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HomeMy WebLinkAboutPlanning 2015-07-23 COMPLETE AGENDA PACKETCity of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director CHAIR, MIKE HANSEN; VICE - CHAIR, SHARON MANN; COMMISSIONERS, LOUISE STRANDER, THOMAS MCLEOD, BROOKE ALFORD, MIGUEL MAESTAS, AND NHAN NGUYEN BOARD OF ARCHITECTURAL REVIEW PLANNING COMMISSION PUBLIC HEARING AGENDA JULY 23, 2015 - 6:30 PM TUKWILA CITY HALL COUNCIL CHAMBERS I. Call to order II. Attendance III. Adoption of 06/18/15 and 06/25/15 Minutes BOARD OF ARCHITECTURAL REVIEW IV CASE NUMBER: L15 -0021 Design Review APPLICANT: Josh Peterson, Magellan Architects REQUEST: Construct a new 12,386 sq. ft. addition for a bowling alley and 1,646 sq. ft. second floor addition off the northeast corner of the existing 32,166 sq. ft. amusement center. LOCATION: 7300 Fun Center Way, Tukwila, WA 98188 PLANNING COMMISSION PUBLIC HEARING V. CASE NUMBER: L15 -0007 Marijuana Zoning Code Amendment APPLICANT: City of Tukwila REQUEST: Proposed amendments to the Zoning Code regulations regarding marijuana uses and definitions to meet new Washington State regulations contained in SB 5052. Definitions will be revised to reflect the language in the new state law and medical marijuana uses will be accommodated within the same location criteria as recreational marijuana uses. LOCATION: Citywide VI. CASE NUMBER: L15 -0017 General Comprehensive Plan Updates APPLICANT: City of Tukwila REQUEST: Updates to the Tukwila Comprehensive Plan Introduction, Vision, Glossary and Land Use Map Legend sections to reflect current conditions and revisions. LOCATION: Citywide VII. DIRECTOR'S REPORT VIII. ADJOURN 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax 206 - 431 -3665 City of Tukwila Planning Commission WORK SESSION MINUTES Date: June 18, 2015 Time: 6:30 PM Location: Rainier Conference Room Present: Vice Chair, Sharon Mann; Commissioners, Louise Strander, Thomas McLeod, Miguel Maestas and Nhan Nguyen Absent: Chair, Mike Hansen; and Commissioner Brooke Alford Staff: Nora Gierloff, Deputy Director; Laura Benjamin, Assistant Planner and Wynetta Bivens, Planning Commission Secretary CASE NUMBERS: PL13 -0051 — 2015 Comprehensive Plan Update L13 -0052 — Housing L13 -0053 — Residential Neighborhoods APPLICANT: City of Tukwila REQUEST: Proposed amendments to the Housing Element and Residential Neighborhoods Element of the Comprehensive Plan as part of the periodic review and update of the Plan required by the Washington Growth Management Act LOCATION: Citywide Laura Benjamin, Assistant Planner, Department of Community Development facilitated review of the Draft Housing and Draft Residential Neighborhoods Elements with the Commission. The revisions recommended by the Planning Commission have been incorporated in the attached Housing and Residential Neighborhoods Elements Draft Issues attached Matrix. The matrix also includes noted comments from comment letters and eails submitted. Adjourned: 7:25 PM Submitted by: Wynetta Bivens Planning Commission Secretary Attachment 1 2 City of Tukwila Planning Commission PLANNING COMMISSION (PC) MINUTES Date: June 25, 2015 Time: 6:30 PM Location: Council Chambers Present: Chair, Mike Hansen; Vice Chair, Sharon Mann; Commissioners, Louise Strander, Thomas McLeod, and Brooke Alford Commissioner Miguel Maestas - Arrived at 6:45 pm Absent; Commissioner, Nhan Nguyen Staff: Nora Gierloff, Deputy Director; Laura Benjamin, Assistant Planner, Rebecca Fox, Senior Planner, and Wynetta Bivens, Planning Commission Secretary Chair Hansen called the public hearing to order at 6:40 pm. Motion: Commissioner Alford made a motion to adopt the 05/21/15 and 05/28/15 minutes. Commissioner McLeod seconded the motion and all were in favor. Chair Hansen opened the public hearing and swore in those wishing to provide testimony. CASE NUMBERS: PL13-0051 — 2015 Comprehensive Plan Update L13 -0052 — Housing L13 -0053 — Residential Neighborhoods APPLICANT: City of Tukwila REQUEST: Proposed amendments to the Housing Element and Residential Neighborhoods Element of the Comprehensive Plan as part of the periodic review and update of the Plan required by the Washington Growth Management Act LOCATION: Citywide Nora Gierloff, Deputy Director; Department of Community Development, explained that staff created a video to provide background on the Comprehensive Plan (Comp Plan) Update. The video was played following Ms. Gierloff s comments. Following is a portion of the information that was incorporated in the video. The Comp Plan is a State mandated 20 year vision, which includes State, Regional, King County, and City of Tukwila policies. The purpose of the plan is to guide City decisions, which is made up of various elements and topics. Every eight to twelve years the City assesses how well the plan is working and makes changes. The current update begin in 2011 and will we be completed by the end of 2015. The City has had many foul's of public outreach to inform residences, guests and the business community regarding the update process to give them the opportunity to provide feedback on the proposed updates. Additional information regarding the Comp Plan Update can be obtained on the City's website. Laura Benjamin, Assistant Planner, Department of Community Development explained the review process for the Housing and Residential Neighborhood Element. 3 4 Public Hearing Minutes June 25, 2015 Public Comments: Bill Holstine, a 25 year citizen said he has been engaged in conversations with the City for the past six months. His said his main issues are privacy being compromised and the impacts of the maximum building heights in the neighborhood. He said side windows that compromise privacy should not be allowed. He said there should be some coordination with citizens who are going to be impacted by very tall structures. He suggested a policy be adopted for maximum 25 ft. building heights and increased lot sizes. Joan Hernandez, citizen, encouraged maintenance improvement and diversity in the City housing stock. She spoke in support of historical preservation for all private property owners and inquired whether it was referenced in the Comp Plan. Staff said the City does support historical preservation, which is addressed and incorporated in policy 1.3 of the Community Image and Identity element of the Comp Plan. Ms. Hernandez said she did not feel like policy 1.3 was enough because there is no commitment. She requested the Commission consider amending the Comp Plan to reference language in the Residential Neighborhood providing the opportunity to property owners to apply for the landmark status. The Commission were in support of adding language to the Comp Plan to support Ms. Hernandez's request. Commissioner Hansen requested a place holder in the matrix to incorporate language. Hamdi Abdull, Executive Director, Somali and Youth and Family Club said the affordable housing situation is very bad, which causes a lot of homelessness. She said there needs to be consideration to see what can be done to support affordable housing for large families and it needs to be comprehensive and inclusive. She said what is currently called affordable is not affordable. Alyssa Mehl and Richard Loo, Representatives for Bellwhether Housing, a non - profit low income and affordable housing provider. Mr. Loo provided background information on Bellwhether Housing. He discussed the challenge they face in providing affordable houses. He is urging that the City's Comp Plan emphasis the prioritization of permanently affordable housing to create long term stability in the City. Ms. Mehl said they think the following three strategies will help provide incentives and attract housing development to the City. They are requesting they are addressed in the Comp: 1) Reduction of parking requirements, 2) The reduction of studio, unit size requirements, 3) Partial exemptions of impact fees for qualified affordable housing projects. Barbara Bader, asked the Commission to comment on the Draft TIB element regarding the cultural and ethnic vision. Staff clarified that the element she was referring to was discussed at the May PC meeting. Ms. Bader also commented on reduced parking, and 400 sq. ft. units, which she said she is opposed to being adopted. She said the area is impacted by low income and affordable housing and she would like to see more concentration of economic low income development. Graydon Manning, Representative for Homestead Community Land Trust, a non - profit home ownership group focused on low income housing development. They create permanently affordable home ownership with a one -time subsidy. He said the current zoning restrictions prevents them from maximizing the allowable 35 units for a proposed development in the Page 2 of 4 Public Hearing Minutes June 25, 2015 Cascade View neighborhood. He said they appreciation and support the following policies, 3.1, 3.2, 3.3 and 3.6 as well as 7.3 and 7.4 for residential neighborhoods. He also said they were in agreement with the development strategies mentioned by the Bellwhether Housing representatives. Commissioner Mann asked Mr Manning if they were to build a 35 unit development how could they assure that it wouldn't look like a project but blend into the neighborhood. Mr. Manning said they have many strategies and the utilization of fantastic designs would prevent it from looking out of place. He said they could write enforcement mechanisms in the home owner's association agreement to ensure it is integrated into the community. Amy Gore, Sustainable Community Instructor, Futurewise, said they are requesting a specific and clear affordable housing development and preservation program in the Comp Plan. She said they urge the City to include language for the following three issues in the Draft Housing Element that will better address the need: 1) Add a policy which addresses the risk of displacement of low income communities, particularly in proximity to transit; 2) Include additional tools such as density bonuses, impact fee exemptions, reduced parking, and housing trust fund under policy 3.2. They urge the City to ensure that any incentives provided by the City be tied directly and explicitly to public benefits like affordable housing, 3) Ensure that all affordable housing preserved or developed with City resources have long term affordability requirements and be offered at below market rate rents. Kayla Schott Bresler, Policy Manager, Housing Development Consortium, King County, requested that a policy is added to the Comp Plan specifically addressing the housing needs for folks making less than 30% of the area median income. She said it is critical that the redevelopment strategies are coupled with affordable housing incentives to ensure Tukwila can meet the needs of current and future residents as housing prices increase. She expressed appreciation for the preservation policy and implementation strategies in the Housing Element. She urge the City to look at both qualitative and quantitative measures of evaluating housing needs such as, adequate size housing stock for families, healthy conditions, near transit, and permanent affordability requirement. Hyojin Whitford, citizen, said she is proposing that the current lot size be reduced from 6500 sq. ft. to 6000 sq. ft. because current lot sizes are limiting. She said reducing the lot size will allow for new development and maximize the property value by having new quality and attractive housing for the residential neighborhoods. She asked that the Commission seriously consider her request. Todd Smith, citizen, expressed concern that the housing element and the way housing is being looked at is not cohesive. He asked why the City can't partnership with groups that have good development ideas. Paula Cabunoc, citizen, said that she is opposed to reducing the current lot size, and she does not want dense housing. She also said the community should be able to provide input. There were no further comments. The public hearing was closed. Page 3 of 4 5 Public Hearing Minutes June 25, 2015 Matrix Walkthrough — Housing and Residential Neighborhoods Elements Staff and the Planning Commission completed a walkthrough of the Issues Matrix. The Planning Commission was in consensus to approve incorporated recommendations and comments as amended with additional changes noted below. All recommendations from meetings, comment letters and or emails from 6/18/15 — 6/23/15 are incorporated in the attached Housing and Residential Neighborhoods Element Matrix 6.25.15, version 6.9.15. Changes: Housing Revision: Row 22, comment noted section - row 19 is referenced, revise to referenced row 20 Residential Neighborhoods Add - policy 7.2.6, Language to read: "Strict code enforcement for neighborhood quality, especially regarding noise and odor." Motion: Commissioner McLeod made a motion to adopt Case Number L13 -0052 - Housing L13 -0053 and Residential Neighborhoods Elements as amended and forward them to the City Council for review. Commissioner Alford seconded the motion. All were in favor. Director's Report • Staff provided an update of upcoming meetings • Staff thanked the Commission for their hard work on the Comp Plan. And Chair Hansen commended staff on their exceptional preparation on the Comp Plan. Adjourned: 8:50 PM Submitted by: Wynetta Bivens Planning Commission Secretary Attachi 6 Page 4 of 4 Housing Element - Version 6.9.15 Revision Matrix 6.25.15 Note: Comments listed without an exhibit reference were delivered verbally during the public hea ing Row # Page# Comment (language changes in strikeout /underline, recommendation in bold) Exhibit# /Date /Source Staff comment /analysis /options 1 Purpose. Second paragraph. Change the word "modest" to be consistent with PSRC TOD language. Mann, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. Now reads "These steps are necessary to plan for growth that will barriers that low reduce prevent modest wage workers and moderate income households from living near their work or transit..." Language from PSRC Growing Transit Communities Strategy - http: / /www.psrc.org /assets /9539 /GTCStrategy.pdf 2 2/3 Home Ownership Options. The last sentence states that the current range of housing options does not accommodates older adults hoping to "age in place." I would add that the current range doesn't accommodate older adults who would like to remain in Tukwila but no longer want to live in a large house with a big yard. Some seniors would like to downsize to a small house with a small yard or even a townhouse. Letter from Pam Carter, dated 6.21.15 Comment noted. 3 3 Policy 3.1.1. Correct horizon date (typo) Staff edit Staff Recommendation: Policy 3.1.1. now reads "...to meet the regional growth target of 4,800 new housing units by 20132030." 4 3 Policy 3.1.2.1 would insert the word "especially" or "particularly" so that it reads: "...sizes particularly in neighborhoods where..." Letter from Pam Carter, dated 6.21.15 Staff Recommendation: Revise as suggested. Policy 3.1.2 now reads "Explore adopting smaller lot sizes, especially in neighborhoods where the historical lot pattern is smaller than the established 6.7 dwelling units per acre (6,500 square foot lots)." 5 3 Revise Implementation Strategy on revised lot size. Change "maximum" to "minimum" (typo). Staff edit See below (Row ) 6 3 I would delete the first strategy as it sounds like the neighborhood will be deciding the minimum lots sizes. It makes sense to meet with the neighborhood but their wishes should not be the controlling factor. Letter from Pam Carter, dated 6.21.15 The intent of the Implementation Strategy is to involve residents in the process of establishing lot area minimums. Council will ultimately decide on lot area minimums, but community involvement is critical to ensure revised regulations are the best fit for the neighborhood. Staff Recommendation: Revise to keep intent of Implementation Strategy and add language to better define the community's role in the process. The Implementation Strategy now reads "Meet with residents and property owners at the neighborhood level to receive input to help establish desired lot area for the individual maximum- minimums neighborhoods." 7 3 6,500 sf minimum lot size and 50 ft minimum lot width requirements in the LDR zone hamstring the number of buildable units and make projects economically unviable, specifically potential project at Riverton United Methodist Church property. Support options to reduce lot size and lot dimensions. Email from Homestead Community Land Trust, dated 6.23.15 Comment noted. Policy 3.1.2 supports exploring options to adopt smaller lot sizes in neighborhoods where the historical lot pattern is smaller than the zoning code requirements. 8 3/4 We ask the City include a strategy in the Comprehensive Plan to consider amending the development code requirements to allow for smaller studio housing units. Letter from Bellwether Housing, dated 6.25.15 Amending the development code to allow for a full range of housing options, which may include smaller studio housing units, is addressed in Policy 3.2.2. Staff Recommendation: Keep as is. 9 4 Policy 3.2.1. Reword to clarify. The City provides zoning that allows for housing, but does not provide housing. Staff edit Staff Recommendation: Revise as suggested. Policy 3.2.1 now reads "Provide zoning that allows a variety of housing throughout the City to allow for diverse, equitable neighborhoods. 10 4 Policies 3.2.2 and 3.2.3.1 support these policies that would enable a greater variety of housing types than currently exist in Tukwila. Letter from Pam Carter, dated 6.21.15 Comment noted. 11 4 Policy 3.2.3. Reword to clarify. The City has a limited supply of land. Utilize zoning that allows for housing and other facilities. Mann, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. Policy 3.2.3 now reads "Provide sufficient appropriate zoning land is eel for housing of all types..." 12 4 Suggest the City consider re- introducing the housing options program or to consider a new set of allowances in residential zones that reward the kind of development the City wishes to see. Email from Homestead Community Land Trust, dated 6.23.15 Comment noted. Goal 3.2 and Implementation Strategies support the reinstatement of limited demonstration projects for clustered or cottage housing. 13 4 One of the best ways to prevent and address homelessness is to ensure that quality, permanently affordable housing is available for very-low income households. Ask that the City add a policy under Goal 3.2 to "work to address the need for housing affordable to households at less than 30% AMI." Letter from HDC /Futurewise, dated 6.23.15 Policy 3.2.2 address housing opportunities for all population segments. Staff Recommendation: Revise Policy 3.2.2 to include language specific to households at less than 30% AMI. Policy 3.2.2 now reads " Encourage a full range of housing opportunities for all population segments, including very-low income households earning less than 30% AMI, through actions..." 7 14 4 It is critical that the City implement proactive policies to prevent and mitigate displacement as affordable housing is lost to redevelopment. Ask that the City add a policy or strategy under Goal 3.2 to "work to prevent displacement of low- income populations and mitigate the impact of displacement as development occurs, particularly in proximity to transit and opportunity -rich neighborhoods. Letter from HDC /Futurewise, dated 6.23.15 Policy 3.2.5 and 3.2.6 address affordable housing preservation, including mitigating displacement. Staff Recommendation: Revise Policy 3.2.5 to more explicitly address displacement from redevelopment as an aspect of affordable housing preservation. Policy 3.2.5 now reads "Develop affordable housing preservation programs and strategies, including prevention of the displacement of low- income households in areas of redevelopment." 15 4 I strongly support the first strategy. Letter from Pam Carter, dated 6.21.15 Comment noted. 16 4 I would remove the word "limited" in the second strategy. If we continue to be overly cautious and restrictive, we will have the same result, no cottage housing, etc. I would prefer that the City develop codes for these housing types rather than limit them to demonstration projects. Many other cities have managed to adopt realistic, workable regulations, why not Tukwila? Letter from Pam Carter, dated 6.21.15 The now expired Housing Options program (TMC 18.120) was intended to be a limited, pilot program. Many cities have demonstrated success with a limited pilot /demonstration cottage housing program, and then renewed and revised the program using lessons learns to expand the program and to promote successful, compatible development. Staff Recommendation: Keep as is. 17 4 Ask that the City add a policy to ensure that affordable housing created or preserved using local public resources or by regulation retains its affordability for the longest possible term and be created at below- market rate. Letter from HDC /Futurewise, dated 6.23.15 Term of affordability addressed in Implementation Strategy "Develop specific statements regarding location, type, and characteristics of desired affordable housing to present to local non - profit developers." Staff Recommendation: Keep as is. The level of affordability and how long housing will remain affordable would be included in these statements to developers. 18 5 Reword Implementation Strategy to clarify City's role in supporting a regional housing position. City to participate and provide support but will not staff /fund the position. McLeod, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. Now reads "Participate support staffing at the regional level, by supporting in the form of a South King County Housing & Neighborhood Planner position..." 19 5 Need for additional Implementation Strategy to support "Identify specific publically -owned land for affordable housing development." Acquiring property (land banking) for affordable housing is a tool supported by the PSRC Growing Transit Community's effort. Mann /McLeod, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. New Implementation Strategy reads "Explore acquiring property to land bank for affordable housing." 20 5 While there are a variety of regulatory incentives the City can utilize to promote the development of affordable housing, some tools go beyond the City's jurisdiction, such as tax credits and tax - exempt bonds. The purpose of the Implementation Strategy is for the City to explore and utilize regulatory tools and incentives to promote housing developments that meet community needs that are currently not being met by the existing housing stock, specifically 'family- sized' (3+ bedroom) apartments and housing that is affordable for low and very -low income residents. The Implementation Strategy should be revised to maintain this purpose and include tools that are available to the City. Staff edit Staff Recommendation: Implementation Strategy now " Explore develop incentive tax reads and zoning, credits, tax bonds, tax impact fees, housing exempt exempt a trust fund, density bonuses, parking exemptions, deferred or reduced payment of impact fees, multi - family tax exemptions and /or other tools to develop or maintain affordable housing that meets the needs of the community, specifically units sized and priced for low and very-low income residents." 21 5 Ask that the City add more tools to "explore and develop" under Goal 3.2, such as: density bonuses, reduced parking requirements, multi - family tax exemptions, fee waivers, impact fee exemptions, and permit expediting in order to encourage the development of housing affordable at below market -rate. Letter from HDC /Futurewise, dated 6.23.15 Comment noted. Staff Recommendation: Addressed in previous comment (Row 19). 22 5 We ask that the City include a strategy in the Comprehensive Plan to explore development incentives to reduce parking ratio requirements for affordable housing development near transit areas. Letter from Bellwether Housing, dated 6.25.15 Comment noted. Staff Recommendation: Addressed in previous comment (Row 19). 23 5 We ask that the City include a strategy in the Comprehensive Plan to consider development incentives that reduce impact Tess for qualified low- income housing projects to encourage affordable housing development. Letter from Bellwether Housing, dated 6.25.15 Comment noted. Staff Recommendation: Addressed in previous comment (Row 19). 24 5 Strongly support the exploration of a housing trust fund. Letter from HDC /Futurewise, dated 6.23.15 Comment noted. 25 6 Appreciate the attention paid to collaboration with other jurisdictions, nonprofits, and regional partners - Goal 3.3. Letter from HDC /Futurewise, dated 6.23.15 Comment noted. 26 6 Strongly support Policy 3.3.2 to review progress toward reaching affordable housing goals. Letter from HDC /Futurewise, dated 6.23.15 Comment noted. 27 7 Goal 3.4 Implementation Strategies- last bullet. Would this fund assist all low - income homeowners or only those connecting to City of Tukwila sewers? Letter from Pam Carter, dated 6.21.15 Comment noted. The potential Housing Trust Fund would assist all low- income homeowners living in the City of Tukwila, regardless of sewer provider. This Implementation Strategy is consistent with language in the Utilities Element. 28 8 Goal 3.6 As the demand for housing rises in Tukwila, we urge the Comprehensive Plan to emphasize the prioritization of permanent affordable housing development to create long -term stability so that equity and diversity remain an integral part of Tukwila's core. Letter from Bellwether Housing, dated 6.25.15 Comment noted. 29 8 Policy 3.6.2.1 support this policy but feel it needs an additional Implementation Strategy. 1 would suggest: Develop regulations for small houses, cottage housing, and other innovative housing types appropriate for seniors so they may remain in the community. Letter from Pam Carter, dated 6.21.15 Policies and Implementation Strategies addressing promoting a variety of housing options are found under Goal 3.2 (pages 4 -5). Adding additional language to support Policy 3.6.2 may be redundant. Staff Recommendation: Keep as is. 8 30 8 Need for Implementation Strategy to support Policy 3.6.4. Schools are an important factor for prospective homebuyers and the City can do more to Staff Recommendation: Revise as suggested. New Implementation Strategy to support Policy 3.6.4. to read "Work with school districts serving Tukwila students to support and strengthen the image /reputation of Tukwila's schools to bring Hansen meeting with promote a positive image and reputation of Tukwila's in more homebuyers and long -term residents. staff, 6.22.15 schools and educational programs." 9 Residential Neighborhoods Element - Version 6.9.15 Revision Matrix 6.25.15 Note: Comments listed without an exhibit reference were delivered verbally during the public hearing Row # Page # Comment (language changes in strikeout /underline, recommendation in bold) Exhibit # /Date /Source Staff comment /analysis /options 1 5 Walking and biking are potential organized recreation activities. Organized recreation activities should not focus on activities which requires access to a motor vehicle. Alford meeting with staff, 6.23.15 Comment noted. 2 6 Noise Abatement. This title does not seem to match the text under it. The topic seems to be about protecting neighborhoods. Letter from Pam Carter, dated 6.21.15 The issue is focused on protecting neighborhoods from noise including auto traffic, airports, and light and heavy rail, and corresponds with Goal 7.7. Staff Recommendation: Keep as is. 3 7 Policy 7.2.2 Sidewalks are a critical component of residential infrastructure. More emphasis should be placed on sidewalk development. Mann, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. Policy 7.2.2 now reads "Improve the public infrastructure in all neighborhoods to an equivalent level of quality, with an emphasis on sidewalks." 4 7 Code Enforcement, proactive and reactive efforts, can help to improve neighborhood quality and improve and create a more consistent level of quality /livability in the City's neighborhoods. Need for additional policy language on Code Enforcement. Mann, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. New policy 7.2.5 now reads "Provide adequate support for Code Enforcement efforts to improve and maintain neighborhood quality and livability." 5 7 Need for Implementation Strategy to work off Policy 7.2.1 to support schools as integral parts of the built environment /infrastructure of neighborhoods. Hansen meeting with staff, 6.22.15 Staff Recommendation: Revise as suggested. New Implementation Strategy now reads "Continue to work with school districts serving Tukwila students to ensure school facilities provide quality public spaces." 6 8 Need for additional policy language to address the need for stricter enforcement of City codes to maintain and enhance neighborhood quality, specifically for noise and odor issues. Mann, public hearing, 6.25.15 Staff Recommendation: Revise as suggested. New Policy 7.2.6 now reads "Strict code enforcement of policies for neighborhood quality, especially regarding noise and odor." 7 8 Community members were involved in the creation of the Walk and Roll Plan, but outreach efforts have since ended. Community members should continue to be a part of the process, including implementation of the plan and the development of new and enhancement of existing pedestrian and bicycle facilities. Alford meeting with staff, 6.23.15 Staff Recommendation: Revise as suggested. New Implementation Strategy now reads "Continue developing and implementing projects from the Walk and Roll Plan and Safe Routes to School, with a renewed emphasis on community involvement and engagement." 8 8 4`h bullet — It's difficult to comment on this without knowing where the specified areas are. Is it a particular neighborhood? Letter from Pam Carter, dated 6.21.15 The specified areas which may require sidewalks adjacent to new development or participation in a no- protest LID are not predetermined. Areas, whether they be neighborhoods or smaller geographical areas, will be determined by Public Works and the City's established sidewalk prioritization protocol. Comment noted. 9 8 Last bullet — The Goal 1 C should be written out as someone reading the Comp Plan may not be familiar with the Strategic Plan. Letter from Pam Carter, dated 6.21.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads "Implement the Strategic Plan, specifically Goal 1C - Focus City planning and investments on creating a connected, dynamic urban environment." 10 10 8 New residential development should not significantly reduce the tree canopy. Additional language should be added to include preservation of the tree canopy, in addition to significant trees. Alford meeting with staff, 6.23.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads "Apply the tree code to require site design that minimizes the removal of significant trees and maintains appropriate tree canopy standards." 11 8 Signage in neighborhoods can help to create a welcoming, inviting, and inclusive environment. Signage should focus on creating a sense of community and place making, rather than focusing on the geographical neighborhood boundaries. McLeod, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. New Implementation Strategy now reads "Develop neighborhood signage in multiple languages to foster a sense of community in residential areas." 12 9 Since the policy [7.3] deals with promoting a mix of uses, there should be a strategy dealing with housing other than new single - family homes. I would suggest: Development of a variety of housing types including townhomes, small houses, accessory dwelling units, duplexes, etc. Letter from Pam Carter, dated 6.21.15 Promoting a diverse range of housing options is addressed in the Housing Element, Goal 3.1 and 3.2. Goal 7.3 focuses on improvements to the built environment to encourage sustainability. Staff Recommendation: Keep as is. 13 9 Reword Implementation Strategy to clarify how City plans to put "emphasis" on existing land use patterns. Mann, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads "Continued emphasis on existing land use patterns to protect residential uses." 14 9 Implementation Strategies should be reworded to include more verbs and be more actionable. Alford meeting with staff, 6.23.15 Implementation Strategies for Goal 7.3 (pages 9 -10) Staff Recommendation: Keep as is. Wording of Implementation Strategies is consistent with other Comp Plan elements. 15 10 Policy 7.4.2. Language on "identified, valued natural and historic features" may be too restrictive in promoting high quality design. Also unclear what is considered a natural and /or historic feature in Tukwila./ The language on "identified, valued natural and historic features" should be kept to protect and enhance the City's natural and historic features, such as the Duwamish /Green River. Language may be amended to allow for more flexibility of design, but purpose should be kept. Mann, PC Work Session, 6.18.15/ Alford meeting with staff, 6.23.15 Staff Recommendation: Revise to keep purpose of preserving Tukwila's valued natural and historic features without limiting different types of quality design. Policy 7.4.2 now reads "Ensure that, when applicable, residential development reflects high design quality in- harmony with identified, valued natural and historic features." 16 10 Goal 7.3 Implementation Strategies, 2nd and 4th bullets. Landscape planters - If it is what I call a parking strip, a planting area between the curb and the sidewalk, then I do not support these strategies. I really like parking strips but would not require them. Letter from Pam Carter, dated 6.21.15 A landscape planter may be located between the sidewalk and curb or between the sidewalk and adjacent building. Specific design requirements would be codified in the Public Works Infrastructure Design Manual. Comment noted. 17 11 Implementation Strategies, 3rd bullet. This doesn't match the language in the draft Housing Element's Policy 3.1.2 and its Implementation Strategies. Letter from Pam Carter, dated 6.21.15 The Implementation Strategies on page 11 correspond with the Single - Family Residential Development Policies (7.4.3- 7.4.7). The policy language in the Housing Element applies city -wide, not solely to single - family homes /zones. Comment noted. 18 11 Implementation Strategy on "diminished garage requirements ". Need to clarify to ensure off - street continues to be required /encourage. Reword to clarify "diminished." Mann, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads "... such as requirements for less diminished visually prominent garages feu_:'. tc and /or front yard setbacks for garages." 19 13 Goal 7.4 Implementation Strategies. 2nd bullet — Once again I would caution that any right -size parking standards need to recognize that lower income workers may not be able to use transit if they perform shift work or work in areas not served by transit, particularly industrial areas. Letter from Pam Carter, dated 6.21.15 Comment noted. 11 20 13 Goal 7.4 Implementation Strategies. I would add another strategy: Revise recreation space requirements for multi - family housing and townhomes. Letter from Pam Carter, dated 6.21.15 Recreation space requirements are included in the Implementation Strategy "Multi- family design criteria, standards, and guidelines." Staff Recommendation: Keep as is. 21 13 Community gardens spaces should be encouraged as recreation space in multi - family developments. However, the current Implementation Strategy is too narrowly focused on vegetable gardens. Alford meeting with staff, 6.23.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads "Amend the zoning code to encourage community vcgctablc gardens and other forms of urban agriculture as part of recreation space." 22 13 Policy 7.5.1. Needs to be reworded to be clearer. Letter from Pam Carter, dated 6.21.15 Staff Recommendation: Revise as suggested. Policy 7.5.1 now reads "Link commercial areas located te- residcntiol areas within approximately one - quarter mile of residential areas with high - quality non - ' cd pedestrian and bicycle access facilities . 23 14 Need to clarify Implementation Strategy on parking in neighborhood- supportive commercial areas. Need to distinguish on- street and off - street parking. Mann, PC Work Session, 6.18.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads "On- street parking along the street front, behind or beside buildings." 24 14 Implementation Strategy to support Policy 7.5.6 should be more explicit about how to create divisions /transitions between commercial or industrial uses and residential uses. Alford meeting with staff, 6.23.15 Staff Recommendation: Revise as suggested. Implementation Strategy now reads " Continue to apply multi - family and commercial design guidelines, with an emphasis on buffering residential uses from commercial and industrial uses." 25 14 Goal 7.6. These policies are not appropriate for the entire length of Southcenter Blvd. They appear to be written for just the section of the roadway east of 1 -5. Letter from Pam Carter, dated 6.21.15 Southcenter Boulevard is the section of 'Southcenter' that is located east of 1 -5. The roadway becomes Southcenter Parkway once it veers south and runs by the mall. The policies are intended to focus on Southcenter Boulevard, the stretch of roadway that separates commercial uses at Southcenter from the residential areas to the north. Staff Recommendation: Keep as is. 26 15 There needs to be an additional Goal addressing the protection of residential neighborhoods from noxious odors. Letter from Pam Carter, dated 6.21.15 Goal 7.1 Residential Land Use Pattern and Goal 7.2 Neighborhood Quality address odor impacts on residential areas with high level policy language. More specific language is best suited for regulations. In regards to marijuana grow operations, the City is aware that this is an issue and efforts are underway to address them through efforts outside of the Comp Plan update. See Community Affairs and Park Committee memo dated 6.22.15, available at http : / /records.tukwilawa.gov /WebLin k8 /1 /doc /258740 /Electronic.aspx Staff Recommendation: Keep as is. 12 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE PLANNING COMMISSION AND THE BOARD OF ARCHITECTURAL REVIEW PREPARED July 9, 2015 HEARING DATE: July 23, 2015 NOTIFICATION: FILE NUMBERS: On May 13, 2015, the Notice of Application and Notice of Hearing were posted on the site and mailed to the surrounding property owners and occupants. Notice of Hearing was published in the Seattle Times on July 9, 2015. L15 -0021 — Design Review E15 -0004 — SEPA L15 -0020 — Shoreline Substantial Development APPLICANT: Scott Huish REQUEST: Construct a new 12,386 sq. ft. addition for a bowling alley and 1,646 sq. ft. second floor addition off the northeast corner of the existing 32,166 sq. ft. amusement center. LOCATION: 7300 Fun Center Way, Tukwila WA 98188 (PIN: 2423049063) SEPA DETERMINATION: DNS COMPREHENSIVE PLAN & ZONING DESIGNATION: C /LI STAFF: Valerie Lonneman, Assistant Planner ATTACHMENTS: A. Project plans set (C.1 Cover Sheet, A1.1 Site Plan, A1.2 Enlarged Site Plan, Ll Revised Landscaping Plan, A3.1 East /North Elevations and existing landscaping, A3.2 West Elevation & Existing Building Project Context linage) B. Applicant's Project Narrative C. Materials & Colors Board copy (board to be presented at hearing) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax 206 - 431 -3665 13 FINDINGS PROJECT DESCRIPTION The current proposal is to construct a new 12,386 sq. ft. addition for a bowling alley and 1,646 sq. ft. second floor addition off the northeast corner of the existing 32,166 sq. ft. amusement center, located at 7300 Fun Center Way, Tukwila, WA. The building will be used for year -round fun center attractions. The project will include minor grading, modifications to the storm drainage system to collect roof drain runoff from the new building, and new water and sewer connections. New landscaping will be installed to replace required landscaping removed during construction. VICINITY /SITE INFORMATION Existing Development The subject property is an irregularly shaped parcel covering 8.25 acres of land (see Figure 1). Existing improvements to the property consist of an approximately 32,166 sq. ft. two -story amusement center that was built in 1999. Portions of the northern side of the building will be demolished in order to adjoin it with the proposed addition. Surrounding Land Uses ti 1 Figure 1. Subject Parcel (blue outline) and Project Site (yellow outline VL Page 2 of 11 07/09/2015 W: \Users \Valerie\Design Review\L15 -0021 Fun Center\Design Review SR 14 North: The parcel abuts a Comfort Suites hotel along the western portion and the Green River along the eastern portion of the northern parcel line. South: SW Grady Way and I -405 abut the south end of the parcel. East: The Union Pacific rail line runs along the eastern parcel boundary line. West: Fun Center Way and Interurban Ave S. abut the western parcel boundary line. SITE PHOTOS :41 Figure 2. View from the corner of Fun Center Way and SW Grady Way looking northeast. y"ib V miss N ▪ M ■EM MIN �rilffi9�: Figure 3. View from SW Grady Way looking northwest VL Page 3 of 11 W: \Users \Valerie\Design Review\L15 -0021 Fun Center\Design Review SR 07/09/2015 15 ,Dr6mmm,o om1 111 0110, II, olo u ,sw 011100000000000001000000 0 0001001111 11 Figure 4. View of the proposed addition location, looking west from the Interurban Trail BACKGROUND The majority of the development in the vicinity dates back to 1990s -2000s with a few buildings that were constructed in the 50s -60s. The dairy barn on the site was proposed for the State Historic Register but never listed. It was documented in a report prior to burning down on August 31, 1997. The documentation was sent to the State Office of Archaeology and Historic Preservation. The existing building was built in 1999. The property was built for its current use by the Huish Family Fun Centers Inc. PUBLIC COMMENTS No written comments related to the design review application were submitted. DESIGN REVIEW This project is subject to Board of Architectural (BAR) design approval under Tukwila Municipal Code (TMC) Section 18.60.030. In the following discussion the Board of Architectural Review criterion is shown below in bold, followed by staff's comments. For the applicant's design statement, see Attachment B. DECISION CRITERIA- DESIGN REVIEW TMC 18.60.050.B. Commercial and Light Industrial Design Review Criteria. 1. RELATIONSHIP OF STRUCTURE TO SITE. a. The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement. VL Page 4 of 11 07/09/2015 W: \Users \Valerie\Design Review\L15 -0021 Fun Center\Design Review SR 16 The addition will not impede pedestrian movement from the parking lot to the main entrance of the building or around the exterior of the site on the Interurban Trail. The streetscape will not be altered and any required landscaping proposed to be removed shall be replaced by equivalent landscaping. b. Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas. There are no proposed changes to the parking areas. c. The height and scale of each building should be considered in relation to the site. The proposed addition facade has a maximum height of approximately 30 feet, which is lower than the existing building (which is approximately 52 feet at the highest point). The addition will adjoin the existing building, creating a continuous facade that steps down as it approaches the riverfront. 2. RELATIONSHIP OF STRUCTURE AND SITE TO ADJOINING AREA. a. Harmony of texture, lines and masses is encouraged. The facade of the proposed addition will vary in height from approximately 26 feet to 30 feet, which mirrors the varying height of the existing building (34' -52'). Materials for the building addition are similar in materials, color, and finishes (metal panels and stucco). See Attachment C, materials and colors board. b. Appropriate landscape transition to adjoining properties should be provided. Landscaping along parcel boundaries will not be altered. Approximately 200 square feet of existing landscaping will be removed during construction. Perimeter landscaping will be installed along the eastern and northern sides of the proposed addition. c. Public buildings and structures should be consistent with the established neighborhood character. The proposed addition will be contiguous with the existing building and consistent in design; it is designed to appear like one structure. The site is relatively isolated from other buildings, however the Comfort Suites and small commercial building adjacent to the parcel have similar color palates and elements of modulation (see Figure 5). VL Page 5 of 11 07/09/2015 W: \Users \Valerie\Design Review\L15 -0021 Fun Center\Design Review SR 17 u■a an wi�vnr9➢ y� ..��(��NNI�I ��,�na���rJ���V� wIM/n oe , Figure 5. Buildings on adjoining parcels. 1111111111111 1111111111111111111111111 111111111111111111111111111 1 ������ l 1 1111111111111 Ivo fill d. Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged. Existing vehicular and pedestrian circulation patterns will not be altered as a result of this addition. e. Compatibility of on -site vehicular circulation with street circulation should be encouraged. The existing vehicular circulation pattern provides direct access from the street to the existing building and proposed addition. 3. LANDSCAPE AND SITE TREATMENT. a. Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced. The site where the addition is proposed is flat; no other areas of the site will be disturbed. b. Grades of walks, parking spaces, terraces and other paved areas should promote safety, and provide an inviting and stable appearance. A new concrete landing will connect to the existing sidewalk. The site and surrounding walkways are flat and will remain unaltered. c. Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade. Species selected for the perimeter landscaping along the northern and eastern facade of the proposed addition are: Vine Maple (Acer Circinatum), Oregon VL Page 6 of 11 07/09/2015 W: \Users \Valerie\Design Review\L15 -0021 Fun Center\Design Review SR 18 Grape (Mahonia Aquifolium), Evergreen Huckleberry (Vaccinium Ovatum), and Kinnikinnick (Arctostaphylos UVA- URSI). The proposed landscaping along the north and east side of the building will help soften those facades. Existing landscaping along the Interurban Trail provides a dense vegetative screen of the northern facade (see sheet A3.1 of Attachment A). d. In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken. Proposed landscaping along the eastern perimeter will be buffered by the sidewalk between the parking lot and new addition. The replacement landscaping on the northern perimeter of the addition does not adjoin a pedestrian or vehicular access route. e. Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged. The proposed landscaping will be installed in areas that are currently partially landscaped; other areas of the site that are currently vegetated lie within the proposed building footprint and will be removed. Figure 6. Aerial photo of project site. VL Page 7 of 11 W: \Users \Valerie\Design Review\L15 -0021 Fun Center\Design Review SR 07/09/2015 19 '1111111111111111 111 111,,, NN iii / /ri y J l�rrf ffl'IY fj. �dro/ 0 6l' I�L 1111 1111111111 7 11111' 1111:1111111111111 1100000000,. lr/t�,�iirrm�du S�flChJ.WiF,FVr t� P v4� 4 ,1r% i � ; , 1lFklplgi�l�il 1111 v swusm� 1111111 011,0,111101111 1111 111 1 Figure 7. Interior landscaping at project site (not part of required landscaping) to be removed. f. Screening of service yards and other places that tend to be unsightly should be accomplished by use of walls, fencing, planting or combination. g. No new service yards or similar areas are proposed. In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used. None proposed. h. Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided. The existing parking lot lighting will be used to provide the pedestrian walkway lighting. Accent/egress lighting will be designed to control glare. These light fixtures will match those on the existing building and will be painted out to match the building color. (See Figure 8) VL Page 8 of 11 W: \Users \Valerie\Design Review\L15 -0021 Fun Center\Design Review SR 20 07/09/2015 AC Ott T 91.111 11,1 Specifications 16-3/8' Haight: Width: Depth: Weight (max): (236 MI 30il5s CSXW LED LED Wan Luminaire Figure 8. Proposed accent /egress light fixtures to be painted to match facade. 4. BUILDING DESIGN. a. Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings. The relationship of the building to its surroundings has been reviewed herein. b. Buildings should be to appropriate scale and in harmony with permanent neighboring developments. The proposed addition will create a stepped down effect as the complex approaches the shoreline area. c. Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure. The components are in agreement with the existing building and are proportional to the large scale of the building. d. Colors should be harmonious, with bright or brilliant colors used only for accent. The bright proposed color palate is harmonious, reflects the use as an amusement center, and matches the existing building. VL Page 9 of 11 07/09/2015 W: \Users \Valerie\Design Review\L15 -0021 Fun Center\Design Review SR 21 e. Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view. The building's varying facade height is designed to screen mechanical equipment/hardware on the roof. f. Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design. g. No new exterior lighting is proposed other than accent/egress lighting, which will be designed to avoid glare and will be painted out to match the building color Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest. The proposed addition design is harmonious but distinct from the existing building, with unique elements that add interest to the facade. 5. MISCELLANEOUS STRUCTURES AND STREET FURNITURE. a. Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale. No miscellaneous structures are proposed. b. Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings. N /A. CONCLUSIONS — DESIGN REVIEW 1. Site Planning: The site is accessed by a driveway along Fun Center Way. The site layout accommodates public use of the Interurban Trail. The addition will adjoin the existing building, creating a continuous facade that steps down as it approaches the riverfront. The existing vehicular circulation pattern provides clear access from the street to the existing /proposed buildings and will not be altered. VL Page 10 of 11 07/09/2015 W: \Users \Valerie\Design Review\L15 -0021 Fun Center\Design Review SR 22 2. Building Design: The proposed addition is harmonious with the existing building and features a color palate and elements of modulation that are similar to those of nearby buildings. The eastern and western facades show a high quality of design with elements of modulation and articulation. The northern facade does not have as extensive of design features, however existing and proposed vegetation are sufficient to soften the appearance of the facade and add visual interest. Exterior building materials include metal panels and stucco. 3. Landscape and Site Treatment: Landscaping with native species is proposed along the eastern and northern perimeter of the proposed addition in accordance with TMC 18.44.080. The proposed landscaping will enhance the new addition and provide additional habitat adjacent to the Green River. 4. Miscellaneous Structures: No structures other than the main addition are proposed. Roof top mechanical equipment is proposed to be screened by horizontally modulating facade elements. Details related to utility meters, conduits and other above ground utility apparatus have not been provided at this time. These will be reviewed as part of the building permit and any ground mounted equipment shall be screened and building mounted equipment shall be painted to match the proposed building. RECOMMENDATIONS — DESIGN REVIEW Staff recommends approval of the Design Review application with no conditions. VL Page 11 of 11 07/09/2015 W: \Users \Valerie\Design Review\L15 -0021 Fun Center\Design Review SR 23 24 CALL BEFORE YOU DO 1- 800 - 424 -5555 ND. SURVEY MONUMENT 6 DC POWER VAULT LUMINAIRE (wM.) 050 Ex. LOT LICHT tt ER POLE o CATCH DI. TUNCRON BOX BASIN (GE) CATCH BASIN (ce) TYPE 2 0 0`'(i R AN0LESSMH O PROPOSED WATER VALVE . GAS METER PROPOSED CONCRETE STOCNINC —I{ Ex. GAS VALVE X Preoaosc0 90 BEND Ol. WATER VALVE (Wr) PROPOSED SPOT ELEVATIONS EIRE RAen (FH) EXISTING SPOT ELLVAnoxs EX, WATER METER EXISTING CONTOURS Ex. SIGNPROPOSED COOROURS EX. WATER LINE EX, SANITARY SEWER LINE PROPOSED RIPE II CATCH BASIN PROPOSED TYPE I N PROPOSED SIORM DRAIN ROW ARROW PROPOSED STORM DRAINAGE 1-1. PROPOSED -BLENCH DRAIN PROPOSED SANITARY SEWER LINO PROPOSED SANITARY SEWER CLEARY. PROPOSED WATERMAN PROPOSED FIRE HYDRANT ( 154R EX, STORM DRAINAGE TINE IS P EX POWER UNDERGROUND . EX. POWER OVERHEAD °--LL T.- PROPOSED PAVEMENT E X . WOOD 0 2 0- - - - - - - - - - - - - - - - - - - - - - - - - - - -0 CONCRETE EX CONTOURS CONTRACTOR SHALL BE FULLY R.PONSIBLE REOUES FN' A S W.HINGION STATE DEPARTMENT OF HOAR. SRCOR RREIM AND REPLACING ALL SURVEY M.UMENTALION THAT WY BE AFFEC.0 BY CONSPLUCT.N AMOR, PURSUANT TO WAC 332-120. APPLICATIONS MUST BE COMPLETED BY A REGISTERED LAND SURV,OR .PLIGALIONS F. PERRI. TO REMOVE MONUMENTS RESOURCES. OR BT CONTACTING TEIEPHDNE OF 1 (206) 902 -1190. WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES PUBLIC UM SURVEY OFFICE 1111 WASDINGTON STREET S.E. ,HOLYMP WAS° TON 98504 -7060 UPON COMPLELION OF CONS1RUCTION. ALL MONUMENTS DISPLACED, REMOVED. OR D DESTROYED SHALL BE REPLACED BY A REGISTERED MD ESE RECIRATTIONS. COST AT THE DIRECTION OF IRE CONTRACTOR. PURSUANT TO .PROPRATE FORMS FOR REPLACEMENT OF SAID MONUMENTATION SHALL ALSO BE THE RESPONSIBILITY OF THE CONTRACTOR. COVER SHEET FOR FAMILY FUN CENTER A PORTION OF THE NWY4 & THE NEYY OF THE SWY4 OF SEC. 24, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON HORIZONTAL DATUM — NAD83(2011) THE BASIS OF BEARINGS FOR SURVEY IS M5,083(2011) BASED ON A LINE BETIVEN WSDOT MONUMENT ID NO. GPI... AND WSDOT MONUMENT ID NO, 5371 TAKEN . SOUTH 39-54DDIL EAST. VERTICAL DATUM - NAVD88 , VERTICAL DATUM FOR OTIS SURVEY IS DAVD88. VISDOT MONUMENT ID NO G517405, BEING A FOUND WSDOT BRASS DISK IN 5.X.L1010LW5L5 ..5551 DDT, NEAR .100 LNU IFIL 551H PROCEDURE / NARRATIVE A FIELD TRAVERS1-5 USING A YDPCUN d GRE.AND 'LDS RANGE, DATA COLLECTOR SUPPLEMENTED WITH ORS AND FIELD NOTES WAS PERFORMED, ESTABLISHING THE ANGULAR, DISTANCE. BETWEEN THE MONUMENTS, PROPERTY LINES, AND, TOPOGRAPHIC FEATURES AS SHOWN HEREON. EH.E RES0ING DATES OF EaB,I± i wu saz OF SURVEYS: �a0 ao. aULIORN TAX ACCOUNT NUMBERS: PROPERTY ADDRESS: 7300 FUN CENTER WAY. TUKWILA WA 98168 SURVEYORS NOTES: UNDERGROUND UTILITIES AND HEATURES DEPICTED HEREON ARE AND/OR LOCATION NATURE AND /OR EXISTENCE OF BELOW GROUND FEATURES, DETECTED OR UNDETECTED, SHOULD BE VERIFIED. 2. ALL DISTANCES ARE IN US FE, 3. BOUNDARY SHOWN IS PER ORR OF TUKWILA BLA NG. T98-0.8, SHOWN HEREON. T. IS A LIMITED AREA SURVEY FOR INFORIMTIONAL PURPOSES INDEX TO MEETS C1 OF 5 COVER SHEET C2 OF 5 EXISTING CONDITIONS MAP C3 OF 5 PRELIMINARY TEMPORARY EROSION AND SEDIMENTATION CONTROL PLAN C4 OF 5 PFELIMINARY GRADNG AND STORM DRANAGE PLAN C5 OF 5 CONSTRUCTION NOTES API) DETALS L1 OF 1 LANDSCAPE PLAN ATTACHMENT A COVER SHEET 02 cc U z r J_ ILY FUN CE LL TUKWILA, WA GREEN RIVER 0 SITE PLAN INTERSTATE I-405 RENE EMEME.BE 0 ▪ co oz co ce' w < Z Lau _1 Lj < Z 06 ; Z LL 0 >- — -J <o-t.t1 I1 <( REVISIONS MD DATE SY A CPS,. APRNOV L PERMIT SUBMITTAL PEEMIT PECEIM, BIS JOSS CONSTR. CC, 21136 SCALE: AM NOTED ROT DATE 06-2P-ROLS 11-1.16,1 JOS BUNSEN: 14-19S RuN,LL.20: LOP OSA. DBLANICIE SLAP. DESIGN DEVELOPMENT Al . 1 25 '";'41;;",,c4,•„„,. /./ EASON WEL r ' \ ' ri IT\k" ' DDT. APR R. 2-D. NAM. COIN WALD AL MOLE,. 4 DRAM, DRINAL BAP R. //.(4■ \\■ /<I■ ■ ■ ■ k 4 771-\ /„- 0 ENLARGED SITE PLAN 26 MBE FASEAMSENSBIR 2D CDVzio Cr) COI 2 (.0 w oz co ce ^i• W < < '- UJ Z 0<i ZCg, Z LLOILn >- — -J 3„q <02't1 REVISIONS A DESIGN MPRNOV PERMIT SUBMITTAL PERMIT PECEIM, BID JOSS CONSTR. CC, 21126 SCALE: AS NOTED ROT DATE 06-2,20, GOER, 11-1,211 JOS BUNSEN: 14-19S DADDL222 JCP ODA. OBABACIA STATUS: DESIGN DEVELOPMENT ENLARGED srt,pusx A1.2 CALL BEFORE YOU DIG 1 -800- 424 -5555 1" =20' 0 10 20 LANDSCAPE PLANT MATERIAL LEGEND LANDSCAPE PLANTING PLAN, LEGEND AND GENERAL NOTES FOR FAMILY FUN CENTER A PORTION OF THE NWY4 & THE NEY4 OF THE SWY4 OF SEC. 24, TWP. 23 NORTH, RGE. 4 EAST, W.M. CITY OF TUKWILA, KING COUNTY, WASHINGTON SALABOL TCM 0 BOTANICAL / COMMON NAMES REMARKS TREES HT& MAPLE SHPUBS ECER,REEn TL.x/EPER:Y TNNN a vA ALL HT MIN NURSERY CROWN. MOLTI-TRUNK FULL ANO BUSHY FULL AND BOSH& MATCH HEIGHT & FLPLLAL HOLD ILL FROM BORDERS. SHRUBS &NO TREES COVER No PLANT suec�s SHOWN ON TILE SUPERSEDES FOR IounF.mEN.w.EEIN LEGEND RE EaEA_E ONLY PLANT OLLANMIES WITHIN GENERAL LANDSCAPE PLANTING NOTES A AN IRRIGATION SYSTEM IS TO BE 0E5..0 AND LED (DESIGN/BUILD) BY THE LANDSCAPE :G. OACTOR. a. > E CON L SUBMIT IRRIGATION SYSTEM DESIGN To PLANES AND/NR LANcSCA E ARCHITECT FOR REP, COMMENTS N11LRY CIXFLICT NOTE: CAUTION TI P PERT, CONSULTING ENGINEERS INC TO —on-LT pRliosuov IP0r&ZMING WITH CONSTRUCTION CONTRACTOR SHALL BE FULLY RESPONSILLELFOR,OBTAINING6PERMITS FROM THE RESOURCES, CONTACTING THEIR OFFICE PA TELEPHONE (SOP) so: -1 o. WASHINGTON STATE DEPARTMENT OF NATURAL RESOURCES PUPLIC LAND SURVEY OFFICE 1111 MASHING-FON STREET IE. UPON COMPLETION OF CONSTRUCTION, ALL MOLLALENTS,ISRLACEC, REMOVED, OR AN, DESTROYED SHAH_ BE REPLACES BY A REGISTERED LW...HALLEY, AT THE COST - LLAP&ORRIATE FORMS FOR REPLACEMENT OF SAID MONUVENTAFON SHALL AL BE RESPLONSIBILITY OF THE CONTRACTOR. c 0 z w _1. co z z z a z W iL 0 U z 0 z 6 FAMILY FUN CENTER 1- z 0 Z LL J U_ TUKWILA, WA PROPOSED BUILDING ADDITION FF =32.41 EXISTING BUILDING FF =32.41 STATE OF WASHINGTON LRN PE,HITEET EAL rte, 4 5 1 0.51 E .� 1■.. SREDI MATERIALS LEGEND EXTERIOR T ,PESO (ROD. ss ,,CAN,),AATC14 EXISTINC ob NT TYPE-2 (e©, OE `SON FA, ),,.T, EXISTING -, LMT N PANT TYPE-4 ( 13,,, "LIGHT G,E7,1,1ATCY EXIS,G r >� =„j M TAN E -N; NN TNN o N o ` SPAN NU-WAVE w Oc +Ten OWN GRAY, MENEM OEAST ELEVATION SCALE 1I8" = EXISTING PROPOSED 28 EXISTING PROPOSED NORTH ELEVATION NORTH ELEVATION - EXISTING LANDSCAPE SCREENING FROM RIVER WALKING PATH SCALE C8' =,a O N S STATUS EXTE1710, ELEVATIONS A3.1 OWEST ELEVATION SCALE: Ve =�-0 OEXISTING BUILDING PROJECT CONTEXT IMAGE MATERIALS LEGEND EXTERIOR COLORS: MA,NT 62E-I 6602. ESN „N. „ -, .0006 as MELON da, , M.p - EXISTING - MO. 236 SALMON NOSE, MATCH - "LIGHT ....SIGH EXISTING A3.2 ATTACHMENT B ARCHITECTS Design Review Board — Project Narrative Project: Family Fun Center — Route 66 Addition & Alterations 7300 Fun Center Way Tukwila, Washington 98188 Date: Sunday, April 19, 2015 General: TEL 425- 885 -4300 FAX 425 - 885-4303 8383 158th Ave. NE, 1i.784J Redmond WA 98052 magelkanna.mch1te ts,.c om The proposed 12,386 s.f. addition to the Family Fun Center will be a visually cohesive addition to the existing building. The concept of the elevation is for the addition to provide the appearance of a new "wing" to the building. Relationship of Structure to Site: a) The location of the new addition was previously planned in the original schematic design of the building. The new additional will create clear demarcation /buffer between the parking areas and the outdoor amusement areas behind (Northwest) the building. The addition will be clearly seen as a secondary portion of the building and thus direct pedestrian movement along the existing sidewalk to the main entrance of the existing building. b) All existing parking areas as previously permitted will remain. c) The scale of the building addition is appropriate to the site and will step down lower than the existing building since it is closer to the riverfront buffer. Relationship of Structure and Site to Adjoining Area: a) The new building addition will use similar materials, color, and finishes where it abuts the existing building at the appropriate elevations to create a cohesive connection between the existing building and new addition. b) All existing landscaping will remain, keeping the appropriate mature landscape buffer between the outdoor amusement areas and the adjacent properties. c) The new addition will provide a consistent unified look and theme to the existing building and will appear as one structure. d) The existing vehicular and pedestrian circulation routes will remain unaltered. e) The existing vehicular circulation pattern will provide clear access from the street to both the addition and the existing building. Landscape and Site Treatment: a) No new landscaping or changes to landscaping are proposed. All existing plants and landscaped areas will be maintained to preserve the existing appearance of the site. Building Design: a) The new building will have an appropriate scale as a secondary portion of the existing structure. The new building will be a light framed pre - fabricated metal building structure similar to the existing building. The exterior materials of stucco and corrugated metal panel will be continued on the new addition. G: \Projects- Current \14 \14 -145 Family Fun Center Addition \Forms & Documents \Shoreline SEPA DRB \_FINAL SUBMITTAL DOCS \Design Review Board Narrative .doc Page 1 of 1 31 32 0 1N3WH0V11V N\ COLOR SAMPLE P-3 COLOR SAMPLE " .mae'llligMA;Mor rTh COLOR SAMPLE P-4 / MP-1 COLOR SAMPLE P-2 JOB NUMBER 14-145 04-21-2015 34 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director STAFF REPORT TO THE PLANNING COMMISSION Prepared July 10, 2015 HEARING DATE: July 23, 2015 FILE NUMBERS: L15 -0007 Marijuana Zoning Code Amendment APPLICANT: City of Tukwila REQUEST: The Planning Commission will hold a public hearing on proposed amendment addressing changes to state law regarding medical marijuana LOCATION: Citywide NOTIFICATION: Hearing Notice was published in the Seattle Times on July 9, 2015, and posted on the City of Tukwila website on July 9, 2015. SEPA DETERMINATION: Addendum to E13 -0013 DNS STAFF: Nora Gierloff, Deputy DCD Director ATTACHMENTS: A. Draft Marijuana Zoning Ordinance B. Community Affairs and Parks Committee meeting minutes Page 1 of3 07/15/2015 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone 206 - 431 -3670 • Fax: 206 - 431 -3665 35 BACKGROUND Medical marijuana use in Washington was addressed in SB 5073 passed in 2011. However a partial veto of the bill by the then Governor created a fragmented and inconsistent system of regulation. For this reason the City has had a moratorium prohibiting medical marijuana collective gardens and dispensaries since 2011. Tukwila has waited to create permanent rules for medical marijuana due to a lack of clarity in state laws regarding medical marijuana and a lack of regulation of this industry. In the fall of 2012 Washington voters passed Initiative 502 (1 -502) legalizing the recreational use of marijuana and setting up a framework for regulated producers, processers and retailers. Tukwila adopted zoning regulations allowing recreational marijuana uses in the Heavy Industrial and Tukwila Valley South districts in 2013. Because 1 -502 was silent about medical marijuana there have been two separate and legally unrelated sets of rules for recreational and medical marijuana. Recent changes approved by the Washington State Legislature have brought clarity to medical marijuana regulation and will dramatically change the current state medical marijuana laws in phases through July 2016. At the June 22, 2016 Community Affairs and Parks (CAP) meeting the Committee gave direction to the City Attorney and DCD staff to develop a draft ordinance that would ban cooperatives, collective gardens and dispensaries, integrate the medical and recreational marijuana industries in accordance with the new state laws, and establish significant civil penalties for violations. The draft ordinance was reviewed by CAP on July 13, 2015 and they forwarded it to the Planning Commission for a hearing and recommendation. FINDINGS State marijuana regulations and the scope of local control over marijuana uses have been significantly changed by two recently adopted bills. After a partial veto by the Governor the text of SB 5052 is available at: http: / /lawfilesext.leg.wa.gov/ biennium / 2015 -16 /Pdf / Bills/ Session %20Laws /Senate /5052- S2.SL.pdf The second change was HB 2136 and it is available at: http: / /lawfilesext.leg.wa.gov/ biennium / 2015 -16 /Pdf / Bills/ Session %20Laws /House /2136- S2.SL.pdf In response to these bills Tukwila is proposing to end its moratorium on collective gardens and dispensaries and adopt amendments to its Zoning Code regulations regarding marijuana uses. The draft ordinance in Attachment A makes the following changes: 1. Repeals the existing moratorium 2. Updates definitions to match those in the new state law 3. Corrects the omission of marijuana uses from the Tukwila South Overlay (where the underlying zoning is HI orTVS) 4. Accommodates commercial medical marijuana uses within the same location criteria as recreational marijuana uses 5. References state regulations, procedures and restrictions for growth of medical marijuana for personal medical use NG Page 2 of 3 07/15/2015 \ \deptstoreACity Coim on\DCD and City Attorney\Medical Cannabis\PC StaffReport _7- 23- 15.docx 36 6. Prohibits medical marijuana cooperatives, collective gardens and dispensaries 7. Establishes new civil penalties for violations of these regulations REQUESTED ACTION The Planning Commission is asked to hold a hearing on the proposed ordinance, develop a recommended version and forward it to the City Council for final action. NG Page 3 of 3 07/15/2015 \ \deptstoreACity Coim on\DCD and City Attorney\Medical Cannabis\PC StaffReport 7- 23- 15.docx 37 38 Attachment A AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, AMENDING VARIOUS ORDINANCES RELATING TO LAND USE AND ZONING AS CODIFIED AT TUKWILA MUNICIPAL CODE SECTIONS 18.06.552, 18.06.553, 18.06.554, 18.06.556, 18.41.020 AND 18.50.210; ADOPTING ZONING RESTRICTIONS ON THE PRODUCTION, PROCESSING, AND RETAILING OF MARIJUANA USES; DESCRIBING THE LAND USE IMPACTS TRIGGERING SUCH RESTRICTIONS; ADDING THE TUKWILA SOUTH OVERLAY AS A PERMITTED ZONE FOR MARIJUANA USES; ESTABLISHING PROCEDURES FOR ENFORCEMENT OF VIOLATIONS INCLUDING ABATEMENT OF MARIJUANA NUISANCES; REPEALING ORDINANCE NO. 2475, WHICH ESTABLISHED THE MORATORIUM ON MEDICAL CANNABIS COLLECTIVE GARDENS OR DISPENSARIES; PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, Initiative 502 directed the Washington State Liquor Control Board (WSLCB) to develop rules and regulations to: 1. Determine the number of producers, processors and retailers of marijuana by county; 2. Develop licensing and other regulatory measures; 3. Issue licenses to producers, processors, and retailers at locations which comply with the Initiative's distancing requirements prohibiting such uses within 1,000 feet of schools and other designated public facilities; and 4. Establish a process for the City to comment prior to the issuance of such licenses; and WHEREAS, on April 24, 2015, 2SSB 5052 was approved revising the framework under which medical marijuana producers, processors, and retailers can operate and become licensed by the State of Washington; and W:\ Word Processing \Ordinances\Zoning for production - processing - retailing of marijuana uses 7 -6 -15 NG:bjs Page 1 of 11 39 WHEREAS, the WSLCB has adopted regulations for recreational marijuana and begun issuance of marijuana producer, processor and retail licenses to qualified applicants; and WHEREAS, 2SSB 5052 has established a medical marijuana endorsement to permit a licensed recreational marijuana retailer to also sell marijuana for medical use to qualifying patients and designated providers; and WHEREAS, 2SSB 5052 has directed the now renamed Washington State Liquor and Cannabis Board to develop and maintain a secure and confidential medical marijuana authorization database of patients and designated providers; and WHEREAS, 2SSB 5052 will repeal authorization for collective gardens on July 1, 2016; and WHEREAS, 2SSB 5052 authorizes qualifying patients to grow a limited number of medical marijuana plants in their own domicile; and WHEREAS, 2ESSHB 2136 allows cities to adopt locational restrictions and to fully prohibit medical marijuana cooperatives as described in 2SSB 5052 and 2ESSHB 2136; and WHEREAS, the City Council wishes to clarify that the manufacture, production, processing, retailing, possession, transportation, delivery, dispensing, application, or administration of marijuana must comply with all applicable City laws, and that compliance with City laws does not constitute an exemption from compliance with applicable state and federal regulations; and WHEREAS, the City of Tukwila believes that the health, safety, and welfare of the community is best served by excluding from certain zones any commercial production, processing, selling or delivery of marijuana; and WHEREAS, the City of Tukwila adopted Ordinance No. 2475, imposing a moratorium on medical cannabis collective gardens or dispensaries while zoning for said uses is established; and WHEREAS, Ordinance No. 2475 requires formal action by the City Council to terminate the moratorium; and WHEREAS, the City Council studied the land use and other secondary impacts of recreational marijuana use, and adopted Ordinance No. 2407 authorizing recreational marijuana producers, processors and retailers within specific zoning districts to address these impacts; and WHEREAS, the City Council finds that no additional land use or secondary impacts are expected due to the expansion of the recreational marijuana industry to include W:\ Word Processing \Ordinances\Zoning for production - processing - retailing of marijuana uses 7 -6 -15 NG:bjs 40 Page 2 of 11 medical marijuana, per regulations to be developed by the Washington State Liquor and Cannabis Board; and WHEREAS, the State Environmental Policy Act (SEPA) Responsible Official issued an addendum for this draft ordinance to the environmental review conducted for Ordinance No. 2407 on June 25, 2015; and WHEREAS, on July 23, 2015 (to be held), the Planning Commission held a public hearing on the draft zoning ordinance; and WHEREAS, the Planning Commission recommended approval (to be deterrnlined) of the draft zoning ordinance to the City Council; and WHEREAS, on August 10, 2015 (to be held), the City Council held a hearing on the draft zoning ordinance, after proper notice, during its regular meeting; and WHEREAS, the City Council, after due consideration, believes that certain amendments to the City's Zoning Code are necessary; and WHEREAS, the City Council decided to adopt a zoning ordinance and to formally repeal the moratorium on medical cannabis collective gardens or dispensaries (Ordinance No. 2475); NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Formal Repeal of Moratorium. Ordinance No. 2475, a moratorium on the establishment of medical cannabis collective gardens or dispensaries, is hereby repealed. Section 2. A new section is added to TMC Section 18.06 Definitions: Marijuana Concentrates "Marijuana concentrates" is as defined under RCW 69.50.101. Section 3. TMC Section 18.06.552 Amended. Ordinance No. 2407 §3, as codified at Tukwila Municipal Code (TMC) Section 18.06.552, is hereby amended to read as follows: Marijuana Processor "Marijuana processor" means a person licensed by the state Liquor eland Cannabis Board to process marijuana, whether medical or recreational, into marijuana concentrates, useable marijuana and marijuana- infused products; package and label marijuana concentrates, useable marijuana and marijuana- infused products for sale in W:\ Word Processing \Ordinances\Zoning for production - processing - retailing of marijuana uses 7 -6 -15 NG:bjs Page 3 of 11 41 retail outlets; and sell marijuana concentrates, useable marijuana and marijuana- infused products at wholesale to marijuana retailers. Section 4. TMC Section 18.06.553 Amended. Ordinance No. 2407 §4, as codified at TMC Section 18.06.553, is hereby amended to read as follows: Marijuana Producer "Marijuana producer" means a person licensed by the state Liquor and CannabisceRtr-et Board to produce and sell marijuana, whether medical or recreational, at wholesale to marijuana processors and other marijuana producers. Section 5. TMC Section 18.06.554 Amended. Ordinance No. 2407 §5, as codified at TMC Section 18.06.554, is hereby amended to read as follows: Marijuana Retailer "Marijuana retailer" means a person licensed by the state Liquor and CannabisseRtr-et Board to sell marijuana concentrates, useable marijuana., and marijuana- infused products in a retail outlet, for either recreational or medical use. Section 6. TMC Section 18.06.556 Amended. Ordinance No. 2407 §6, as codified at TMC Section 18.06.556, is hereby amended to read as follows: Marijuana- infused Products "Marijuana- infused products" means products that contain marijuana or marijuana extracts. mare intended for human use, whether medical or recreational; and have a THC concentration „o greaterthan-1-0pe-r-Gentwithin the limits set forth in RCW 69.50.101. The term "marijuana- infused products" does not include either useable marijuana or marijuana concentrates. Section 7. TMC Section 18.41.020 Amended. Ordinance Nos. 2368 §45, 2287 §31, 2251 §57, and 2235 §10 (part), as codified at TMC Section 18.41.020, (Tukwila South Overlay District) "Permitted Uses," are hereby amended to read as follows: 18.41.020 Permitted Uses The following uses are permitted outright within the Tukwila South Overlay District, subject to compliance with all other applicable requirements of the Tukwila Municipal Code: 1. Adult daycare. 2. Adult entertainment establishments are permitted, subject to the following location restrictions: W:\ Word Processing \Ordinances\Zoning for production - processing - retailing of marijuana uses 7 -6 -15 NG:bjs 42 Page 4 of 11 a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within or outside the City limits: (1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially -zoned property; (2) In or within one -half mile of: (a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools; and (b) Care centers, preschools, nursery schools or other child care facilities; (3) In or within 1,000 feet of: (a) public park, trail or public recreational facility; or (b) church, temple, synagogue or chapel, or (c) public library. b. The distances specified in TMC Section 18.41.020.2.a. shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated. c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by following a straight line between the nearest points of public entry into each establishment. 3. Amusement parks. 4. Automobile, recreational vehicles or travel trailer sales rooms and travel trailer or used car sales lots. No dismantling of cars or travel trailers or sale of used parts allowed. 5. Automotive services: a. gas, outside pumps allowed b. washing c. body and engine repair shops (enclosed within a building) 6. Beauty or barber shops. 7. Bed and breakfast lodging. 8. Bicycle repair shops. 9. Billiard or pool rooms. 10. Brew pubs. 11. Bus stations. 12. Cabinet shops or carpenter shops employing less than five people. 13. Colleges and universities. 14. Computer software development and similar uses. 15. Continuing care retirement facility. 16. Convalescent and nursing homes. 17. Convention facilities. 18. Daycare centers. W:\ Word Processing \Ordinances\Zoning for production - processing - retailing of marijuana uses 7 -6 -15 NG:bjs Page 5 of 11 43 19. Dwelling (allowed after residential design manual with criteria for approval is adopted by ordinance): a. one detached single - family unit per lot b. multi - family c. multi - family units above office and retail space d. senior citizen housing 20. Electrical substation and distribution. 21. Extended -stay hotel /motel. 22. Farming and farm - related activities. 23. Financial: a. banking b. mortgage c. other services 24. Fire and police stations. 25. Fix -it, radio or television repair shops /rental shops. 26. Fraternal organizations. 27. Frozen food lockers for individual or family use. 28. Greenhouses or nurseries (commercial). 29. Hospitals. 30. Hotels. 31. Industries involved with etching, film processing, lithography, printing and publishing. 32. Internet data /telecommunication centers. 33. Laundries: a. self -serve b. dry - cleaning c. tailor, dyeing d. commercial 34. Libraries, museums or art galleries (public). 35. Manufacturing and industrial uses that have little potential for creating off - site noise, smoke, dust, vibration or other external environmental impacts or pollution, including but not limited to, manufacturing, processing, assembling, packaging and /or repairing of: a. Food, including, but not limited to, baked goods, beverages (including fermenting and distilling), candy, canned or preserved foods, dairy products and by products, frozen foods, instant foods and meats (provided that no slaughtering is permitted); b. Pharmaceuticals and related products, such as cosmetics and drugs. c. Previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile and wood; d. Electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices, and recording equipment. 36. Marijuana processor where the underlying zoning is HI or TVS. 37. Marijuana producer where the underlying zoning is HI or TVS. W:\ Word Processing \Ordinances\Zoning for production - processing - retailing of marijuana uses 7 -6 -15 NG:bjs 44 Page 6 of 11 38. Marijuana retailer where the underlying zoning is HI or TVS. 3639. Medical and dental laboratories. 3740. Motels. 3341. Movie theaters with three or fewer screens. 3942. Neighborhood stormwater detention and treatment facilities. 4043. Offices, including: a. outpatient medical clinic b. dental c. government — excluding fire and police stations d. professional e. administrative f. business, such as travel, real estate g. commercial 41-44. Pawnbrokers. 4245. Planned shopping center (mall) up to 500,000 square feet. 4346. Plumbing shops (no tin work or outside storage). 4447. Parks, trails, picnic areas and playgrounds (public), but not including amusement parks, golf courses or commercial recreation. 4548. Private stable. 4649. Recreation facilities (commercial - indoor), athletic or health clubs. 4750. Recreation facilities (commercial - indoor), including bowling alleys, skating rinks, shooting ranges. 4851. Religious facility with an assembly area of less than 750 square feet. 4952. Rental of vehicles not requiring a commercial driver's license (including automobiles, sport utility vehicles, minivans, recreational vehicles, cargo vans and certain trucks). 6053. Rental of commercial trucks and fleet rentals requiring a commercial driver's license. 5454. Research and development facilities. 5255. Restaurants, including: a. drive - through b. sit down c. cocktail lounges in conjunction with a restaurant 6356. 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. 6457. Retail sales of furniture, appliances, automobile parts and accessories, liquor, lumber /building materials, lawn and garden supplies, farm supplies. 6558. Sales and rental of heavy machinery and equipment subject to landscaping requirements of the Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this title. 5659. Schools and studios for education or self improvement. 5760. Self- storage facilities. 5561. Sewage lift stations. W:\ Word Processing \Ordinances\Zoning for production - processing - retailing of marijuana uses 7 -6 -15 NG:bjs Page 7 of 11 45 5962. Storage (outdoor) of materials allowed to be manufactured or handled within facilities conforming to uses under this chapter, and screened pursuant to the Landscape, Recreation, Recycling /Solid Waste Space Requirements chapter of this title. 6863. Studios — art, photography, music, voice and dance. 6464. Taverns, nightclubs. 6265. Telephone exchanges. 666. Theaters for live performances only, not including adult entertainment establishments. 6467. Tow truck operations, subject to all additional State and local regulations 6868. Water pump station. 6669. Vehicle storage (no customers onsite, does not include park- and -fly operations). 6-770. 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 8. TMC Section 18.50.210 Amended. Ordinance No. 2407 §10, as codified at TMC Section 18.50.210, "Marijuana Related Uses," is hereby amended to read as follows: A. The production, processing and retailing of marijuana is and remains illegal under federal law. Nothing herein or as provided elsewhere in the ordinances of the City of Tukwila is an authorization to circumvent federal law or provide permission to any person or entity to violate federal law. Only state - licensed marijuana producers, marijuana processors, and marijuana retailers may locate in the City of Tukwila and then only pursuant to a license issued by the State of Washington. The purposes of these provisions is solely to acknowledge the enactment by the state Liquor and Cannabis Board of a state licensing procedure and to permit, but only to the extent required by state law, marijuana producers, processors, and retailers to operate in designated zones of the City. B. The production, processing, selling, or delivery of marijuana, marijuana- infused products, or useable marijuana may not be conducted in association with any business establishment, dwelling unit, or home occupation located in any of the following areas: Low Density Residential Medium Density Residential High Density Residential Mixed Use Office Office Residential Commercial Center Neighborhood Commercial Center W:\ Word Processing \Ordinances\Zoning for production - processing - retailing of marijuana uses 7 -6 -15 NG:bjs 46 Page 8 of 11 Regional Commercial Regional Commercial Mixed Use Tukwila Urban Center Commercial /Light Industrial Light Industrial Manufacturing Industrial Center /Light Manufacturing Industrial Center /Heavy C. Growth of medical marijuana for the personal medical use of an individual qualifying patient as defined in RCW 69.51A.010 is subject to strict compliance with all state regulations, procedures and restrictions as set forth or hereafter adopted at RCW Chapter 69.51A. D. The establishment, location, operation, licensing, maintenance or continuation of a cooperative, as described in Chapter 69.51 RCW, or medical cannabis collective gardens or dispensaries as described in RCW 69.51A.085, is prohibited in all zones of the City. Any person who violates this subsection (18.50.210.D) shall be guilty of a gross misdemeanor and shall be punished by a fine not to exceed $5,000.00, or by imprisonment in jail for a term not exceeding one year, or by both such fine and imprisonment. EG. Any violation of this section is declared to be a public nuisance per se, and, in addition to any other remedy provided by law or equity, may be abated by the City Attorney under the applicable provisions of this code or state law. Such violations shall be enforced and appealed with the procedures set forth in Tukwila Municipal Code Chapter 8.45. Each day any violation of this section occurs or continues shall constitute a separate offense. F. Penalties. 1. Civil Infraction. Any person violating or failing to comply with this section of the Tukwila Municipal Code, may be issued a civil infraction citation pursuant to TMC Section 8.45.050.C. Each civil infraction shall carry with it a monetary penalty of $200.00 for the first violation, $350.00 for a second violation of the same nature or a continuing violation, and $500.00 for a third or subsequent violation of the same nature or a continuing violation. 2. Violation Notice and Order. a. In the alternative, any person violating or failing to comply with the provisions of this section of the Tukwila Municipal Code may be issued a Violation Notice and Order, as set forth in TMC Chapter 8.45, that shall carry with it a cumulative monetary penalty of $1,000.00 per day for each violation from the date set for compliance until compliance with the Violation Notice and Order is achieved. W:\ Word Processing \Ordinances\Zoning for production - processing - retailing of marijuana uses 7 -6 -15 NG:bjs Page 9 of 11 47 b. In addition to any penalty that may be imposed by the City, any person violating or failing to comply with this section shall be liable for all damage to public or private property arising from such violation, including the cost of restoring the affected area to its condition prior to the violation. c. Any penalties imposed under this section may be doubled should the violation(s) occur within 1,000 feet of the perimeter of the grounds of any elementary or secondary school, playground, recreation center or facility, child care center, public park, public transit center, or library, or any game arcade to which admission is not restricted to persons aged 21 years or older, as such terms are defined in WAC 314 -55- 010 as now enacted or hereafter amended. d. The penalty imposed by this section under a Violation Notice and Order constitutes a personal obligation of the person(s) responsible for the violation, and may be collected by civil action brought in the name of the City. In addition, the monetary penalties or costs assessed pursuant to this chapter may be assessed against the property that is the subject of the enforcement action. e. The Code Enforcement Officer shall have the discretion to impose penalties in an amount lower than those set forth above. 3. Additional Relief. The City may seek legal or equitable relief to enjoin any acts or practices and abate any condition which constitutes or will constitute a violation of this section of the Tukwila Municipal Code. The remedies and penalties provided herein are cumulative and shall be in addition to any other remedy provided by law. Section 9. No Non - conforming Uses. No use that constitutes or purports to be a marijuana producer, marijuana processor, or marijuana retailer, as those terms are defined in this ordinance, that was engaged in that activity prior to the enactment of this ordinance shall be deemed to have been a legally established use under the provisions of the Tukwila Municipal Code and that use shall not be entitled to claim legal non- conforming status. Section 10. Adoption of Findings of Fact. The City Council adopts as its preliminary findings the recitals set forth above. The City Council may adopt additional findings in the event that additional evidence is presented to the City Council. Section 11. Corrections by City Clerk or Code Reviser. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section /subsection numbering. W:\ Word Processing \Ordinances\Zoning for production - processing - retailing of marijuana uses 7 -6 -15 NG:bjs 48 Page 10of11 Section 12. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 13. 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 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 , 2015. ATTEST /AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk APPROVED AS TO FORM BY: Rachel B. Turpin, City Attorney Jim Haggerton, Mayor Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: W:\ Word Processing \Ordinances\Zoning for production - processing - retailing of marijuana uses 7 -6 -15 NG:bjs Page 11 of 11 49 50 City of Tukwila Community Affairs and Parks Committee ATTACHMENT B COMMUNITY AFFAIRS AND PARKS COMMITTEE - Meeting Minutes July 13, 2015 — 5:30 p.m. — Hazelnut Conference Room PRESENT Councilmembers: Verna Seal, Chair; Allan Ekberg, Kate Kruller (Absent: Dennis Robertson) Staff: Rachel Turpin, Jack Pace, Robert Eaton, Minnie Dahliwal Keith King, Laurel Humphrey CALL TO ORDER: Committee Chair Seal called the meeting to order at 5:30 p.m. I. PRESENTATIONS II. BUSINESS AGENDA A. Agreement: Green City Partnerships Staff is seeking Council approval of an agreement with Forterra for the development of the Green Tukwila Partnership 20 -Year Plan. The Green City program strives to "restore urban greenspace through community stewardship." The process of establishing the Green City designation takes around two years. Year one would include an assessment and then a 20 -year plan. Year two would focus on implementation through stewardship programs. Forterra and City staff would work together to accomplish these goals. The two year plan is budgeted at $100,000, with the City contribution at $40,000 and Forterra committing to $60,000. Pursuant to the Committee's direction on May 26, 2015, a budget amendment for $40,000 has been prepared and will be presented with the overall amendment package. UNANIMOUS APPROVAL. FORWARD TO JULY 27, 2015 COMMITTEE OF THE WHOLE. B. Ordinance: Regulations Relating to Marijuana Staff is seeking Council approval of an ordinance that would amend zoning regulations relating to marijuana in the following ways: • Repeal the existing moratorium • Update definitions to match those in the new state law • Correct the omission of marijuana uses from the Tukwila South Overlay (where underlying zone is HI or TVS) • Reference state regulations, procedures and restrictions for growth of medical marijuana for personal use • Prohibit medical marijuana cooperatives, collective gardens and dispensaries • Establish new civil penalties for violations of these regulations Following committee discussion, the following additional changes were made to the draft ordinance: 1. Section 7.D will be amended to add marijuana cooperatives 2. Section 7.B. will add "as defined in RCW 69.51A.010" after the word "cooperative." 3. A recital will be added stating that House Bill 2136 allows Cities to ban cooperatives. 51 Community Affairs & Parks Committee Minutes July 13, 2015 — Page 2 4. Section 5 regarding the definition of "marijuana- infused products" will be amended to remove "no greater than 10 percent" and replace it with a reference to the state law. 5. The first recital, which read as follows, will be deleted: "WHEREAS, since 1970, federal law has prohibited the manufacture and possession of marijuana as a Schedule 1 drug, based on the federal government's categorization of marijuana as having a `high potential for abuse, lack of any accepted medical use, and abasence of any accepted safety for use in medically supervised treatment." Gonzales v. Raich, 545 U.S. 1, 14 (2005), Controlled Substance Act (CSA), 84 Stat. 1232,21 U.S.C. 801 et seq; and" As previously discussed, the Committee members expressed a preference that the draft ordinance go directly on to the Committee of the Whole following review by the Planning Commission, rather than returning to Committee. As follow up to the June 22 Committee discussion, Planning Director Jack Pace shared that the Police Department and Code Enforcement staff have been working together on integrated internal procedures regarding enforcement of the draft ordinance. In addition, the Communications Department is helping with a robust information campaign to inform residents of the new law. It will be important for City employees to be informed and to be able to provide a common response to inquiries. The Committee also requested an updated map showing location restrictions as imposed by Initiative 502 and current state law, which helps illustrate this proposal for zoning. UNANIMOUS APPROVAL. FORWARD TO AUGUST 10, 2015 COMMITTEE OF THE WHOLE FOLLOWING PLANNING COMMISSION REVIEW. C. Review of the Community Affairs and Parks Committee Work Plan Committee members and staff reviewed the Committee Work Plan as represented in the packet. DCD staff is currently looking at appropriate dates and groupings for several items. Councilmember Kruller noted that parking on her street is becoming increasingly difficult to numerous vehicles associated with single homes. INFORMATION ONLY. III. MISCELLANEOUS Meeting adjourned at 6:36 p.m Next meeting: Monday, July 27, 2015 Committee Chair Approval Minutes by LH 52 City of Tukwila Jim Haggerton, Mayor Department of Community Development Jack Pace, Director INFORMATIONAL MEMORANDUM TO: Planning Commission FROM: Nora Gierloff, Deputy DCD Director DATE: July 9, 2015 SUBJECT: Hearing on Comprehensive Plan Glossary and Land Use Map Legend ISSUE These sections of the Comprehensive Plan need to be updated to align with the rest of the new document. A public hearing on these sections will gather additional suggested changes. BACKGROUND While the Glossary and Land Use Map Legend sections are not elements of the Comprehensive Plan they need to be updated to reflect how the document, state regulations and Tukwila's zoning have changed over the past 20 years. We held off on these until all of the elements had been updated so that they can reflect the final language and policy decisions. DISCUSSION The major edits to the sections involve: • Editing the Glossary to ensure that terms and definitions are up -to -date and relevant to the reader • Removing specific density limits in residential designations to allow for greater Zoning Code flexibility • Adding TUC subdistricts developed as part of the subarea plan • Changing the Tukwila South Master Plan Area to include a discussion of the Tukwila South Overlay • Deleting Transportation Corridors subarea and add Tukwila International Boulevard • Deleting Tukwila Urban Center Mixed use Residential • Deleting Tukwila Valley South Mixed Use Residential Eliminating the density language in the Comprehensive Plan Designations will allow development of zoning for residential housing types such as cottage housing without requiring Comprehensive Plan amendments. Increased Zoning Code densities could also be a tool to encourage redevelopment in specific areas. ATTACHMENTS A. Staff Draft of the Glossary B. Staff Draft of the Land Use Map Legend \ \deptstore \City Common \DCD \Comprehensive Plan Update \OtherCompPlanSections \PC Glossary&LegendMemo.docx 1 07/09/2015 53 54 TUKWILA COMPREHENSIVE PLAN Glossary GLOSSARY Not all of the terms and names used in the Comprehensive Plan may be familiar to all readers. Some of the more important ones are defined here. aaeaa ui Il wqlllll1 III n Ilfiifuit II II ,t) cepauafeere�u �l llgte ciwelIIIIII pg, u n rt. a tta oh grei fa «:al: lun a a� Iauafe... 2a;1urfauurf.a;�i �,tiruflltuut..:fllte afuulfuaue «a „� fllle I,�uli1flaau::y reaa�lllluurret, rc.;,au ereaurfiiprerei wui,... st;uuuefuuue aeeessoty fo :the V uuuaaauy reiwelIIIIIIl q uunuf on :the Jere uaaueey,�. f Il�af 'lie ”; Affordable Housing: Housing that costs less than 30 percent of gross household income_ for households, that earn less than 80percent of the county wide median i Best Available Science: Scientific information applicable to the sensitive area that is prepared by appropriate local, state, or federal agencies, a qualified scientist or team of qualified scientists and will be consistent with the criteria established in WAC 365 -195- 900 through WAC 365- 195 -925. Characteristics of a valid scientific process will be considered to determine whether information received during the permit review process is reliable scientific information. A valid scientific process includes some or all of the following characteristics: 1. Peer reviewed research or background information. 2. Study methods clearly stated. 3. Conclusions based on logical assumptions. 4. Quantitative analysis. 5. Proper context is established. 6. References are included that cite relevant, credible literature and other pertinent information. Community Development Block Grant Program: Federal funds that provide communities with resources to address a wide range of housing and community development needs. Funds are distributed annually to local governments in King County participating in the CDBG Consortium. The primary objective as l forth by Congress is "development of viable urban communities by providing decent hausinq, a suitable living environment and expanding economic opportunities principally for persons of low and moderate income." entitlement cities such as Tukwila on the basis of a percentage of low and moderate M * see ae December 2008 1 55 TUKWILA COMPREHENSIVE PLAN Glossary Capital Facility: lncludes structures, streets, land, parks, major equipment and other infrastructure necessary for both general government and enterprise funds and usually amortized over a long period of time. Capital Improvement PIan (CIP): A timetable or schedule of all future capital improvements proposed to be carried out during a specific period and listed in order of priority, together with cos estimates and the anticipated means of financing each project. Certified Local Government (for historic preservation): A loca government that has been certified by the State Historic Preservation Officer as having established its own historic preservation commission and a program meeting federal and state standards for historic preservation prevention through a var cty of programs, such as counseling services, special events and ' .� ` =.c=. ,=.==s_�_�. =� �=..-__,�.=- ==,.*_c_.s-=s�-m Commute Trip Reduction Program: Passed by Washington State in 1991 and incorporated into the state's Clean Air Act, this law is intended to improve air quality, reduce traffic congestion, and decrease petroleum fuel consumption Affected employers are required to implement programs encouraging employees to reduce their number of single-occupancy-vehicle (SOV) commutes as well as vehicle miles travelled (VMT) per employee. Concurrency: Concurrency IJ,44p.),**094444e1,:.1..te. or the funds required for the improvements, :meet the CIy.s adopted standards are in place et the time they are needed Councilmanic Bond: Bonds issued by the City Council without a vote of the people. The state statutory capacity for this type of debt is 75 percent of the City's assessed valuation. December 2008 2 56 TUKWILA COMPREHENSIVE PLAN Glossary Critical Areas: Critical areas include the following areas and ecosystems: (a) Wetlands; (b) areas with a critical recharging effect on aquifers used for potable water; (c) fish and hazardous areas. historical or environmental interpretation, educational programs, cultural events, stewardship programs, public art installations and other programs occurring in the vicinity of thc river or in thc community, that arc provided for thc purpose of expanding cignificanco. Defensible Space: Physical space organized in a manner that discourages criminal activity and promotes personal safety through a variety of design techniques, including appropriate lighting, visibility, and the clear definition of private and public spaces. Such spaces encourage users to take ownership and feel responsibility for activities occurring there. auoir a o °aNshy therryi.... C 0 ns ish0hir .. hhidellii C u0ui .... he wr���i ire i 10 nine ...�.... role, shiayr!r,r9 by the shy.rhc�,ai e hre ierai and btr.Mlr.Me;Se ai prtlere., , ,e.,.r..[ha[ contribute �� the shore �� �€ ���. € �i env i7['�I [hr �[ e,rwny [�[�r[e �' +'�r... re �4i7fe i7- i�Ye e r�l� I ,,fie �i7r:...fe iie f {... [ r,,"'. 22L...y,ir1611.,. Enterprise Funds: Funds supported by revenues generated by fees and charges, and supplemented by contributions from grants and developers. These funds can be used only for the particular utility that is the source of the revenue, in Tukwila these are water, sewer, storm and surface water, and the Foster Golf Course. ��uyi��ua�uyu,li,r7yi� uyw@ II�w; urtuyui,'ii,a�uyi i:�lh fe ii "i�.... he 10:0rne Iii "1"" hhhihw iII P c;, L r9 .2pchihrhii the. Ire e cHiiri„re 1339ehd9.... class <iih ea chid systE3re . i Nlrd Iiy'WA %.. 26.-211 - L Ind - a . ; fidd (303 ieiirlie,d hhihhy "1"" l , wII a ' . ; ` ' h L r.M reC irye., MI a is tieh r r Mrli sLfl L.�,. Environmental Impact Statement (EIS): A statement on the effect of development - proposals and other major actions which may significantly affect the environment, description, an assessment of the probable impacts of the project, and proposed steps thish Essential Public Facility: A facility which provides basic public services one of the following manners: directly by a government agency, by a private entity substantially funded or contracted for by a government agency, or prish3hrdisideby a private entity subject to public service obligations (e.g., a private utility company which has a franchise or other legal obligation to provide service within a defined service area). Expanded Level of Service (LOS): LOS grade A to F is expanded with additional gradations through I recognizing increased congestion levels. LOS F was any intersection delay exceeding 60 seconds; delays of two and three minutes are common now so the expanded LOS provides differentiation between an intersection with a minute and a half delay and two and a half minutes of delay. December 2008 3 57 TUKWILA COMPREHENSIVE PLAN Glossary Fair -Share Costs: The breakdown of transportation improvement costs anticipated and planned over the next 20 years to maintain level -of- service standards and proportionately allocate costs by development - generated vehicle trips. FAR: Acronym for Floor Area Ratio. p lIb eI' or Lumps e s of ttle `" 000.0. rMi:e ne MI a s Ie "I:r0101000a re me a res a re Irh on as a d ve II0IQ ire in „aretre et, re it irl ttil on IQ Ire e RI a HH rer0000]„000 II Ire fee ry rre II II of f [le .... hr:. MIIr.Mwiry 1...i r.n1yed 11200y.; „„1„1e re iic:L e ny c. rr „D„LIi tILL „ciwiihr fL ,hri7rMlrMh.,l.ie 10 rc00...r2 L2f2S;;I ihr ri ,lhrve Ise r0 ?r"l... rr 0re r9 iiy ih.... Ir L f i €y rriril i „ €: e n e rcrrL: f rEe e „r. rMi irrL9ie rMLb0f f hr 0'Lve r9e rirhwny fi ri2L: hr el �r��ri r.M, Y{ y ir.,rri�i � -n c�ni rrri�.rCr.r�7ere.,.; t00:0 �,�[ .rl1i ��,rer re., , �.I e., Celle ir.�iyi rvr -lr �,� � e., and i r., ... to aerhreve thre inee srd e d re 2. ,:.N i[ , iry[r,yr9r.,r9 grk. i grr.M.0 ;r., �,rer ir,MG7 g�ri r,Mvir ., , �.r i e.,�r.,r.n y�,r � �, i r., i r�wMr.Mr r.M � r,r c Irr0vl rY(. ................. Ie., aer[ir.Mn does r of grhrysrie ally I” re«erlrrr9e., I;,re hrrr.,vir rl [hrre, griote.,tr1 rhrHr a yMb:refr9r;"d l e 2 r 1 r r 2.,. Federal Emergency Management Agency (FEMA): See National Flood Insurance Program. Financial Planning Model: A forecast of revenues and expenditures for a six -year planning period. It includes all general government expenditures and general capital funds. This model is the basis for the annual budget process and the Six -Year Capital Improvement Plan. Flood Elevation, 100 year: The elevation of the 100 -year flood flow or 100 -year storm event (5 inches of rain in a 24 hour period), which delineates the 100 -year floodplain. Flood Hazard Areas: Areas of deep and fast flowing water, large debris or rapid bank erosion and channel migration. Flood Hazard Areas, Lesser: Areas of shallow, slow moving water. Flood Insurance Rate Maps: Maps produced by the Federal Emergency Management Agency (FEMA) that delineate the 100 -year floodplain elevation for the purpose of assessing flood hazard and establishing flood insurance rates for shoreline development. These FEMA maps are on file at City of Tukwila Department of Public Works. „,r rMi �e IIYrP... 0o pain: e area ie� e e Irlr,r „e lrM ii7i,,�i7r rlirMr:7.wii r ��'r...l�i7e Ire 4:.��1e ill e r... .I r9r.d Ln nary r IIVe y r rl i o0 hundred- d9 yr.,rn ii�Mr.Ld 020 all) ,.. r.i�€ "la ��;Mi e.,> €err.,r y I �i ye, (�;Y. � �7Y��i'�r.Mrr.; vrri[hr one ...Yee HgUI atIrrrn.LIL or L... ... re iriYr')...rMi 1L area r;��1 re based e r rrI MhwliY i rMrMn:...hn r iiY n�.. ;r IH rLh.1.Me r live r..Of Ihre `Gl hrrne ILH:' I\ll E i „Lle rice H�� ia!�, r rnY r,;, e rare i�:arMr w r1e.�': r rare e i..... )... eL .... subject to inundation by the 100 year flood flow, which is the flow that has a one percent chancc of occurring in any givcn y ar, or on avcragc, occurring oncc in one hundred December 2008 4 58 TUKWILA COMPREHENSIVE PLAN Glossary y ars. The location and cxtcnt of thc floodplain is affected by thc assumptions thc .. _ floodplain based on existing storm and surface water conditions. The 100 year Insurance Rate Maps, in cooperation with thc Army Corps of Enginccrs. Floodplain Maps: See Flood Insurance Rate Maps. 0o way : 12 w Lti a„„gI„l f ri « I g„Z,a 2c...g„L f:lg'(. ri„iur f Ire re se Ned iiy cr-cler to drecharleff, the base flood without curnullatilvely ilncreasnyy,, [h;;ie., wrf[e[° ,ui fai i'��, e.Je.,veL[ke.Mry more than one foot. Mapped by FEMA, the "floodway" is the portion of the 100 year floodplain that includes the river channel and the portion of the floodplain immediately adjacent to it, and that comprises the deepest, fastest flowing mod. Floodway, Zero Rise: A term used in the King County Comprehensive Flood Hazard existing floodway elevation, so as not to cause water to back up and increase flood depths upstream. Floor Area Ratio (FAR): A ratio Mal expresses the relationship between the amount of rods floor area in a stnicture - l kl to the area of the lot on which the stnicture is locatedThe total floor ........... arcya of a building(s) on a site, exclusive of any specific exceptions, divided by the total Functional Street Classification System: The grouping of highways, streets and roads into distinct classes. It defines the primary role a route serves within the total existing or future .1444'lJ, °^ [,l„ „y„,,;I22riill11(ign,,,,,network. Future Buildout, 100 year: The development scenario that can be expected to occur within 100 y ars from thc present, assuming that and will develop according to adopted land use plans. Gateway: An important and definable point of entrance into Tukwila or one of its neighborhoods. General Government Funds: Funds for all general government needs, derived primarily from sales and property tax revenues, and supplemented by grants, bond proceeds, developer agreements, and local improvement districts. Geometric Capacity: Geometric capacity improvements to streets include increasing radiuses, widening lanes, adding lanes, reducing grades, and other similar physical measures. GMA: The commonly used acronym for the Growth Management Act. December 2008 5 59 TUKWILA COMPREHENSIVE PLAN Glossary Gross Acre: The total horizontal acreage of a particular analysis area. At the area - wide planning level, gross acre refers to the total horizontal area of the City or a subdistrict including, but not limited to all individual parcels, road right -of -ways, and utility easements. At the site development level, this is the total horizontal parcel area. Growth Management Act (G A): Passed by the State Legislature in 1990 and amended in 1991, this act guides county and city governments in the management of the state's growth, among other things mandating that each city prepare a 20 -year comprehensive plan. Growth Management Planning Council: The Council (a King County entity) A group consisting of elected officials from King County, Seattle, Bellevue, other cities and towns in King County, special purpose districts, and the Port of Seattle that establishes the Countywide planning policies that serve as the consistent framework from which city and county comprehensive plans are developed. f III gM2 11202211x1 «auI Et c°rc caB II )cII2 P «lu V2u «al122 IIuc. P relu « GI„ x11 (1111 el env areas. V�IIerV�,pu111c� wii,1117ii11r,,,,,,, Infrastructure: The basic installations and facilities on which the continuance and growth of a community depend, such as roads, public buildings, schools, parks, transportation, electrical power, water, sewer, surface water and communication systems. King County Comprehensive Flood Hazard Reduction Plan: 1993 ; ,,(;;1,,,, ,,,3,.policies and standards adopted by King County and administered by King County Surface Water Management for the purpose of reducing flood hazards and flooding eaffects of shoreline uses and activities along six major rivers and their tributaries in the County. The Plan includes floodplain land use policies; recommendations for maintenance, capital improvement projects, and planning programs; and recommended priorities. „2„9 . 2 LW .. c «r trllcoc 9„ a t u2, „ell «ru thc c120 .,p a f lllcf e.i . ualrrcf " ... r�uc�rcuuu°�c ... 2ll7,c relcutlell II «accti1 «rD c1l1,,,,,,cxfcDl a;A thc u,cG «20II ". 22 o u e;i:u G l u .... c#Ilie G711" "1G7UdGllll"le „,,,,,,,e e711T111T1r,', «; nen siadcc and ....other Aland uses as rtgu aired P y,,ethe Growth IV1 na.g.cllrlent Ac;,,,. Levee l\ iu52 «9 „uurakl 11yi :lirl2e 17l 2.'..e lIhhr Lirlll lr :21 'plle l w1fla:lhle 11vu,I e hr 1171::7e l t2 e ewelyl 2417 iG2,Y2, with n the e hr Lnnel l Ie ve Iylfloodilnantorf a de .01H;:14[e d d ...01d len,i,,,1�,...An- embankment built parallel to a river or strcam in ordcr to confine flood flows, usually located close to the low flow stream channel, thereby reducing floodplain storage and flow conveyance, and often constructed with a steep, rock armored face. UluuyluInn etInn Groin VVhe,le the le,' ht It° 0m the reilnlrleurn Ile ve e IrttOttle ieM'II my Ire' ?w.. r!l,IeetM1Y;tru tee:, „..evee the a:e nrMi1 2�I we1`P.K� rMlMe:u... .r 4 °rri a eM�r�:i,ly X11 ��; °wrMe e y.. w1l12 i2 l.22 rI2Ir9 lrMlre 2 211 hr ire„! 1 LII20, ve ve rl2 ILIS21 1212702/ �[Y �IYee ale e e ;'' „llY( IY �lY VVhe.,1 e., the e., ht nsuffilde nt room for a le.we.,e., haekelleks r9 tO the, In e., 1e ne e., o Ve,ule,�l.. [,7,.1 17e 2„1.1w,i,10202ri dial lie 2 1 e! e >r1 11.... �������� r7ri �[ [h�e!,� [Irl�e ei.�° [hie �e'9,,;wMl �[IrM17 ew,i i [her �� \lll L1l2rMr9w Ali... ry01„1, rl � „k „u 2. e I rE u Mi l l 2 rn 2y Ire ���'dr�rk2 lll1r��,h, r9 I hre�p ilul�rle�� „ &;re IeMw Il,�ur f1 ale .'d�r lh�e r121„ r. December 2008 6 60 TUKWILA COMPREHENSIVE PLAN Typical Shoreline Buffer in Leveed Areas -Width Will Vary Reconfigured Levee E18' ■i Vegetated Bench 1 11 YI Main enance Easement Willows / Existing Levee 5' Reconfigured Slope averages 2.5:1 with bench Minimum Levee Profile Not To Scale Ordinary High Water Mark OHWM Glossary Level -of- Service (LOS): This defines an established minimum capacity of public facilities or services that must be provided per unit of demand or other appropriate measured need. In transportation capacity, a grading system from A to F is used, it is based on the average vehicle delay. LOS A is best (no more than 7.5 seconds delay) and LOS F is worst (greater than one minute delay). Local Improvement District (LID): Voted debt by property owners for a special benefit to their property, including streets, water, and sewer facilities, and other special benefits such as sidewalks. The City usually participates by providing preliminary engineering. The value of the benefit must be at least as much as the cost per owner. LOS: The commonly used acronym for level of service. Manufactured Home o. IIV)4rr..irx (Home: A detached residential dwelling unit fabricated in an off -site manufacturing facility for installation or assembly at the building site, bearing an insignia issued by the State of Washington certifying that it is built in compliance with the Federal Manufactured Housing Construction and Safety Standards for manufactured homes. Manufacturing /Industrial Center IC): A land use designation established in the King County countywide planning policies for areas characterized by a significant amount of manufacturing or other industrial employment, that differ from other employment areas in that a land base is an essential element of their operation. MIC: An acronym used in this Plan for the Manufacturing /Industrial Center. Mitigation Payment System: A system for determining impacts and measures to cost per unit of impact. Tukwila uses th impacts on streets and intersections. e e. e o e typo of systcm for congestion to dctcrminc med 11Jse. A scllral, a ent of comPa one Ohs" ss�d a„uliutt wIllossont gauliurrets coil �u i€.rciidll u�re a "toos ure cntud. ulsg s .dui ncuouq,,..... IFormatted: Font: (Default) Arial December 2008 7 61 TUKWILA COMPREHENSIVE PLAN Glossary Mobile Ome: rti I I I i I ,'t, 14 i I I I gI„„j„,§„„2 l} i 112 I y ` I.I„I„W 12 I l l i `I„„„'. .� � �I lai. tl��ll �. ti�'fi. ,1�a�,t l�(�ifal'Ik�'i di, II,UC7l�,��i,�! fit -D. I (1 ;iU �) I'I4�� ,lal � t��;i lal'III��Y "III i.4�1 1;��1 Mode (or modal) Split Goals: Transportation planning goals for the separation of particular modes of travel, usually expressed as a ratio to total trips, such as 85% private auto, 10% bus, and 5% pedestrian. Modular Home: A single - family dwelling which is factory- built, transportable in one or more sections, and meets the International Building Code. Multimodal Center: A facility serving more than one rytnnn;n ni;, ?r transit service, accessible to motorized and nonmotorized transportation modes. National Flood Insurance Program (NFIP): A federal government program established in 1968 as a strategy to limit future development in the floodplain and thereby reduce flood damages. The NFIP is administered by the Federal Emergency Management Agency (FEMA) and provides federal flood insurance to residents of communities that adopt minimum floodplain regulations, and provides disaster assistance to public agencies. afllcfo re:i uclllluu ret ulu roes „ „... a tui au�pui y ' uiun�: auvu re: pp�rret creaurfguuruurret 1wc «au una t;�tuc creai�������. nor:llaudling uuurufo :that: are Iecated one aver c other. Martilrfalnalillynnbalincilinds uur lludo ranuiou ,.,I, aufmoll,i muu:l... l�m rea,,,uvl,�llcxc�,,, fa„vvurllz.a;;auvnc.� re �� � - aurrei III „'Ire�tllt uuatuvnurta I aila f arr,tlly, Ho clean vvltfi access01 dwollllurtre:: uuurufo are oat cO'nslireiouod mullfu �tamoll In «:au.uouuvre::. °... �� t� illlivawauyi en..l ��� U i:7��nytifaM�r....ltrn utinu� ��� n:e l �lirni:..�nl � �..,;Ie ia l[�.t;Miir iia �M:. ..�� lie tlrna - y7� �a:�h� i7 I �l..li N ��r�h�:u�.... r.not analltilwarr a .... Neighborhood Gathering Spots. Neighborhood gathering spots are community facilities such as parks, schools, libraries, or neighborhood commercial areas; where residents meet and form social links. These links are the basis for a strong sense of community. Neighborhood gathering spots are also landmarks which help to give a neighborhood identity. Net Acre: A measure of horizontal area for calculating development potential. At the area -wide planning level, net acre refers to the gross acre less the estimated area to be transferred (e.g. sale, dedication or donation) to public ownership from individual parcels. Net acreage is typically 67 -75 percent of gross acreage, and depends largely on the amount of road right -of -way. Net acre also excludes area for parks and schools. At the site development level, this is the total acreage of a parcel less the area transferred to public ownership. The remaining net acreage is the basis for determining development density and potential. Net acre typically includes easement areas. a: `` °�..aN `e �..t „��,a� '::�. l ni7r :I,Ia ii7l ['7a; n r laM e�tri7 Brie 1.�:� nl nr'.i::e ii7 cl.ln„: ?ve aMltrn, ill an r ....... ...... wl if2� i` „Innlg iiidiffr,!''''.c9 an e >rtirairi qI::e to Lft :,,d Liyd c9 lrtlH ,c9 ffM wc,MH ISM w, r9H tti rpd LficMH �r yn s.Jiryu., Ha -LtUri a -Ll is., ,a.nri �rs.f.r, ,�r,ne., ir7aas i .M can fnrr7d�w[ia.Mr7.; that are, rtf.,rrs., , ,�,�[° to .air.,' „[�,�4r7 .a-nt ... Node: A point where several branches or subsidiary parts originate or come together. December 2008 8 62 TUKWILA COMPREHENSIVE PLAN Glossary Ordinary High Water Mark (OHWM): The mark that will be found by examining the bed and banks of a stream and ascertaining where the presence and action of waters � .N casfil y pry y arm. ...a to mark utagI:... are so common and usual and ���� eyee,�,eyliiy��e�,�e ill � that i ant:i an e xil is on June., 1 ...1971 as i[ may naturally e hr ar7o, thereat:tells or as i[ may... shansto the reatter ae cord n e wilh per milts i dr ue d by a local seweiiy ,tieeiy[eM:lhYe.... liop a Era hen o f EheMlo y....Cn a Illy, area w ere the ....Olrhil y lly . h m a te r mark saiynot be iound th e °ie9ina y hl ....wa te r mark ae bilninsi .ral[ wate.,i .,ha II be [hie., Hine., of mean hrhld e r h.i.lelhl liege -..rbi l tbjtll,.eneE EE EElltt w ale Elgk te9le.!.iyiiy l itetl E w al2lll E LII Jlrle lbj li.hye 21„„. mean hdrhph water'. r. ps to distinctly mark the soil from that of the abutting upland in respect Open Space Network: A network of lands, connected, where possible, with other such regional networks, that includes and connects Tukwila's recreational amenities, historical sites, water resources and other natural resources and provides visually significant bands of vegetation that contrast with the built environment. Personal Rapid Transit System: A proposed system of separate guideway vehicles carrying up to three persons. #natures as trails along the river, pocket parks, handcraft boat launch areas, natural argas acceccible to the public for nature study, fishing piers, picnic argas, parking lots, and other facilities that provide 3CCOCZ along the length of both riverbanks or at key points along the river, or direct contact with the water. Planned Residential Development (PRD): A form of residential development characterized by a unified site design for a number of dwelling units, clustered buildings, common open space, and a mix of building types. The PRD is an overlay zone which is superimposed over the underlying zone district as an exception to such district regulations. Priority Habitat: A habitat type with unique or significant value to many species is listed as a priority habitat. An area classified and mapped as priority habitat must have one or more of the following attributes: comparatively high fish and wildlife density comparatively high fish and wildlife species diversity important fish and wildlife breeding habitat important fish and wildlife seasonal ranges important fish and wildlife movement corridors limited availability high vulnerability to habitat alteration unique or dependent species December 2008 9 63 TUKWILA COMPREHENSIVE PLAN Glossary A priority habitat may be described by a unique vegetation type (e.g. oak woodlands) or by a dominant plant species that is of primary importance to fish and wildlife. A priority habitat may also be described by a successional stage (e.g. old growth and mature forests). Alternatively, a priority habitat may consist of a specific habitat element (e.g. talus, slopes, caves, snags) that is of key value to fish and wildlife. A priority habitat may contain priority and /or non - priority fish and wildlife species. Private Natural Area: An area adjacent to the ordinary high water mark that is not developed and has no structures for human use, but where vegetation is maintained for the primary purpose of wildlife habitat. Native vegetation predominates, but non - native plantings that enhance habitat are allowed. Public Access: „ 2„2 a !k. l Y �f li.� e 7� i:� r�� � hy l�M ie � rlicY[hr :: YYl[: r... u.if9�lu., to travel on [[h. Waters of. tf. states ,rd to view [[se water arrd [s, sVlarellne fiorn . „„ ... Y . Y ..k H H/ :Li �� e i�u'�...�M� �fi�Ml� �� .L,.i� �� t e�,�,� tray �� n�wi � � � � �iy �Mwiy :;L; t;fMvi iy <32.1„ cn [ri.k.€ Li aIa «lie e r,0„2 Hi 2'f....al[ f Lt... . [n tt"tr„E a re as se e u- of vleW an cho hppfty r'ieall hr to [....[tkW e. Waters. .I f1u3 I;.iie. i5n .tai LY 2131131 €Mve Iir,i,Yifiiy1l i1l,, Lta 6t& „e L'..:i1 f ilL 5Mi w k.i.,l LHLfly..:(yl[1 5Li;; Lc livw'fI.. yansitau.th 64 Public Amenities Plan: Coordination of various physical improvements in public streets and trails, into a mutually reinforcing non - motorized system in the Tukwila Urban Center. The key characteristic of this system is to enhance and link various Tukwila Urban Center activity nodes. Elements of this system could include enhanced sidewalks, street trees, and special pedestrian lighting to link the Southcenter® Mall * t".**. ,,,- with the Sounder Station _ - :r ; special pavers for key intersections, and a system of markers denoting the area's history and development. Puget Sound Regional Council: An association of local governments in the central Puget Sound region that serves as the Metropolitan Planning Organization (MPO), responsible by state and federal law for conducting and supporting numerous state and federal planning, compliance, and certification programs, enabling entities in the region to obtain state and federal funding. It also acts as a forum for developing policies and making decisions about important regional growth The .oY... nn usre,, Ilueues fOu 't he fr u e COusty oogoen, lincOu reiuu re: Kuse C «: „unfy,,. Rails -to- Trails: A program for converting abandoned or about- to -be- abandoned railroad corridors to public trails, through the cooperative efforts of railroads, adjacent property owners, residents groups, and public agencies. Rideshare Program: A program that encourages alternatives to single- occupancy- vehicle trips, such as vanpools and carpools; it can include matching commuters and providing vehicles. December 2008 10 TUKWILA COMPREHENSIVE PLAN Glossary than Clogs I arcs, abandoned coal mine areas, and important geological or archaeological sites. Sensitive Areas Ordinance (SAO): TMC 18.45, or as amended hereafter, which establishes standards for land development on lots with sensitive areas (e.g., steep slopes, wetlands, watercourses, fish and wildlife habitat areas etc.), SEPA: The commonly used acronym for the State Environmental Policy Act, adopted in 1971, which governs all activities with potential environmental impacts. Service Streets: A public or private road which provides secondary /alley access to abutting properties. Width would generally be 20 feet and its use would be oriented toward support vehicles and to allow circulation between developments. Shoreline Master Program: Tukwila's response to the Washington State Shoreline Management Act (adopted in 1974), containing goals, policies, and regulations to guide actions and development affecting the City's shoreline. Shoreline Multiple Uses: Uses that fall into the categories of uses and activities specified for shoreline master programs by the Washington State Shoreline Management Act (WAC 173.16.040); specifically, the categories of economic development, public access, circulation, recreational (e.g., boat launches), shoreline land use, conservation, and historical /cultural uses. Single- family Dwelling: A detached residential dwelling unit other than a mobile or manufactured home, designed for and occupied by one family only, which includes modular homes which are factory - built, transportable in one or more sections, and meet the Washington State Building Code. Specimen Tree: A tree that exemplifies the shape, branch pattern, color, and growing behavior of a specific type of tree. Environments! Protection Act, this act governs all activities in the state with potential Transportation Demand Management Program: The art of modifying travel behavior through policies, programs, and actions, implemented to decrease use of single - occupancy vehicles and encourage public transit, carpool, or vanpool use; cycling and walking; and telecommuting and other technical alternatives to commuting. Tukwila Tomorrow Committee: A 17- member committee of citizcnresidents and business people from the five Vision Tukwila neighborhoods, who were tasked with recommending goals and policies for Tukwila's 1995 Comprehensive Plan update. December 2008 11 65 TUKWILA COMPREHENSIVE PLAN Urban Center: A land use designation established in the King County countywide planning policies that applies to a maximum of 1.5 square miles of land and requires =-�.t ^= � _._-_ =^ !.��� =s ^l.. =_ .. ^ _� - .^,� Glossary minimum, an average of 50 employees per gro&c acre; and at minimum, an average of 15 househo!ds per gros acre. Utility District: Utility districts in this plan include wate districtc, and sewer districts which provide water and sewe services to portions of the City of Tukwila Those districts operate in the City under a franchise agreement. Vision Tukwila: A 1992 citizen participation process developed to solicit public input in two key areas: the identification and resolution of immediate and short-range problems and issues, and the integration of the issues of five distinct neighborhoods into a City- wide strategic plan for the future. Visual Access: Non-physical public use of the shoreline, including views of the wate and riverbanks from indoor or out of door .endvisue|ouonhothohvorsprononma. such as significant groves of trees, bridges or fishing piers, that are provided for the benefit of pedestrians, bioyo|ints, motohnts, and occupants of buildings near the river. that require governments to plan for appropriate des gn, locat on, and Use: Ause not adhtteent to hate water and whicti: pe twient on hate water 1222,,,,,,,reason of date iladrithhic 0 tf a 11 , and a Vlore C rtr e e COD 01:111,,C .edl S °lad rotf cts that requires direct contact with • ...= .= =. - - . •= - VVeterEnjoymentUee:Aroonaehone|orothoruno��t.fao|he����publioe000nnho the shoreline as a primary characteristic of the the atttedfic aspects of the use that fosters shore C ne etaloytrytent. thhandtattas of watt? :, or a use that provides for recreational or aesthetic enjoyment of the shoreline for a substantial number of people as a general .-,._A.-s,__sA._- AA. s,_�ss'^,_ public's ability to cnjoy the physical and aesthetic qualities of thc shoreline. To qualify as a water enjoyment uao, thc use must be open to the public or the shoreline oriented .1 sw� shoreline enjoyment. Examples ncludc meeting ooms, parks, boat ramps, piers, ~'^ sc_, c _^ ,_ ^=- �-m _ December 2008 12 66 TUKWILA COMPREHENSIVE PLAN Glossary Water - Related Use: A use in which operations or production of goods or services cannot occur economically without a riverfront location, such as fabrication of ship parts and equipment, transport of goods by barge, or seafood processing. Water Re -use: The recycling of previously- consumed water supplies for new uses, such as the use of treated water from sewage treatment plants for irrigation or industrial purposes. December 2008 13 67 68 COMPREHENSIVE LAND USE MAP LEGEND The Land Use map included in the Plan reflects the goals and policies within the Comprehensive Plan elements. It conveys the long -term plan for the primary -use character of the various city neighborhoods. All areas of the City have distinct characters, some established many years ago and some currently evolving. There area few parcel of land that are remnants of the City's history as a farming community, natural areas being preserved and enhanced but most land is now suburban residential, commercial, and industrial. Changes in existing land use patterns are proposed in some areas such as the Southcenter Subarea and the Tukwila International Boulevard District to reflect the community's goals. Such change is expected to occur gradually, as strategic plans for specific areas are developed, as the plans are implemented and promoted, and as public and private investment is made. The land use designations employed on the map are defined below. LAND USE DESIGNATIONS Low - density residential: Areas primarily characterized by detached single - family residential structures and their accessory uses along with educational, institutional and recreational uses.; Density may vary by neighborhood and for projects proposing innovative housing types such as cottage housing. 04e-64 units per net acre; except that LDP, areas within the overlay for the Tukwila South Master Plan Ar a shalt be governed according to the terms of that overlay zone along with the corresponding master -These uses and densities are modified where covered by the Commercial Redevelopment, Urban Renewal, Tukwila South and Public Recreation Overlays. (See Housing, Residential Neighborhoods, and Tukwila South and (3 pxat elements in Plan text.) Medium - density residential: Areas characterized by residential duplexes, triplexes, and fourplexes and their accessory uses along with educational, institutional and recreational uses.; 1 11;)1 i r 1 r 11 it rirrj d 10 I ire Ir10 11, II ILi0ii Irr I '1 0 ii lip li r' �r ii 1I, iri 0r iil1s10i r�ir7i� 1 1.. „� rR ii iL1ir �r;l 1 l. nr i � I lr' iir ”" 6.g to 11.5 units per net acre. These uses and building types are modified where covered by the Commercial Redevelopment and Urban Renewal Overlays. (See Housing and Residential Neighborhoods elements in Plan text.) High- density residential: Areas characterized by larger and higher density multi - family buildings and their accessory uses along with educational, institutional and recreational uses.+ 1sl 21.8lunits per nct acre, with senior citizen housing allowed up to 60 units per net acrc.These uses and densities are modified where covered by the Commercial Redevelopment and Urban Renewal Overlays. Office: Areas characterized by professional and commercial office structures mixed with certain complementary retail. 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 €0 units per n ,; These uses and densities are modified where covered by the Tukwila South Overlay.cxccpt that MUO ar as within the overlay for the Tukwila South Master Plan Area shall be governed according to the terms of that overlay zone along with the corresponding master plan. Commented [NG1]: I am responding to policy 3.1.2 Explore adopting smaller lot sizes in neighborhoods where the historical lot pattern is smaller than the established 6.7 dwelling units per acre. Commented [NG2]: This would allow future higher densities in HDR Zoning without a comp plan change. Sunwood is about 16 units per acre, the Samara Apts (west side ofTIB) is 53 units per acre, Tukwila Village is about 57 units per acre, condos in Burien Town Square are 82 units per acre. Commented [NG3]: References to the Tukwila South Master Plan are replaced with the Tukwila South Overlay. 69 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 11.5 units per acro; 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 commerciah uses mixed with residential including at second story or above (senior citizen housing allowed up to 60 units per net ire-); retail; service; office; and recreational and community facilities, generally along a transportation corridor. These uses are modified where covered by the Urban Renewal Overlay. (See Tukwila International Boulevard District element in Plan text.) Regional Commercial: 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 are also allowed in appropriate areas off of the principal arterial with a maximum density determined by code standards and design review criteria. (See Transportation CorridorsTukwila International Boulevard District 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 11.5 units per acre („enior citizen housing allowed up to 60 units per net acre). Tukwila Urban Center: The Southcenter Urban Center subarea is intended to develop as a high- density., regionally oriented, mixed -use center. Residential development is encouraged in proximity to water amenities or within walking distance of the Sounder commuter rail/Amtrak station or the bus transit center, subject to design standards and incentives. It contains five sub- districts differentiated through uses and development standards — Regional C enter, Transit Oriented Development, Pond, Commercial Corridor and Workplace. A specific area characterized by high intensity regional uses that include — - e- ial services, offices, light industry, warehousing and retail uses, with a portion covered -by Fie TUC Urban Center Mixed Use Residential Overlay. TUC areas within the overlay for the Tukwila South Master Plan Arca shall be governed according to the terms of that overlay zone along with the corresponding master plan. (See Southcenter Tukwila's Urban Center Tukwila South clement in Plan text.) Commercial /Light Industrial: Areas characterized by a mix of commercial, office or light industrial uses. (See the following elements in Plan text: Economic Development, Shoreline Residential Neighborhoods, Transportation Corridor., Tuk. ila South.) Light Industrial: Areas characterized by distributive and light manufacturing uses, with supportive commercial and office uses. (See Manufacturing /Industrial Center and Economic Development elements in Plan text.) Heavy Industrial: Areas characterized by heavy or bulk manufacturing uses and distributive and light manufacturing uses, with supportive commercial and office uses;_ These uses are modified where covered by the Tukwila South Overlay except that HI ar as within the overlay for the Tukwila South 70 Commented [NG4]: Description revised to match Southcenter element. Pilaster Plan Ar a shall be governed according to the terms of that overlay zone along with the corresponding master plan. (See the following elements in Plan text: Economic Development, Shoreline, Manufacturing/ Indu trial Ccntcr, and Tukwila South "'an nR^ a.) Manufacturing /Industrial Center — Light Industrial: A major employment area containing distributive, light manufacturing, and limited office uses, with supportive commercial and office uses. (See Manufacturing /Industrial Center element in Plan text.) Manufacturing /Industrial Center — Heavy Industrial: A major employment area containing distributive, light manufacturing and heavy manufacturing uses, with supportive commercial and office uses. (See Manufacturing /Industrial Center and Shoreline elements in Plan text.) Tukwila Valley South: A specific area characterized by high- intensity regional uses that include commercial services, offices, light industry, warehousing and retail, with heavy industrial subject to a Conditional Use Permit (except when approved as part of the master plan) and to be governed according to the terms of the Tukwila South Master Plan Arcla overlay zone along with the corresponding master plan. Mixed use residential is conditionally permitted within 500 feet of the Green River. within this arga is subject to special design standards, with a maximum density established through a master plan approved by the City Council. These uses and densities are modified where covered by the Tukwila South Overlay. SPECIAL OVERLAYS Public Recreation: Areas owned or controlled by a public or quasi - public agency, which are dedicated for either passive or active public recreation use, or public educational uses. (See Community Image and Residential Neighborhoods elements in Plan text.) Shoreline: An overlay area parallel to the banks of the Green /Duwamish River approximately 200' wide on either side of the river (as defined in the Tukwila Shoreline Master Program). (See Shoreline element in Plan text.) Tukwila South Overlay: This master plan overlay area includes lands designated TVS, HI, TUC, LDR andes MUO and supersedes the provisions of the underlying zoning districts. It is intended to create a multi- use employment center containing high technology, office, commercial, retail and residential uses at the south end of the City. The overlay area is shown on the Comprehensive Plan Map. (See Tukwila South and Annexation elements in Plan text.) SUB -AREAS Tukwila International Boulevard District: The district extends along Tukwila International Boulevard and is intended to become a complete neighborhood with places to live, work, shop and play. It will have a distinctive main - street character with an international flavor and excellent transit. (See Tukwila International Boulevard District element in Plan text.) Southcenter: A special area of retail and commercial services, residential, industrial development, entertainment, and recreational and cultural amenities connected by an expanded transit system to a regional system of centers, and by adequate motor vehicle and pedestrian facilities. (See Southcenter- Tukwila's Urban Center element in Plan text.) 71 Manufacturing /Industrial Center: A major employment area containing manufacturing and industrial uses and other uses that support those industries. (See the following elements in Plan text: Economic Development, Shorelines, and Manufacturing /Industrial Center.) Potential Annexation Areas: Areas currently located outside Tukwila city limits, which the City may consider for annexation in the future. Potential land use designations for these areas are shown on the Comprehensive Plan Map. (See Annexation clement in Plan text.) land u,es, and significance as regional arterials. (Scc Transportation Corridors clement in Plan text.) Pacific Highway Corridor Interurban Corridor Southcenter Boulevard Corridor Tukwila South Master Plan Area: This area extends generally south of the Southcenter Subarea to South 204th Street special overlayand is based on unique conditions including the presence of significant water features such as wetlands, watercourses and the river, topographic changes that will influence the future development of the land, and a large contiguous area of land in single ownership that will allow for unique planned development opportunities. fSee Tukwila South element in Plan text.) Tukwila South: An area extending generally south of the Tukwila Urban Ccntcr to South 201th Street, that includes both City of Tukwila and unincorporated King County parcels, which arc expected to be Master Plan Arca Overlay. (Scc Tukwila South clement in Plan text.) Residential Neighborhoods: Residential areas located throughout Tukwila characterized by a mix of single - family residences, multi - family residences and Residential or Neighborhood Commercial Centers. (See Residential Neighborhoods element in Plan text.) Tukwila Urban Ccntcr Mixed Use Rcsidcntiall: Areas adjacent to water amenities (i.e., Tukwila Pond, the Green River, and Minklcr Pond) that allow mixed use residential, subject to special deign ;tandards, with a maximum density of 22 units per acre (,enior citizen blowing allowed up to 100 units per net acre). The,c are the only areas where mixed use residential is allowed in the Tukwila Urban Ccntcr. Tukwila Valley South Mixcd Usc Rcsidcntiab Arms adjacent to the Grccn River that allow mixed use residential, subject to special design ;tandards, with a maximum density of 22 units per acre (,enior citizen blowing allowed up to 100 units per net acre). These arc the only areas where mixed use residential is allowed in the Tukwila Valley South area. 72 Commented [NG5]: This is covered by the Master Plan Area and the TSO. Commented [NG6]: This is outdated, no longer in the TUC zoning. Commented [NG7]: This is covered in the TVS discussion above.