Social Security Block Grants, and other entitlement programs. Forty -two percent of all facilities receive state program assistance for residents, according to a 1995 American Health Care Association study. Many states are experi- menting with expanding assisted living to low- income seniors through waivers to the federal Medicaid program. "What's needed is a Day's Inn version to give middle -class peo- ple the security of affordable housing and limited amenities in a reasonable price range;' says Keith Knapp, immediate past presi- dent of the American College of Health Care Administrators and vice president of the Broadhurst Group in Louisville, Kentucky. The college runs a professional certification program for nursing -home and assisted- living facility administrators. Right now, though, the industry is poised to attract high -end Assisted living, emphasizes.the social and personal requirements of residents who need some assistance with'daily activities and health care, but who desire and deserve'to age with:. dignity consumers: seniors aged 75 and older who meet the entry criteria of at least $25,000 in annual net income, no combative or disruptive behaviors, and the ability to pay monthly rental fees of $2,000 or more. At the low end, assisted living may cost between $985 and $1,500 per month with few frills. At the top end, a private two -bed- room suite with minimal to moderate levels of personal care may go for as much as $3,700 a month, depending on market conditions influencing pricing. 2 Z W c4 2 UO to co w J= H WO g< to �. =a W _ Z I-- O W~ U• � O N. 0 I— W W • U' u_ O ▪ Z N ▪ 1. Z Current customers for assisted living tend to have personal assets ranging from about $100,000 to nearly $300,000. They do not, as a rule, resort to selling their homes to finance the cost of care in an assisted - living residence. In other words, they are a good risk. And even if they are unable to meet their financial commitments at some point down the road, they often have middle -aged children in their peak earning years with the reserves to cover their parents' housing mode of choice. A PLACE TO CALL HOME The place that 86- year -old Helen now calls home is an attractive three - story, neo- Victorian Sunrise Assisted Living residence in Fairfax, Virginia. This residence is tastefully appointed both inside and out, with the feel of a fine resort hotel, only homi- er. An elegant staircase graces the main lobby. Reproduction furnishings are tastefully clustered in a homelike manner in areas inviting private conversation or activities like chess, Scrabble, or solitary reading. Common areas include several enclosed sun porches, a sprawling veranda with white wooden rockers, a comfortable library, a billiards room, a television room, and a common dining room that resembles a.fine restaurant rather than a place where 57 people take their meals at two seatings. The overall impression is that no expense has been spared in the design, decoration, or attention to detail. Individual units, individual apartments, or shared rooms are clustered in groupings of six to eight. They open in a suite -like fash- ion into a common sitting area or small living room, not a corridor. The building boasts an expansive use of natural light and carpeting .HERE ::'OPPORTUNITY .' LIES (percent distribution of industry executive respondents' attitudes toward the supply and demand status of selected types of senior housing ,1995) • • continuing -care retirement communities congregate/ • independent living'. : 0% supply> demand 1 20% . 40% 60% 80% 100% demand =supply' • E demand > supply Source fie State of Seniors Housing, Coopers & Lybrand for American Seniors Housing Association Executives in the business of providing housing for the elderly see the biggest opportunities in the assisted - living sector. • .Current customers for assisted living tend to have personal assets ranging from about $100,000 to nearly $300,000. throughout, neither too bright nor too dim for older eyes. Windows look out on landscaped gardens and walkways. It feels more like a home where residents take part in daily activities of their own choosing. Helen's small furnished efficiency unit at the Sunrise residence has emergency call systems built into the bathroom and next to the bed. It has a small pantry containing a refrigerator and sink. On a daily basis, the housekeeping staff comes in to clean and freshen the linens; they also do residents' personal laundry. A care manager greets Helen every morning at 8:00 a.m. and helps her get out of bed, bathe, and dress for breakfast. The same care manager also helps her with her medications. At least six scheduled activities take place every day, from exer- cise classes to bridge tournaments and guest lectures. A van shuttle service offers the chance to get out of the house. The local drugstore is the most popular stop, followed by a nearby mass merchandiser. Residents receive three meals a day in a common dining room, but they are also free to stock up on food to keep in their refrigerators for when they crave a late -night snack or want to host company in their private quarters. One of the beauties of this industry is its individuality. Twice a year, Karrington Health Inc. CEO Rick Slager puts in his turn as resident assistant at the Columbus, Ohio facility. He loads up the van with anyone who wants to go to a local sporting event or zoo. There's always an element of fun in the air and always something no one would expect taking place in a home for the aging. As much as developers rely on architects and designers to create the rich appeal of a facility, they rely just as much, if not more, on the creativity and dedication of the people they hire to plan and carry out daily activities on site. "It's the life blood of our industry;' says one general manager for a Brighton Gardens property of Marriott Senior Living Services. "If we fail to meet the mark on that count, we fail to meet the needs of our customers." THE DEMANDS OF CAREGIVING Before Helen settled into her new situation, Ellen traveled to her mother's home each Saturday to look after shopping, cleaning, and American Demographics July 1997 47 2l Kr'rfeffl Z ,„tZ 000 0_ w J H w O. tL ?. u)d = W. Z Z 1 2a U0. D. co; :CF—' I0 O Z W U Z 4. Comparing the Options • • • • • 0 Ider and disabled Americans have a designed to offer companionship and support .. growing variety of housing and ser- " to those living independently. Examples vice choices available to them, aside • • include: adult day -care: programs, senior: cen- from fully institutionalized nursing -home care.` •• ters, ... eal programs, transportation services,:: telephone reassurance' and visitor services,•• . The appropriate option for any given individ- :' ::. • . •• •..•,:..::::: .;. . :: • •. ..: . ' and homemaker or chore services. Costs may,.' ual will depend on the type of assistance hear . =.: . • -• • -r:• • . . - ' be subsidized in part by the government or .. :• she needs, as well as financial resources and` - :- • .1., • • • .,; . • . _ :..: -. _ other source,' making these options attractive ••:• lifestyle preferences. Here are descriptions of : -.- • :. • • - - .: • • .'• to individuals requiring minimal assistance. : the major categories, along with their advan- ^ - .• : - Adv.antages:Promotes independence by •• tages, shortcomings, and average costs. ';'providing social stimulation, mobility, nutri- INDEPENDENT LIVING • tional, and other types of support. • - • Diiadvantages:Availability of services and Individuals reside in their own home or apart- ment. Family or volunteer caregivers may pro-: vide varying levels of supportive services such • as shopping, transportation, light housekeep.- ing, and meal preparation: Advantages:Affords maxirrfjm autonomy. and privacy with little or no added out -of pocket expenditures. • Disadvantages:May limit social contact • within the community. Is often not an option in cases where substantial physical or other - support becomes necessary. Cost: Free, except for value of caregivers' time. ASSISTED IND.VENDENT LIVING Communities offer a range of services to the elderly based on local demand. Offered by pri- vate businesses, public agencies, civic groups, nonprofit and religious org:,nizations, they are •providers may vary.:.:: • •, . Cost Ranges from free to upward of $500 .. per.week.'Adult day care, for instance, aver- ages $30 per day. Companion services run $5 to $15 per hour. Live -in homemakers receive between $100 and $400 per week, plus room • and board. Homemaker services (i.e., help with' housekeeping, laundry, meal preparation, • bathing, and dressing)' run $e to $30 per hour. '' These expenses are generally not covered by • • insurance.`: •:. :, .HOME HEALTH CARE • • Following a hospital stay for any number of ' serious events or injuries; discharge planning may include medical supervision, in -home : care, and rehabilitative services coordinated through a home health agency. Requiring a 'physician's authorization in order to be coy-, ered by Medicare, Medicaid, or any other third- . h . party payor, home care is viewed as a medical intervention to allow an individual to return to • his or her highest level of health and function- al ability. • • - Advantages: Nursing assessment, interven- • tion, and and rehabilitative care are covered.by.: • most insurance' providers on a per -visit basis. .•. • Home care allows individuals to recover from an acute or chronic health episode in their home. . • • • Disadvantages: Claims and service autho- • riations are subject to delays, federal scrutiny, • and potential for rejection under fraud and abuse statutes, putting the patient at risk for . financial responsibility for portions not cov- ered by insurers. Cost $83 to $90 per visit by a registered nurse (on 'average), $50 per hour for in -home • • care by a home - health aide (the average visit • • . being two to four hours),If durable medical • equipment or medical supplies are required, the cost will be higher.: ~ CONTINUING -CARE RETIREMENT •••`': • COMMUNITIES , • : • Appealing to reasonably affluent, active, and otherwise healthy adults, continuing -care . 'retirement communities, or CCRCs; offer secu- • rity; social interaction, recreational activities, • and other services in a campus -like setting. They frequently offer amenities such as golf' • courses; swimming pools, health spas, and ird common meeting centers. CCRCs provide a other personal needs. The routine took at least six hours out of a day she would have rather spent watching her youngest daughter's soccer game, her son's marching band performances, catching up with two daughters home from college, and spending time with her husband Victor. After several months of this routine, she began to feel like everyone's needs came before hers. Helen called her daughter at the office at least twice a day about seemingly insignificant matters. She also needed transportation to the store and doctor appointments during the week. The interrup- tions affected Ellen's concentration, her job performance, and pos- sible consideration for promotion at the public relations agency 48 American Demographics July 1997 fps... , ..... iRi , M slYAR4.364wM r' -Ty'r 1, *[ilrk4b" ITIE.4 F -.41 t3+�` cn "? p F8ivi,NR pi, where she worked as an account executive. Although her employer granted maternity and child -care leaves of absence, there were no such provisions for eldercare. Ellen had discussed with her mother the idea of hiring someone local to come into Helen's home to help out three days a week. After interviewing and rejecting five qualified prospective candidates, and three turbulent in -home trial periods of those deemed most suitable, they were back to where they started. Then the mother and daughter pursued the alternative of assisted living, something that had been suggested by a hospital discharge planner when Helen was recovering from her fall. It worked out. Z' itt :.4 cvf... •"Sj}G"X}ii4t7�+csmdN�.ti}Jilfr Z?%.1•.1+C4iJ.i,'i7v` a "7� .`�7 ,iSnik fin' y�j.%b"[' :wii(r'n8' Z HZ 6 UO N 0. W.' J H w0 u-Q, =d H W Z ZO0 LLI n • p. U O N` O I-- Ill W: IL O O — Z • range of housing and services from indepen- dent living in cluster homes or condominiums to skilled nursing -home care.Also known as life -care communities, residents purchase life- time access to housing and medical care through the same provider organization. Advantages: Maximum elite privileges of ' independent and semi - independent Irving, including access to emergency services, reed- • ical, and skilled nursing care as needed. Frequently affiliated with religious groups, these communities attract individuals of com- mon interests and beliefs, a plus for socializa- tion. • Disadvantages: Cost and availability pro- hibit many consumers from this option. Consumers should investigate the financial solvency and performance of providers before entering into a lifetime contractual agreement. Cost:Steep. Entrance fees may range from $5,000 to $300,000, but aren't always required. A typical one - bedroom unit may cost in the range of $60,000 to $90,000 a year, depending on the number and type of services desired. This housing option is essentially limited to individuals with annual incomes of $40,000 or more. Unless skilled nursing care is warranted, ual apartments or rooms, meals, housekeeping and laundry services; transportation, assis- tance with basic activities of daily living (ADLs) and instrumental activities of daily living (IADLs), along with ongoing health and activi- ty supervision. ' Advantages :Allows frail elderly individuals to live and function in a safe, homelike envi- • ronment. Differing from institutional models • 'fp t e ;L r• • all expenses are out of pocket. ASSISTED LIVING Assisted - living facilities combine the advan- tages of independent housing, supportive ser- vices, and social activity. Facilities offer individ- of care, the philosophy of assisted living stress- es independence, personal dignity, and involvement of family and friends. Cognitively impaired individuals are not excluded from residence if they meet other entrance criteria. Most facilities have separate wings or resi- dences to accommodate their special needs. Disadvantages: Prospective residents must satisfy the provider's financial, behavioral, and medical standards. Although' new construction is underway in many prime markets, some analysts predict that oversupply could occur. Cost:The average per -diem rate for the • industry is $72. Most facilities charge $1,500 or Ellen's situation is typical of one set of today's consumers, who are arranging care for elderly parents. Barbara's typifies another type of consumer. At age 75, Barbara has cared for a disabled son, Robert, at home for more than 40 years. She and her husband, Bob, wanted to take an Alaskan cruise they'd saved for and always dreamed about, but finding someone to take care of Robert for the two weeks they were away was problematic. A social worker famil- iar with Robert's case recommended a recently opened residence in nearby Abington, Pennsylvania, that was accepting residents for short -term respite care. Through the coordination of care with the facility and a local home - health agency providing skilled nursing plivAFFARFW more per month, depending upon the services required. • BOARD- AND -CARE HOMES Known by a number of monikers, board -and- care homes offer sheltered housing to a vari- ety of physically or cognitively challenged • adults.They do•not cater exclusively to the needs of the frail elderly. Sleeping accommo- dations are generally shared, and there are communal bathrooms. Supervisory oversight • may be provided by on -site staff or contracted through area agencies. Board -and -care facili- ties are generally run by smaller, independent operators.They accept private payment or state funds under Medicare or Medicaid. Like assisted- living facilities, they may be subject to inspection and Iicensure under state Departments of Social Services or Departments of Health. • Advantages:Supportive assistance with Activities of Daily Life and Instrumental Activities of Daily Life, along with meals, housekeeping and laundry, 24 -hour supervi- sion, and security. Disadvantages: Board - and -care homes do not cater exclusively to the frail elderly, and do not generally offer private accommodations. Allowable nursing, medical, and mental health services vary from state to state. Cost: Widely variable, but under public - assistance programs, about $1,500 per month. —Linda J. Barton care on site, Robert enjoyed a change of scenery, and his parents enjoyed fulfilling a lifelong dream. Robert's stay was shorter than average, but for most assisted -liv- ing residents, the stay is not a permanent one. The average length of stay is 23 months, according to a 1995 survey of industry executives by the American Seniors Housing Association. The median annual turnover rate of residents is 55 percent. The largest proportion leave because their condition has worsened, requiring more intensive medical attention than assisted - living facilities provide. An esti- mated 16 percent leave because they die. One in ten moves back to a private home arrangement with family. The remaining residents 01997 PHOTODISC.INC. American Demographics July 1997 49 29 AIN , Z W• • J U: U 0 U 0. U) J = N LL: W00• }0 • ? • cr F=— _. Z� Z O0' W W Uc U_• .ca! W W. 2 U H — 0. LU Z: Uco. p: 0 Z • (services and products yeneially inducted in the fee*ofiri assisted - living fadli and those typically paid for on an individual basis by residents) INCLUDED ree congregate meals; .. Veterinary services (at facilities allowing small pets) Special catering services: ;::Nutritional supp{emerits: '1'''`- :`;_yT:s ��: Source Surrey of AsuistedLiringFocllltles,'.1995 AmeriianHeal.thtare • ^S i; ; r ; s +'`" ' ` Assoifation; indusfiy,nterriews'and resouries; People who live in assisted - living housing receive basic services on a contractual basis through the facility, but they still buy many discretionary products and services on their own. move on to a seasonal residence or competitive facility because they can no longer afford to stay, or for some other reason. DEMAND AND SUPPLY The number of people like Ellen and Barbara, who are responsible for looking after an aging parent or close relative in addition to the demands of paid work and family life, is decidedly on the upswing. Living longer does not necessarily mean living better in later years. 50 American Demographics July 1997 Although the picture of aging has improved, the onset of chronic conditions and the likelihood of living alone increases with age. By age 65, 69 percent of Americans live with one or more chronic con- ditions. Those who make it to age 85 are more likely than the younger old to live alone: 29 percent of all men and 57 percent of all women aged 85 -plus are on their own. Nearly half of people aged 85 and older require some assis- tance with at least one activity of daily living (ADL), such as bathing, dressing, getting in and out of a chair or bed, or some Instrumental Activity of Daily Living (IADL), such as meal preparation, shopping, taking medications properly, paying bills, or using the telephone. This old -old age cohort will grow from 4.5 million today to 7 million by 2020, according to Census Bureau projections. In increments, the 85 -plus population will grow 39 percent during the 1990s and 33 percent in the following decade. The shortage of caregivers will reach critical proportions as the age wave crests in the year 2010. The number of available family and unrelated caregivers, primarily women aged 50 to 64, will shrink in proportion to the number of dependents with chronic conditions or disabilities, according to a study prepared for the Robert Wood Johnson Foundation by the Institute for Health F Aging at the University of California in San Francisco. In 1990, the ratio of potential caregivers aged 50 to 64 to persons aged 85 and older was 11 to 1:-By the year 2010, it will be 10 to 1, and by 2030, 6 to 1. There may be as few as 20,000 and as many as 40,000 assisted -liv- ing, board -and -care, or other types of residences serving 1 million residents, according to most industry surveys. This is an inexact number, since the waning demand for skilled- nursing -home beds is causing large multi - facility providers to divest themselves of unprofitable properties or to convert existing space to subacute units or residential adult care. Increasingly, nursing homes and independent- living providers are planning for sustained growth in special service offerings to meet the demands of Alzheimer's patients and others with cognitive impairments. At present, development of new facilities and conversion of exist- ing ones has been strongest in selected regions. Developers have identified locations in Florida, Texas, New Jersey, Pennsylvania, The emphasis in building design and decor is on common areas where residents can congregate and families feel welcome. • California, Washington, D.C. area, North Carolina, Washington, and Ohio —not just due to favorable demographics, but to the rela- tive absence of regulatory impediments in these states. It's important to recognize that assisted living is a highly local- ized product. What might appeal to people living in Ocean County, r•• '4) • ,w.,. -.c ewer.4V*:•r•�.e+:M0,:urya0,•?vgp3,5F., v4•41t31&Gi2S:rf'=KJ=�••F v4B1. Z 1-z JU 00 ND W J � W0} g u. W d. F=- Z� Z ui ❑. t)O: O —. 0 W W • U' W O ~. Z New Jersey, might not appeal to residents of Union, Essex, Morris, or Bergen counties, even though they're only a few miles away. New Jersey has become a ripe market for cultivation, because many counties have both a high con- centration of. elderly people and an exceptionally high per - capita income. This is also true in the greater Washington, D.C. area, where Marriott Senior Living Services and Sunrise Assisted Living, Inc. have established a strong presence. Demand is also strong in the outlying suburbs of Philadelphia, where a private -pay market prevails. Although there are and will be opportunities for small Mom -and -Pop operators to thrive in this industry, acqui- sition fever among the larger players favors multi- facility operations that have already established name recogni- tion and locations in key markets where start -up costs outweigh the cost of purchasing an existing provider. In terms of size, smaller seems to work better. On aver- age, facilities are constructed to house between 30 and 60 residents, promoting a non - institutional atmosphere and optimizing economies of scale. The emphasis in building design and decor is on common areas where residents can congregate and families feel welcome. Sunrise Assisted Living's success formula relies on dedicating about 40 per- cent of each facility's square footage to common use. "That way, people can mingle the same way they do within a com- nmunity;'says CEO Paul Klaassen, an industry pioneer. Analysts are optimistic that the window of opportunity will remain strong into the next decade. The limiting factors will be market saturation and regulatory encroachment. There are com- pelling arguments for both more and less regulation of assisted - living facilities. Will they ever replace nursing homes? "Not in the current climate;' says Paul Willging, executive vice president of the American Health Care Association. "There will be sustained demand for both types of services. We are taking a strong stance '•.' R.•�(: 4 ' , 7..�•' �7 •'• �' w ,� w .r. � i � i w. �. Vie:• �•'�.'. -: .Df_' -. 0 (percent of senior housing executives surveyed who agree that'the following groups are suf- +• fiaently familiarwith seniors housing'options ' ragked by percent who agree that'marketing programs must indude a consumer education program. that targets' these groups, 1996) . are sufficiently should be familiar with targeted with • housing options consumer education . • 26 %'. :'•: 904'0 ::.1.4•' ' :;:` 90 76 .. •- • 75 •.70 67 • ..66 60 58 57 "'Sourci:.TheStete of Seniors /lousing, Coo. pets & Lybrand for American Seniors Housing Association • Those who are in the business of providing senior housing think that everyone could stand to learn more about the options, but they see the biggest knowledge gap in the adult children of seniors. s: ted- living'facilities are`constructed • �.., to house 30 to 60 residents, promoting a. non- institutional atmosphere and • • optimizing economies of scale. in moving the health -care agenda ahead for facility- intensive nursing care as well as consumer -based products for the elderly, as they are both part and parcel of the continuum of long -term -care services:' What can marketers take away from all this? Companies such as Procter & Gamble have recognized that opportunities abound for those willing to step out and offer products and ancillary services to an upstart industry. For businesses of all types, it's an excellent time to pursue decision makers who will be seeking ways to broad - en the appeal of assisted living. Linda 1. Barton, RN, is principal of Marketing Solutions, a communications, research, and .consulting company in Blairstown, New Jersey. T A K I N G I T F U R T H E R The American Health Care Association is the nation's largest federation of licensed assisted- living, nursing facilities, and subacute providers. It publishes information about the assisted - living marketplace and other segments of the long- term -care industry: 1201 L Street, NW, Washington, DC 20005; telephone (202) 824 -4444. American Seniors Housing Association (ASHA) represents owners, managers, and financial develop- ers of congregate -care, assisted - living, and continuing -care retirement communities, and offers The State of Seniors Housing, 1995, by Coopers & Lybrand. Contact the ASHA at 1850 M Street, NW, Suite 540, Washington, DC 20036; telephone (202) 659 -3381. Assisted Living Federation of America (ALFA) is the only trade association exclusively dedicated to assisted living, and offers An overview of the Assisted Living Industry 1996, by Coopers & Lybrand. Contact the ALFA at 10300 Eaton Place, Suite 400, Fairfax, VA 22030; telephone (703) 691 -8100. The American Association of Retired Persons (AARP) also publishes a variety of material about assisted living, long -term care, and other housing issues related to the elderly population: AARP, 601 E Street, NW, Washington, DC 20049; telephone (800) 424 -3410. American Demographics July 1997 51 �i•N`lY,n,∎ :,-t Y, : srltx`'y+;? apvY, etn.,,,,er , {±4?fm,Y(i }F�t?! . ' i5,i0.bfiAtsse4..?,'1:fW1. Z Z re W" 6� 00 in 0. Mal J H. N U- lu 0 LLQ N c5, I— w Z� I— 0 Z Lt.! w:. 0 0 t—: =V'. tL 0'. lU il Z =, 0 Z +s7+ iii; rW: �Yri': '3diSb'Yihas5`:nli'i'tf'(i'J+_ t.. C4'�iS.1 %£.1i4(�i�SliuNCii�tEv' `�4fw+i.ie JLi. j.1. W.. �: aL( 1Ye .�%Litiiw+:..wuwM+n�H1.vriwi <�:iay.4o. »'L Community and Parks Committee July 15, 1997 Present: Allan Ekberg, Chair; Steve Mullet, Pam Carter Steve Lancaster, Ross Eamst, Don Williams, Lucy Lauterbach; Arthur Martin - State Housing Assistance Group, Samuel Haleva and James Casson - Rainbow Trailer Court owners, Dennis Robertson - citizen Agenda items: 1. Tukwila Pond Park Don explained the City had originally donated $10,000 to the park. As time went on the City spent $34,000 more. As the funding effort is winding down and final plans are being made for what will be built with the park, the mayor has requested that the city's donation of $34,000, which was to be returned to the City, be forgiven and not be returned. That would help the construction which is being started. Steve asked how much planning for Phase II Murase did. Don said the original Murase plan was for both Phase I and II. He said the Pond group is approaching groups for final donations. They hope to get a lot of in -kind contributions to help construct their facilities. Dennis said there hasn't been any money put into water quality for the pond, and he wondered if the City's $34,000 could be spent toward that end. Don agreed that the plant material now at the pond was invasive, and is not native. It would need to be replaced to improve the wildlife habitat. He also said the study done of the water quality showed there is high nitrogen in the water, due to peat dissolving. The City has applied for grants to help clean up the water, but hasn't gotten any. Steve said he was okay with forgiving the $34,000, and that Dennis had a good point about contributing to water quality. Pam said she did not have enough information about what money has been spent so far. Don said the City spent $75,000 on wildlife, biological and water quality studies. Of the $34,000 additional, $11,000 was spent on a fundraising study that netted $100,000. The committee noted that altogether the City has spent $129,000 on the pond up to now. Allan was okay with the money not being returned. Don volunteered to write a memo explaining just what funds the City has gotten and spent on the pond. Pam expressed concern about knowing where this park came from, and whether it was a high priority in the park projects. Recommend issue for discussion at COW. 2: Senior Housing Issues: Steve L had a memo explaining some of the issues the Council will need to address about senior housing. Of all the proposed comp plan amendments, this was the one issue the Council had expressed an interest in following up on. He added that because the densities proposed in the specific project that has been brought to DCD, the comp plan would need to be amended to allow the higher densities. The owners of the Rainbow Trailer Court and Arthur Martin from the State Housing Assistance Group have been talking of the Rainbow being a site for a large low income senior housing project. With their proposal, densities would have to be changed to allow much greater densities Community and Parks July 15, 1997 than are now allowed, parking standards have already been partially changed to address the senior housing, and design standards would need to be waived. The committee went through all the areas where they might be sited. They agreed to senior housing in HDR, MUO (without an office requirement), NCC, RCM, TUC and TVS. The committee thought some additional criteria might need to be put in to mitigate some of these areas from being completely dominated by a senior housing development. The committee talked about keeping the requirement for a first floor of commercial development. Art Martin said that had worked in a couple of the other cities where his group has put up these senior housing buildings. Senior have wanted things like oxygen supply place and beauty salon, and they have gotten those at a couple of their buildings. Pam raised the issue of wanting regulations to be tight enough that a senior housing unit could not be converted to a regular apartment after some time period. Steve L said that could be done. Steve L said densities are currently 14 units /acre for MDR, and 2lunits /acre for HDR. The Price proposal is for 100 units /acre, or over 4x denser than the biggest multi family units now. In addressing how a large senior building would look next to a single family home, he said one thing that could be done would be to stair step the building starting lower from the LDR. The committee agreed to that in principle. Still, he said, it would not be a smooth or easy transition from low density developments to a very large building next door. The State Housing Assistance Group now has 2 units in Renton, 6 in Kent, 2 in Seattle, and 3 in Federal Way. The Group is non - profit, and gets tax credits from the federal government to be able to afford to build low income senior housing. Art talked about senior residents having low traffic impacts, no crime, no school impacts, and how seniors are often very involved in city programs. They also vote in high proportions. He said to make it work they need high densities. Other cities originally resisted going higher, he said, but found it worked okay. Their group, he said, builds buildings with 100 year lifes. For affordable housing they are high quality. People must be 62 and have incomes from about $13,000 - $14,000 to $24,000. Some units rent at 35% of the market rate, and others at 60% of market rate. They try to be a community partner where they locate. For example in Auburn, the Group is helping to build the senior center. In Kent they ran a shuttle for their building until Metro took it over. There is an on site residential manager at all their buildings, and they do the maintenance inside and outside. Pam asked what criteria the Group used to site a senior development. Art said they want to be within a mile of shopping, and generally near police and fire stations. They like transit to be convenient, or to work a shuttle that Metro can take over. The committee said they were less worried about the State Assisted Housing Group than a future unknown developer. The committee was okay with exempting senior developments from the HDR requirement that the building cover only 50% of their site. Steve L asked what the current z z`. .a! w. 6 00 CO CI W I. CO LL: 'w 0: Wa i Z �.. F-0. D; v0 N; I-• 1.11•11J0 ' . • 0: wz • 0 -; 0 z A Community and Parks July 15, 1997 developments' common room sizes were, and Art said he would come back with that information. The committee thought it made sense to reprint sections of the Multi Family Code in a separate handout. They thought some setback and landscape requirements should be met on the side next to a single family neighborhood, but not generally otherwise. They agreed to stepping a project back on the LDR side. Dennis noted that very large buildings that are not maintained well in the long term can become blights that "ghetto -ize" an area. The committee talked about a parking standard that included a requirement that the project be federally funded to assure some quality. Steve L said he had enough feedback to work on the issue further. Reschedule. 3. Essential Public Facilities in LDR Neighborhoods The current zoning code only allows essential public facilities in more dense categories like RC and higher, and then only with an unclassified use permit. However, there are some essential public facilities that might not be objectionable, and could be good neighbors in a residential neighborhood. Examples are sewer lift stations, a detention pond, or a water reservoir, especially if it were put in at ground level. The committee agreed to allow some specific uses that serve that area, or that are non - intrusive to a neighborhood. Steve L will work up a proposal to do that. Reschedule. 4. Ped Paths Trails Allan questioned whether a recreational trail through a neighborhood was eligible for improvements like asphalt and drainage fixes. Specifically a path in McMicken needs serious help. Residents now mow one such path, and it has a gully running down it from runoff. He will check the problem with Don Williams. Reschedule. 5. Traffic Allan suggested an item for Transportation be a traffic circle or stop sign at 160th and 51st. Refer issue to Transportation. 6. Human Services Allan raised the issue of whether the Clayton family that has had their garbage pickup stopped, and their gas power turned off, could be helped some way by the City. The family runs a generator for power, and that disturbs a close by neighbor. Refer to human services for help. z • Z tea: • JU;. • oo •N0: • cow •J= .co w •wo J LL < _. = a; w; f- O'T. Z • ONi. • ;0 = U' O. •lil z U =• O IH z ;. r. April 28, 1997 8:55 p.m. CALL TO ORDER ROLL CALL OFFICIAL' OLD BUSINESS Award contract for TCC Phase II construction TUKWILA CITY COUNCIL Tukwila City Hall Council Chambers SPECIAL MEETING MINUTES Mayor Rants called the Special Meeting to order at 8:55 p.m. JOE DUFFIE; JOAN HERNANDEZ; JIM HAGGERTON, Council President; ALLEN EKBERG; STEVE MULLET; PAM CARTER; PAM LINDER. JOHN MCFARLAND, City Administrator; BOB NOE, City Attorney; LUCY LAUTERBACH, Council Analyst; DON WILLIAMS, Parks and Recreation Director; STEVE LANCASTER, DCD Director; ROSS EARNST, Public Works Director. Mayor Rants explained that a motion was made at the April 21st Regular Meeting and postponed until tonight's Special Meeting to allow adequate time for Council to be provided additional information to assist in their decision of a funding source and the total dollars needed to award the base contract and alternates #1 & #3. The motion under consideration: MOVED BY HAGGERTON, SECONDED BY HERNANDEZ, TO AWARD THE CONTRACT FOR THE TUKWILA COMMUNITY CENTER PHASE II CONSTRUCTION PROJECT TO GOLF LANDSCAPING, INC., IN THE AMOUNT OF $389,331 WHICH INCLUDES THE BASE BID, ADDITIVE ALTERNATIVES #1 AND #3, AND 8.6% SALES TAX.* Alan Doerschel, Finance Director, clarified that there are $70,000 in unanticipated 1996 Real Estate Excise Tax revenues, plus an additional $103,000 in unanticipated 1997 revenues. The 1996 revenues are within the Estimated Beginning Fund Balance of the 301 Fund. Actual 1997 revenues so far this year are $146,000 with only $160,000 estimated in the 301.317.340 revenue budget for the full year. If the 1996 additional revenues of $70,000 are combined with the additional anticipated 1997 revenues, there may be as much as $173,000 to be utilized for TCC Phase II and/or other park and trail projects. *MOTION CARRIED (7 -0). :Y.:.c'hi4,11.•�; 1'"`..Uiia'.1""Lw"'a'v`LM5�:Y' i Yl,'£ II '•X:/J:at4ti9: "v�S'A2:,W'AL1Fii i'FF.0 z • i l— z ,„w 0 UOy co 0. .U) w: w =; N LL; 'al O LL. . • - a' w' .z • 1= O. z ww,: . 2 Di � o ;oN • .Z 0; . z •,„ ' •z Special Meeting Minutes April 28, 1997 Page 2 Award contract for TCC Phase II construction Consideration of Comp Plan amendments NEW BUSINESS Authorization to apply for CDBG Flood Relief Funds Doerschel said it should be pointed out that since there's a shortfall of approximately $66,000 in the TCC Phase II account, the 301 Fund would be an appropriate place to utilize funding to make up the shortfall. He cautioned the Council, however, that out of the total $173,000, it may be necessary to offset other revenue shortfalls such as sales tax. MOVED BY HERNANDEZ, SECONDED BY EKBERG, TO MOVE $66,000 FROM THE 301 FUND TO THE PHASE 11 COMMUNITY CENTER ACCOUNT SO THAT ADDITIVE ALTERNATES NUMBER ONE (SHELTER) AND NUMBER THREE (TWO COURTS) CAN BE INCLUDED WITH THE AWARD OF THE BASE BID TO GOLF LANDSCAPING, INC. MOTION CARRIED (7 -0). DCD Director Steve Lancaster reiterated that the Council is charged with deciding if a proposed amendment is consistent with the current Comprehensive Plan policies, and whether it should be: 1) dropped from further consideration; 2) deferred for one or more years; or, 3) forwarded directly to the Planning Commission for further review. He said the Council is not limited to the three options. They can take action on one or more tonight. Others could be processed according to the Council's internal procedures. He said if any of the amendments are rejected by Council, they could come back before the Council upon reapplication. That reapplication could occur for consideration either at the end of this year, a year from now, or any subsequent year. It would be up to the applicant to decide whether to reapply or not. It was the consensus of the Council to reject numbers 1, 2, 3, 5 and 6 of the proposed Comprehensive Plan /Zoning Code amendments, and forward number 4 - -- "Allow Senior Citizen Housing 50 & 100 units per acre in various Comprehensive Plan designation" to the Community Affairs and Parks Committee for further consideration. • Councilmember Mullet stated that this item had been discussed at the April 22nd Utilities Committee meeting and the Committee recommended a formal motion authorizing application for grant funding. MOVED BY MULLET, SECONDED BY DUFFIE, TO AUTHORIZE THE MAYOR TO APPLY FOR CDBG SUPPLEMENTAL FLOOD RELIEF FUNDS TO ASSIST IN THE REPAIRS OF THE 1995 -96 STORM - RELATED DAMAGE TO THE SOUTHCENTER SOUTH GREEN RIVER LEVEE SYSTEM. MOTION CARRIED (7 -0). • Special Meeting Minutes April 28, 1997 Page 3 ADJOURN TO EXECUTIVE SESSION 9:48 P.M. ADJOURNMENT 10:14 P.M. MOVED BY DUFNE, SECONDED BY HAGGERTON, TO ADJOURN TO EXECUTIVE SESSION FOR 30 MINUTES TO ADDRESS A PENDING LITIGATION ISSUE. MOTION CARRIED. MOVED BY HAGGERTON, SECONDED BY HERNANDEZ, TO ADJOURN THE MEETING. MOTION CARRIED. John W. Rants, Mayor Celia Square, Deputy City Clerk 1• April 28, 1997 7:00 p.m. CALL TO ORDER ROLL CALL OFFICIALS CITIZEN'S COMMENTS SPECIAL ISSUES Sound System orientation Comprehensive Plan/ Zoning Code Amendments TUKWILA CITY COUNCIL Tukwila City Hall Council Chambers COMMITTEE OF THE WHOLE MEETING MINUTES Council President Jim Haggerton called the Committee of The Whole Meeting to order and led the audience in the Pledge of Allegiance. JOE DUFFIE; JOAN HERNANDEZ; JIM HAGGERTON, Council President; ALLEN EKBERG; STEVE MULLET; PAM CARTER; PAM LINDER. JOHN MCFARLAND, City Administrator; BOB NOE, City Attorney; LUCY LAUTERBACH, Council Analyst; DON WILLIAMS, Parks and Recreation Director; STEVE LANCASTER, DCD Director; ROSS EARNSPublic Works Director. None. Al Spencer, Internal Operations Manager, gave a brief summary of the operating instructions on the Council Chambers microphones. Steve Lancaster explained that the Council held a public meeting on April 7, 1997 and heard presentations from both staff and applicants. Many community members commented on the proposals at that time. It is now within the Council's purview on how to proceed from this point regarding further input on the Comprehensive Plan /Zoning Code amendments. Councilmembers were in agreement that further public comments would be welcomed as long as the comments were kept to a minimum. Lancaster clarified that at this point in the process, the Council is charged with deciding if a proposed amendment is consistent with the current Comprehensive Plan policies, and whether it should be: 1) dropped from further consideration; 2) deferred for one or more years; or, 3) forwarded directly to the Planning Commission for further review. In response to a question posed by Councilmember Hernandez, Lancaster stated that the Council is not limited to the three options noted above. They can take action on one or more tonight. Others could be processed according to the Council's internal procedures, which would include referral to a subcommittee of the Council. However, the Planning Commission must review prior to the Council taking any final action to approve any of the proposed amendments. z' re w: 0 UO w z' J F. CO L wO. Q; co = w` z�. w w; 2 o SI-1 = w' U; IL F" O .. w co z i Committee of The Whole Meeting Minutes April 28, 1997 Page 2 Comp Plan Zoning amendments (Cont' d) Public comment Public comments Public comments Comprehensive Plan/Zoning Code amendment #1: Extend the current building height exception area to permit potential development of up to 10 stories at 15820 Pacific Highway South Michael Aippersbach, Post Office Box 95429, Seattle, Wa., 95429, commented on behalf of Sterling Realty Organization (SRO -Lewis & Clark). He said his client did not propose the building height exception area amendment without consideration of the impacts of neighboring properties. Unfortunately, their knowledge of the changes of the August 15, 1995 Draft Comprehensive Plan did not surface until just before they were informed of the approaching submittal deadline for proposed amendments to the adopted Plan. From that point they simply rushed to complete the submittal. He's requesting to have the setback distance issue for structures above three stories discussed with the Planning Commission. Placing the issue on the Planning Commission's agenda simply allows a reasonable time period for discussions between SRO, the neighbors and the Planning Commission before action is taken. Council President Haggerton announced that two additional letters have been received regarding the six proposed Comp Plan/Zoning Code amendments since the last Council meeting: one from Secure Capital and the other from Michael Aippersbach & Associates. Kathy Solter, Property Manager, Sunnydale Apartments, main objections to amendment #1 is the blockage of light to the apartnients and condominiums.. She urged the Council to adhere to the staff recommendations and reject these proposals. Diane Rogel, 3810 South 158th Street (Laural Estates), said the proposals do not reflect the spirit of the neighborhood. Comprehensive Plan/Zoning Code amendment #2: Change LDR (Low Density Residential to MDR (Medium Density Residential) to construct a 32 -unit condominium project between Pacific Highway South and 40th Avenue South at 38th Avenue extended. Gary Greer, representing Secure Capital, Post Office Box 25127, Seattle, Wa., 98125, commented that he still believes that a residential townhouse condominium development is the best development solution for all involved. Greer submitted modifications to his application that address most of the concerns raised in the public meeting held on April 7th. He urge the Council to forward his application with modifications to the Planning Commission. z 6 U0 CO 0 u I. J � w 0. J a. z ~: z 2 a w w'; U � co 0 H` w W'. .z H V. 11 0 Z; U N' 0 H; O z Committee of The Whole Meeting Minutes April 28, 1997 Page 3 Comp Plan Zoning Code amendments (Cont' d) No public comments No public comments ' No public comments No public comments Disposition of old community center ' n'+ftiii lti.'isL JGV. •4A:Itg%VYG akalx2.v;D,tiY.'7 Comprehensive Plan/Zoning Code amendment #3: Establish MIC/L (Manufacturing/Industrial Center - Light) for unzoned property at intersection of E. Marginal Way and Interurban Avenue South. Comprehensive Plan/Zoning Code amendment #4: Allow Senior Citizen Housing 50 & 100 units per acre in various Comprehensive Plan designations. Comprehensive Plan/Zoning Code amendment #5: Amend certain Transportation and Natural Environment policies per Puget Sound Regional Council recommendation. Comprehensive Plan/Zoning Code amendment #6: Clarify definition and siting process for Essential Public Facilities. It was the consensus of the Council to forward the proposed Comprehensive Plan /Zoning Code amendments to the Special Meeting following tonight's Committee of The Whole meeting. Council President Haggerton pointed out the numerous meetings /discussions, as chronicled in the agenda packet, that have been held regarding this issue. City Administrator McFarland explained that the stipulation in the 99 -year . ground lease with the South Central School District was that when the property ceased to be part of public use, it would revert back to the District. Therefore, as long as the City intends to use it for public purposes, it will remain in our ownership for the duration of the 99 -year ground lease. A discussion ensued with most of the councilmembers favoring a complete demolition of the building while others suggested demolishing all except the enclosed area of the gymnasium. Some Councilmembers thought it might be feasible to open the four walls of the gym and use it as a covered shelter for recreational purposes. Council President Haggerton reminded the Council that this issue will also be on the agenda for discussion at the joint Council /School Board meeting scheduled for May 6th. After a lengthy discussion, it was the consensus of the Council to have staff provide them with rough parameters of costs associated with various options, including total demolishing verses saving the gym portion of the old community center. Committee of The Whole Meeting Minutes April 28, 1997 Page 4 An ord. dissolving the Bd. of Adjustment REPORTS Mayor McFarland explained that the City has used the Board of Adjustment for many years to hear certain appeals on land use issues rather than a hearing examiner, which has been a more popular form of resolution of these disputes and differences. However, he stated that the Board is currently non - operational due to lack of a quorum. Only two members remain of the five positions that constitute the Board. Additionally, the depth of complexity and range of knowledge necessary to assess and rule on many of the above described actions, create significant challenges to the Board in their deliberations. The City's liability insurance carrier has strongly recommended the use of a professionally trained hearing examiner to decide these matters, rather than a volunteer citizen's board. After a brief discussion, it was the consensus of the Council to forward the ordinance dissolving the Board of Adjustment and creating the Office of Hearing Examiner to the next Regular Meeting for further consideration. Council President Haggerton requested that should the Council pass the ordinance to dissolve the BOA, that a letter of appreciation be sent to the current and previously retired Board of Adjustment members (and/or the family of members, if it applies) expressing the City's gratitude for their many years of dedicated service. Mayor Rants reported that to date the City has handed out 857 dump.passes and the final count isn't in yet. Pacific Energy Institute handled the . recycling day at Foster for items such as refrigerators, tires and various other rubbish. He said a total of 95.94 tons of materials were collected on that one day for recycling. Rants updated the Council that the Regional Task Force has outlined its regional needs regarding the Green River basins. Some of the issues being discussed are flooding, levees maintenance, habitat restoration, and habitat acquisition. Council Councilmember Duffie reported that Tukwila Elementary School raised 500 fish in their fish hatchery this year. Duffie complimented the City's Police Department for responding so well in the case of a recent incident where an attempt was made to abduct a Tukwila Elementary School student. Councilmember Hernandez reported she attended the Foster Community Club meeting on Wednesday, April 23rd. King County Councilmember Dwight Pelz was scheduled to make an appearance at this meeting but was unable to do Committee of The Whole Meeting Minutes April 28, 1997 Page 5 Reports (Cont'd) so. Warren Wing was present, however, and gave a very interesting slide presentation on the ferry system. Hernandez attended the Economic Development Advisory Council meeting on Thursday, April 23th; the DARE graduation program at Foster High School on Friday, April 25th; and she attended a festival held at Southcenter, sponsored by the Ethnic Heritage Council on Saturday, April 26th. Council President Haggerton reported he attended a special meeting of ACC on Wednesday, April 23rd; the Economic Development Advisory Council on Thursday, April 24th; the DARE graduation program at Foster High School on Friday, April 25th. He attended the South Central School District Strategic Planning meeting on Friday and Saturday, April 25th & 26th. He said the five - year plan will be finalized after the next two planning sessions, which will culminate in a graduation. Councilmember Mullet reported that he also attended the Foster Community Club meeting on Wednesday, April 23rd and concurs with Hernandez that the slide presentation on the ferry system was very interesting. He said he also attended various other meetings. Councilmember Carter on Thursday, April 24th, there was an ad hoc group meeting to review the RFP's that came in for the non - representatives salary study. The group selected two from the list. Those two will be brought before the May 5th Council. Councilmember Linder reported she attended the Metropolitan King County 'ouncil Commerce Trade and Economic Development Committee meeting on Thursday, April 24, where the Boeing /King County Airport issues were discussed. Carter announced that the Showalter Culture Fair will be held Wednesday, April 23, 6:30 - 8:00 p.m.. Young Author's Day is Friday, April 25th at all three elementary schools - -a day -long celebration of writing and creativity. A SKCATBd meeting is scheduled for June 17, 9:00 - 11:00 a.m. at the WSDOT building in Kent. Haggerton announced that he will be attending the AWC Annual Conference June 18 - 21, and encouraged other councilmcmbers to contact him if they are interested in going. isw::..k:..:v.h`td':::Kit.S :d3.'3t `1•,:r"'s .'"`�Y :^ w_ Y. Wxiai: lAW :oYl i`. ^.3.1 tic ^;in. •'$C»..^?4tn ^,•. eca:t"��YK' �r c:- !.L ➢a." z ;F-• W; J U; U O: co o W; W z: J H; co LL W O'' g Q. = a: 1- W z �. H O. z n D 0 W _ W. 1- Oi Z; tar U -. z Committee of The Whole Meeting Minutes April 28, 1997 Page 6 ADJOURN TO THE SPECIAL MEETING 8:44 P.M. MOVED BY HAGGERTON, SECONDED BY HERNANDEZ, TO RECESS FOR FIVE MINUTES THEN RECONVENE TO A SPECIAL MEETING. MOTION CARRIED. 5 F--z}. J O,. • ,cn•0 w0? • 1—w • z �Y 0 N, 'S w, • U co Jim Haggerton, Council President Celia Square, Deputy City Clerk • i. 's,:,s: +iiry .`,::Y!:.4t,11,;41 11)SfSt4.14:hrVi.ri;iL:w':',t ..::i,•. .w.... .. .m... • Yl'ii4:efOY�`LHftiAa3iti• stL�S`i:Uaim4o • M�a?✓ City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE CITY COUNCIL Prepared March 5, 1997 MEETING DATE: March 24, 1997 NOTIFICATION: Notice of Public Open House and Public Meeting Distributed February 21, 1997 REQUESTS: Comprehensive Plan /Zoning Code amendments: 1) Extend the current Building Height Exception area to permit potential development of up to 10 stories at 15820 Pacific Highway South (Attachment A); 2) Change LDR (Low Density Residential) to MDR (Medium Density Residential) to construct a 32 -unit condominium project between Pacific Highway S. and 40th Ave. S. at 38th Ave. extended (Attachment B); 3) Establish M1C /L (Manufacturing/Industrial Center - Light) for unzoned property at intersection of E. Marginal Way and Interurban Ave. S (Attachment C); 4) Allow Senior Citizen Housing 50 & 100 units per acre in various Comprehensive Plan designations (Attachment D); 5) Amend certain Transportation and Natural Environment policies per Puget Sound Regional Council recommendation (Attachment E); 6) Clarify definition and siting process for Essential Public Facilities (Attachment F). SEPA DETERMINATION: No SEPA determination is required at this time. SEPA environmental review will be conducted at a later date for those amendments which Council forwards to the Planning • Commission. STAFF: Rebecca Fox ATTACHMENTS: A. L96 -0088 - Building Height Exception B. L96 -0086 - Comprehensive Plan Amendment LDR to MDR C L96 -0075 - Establish MIC /L D L96 -0082 - Senior Housing E. L96 -0083 - Transportation/Natural Environment F. L96 -0085 - Essential Public Facilities 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 li .. . . .� .f�.•..� .Y�:YniL�L^ �.:540�iii': 6t V'clik,'SA." . yi'.: nY .l.}3:N ✓'•+'+iSi""y,+•�•>+rv,. w.. '.. �Yr'iMf.' .� .' ...... .• � �. •. Staff Report to the City Council FILE NUMBER: L96 -0082 APPLICANT: City of Tukwila Page D -1 REQUEST: The proposal is to revise the Comprehensive Plan to allow assisted living developments for the elderly (i.e. "Senior Citizen Housing ") at 50 and 100 units per acre as an allowed use in several Comprehensive Plan Designations, subject to specific development standards. LOCATION: Various districts throughout the city DISCUSSION The proposed change is to allow senior citizen housing at 50 dwelling units per acre as an allowed use in the: 1) HDR (High Density Residential); 2) MUO (Mixed -Use Office); 3) RCC (Residential Commercial Center); 4) NCC (Neighborhood Commercial Center); 5) RCM (Regional Commercial Mixed Use) and 6) TVS (Tukwila Valley South - -Mixed Use Residential) districts. 100 dwelling units per acre is proposed for the TUC (Tukwila Urban Center -- Mixed Use Residential) district. These developments would be subject to design review.and special development standards. The application is contained in Exhibit D -1. The current maximum density of 21.8 units per acre stipulated in the Comprehensive Plan for apartment and condominium development is considered too restrictive to allow the kind of assisted housing typically constructed for older individuals. Most housing of this type usually includes studio or one - bedroom units with extensive common living and dining spaces. Projects generally need a population of 100 to 150 residents to support the • health and personal care services provided. The large common areas and size of developments make densities of less than 50 units per acre difficult to finance and operate and hence, less likely to be successfully built and operated. Projects in neighboring cities have ranged from 58 to 187 units per acre. The proposed increase in density would allow this needed housing type to be built, enable Tukwila to provide its fair share of assisted senior housing, promote compact development in areas with urban services, and promote the use of transit. ••z •a • re w J U; :U O cow: .J I: CO LL O • d. d: w: • z� I— 0: •za •U•, • w w U LL O` tii Z U N 0 F' Z • Staff Report to the Page D -2 City Council Significance/Consistency with Comprehensive Plan This proposal is consistent with the Comprehensive Plan since it makes it possible to provide a needed type of housing, generally lessens vehicle traffic generation, increases pedestrian traffic generation and demand for public transportation. Relevant Comprehensive Plan Housing policies include: Policy 3.2.7, Policy 3.2.10, Policy 3.4.1. The full text is included in Exhibit D -1, section II.C. The amendment would meet the intent of the Countywide Planning policies by removing a regulatory barrier to the development of housing for a special needs group. The proposal is consistent with other Tukwila plans and regulations. Amending the Comprehensive Plan (and Zoning Code) to establish the increased density for senior assisted housing. Impacts 1) More elderly residents will potentially be able to stay in Tukwila if regulatory restrictions are lifted, allowing specialized assisted living housing to be built. 2) Parking requirements for senior citizen housing are currently being reviewed in a separate process. The expected reduction in parking requirements will reduce development costs and allow projects to be built on smaller parcels or land. 3) The proposed amendment would result in larger building mass (bulk, size). Potential inconsistencies with multi- family guidelines and standards would be accompanied by a review of Tukwila's multi - family development code. Alternatives The City Council's threshold alternatives include the following: • reject the proposal; • defer consideration until a later time; • refer the proposal to the Planning Commission. If the proposal is referred to the Planning Commission, the Planning Commission may want to consider the following alternatives. 1) Take no action 2) Choose a different density between 21.8 (the current maximum) and 100 (the maximum being proposed) units per acre. CITY OF TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 (P -CPA) (P -R) Comprehensive Plan/Zoning Code Amendment Application t. Y : FOR: STAFF'USE:ONLY lannei File Number • Receipt: Numl Project File; Application complete (Date. . 0 Appiicatlon incomplete (Date SEPA Flle I. PROJECT /PROPOSAL BACKGROUND A. NAME OF PROJECT /PROPOSAL: u "s B. LOCATION OF PROJECT /DEVELOPMENT: iQ QI \ - (-DJ ee_-t STREET ADDRESS: ASSESSOR PARCEL NUMBER: LEGAL DESCRIPTION: Quarter: Section: Township: Range: (This information may be found on your tax statement) c. CONTACT: (Primary contact regarding the application, and to whom all notices and reports shall be sent) NAME: 0 re. (1%1; P o ADDRESS: L TL- \&,t)l )0, TD C-7-3 PHONE: 6/33 ". 7)41 SIGNATURE: DATE: 0/0/q • RECEIVED DEC 18 1996 COMMUNITY DEVELOPMENT z t �W. J U 00 • 0 w= CO - u_ w 0. gQ. d. CO �w Z� �0 Z I- 11.1 Lij 'O -' CI I- = U' 11-- Z W - _ O 1—. z D. PROPERTY OWNER DECLARATION The undersigned makes the following statements based upon personal knowledge: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the application are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. I understand that conditions of approval, which the City and applicant have jointly agreed may not be completed prior to final approval of the construction (e.g., final building permit approval) will be incorporated into an agreement to be executed and recorded against the property prior to issuance of any construction permits. I declare under penalty of perjury under the laws of the State of Washington and the United States of America that the foregoing statement is true and correct. EXECUTED at ,199 (city), (state), on (Print Name) (Address) (Phone Number) (Signature) Use additional sheets as needed for all property owner signatures. z i- Z` w. : -J C-) UO co cow. W z; CO w:: w 0' g a1 (12 d. _; Z I= O'. z� w w: :0 I- 1 1J uj IL 'Iii Z U z f E. COMPREHENSIVE PLAN DESIGNATION: EXISTING: /4'0Z Z N�I%i) I iZ LC- / Al ('J2( 44/)1X, I I/ j PROPOSED: F. ZONING DESIGNATION: EXISTING: 14 7) 21 MUD, 1Z C k) (Li 2Ci4 v i PROPOSED: 4dOI (lc k%YLn 4011 s.V . (J�. 3/96 G. LAND USE(S): EXISTING: 17 (? %de L -1 �.� ,.l 6- OM vvles-t r PROPOSED: Cbr (for proposed changes in land use design!rsds or rezones) H. DETAILED DESCRIPTION OF PROPOSAL: (attach additional sheets if necessary) 1. GENERAL DESCRIPTION OF SURROUNDING LAND USES: Describe the existing uses located within 1,000 feet in all directions from the property or area for which a change is proposed. l ►'1 5 5 P- n v rTh - mJ -e_c_A aDr-N -4- ._ In 0 c r S: IP —, I1. IMPACTS OF PROPOSED CHANGE A. IMPACT(S) OF PROPOSED CHANGE ON SURROUNDING PROPERTIES: Describe potential adverse impacts of the proposed change on surrounding geographic area, such as affects on land use designations and zoning of surrounding properties, adjacent natural features or systems, or public utilities or streets. (A summary of impacts addressed in SEPA checklist is acceptable.) Attach separate sheet(s) with response. B. NON - CONFORMING USES CREATED: Describe any existing uses that are likely to become non - conforming under the proposed land use /zoning designation. 5; n () 0-L10 J L _ m w:/1 P_ n rmel V ,`e 5 UJ !'i CV) r,, #, al - C. IMPACT(S) OF PROPOSED CHANGE ON COMPREHENSIVE PLAN POLICIES, ZONING REGULATIONS AND CITY'S 4,1 3 z HZ. re w � 00 CO Ca W= J 1- CO LL. W O. LL Q. co Ia. Z �. I-- O. Z w • 0 O N. o W, 1- U L- O wz 0 I- O z FUNCTIONAL PLANS: Identify s°,?ific Comprehensive Plan policies and :' :ng regulations and how your proposal affects them. Identify any functional plans affected by the proposal (e.g. Storm and Surface Water Plan, Shoreline Master Program, Parks and Open Space Plan) and what changes would be required in those plans if the proposed amendment were approved. Attach separate sheet(s) with response. D. IMPACTS) OF PROPOSED CHANGE ON CAPITAL IMPROVEMENTS PLAN: Describe any capital improvements that would be needed to support the proposed amendment, and what changes would be required in the City's Capital Improvements Plan. Attach separate sheet(s) with response. E. DEFICIENCIES IN EXISTING PLAN/CODE RESOLVED BY THE PROPOSAL: Explain why the current Comprehensive Plan or Zoning Code is deficient or why it should not continue. Be specific; cite policy numbers and code sections that apply. Attach separate sheet(s) with response. F. COMPLIANCE OF THE PROPOSAL WITH GROWTH MANAGEMENT ACT: Describe how the proposed change complies with and promotes the goals and specific requirements of the Growth Management Act. Attach separate sheet(s) with response. . G. OTHER ISSUES PRESENTED BY THE PROPOSED CHANGE: Describe any other issues that are important to consider in the proposal, such as other changes in City codes that would be required, other City - adopted plans affected, environmental or economic issues. (Attach additional sheet(s) if necessary). GJP.p, Lk-` g. -4- - 6.-c-Vv H. ALTERNATIVES TO PROPOSED CHANGE: (A summary of alternatives addressed in the project's SEPA checklist is acceptable.) Attach separate sheet(s) with response. III. COMPREHENSIVE PLAN/ZONING CODE AMENDMENT CRITERIA 4 The burden of proof in demonstrating that a change to the Comprehensive Plan or Zoning Code is warranted lies solely upon the proponent. The greater the degree of change proposed, the greater will be the burden of showing that the change is justified. The Planning Commission and the City Council will review your proposal using the criteria listed below. It is essential that you describe in a clear and precise manner why the amendment request should be approved. Attach additional sheet(s) with your responses to each criterion. You may submit other documentation in support of your proposal. A. COMPREHENSIVE PLAN AMENDMENT CRITERIA: Demonstrate how each of the following circumstances justifies a re- designation of your property or a change in existing Plan policies: 1. A detailed statement of what is proposed and why; 2. A statement of the anticipated impacts of the change, including the geographic area affected and the issues presented by the proposed change; 3. An explanation of why the current comprehensive plan or development regulations are deficient or should not continue in effect; 4. A statement of how the proposed amendment complies witn and promotes the goals and specific requirements of the Growth Management Act; 5. A statement of how the proposed amendment complies with applicable Countywide Planning Policies; 4 '.^,v,T,�:1avw'�+oe�.�ry . w± w�{• PrJ,mTa,Sratss�as.;..r.R'.' -.,± nip+. sr.. N,+.... mw -: re A.m, Sam9rnK^nn»T!fi! 3 yewt.rn 9;`!`xY. .?+,4F71 gVl** 3$Z4 z w ce 6 00 CO 0 W2 J wo 2 L Q: = a. I.w Z= I- O ZI- 20 U0. O -. 0I- w w'. H 0 f w ' — O. ..z o~ z 6. A statement of vl.ht changes, if any, would be required if'""'jnctional plans (i.e., the City's water, seq. _ storm water or shoreline plans) if the proposed amendment is adopted; 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 8. A statement of what other changes, if any, are required in other City codes, plans or regulations to implement the proposed change. B. ZONING AMENDMENT CRITERIA: Demonstrate how each of the each following circumstances justifies a rezone of your property or a change in the existing Zoning Code: 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; 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 byy an architectural site plan showing the proposed development and its relationship to surrounding areas as set forth in the application form. N d • S W: Z� O ;Z . W11P UO tai Z U N 7 Z'. Comprehensive Plan Amendment Application L96 -0082 Senior Citizen Housing Amendments I. H. DETAILED DESCRIPTION OF PROPOSAL: Add "Senior Citizen Housing" at 50 and 100 units per acre as an allowed use in the following Comprehensive Plan Designations, subject to specific development standards. Tukwila Comprehensive Plan Land Use Designations (pages 189-190, 192) High - density residential: Areas characterized by multi - family buildings: 15 - 21.8 units per net acre with senior citizen housing allowed up to 50 units per net acre. (See Housing and Residential Neighborhoods elements in Plan text.) Mixed -Use Office: Areas characterized by professional and commercial office structures, mixed with certain complementary retail, and residential uses senior citizen housing allowed up to 50 units per net acre. (See Transportation Corridors and Tukwila South elements in Plan text.) Residential Commercial Center: Pedestrian- friendly areas characterized and scaled to serve a local neighborhood, with a diverse mix of uses. Uses include certain commercial uses mixed with residential at second story or above, with a maximum density of 14.5 units per acre (senior citizen housing allowed up to 50 units per net acre); retail; service; office; and recreational and community facilities. (See Residential Neighborhoods in Plan text.) Neighborhood Commercial Center: Pedestrian- friendly areas characterized and scaled to serve multiple residential areas, with a diverse mix of uses. Uses include certain commercial uses mixed with residential at second story or above, with a maximum density of 14.5 units per acre (senior citizen housing allowed up to 50 units per net acre); retail; service; office; and recreational and community facilities, generally along a transportation corridor. (See Transportation Corridors element in Plan text.) Regional Commercial Mixed Use: Areas characterized by commercial services, offices, lodging, entertainment, retail activities and associated warehousing, and certain accessory light industrial uses. Residential uses mixed with certain commercial uses are also allowed, at second story or above levels, subject to special design standards, and with a maximum density of 14.5 units per acre (senior citizen housing allowed up to 50 units per net acre). (See . .SrvJtiWA:.+i�lYJt6uX1.4�:.uu^M'L +�L:au�w. L96 -0082 Page 2 Interurban Avenue South and Southcenter Boulevard in Transportation Corridors element in Plan text.) Tukwila Urban Center Mixed Use Residential: Areas adjacent to water amenities (i.e., Tukwila Pond, the Green River, and Minkler Pond) that allow mixed use residential, subject to special design standards, with a maximum • density of 22 units per acre (senior citizen housing allowed up to 100 units per net acre). These are the only areas where mixed use residential is allowed in the Tukwila Urban Center. (See Tukwila Urban Center element in Plan text.) Tukwila Valley South Mixed Use Residential: Areas adjacent to the Green River that allow mixed use residential, subject to special design standards, with a maximum density of 22 units per net acre (senior citizen housing allowed up to 50 units per net acre). The only areas where mixed use residential is allowed in the Tukwila Valley South Area. (See Tukwila Valley South element in Plan text.) II. A. IMPACTS OF PROPOSED CHANGE ON SURROUNDING PROPERTIES: No adverse impacts are expected as senior citizen housing should be compatible with the other uses in the areas in which it is proposed. If the City Council determines the proposed changes do not have a significant impact and should be heard this year an environmental checklist will be prepared to address aesthetic, public service, parking and other impacts of the change. C. IMPACT OF PROPOSED CHANGE ON EXISTING POLICIES AND PLANS: Relevant Comprehensive Plan Policies: Housing (pages 40 -42) 3.2.7 Encourage a full range of housing opportunities for all population segments by actions including, but not limited to, revising the Tukwila development codes as appropriate to provide a range of housing types. 3.2.10 Review housing regulations and programs regularly to ensure that housing opportunities for all income levels are available. Include in regulatory evaluation the range of housing choices, the densities, and include in the program review the need for public and private financing to produce housing for various households by income. 3.4.1 Develop housing design standards for special populations that reflect the different demands generated for their different types of housing, such as increased inside - recreation needs. L96 -0082 Page 3 The proposed changes (underlined text in I. H.) would implement these existing housing policies in the Comprehensive Plan. Currently there are no assisted living developments for senior citizens in Tukwila, so elderly Tukwila residents who are no longer able to live independently but do not require nursing care must look outside of the City for suitable housing. Tukwila's current multi- family development standards do not allow the type of assisted living housing that is being built in neighboring cities. The proposed changes would allow this type of housing to be built and help provide a full range of housing choices for Tukwila residents. Relevant Zoning Code Regulations: If the City Council decides to hear these proposed changes in March the zoning code will be reviewed to determine what changes would be necessary to implement the proposed Comprehensive Plan changes. Possible areas of change include but are not limited to density limits, recreational space requirements and development area coverage. Relevant Functional Plans: This proposal will not have any effect on any functional plans. D. IMPACT OF PROPOSED CHANGE ON CAPITAL IMPROVEMENTS PLAN: This proposal will not require any changes:to Tukwila's Capital Improvements Plan. E. DEFICIENCIES IN EXISTING PLAN RESOLVED BY THE PROPOSAL: The maximum allowed density of 21.8 units per net acre given in the Comprehensive Plan is too low to allow for a full range of housing types for Tukwila residents in all stages of life. Increasing the allowed density to 50 or 100 units per acre for specific types of senior citizen housing will allow for a currently unmet housing need. F. COMPLIANCE OF THE PROPOSAL WITH GROWTH MANAGEMENT ACT: The proposal will help Tukwila meet its regional fair share of assisted living housing for seniors. This type of housing is found in surrounding jurisdictions including Renton and Kent but not in Tukwila. Allowing this type of housing in commercial areas will bring seniors closer to shops and services and promote the use of public transit. G. OTHER ISSUES PRESENTED BY THE PROPOSED CHANGE: L96 -0082 Page 4 The parking requirements for senior citizen housing are currently being reviewed in a separate process. The expected reduction in parking requirements will reduce development costs and allow projects to be built on smaller parcels of land. The proposed changes to density limits will be accompanied by a review of Tukwila's multi - family development standards to ensure that they are all appropriate for senior citizen assisted living developments. H. ALTERNATIVES TO PROPOSED CHANGE: Tukwila could take no action, in which case the current lack of assisted living options for seniors would continue. Tukwila could choose a different density between 21.8 and 100 units per acre to allow senior citizen housing. Projects in neighboring cities have ranged from 58 to 187 units per acre so Tukwila may not be an attractive location for developers of this type of housing if our development standards are not made more similar to our neighbors. III. A. COMPREHENSIVE PLAN AMENDMENT CRITERIA 1. The proposed change is to allow senior citizen housing at 50 dwelling units per acre as an allowed use in the HDR, MUO, RCC, NCC, RCM, and TVS districts and 100 units per acre in the TUC district. These developments would be subject to design review and special development standards. 2. The aim of the proposed changes is to make the type of senior citizen assisted housing found in neighboring communities and needed by Tukwila residents . available within the City. It is anticipated that this use will be complementary to the other residential and commercial uses allowed in the target districts. 3. The current density limit of 21.8 units per acre for apartment and condominium development is overly restrictive for the nature of senior housing. Most senior assisted living developments have small studio or one bedroom units with extensive common living and dining spaces. Projects generally need a population of 100 to 150 residents to support the health and personal care services provided on site. The extensive common areas and the size of the developments make densities of less than 50 units per acre difficult to finance and operate. 4. The proposed changes would allow for a needed type of housing, allow Tukwila to provide its fair share of this type of housing, promote compact development in areas with urban services, and promote the use of transit. z H W sa NC J0 0 O'. N 0 N w: w 2' • V,_: w 0' = W z I- 0. z f- 2 uj 0 I--:. uj; LI 0 ui zi O z L96 -0082 Page 5 5. The Countywide Planning Policies require that jurisdictions adopt regulatory changes to allow for their fair share of a variety of affordable housing types. Local actions to meet this requirement include: V. B. b. Revising land use regulations as need to remove any unreasonable requirements that may create barriers to siting and operating housing for special needs groups. Special needs housing serves persons who, by virtue of disability or other circumstances face difficulty living independently and require supportive services on a transitional or long -term basis. The proposed changes would meet the intent of the Countywide Planning Policies by removing a regulatory barrier to development of a needed housing type, assisted senior citizen housing. 6. No changes should be required to any functional plans. All districts included in the proposed changes have access to urban services. 7. No capital facilities would be required by the proposed changes. 8. The development standards for multi - family housing should be reviewed for applicability to senior citizen housing at the proposed density. Changes to the parking standards are underway and additional changes to recreation space and development area coverage will be considered if the proposed changes are heard in 1997. B. ZONING AMENDMENT CRITERIA: Specific changes to the zoning code's development regulations will be addressed if the City Council determines that the proposed changes will not have a significant impact and should be heard in 1997. z •. wt a;2 J U- oo .co w` w =. • u_i w.0: • Q; 22 a = w• • z� :z • 0 • o•C1)' tu! V i LL.O: ids Off'': • :z www City of Tukwila Comprehensive Plan Amendment L.98 -0082 s s leon et Zoning Designations ■ HDR- High Density Residential ■ MUD- Mood Uee ONloe ROC- Residential oorMlefGial Center • NCO - Neighborhood Commercial Center ■ RC- Regional Commercial ■RCMU- Regional CommerdabMbted Uee 't•TUC-Tukwila Urban Center •TVS- Tukwila Valley South € . Shoreline Overlay Zone mi'ni's. Tukwila City Limits 81644h at S 204th ! 'A."�u,+t iG Ul�..:rctiRlti?3!k`Pi^` si�iA1.`tffikhlFi