HomeMy WebLinkAboutPermit L08-081 - CITY OF TUKWILA - URBAN RENEWAL OVERLAY DISTRICT COMPREHENSIVE PLAN AMENDMENTTOD OVERLAY
TUKWILA INTERNATIONAL BOULEVARD COMPREHENSIVE PLAN AMENDMENT
COMPREHENSIVE LAND USE PLAN AMENDMENT
L08-081
L08 -081
(COMPREHENSIVE PLAN AMENDMENT)
T.O.D. OVERLAY
- -URBAN RENEWAL OVERLAY DISTRICT- -
TUKWILA INTERNATIONAL BOULEVARD
(See «Io Log -o82)
City of Tukwila
C
•
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
December 16, 2009
2009
NOTICE OF DECISION
TO: Derek Speck, Applicant
King County Assessor, Accounting Division
Washington State Department of Ecology
This letter serves as a notice of decision and is issued pursuant to TMC 18:104.170 on the following
project and permit approval.
I. PROJECT INFORMATION
Project File Numbers:
Comprehensive Plan amendment Comprehensive Land Use Plan Amendment —L08 -081
Rezone —L08 -082
Applicant: Derek Speck
Type of Permit Applied for COMPREHENSIVE LAND USE PLAN Comprehensive Plan amendment and Rezone
Project Description
Establish an "Urban Renewal Overlay District" with supplemental development regulations. The existing
underlying zoning including Low Density Residential (LDR), Medium Density Residential (MDR), High
Density Residential (HDR), and Neighborhood Commercial Center (NCC) remain in place:
Location:
Approximately seven blocks in the Tukwila International Boulevard corridor
Generally bounded by S. 140th St., 37th Avenue S:, S. 146th St, and 42nd Avenue S.
Comprehensive Plan Designation/Zoning District: Urban Renewal Overlay District (The
underlying Comprehensive Plan designation and Zoning districts, including Medium Density Residential,
High Density Residential, and Neighborhood Commercial Center remain in place.)
II. DECISION
SEPA Determination: The City SEPA Responsible Official has previously:
determined that the project, as proposed, does not create a probable significant environmental impact and
issued a Determination of Non - Significance (DNS),
Type 5 Permit Decision by City Council
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12/16/2009
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 -431 -3670 • Fax: 206 =431 -3665
Decision on Substantive Permit: The City Council has determined, following an open record
hearing, that the application for a Comprehensive Plan amendment and Rezone to establish an
"Urban Renewal Overlay District" complies with applicable City and state code requirements
and has approved that application based on the findings and conclusions contained in the staff
report, subject to any conditions which are set forth in the Decision, and approved in Ordinances
2256 and 2257. The Decision on this Application is a Type 5 decision pursuant to Tukwila
Municipal Code §18.104.010. Other land use applications related to this project may still be
pending.
III. YOUR APPEAL RIGHTS
No administrative appeal of the City Council Decision is permitted.
Any party wishing to challenge the City Council Decision must file an appeal in King County
Superior Court pursuant to the procedures and time limitations set forth in RCW 36.70C. An
appeal challenging a DNS, an MDNS or an EIS may be included in such an appeal. If no appeal of
the City Council decision is properly filed in Superior Court within such time limit, the Decision on
this permit will be final.
IV. INSPECTION OF INFORMATION ON THE APPLICATION
Project materials including the application, any staff reports, and other studies related to the permits
are available for inspection at the Tukwila Department of Community Development, 6300
Southcenter Blvd., Suite 100, Tukwila, Washington 98188 from Monday through Friday between
8:30 a.m. and 5:00 p.m. The project planner is Rebecca Fox, who may be contacted at 206 -431-
3683 for further information.
Property owners affected by this decision may request a change in valuation for their property tax
purposes. Contact the King County Assessor's Office for further information regarding property tax
valuation changes.
Type 5 Permit Decision by City Council
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12/16/2009
City of Tukwila
Washington
Ordinance No. -5.6
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, AMENDING THE COMPREHENSIVE LAND USE PLAN
TRANSPORTATION CORRIDORS ELEMENT; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, in 1995 the City of Tukwila adopted the Comprehensive Land Use Plan
and Map based on consideration of existing conditions and long -term community goals,
and these policies may be reviewed and updated as appropriate, pursuant to RCW
36.70; and
WHEREAS, on May 18, 2009, the City Council held a public meeting regarding
proposed changes to the Comprehensive Land Use Plan; and •
WHEREAS, the City of Tukwila has complied with the requirements of the State
Environmental Policy Act; and
WHEREAS, on July 6, 2009, Comprehensive Plan amendments were determined to
have no significant environmental impact; and
WHEREAS, on July 23, 2009, the City of Tukwila Planning Commission held a
public hearing and, after receiving and studying staff analysis and comments from the
public, has recommended approval of the application to amend the Comprehensive
Land Use Plan, and made and entered Findings and Conclusions thereon in support of
that recommendation; and
WHEREAS, notices of all public meetings and public hearings were published In
The Seattle Times, posted on site, and mailed to surrounding properties; and
WHEREAS, the Tukwila community desires redevelopment and has put
considerable effort and resources into revitalizing the Tukwila International Boulevard
corridor; and
WHEREAS, in the "Tukwila International Boulevard Design Manual" and "Tukwila
International Boulevard Plan— Revitalization and Urban Renewal" the City established
specialized policy to guide the improvement of the corridor; and
WHEREAS, additional measures are needed to spur the desired redevelopment
along the Tukwila International Boulevard corridor and to implement the community's
vision for the future of the area; and
WHEREAS, the intent of the Urban Renewal Overlay District is to encourage the
redevelopment of distressed areas in the vicinity of Tukwila International Boulevard
with a compact, transit - oriented development pattern including neighborhood services
and pedestrian- friendly improvements with high - quality materials and design; and
WHEREAS, designating an Urban Renewal Overlay District will permit
supplemental development standards and criteria to be implemented to encourage
more compact development; and
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WHEREAS, on October 12, 2009, the City Council held a public hearing and, after
due consideration of the testimony, the Council believes an amendment to the City's
Comprehensive Plan is necessary;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Findings and Conclusions Adopted. The City Council hereby adopts
Findings and Conclusions of the Tukwila Planning Commission, attached hereto as
Exhibit 1 and incorporated by this reference as if fully set forth herein.
Section 2. Comprehensive Land Use Plan Amended. The Comprehensive Land Use
Plan is hereby amended to add new Policy 8.2.22 to the Transportation Corridors
Element to read as follows: "Establish an overlay district in the designated urban
renewal area, generally between South 140th, 42nd Avenue South, South 146th Street and
37th Avenue South, that may allow increased building heights, reduced residential
parking requirementg, and other alternative development standards, subject to specific
criteria, in order to encourage well - designed, compact, transit- oriented and pedestrian -
friendly redevelopment to activate the community along Tukwila International
Boulevard."
Section 3. 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 4. Effective Date. This ordinance or a summary thereof shall be published in
the official newspaper of the City, and shall take effect and be in full force and effect
five days after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKW A, WASHINGTON,
at a Regular Meeting thereof this q day of 0 C-1-0.10 Ql , 2009.
ATTEST/ ; UTHENTICATED;
Christy O'Fl. erty, CMC, City ° erk
APPROVED AS TO FORM BY:
Ji i'• ggerto��: or
Filed with the City Clerk: j ik 1 4- 0 9
Passed by the City Council: -
Published:
4( Effective Date:
Ordinance Number:
Attachment: Exhibit 1 - Findings and Conclusions, Planning Commission Staff
Report (File #L08 -077)
4- Due to a problem at the Seattle Times, the ordinance was published
10/23/09 and becomes effective 10/28/09
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Exhibit 1
Planning Commission Findings and Conclusions
Comprehensive Plan amendment —Urban Renewal Overlay District
(File #L08 -077)
FINDINGS
Introduction
The City of Tukwila/Derek Speck proposes a new Comprehensive Plan policy, and changes to
the Zoning Code and map to create and implement an Urban Renewal Overly District for
commercial, commercial redevelopment area and multi - family zoned properties within the Urban
Renewal Area along Tukwila International Boulevard.
The intent of the proposed Urban Renewal Overlay District is to encourage the redevelopment of
distressed areas in the vicinity of Tukwila International Boulevard with a compact, transit-
oriented development pattern including neighborhood services, and pedestrian- friendly
improvements with high quality materials and design. Supplemental development regulations
and criteria are intended to address deficiencies in existing zoning and provide desired amenities.
While market and site conditions will continue to be major factors in determining the pace and
extent of redevelopment in the neighborhood, this proposal is intended to help the community
achieve its vision for a mixed -use center and strengthened commercial district.
BACKGROUND
Project History
The Tukwila community has put considerable effort in developing options for revitalizing the
Pacific Highway corridor, now renamed as Tukwila International Boulevard. In the Tukwila
International Boulevard Design Manual (January, 1999), and the "Tukwila International
Boulevard Plan— Revitalization and Urban Renewal" (January, 2000), the City established
specialized policy to guide the improvement of the corridor.
State law required the City to designate an Urban Renewal Area in order to purchase property
and partner in private development, such as Tukwila Village. In 2000, Tukwila designated an
Urban Renewal Area lamer Chapter 35.81, RCW.
The Urban Renewal Area's boundaries addressed the most serious challenges for redevelopment,
including social impediments, and difficult property characteristics such as small, irregular
parcel sizes and a high number of separate small ownerships. According to the "Tukwila
International Boulevard Plan— Revitalization and Urban Renewal," the "urban renewal area is
sized to show the intent of the City to narrowly focus its resources and yet large enough to
potentially act as a catalyst for rehabilitation and redevelopment
The boundaries of the proposed Urban Renewal Overlay District have been drawn to coincide
generally with the boundaries of the Urban Renewal Area, established in 2000. The proposed
overlay district is approximately 7 blocks in area, and lies in the Tukwila International Boulevard
Urban Renewal Area between S. 140th Street, 37th Avenue South, S. 146d' and 42nd Avenue S.
The Low Density Residential (LDR) -zoned properties on the west side of 42 "d Avenue South
between S. 146d' and S. 144th will be excluded from the overlay since recent redevelopment and
the presence of wetlands make them unsuited for higher intensity development. The LDR -zoned
property north of S 144th will be designated a Commercial Redevelopment Area and, if
redeveloped as part of a project in the overlay district, would be permitted to apply the uses and
standards of the adjacent commercial district (TMC 18.60.060).
Since the Urban Renewal Area was designated in 2000, there have been some changes and
improvements in the general area, including the completion of infrastructure upgrades and urban
roadway improvements from S. 154th to S. 139 and the City of Tukwila purchase of
approximately six acres along Tukwila International Boulevard. The City is currently
negotiating with a developer for the creation of Tukwila Village at the intersection of S. 144th
and Tukwila International Boulevard. Light rail opened in July, 2009, and Metro is proposing
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additional bus service to the station at S. 154th. There is increased interest nationally for
employees and residents to work and live in pedestrian friendly, transit- oriented neighborhoods.
Despite these changes, significant private development has occurred slowly.
The Urban Renewal Overlay District and supplemental development regulations and criteria are
intended to address this issue. The proposed Urban Renewal Overlay District will help
implement the priorities of the Tukwila International Boulevard Plan, and is consistent with the
desired direction of redevelopment projects in the area. The developer of the Tukwila Village
project proposed concepts that require some changes to existing development regulations, and
these are reflected in the proposed amendment. The changes would apply to the entire Urban
Renewal Overlay District.
The proposed Urban Renewal Overlay District would retain the existing zoning, and
development standards for the affected area, including Medium Density Residential (MDR),
High Density Residential (HDR), and Neighborhood Commercial Center (NCC). However, the
Urban Renewal Overlay District would have supplemental development standards that could be
applied to projects within the Overlay District upon the request of a property owner, and if the
proposed development met certain qualifying criteria.
The alternative development standards such as reduced parking requirement, higher height limit,
greater number of dwelling units make the economics of compact, mixed -use development, such
as the Tukwila Village project, more feasible. Specific qualification criteria are intended to
ensure that the public's interest is served and high quality development and amenities are
provided when the supplemental development standards are used.
The Community Affairs and Parks Committee was briefed on April 27, 2009, and the issue was
forwarded to the City Council. After taking comments at a public meeting on May 18, 2009, the
City Council deliberated on May 25, 2009 and forwarded the issue to the Planning Commission
for review (Attachments D, E & F).
Vicinity /Site Information:
Site:
The proposed overlay district is approximately 7 blocks in area, and lies in the Tukwila
International Boulevard Urban Renewal Area between S. 140th Street, 37th Avenue South, S.
146th and 42nd Avenue S. It includes the Tukwila Village property.
The LDR -zoned properties on the west side of 42nd Avenue South between S. 146th and S. 144th
are excluded from the overlay since recent redevelopment and the presence of wetlands make
them unsuited for higher intensity development. The LDR -zoned property north of S 144th shall
be designated a Commercial Redevelopment Area and if redeveloped as part of a project in the
overlay district (ATTACHEMENT XXX).
The area is generally flat, but contains several areas with steep slopes generally adjacent to
Tukwila International Boulevard. As discussed above, a (Type 3 with 50' buffers is located
adjacent to the proposed Urban Renewal Overlay District, and part of the buffer lies in the
Overlay District. Hydrology from the proposed Overlay District supports the wetland.
Vicinity:
The seven -block Urban Renewal Overlay District is a mixture of uses including drug and
convenience stores, fast food and other restaurants, car rental, parking, convenience centers,
motels, pawn shop, vacant property and multi - family housing. Several City -owned parcels are
currently vacant. The City of Tukwila has installed urban roadway improvements, including
curb, gutter, sidewalk, streetlights, and drainage from S. 152nd to S. 130th.
Public facilities are located along S. 144th near the proposed Urban Renewal Overlay District,
including Cascade View Community Park, Foster Library, Foster High School, Tukwila Pool,
Fire Station #54 and Showalter Middle School. The Police Department's Neighborhood Service
Center is located at 14661 Tukwila International Boulevard.
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PROPOSED COMPREHENSIVE PLAN POLICY:
Policy 8.2.22 Establish an overlay district in the designated urban renewal area, generally
between S. 140th, 42nd Avenue South, S. 146th Street and 37th Avenue South, that may allow
increased building heights, reduced residential parking requirements, and other alternative
development standards, subject to specific criteria, in order to encourage well - designed,
compact, transit- oriented and pedestrian- friendly redevelopment to activate the community along
Tukwila International Boulevard."
COMPREHENSIVE PLAN REVIEW CRITERIA:
Planning Commission review is required for Comprehensive Plan and Zoning Code
amendments. The Planning Commission may recommend approval, recommend approval with
conditions or recommend denial of the amendment based on a clear compliance with the criteria
that follow. The Planning Commission's recommendation will be forwarded to the City
Council, which will make the final decision.
Describe how the issue is addressed in the Comprehensive Plan. If the issue is not
adequately addressed, is there a need for it?
Four broad - reaching objectives are the basis for the elements, goals and policies of Tukwila's
Comprehensive Plan. The Plan's second priority objective recognizes the importance of the
Tukwila International Boulevard to the community as follows:
Objective 2. "To redevelop and reinvigorate the Pacific Highway Corridor"
Pacific Highway Corridor Goal 8.2 provides a further sense of the significance of Tukwila
International Boulevard redevelopment as follows:
"A Pacific Highway corridor that is an attractive, safe and profitable place to live, do business,
shop and work, and is a positive reflection of the City as a whole and of the surrounding
residential and business community."
Pacific Highwav Corridor Policies 8.2.1 through 8.2.21 provide additional detail on the desire for
improvements, including transit facilities, pedestrian safety and amenities, diverse uses, flexible
pedestrian- oriented design standards, and the development of a strategic and financial plan to
facilitate private and public investment.
A policy that establishes an Urban Renewal Area overlay is needed to strengthen and
supplement Comprehensive Plan Policies 8.2.1 through 8.2.21 relating to Tukwila International
Boulevard, as well as the adopted Tukwila International Boulevard Design Manual (January,
1999) and "Tukwila International Boulevard Plan— Revitalization, Urban Renewal (January,
2000) that guide the improvement of the corridor.
The Urban Renewal Overlay District with development standards and criteria is a logical
extension of designating the Urban Renewal Area in 2000, and of implementing redevelopment
plans for the area. It will provide the maximum opportunity for private enterprise that is
consistent with the City of Tukwila's stated goals and public priorities for Tukwila International
Boulevard.
Impacts
New development along Tukwila International Boulevard is likely to be the primary result of the
proposed change. There has been little new private development in this district for several
decades. The alternate development standards proposed for the Urban Renewal Overlay District,
including building heights up to 65' and reduced parking requirements, will make more compact,
urban-style density residential and commercial development more economically feasible,
Vacant lots and underutilized parcels such as auto sales lots would be likely to redevelop to
mixed -use buildings with residential units above ground -floor commercial. Some older
apartments may be replaced with new mixed use structures that include residential units above
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commercial uses. City -owned property would redevelop to mixed use. Once built, new housing
and commercial opportunities will draw new residents and shoppers to the area.
New development would include taller buildings in the proposed Urban Renewal Overlay
District (the current maximum height of 45 feet would increase to 65 feet.) with NCC setback
standards applied to other development. This would be mitigated with the required stepping
back of buildings adjacent to residential units. In order to bring activity and interest toward the
street, new development along Tukwila International Boulevard can be sited adjacent to the
sidewalk, per the existing Tukwila International Boulevard Design Manual. Criteria will also
include mechanisms to limit the impacts of reduced residential parking requirements on the new
residents and the neighborhood, such as requiring enclosed parking structures for 75% of
residential parking, and making a parking space available for use of a shared vehicle.
The area included in the Urban Renewal Overlay District is served by transit, and has shopping
and services within walking distance. These attributes support the proposed reduced parking
requirements. With less parking provided and the opportunity for shared vehicle use (ZipCar),
there could be fewer automobiles and a greater focus on transit use. Requirements for
pedestrian- friendly features should result in better building design, increased pedestrian activity
and ultimately a more vibrant and lively community.
3. Is the proposed change the best means for meeting the identified public need? What
other options are there for meeting the identified public need?
The Comprehensive Plan and Tukwila International Boulevard Revitalization and Urban
Renewal Plan (2000) identify a public need for an "attractive, safe and profitable place to live, do
business, shop and work" along Tukwila International Boulevard. The Urban Renewal Area
between South 140th Street and South 146th has been a special focus.
Designating the Urban Renewal Overlay District and preparing supplemental development
standards furthers the community's ongoing efforts to encourage redevelopment along the
Tukwila International Boulevard corridor. It is intended to address specific perceived
deficiencies, such as building height and parking requirements, in existing development codes,
and spur redevelopment that meets the identified public need for improved housing and
commercial opportunities.
An Urban Renewal Overlay District is a specific mechanism to promote desired mixed -use,
transit- oriented development in the targeted area, corresponding to 2000's Urban Renewal Area.
The Urban Renewal Overlay District would be superimposed over the existing zoning map. The
underlying zoning would be retained, but supplemental development standards and criteria
would also apply, if desired and if specific conditions were met. The Urban Renewal Overlay
District would provide the community and potential developers with a means to make higher
quality, compact growth more feasible within the defined 7 -block Urban Renewal Area through
added housing density, reduced residential parking requirements, taller structures, additional
pedestrian and transit amenities, and structured parking,
Altemate methods to achieve the identified public need for compact, transit- and pedestrian-
friendly mixed use development would be to:
• change the development standards for the underlying MDR, HDR and NCC zones;
• prepare individual development agreements for individual new development projects
along Tukwila International Boulevard;
• designate a Transit Oriented Development overlay along the length of Tukwila Boulevard
to the Sound Transit Station at S. 154th.;
• leave the Comprehensive Plan unchanged and wait for the existing policies and plans to
prompt the desired redevelopment.
4. Will the proposed change result in a net benefit to the community? If not, what result
can be expected and why?
We expect that the Urban Renewal Overlay District and alternate development standards will
benefit the community by making desired new, high - quality mixed use residential and
commercial development such as Tukwila Village more likely to happen by making them more
financially feasible. Alternate development standards and criteria to allow taller structures and
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reduced parking requirements will make both urban density and amenities more likely. The
requirements for active uses, structured parking, pedestrian features and amenities will result in
development that contributes to a more attractive, and interesting community. New commercial
and dwelling units will improve the existing community and draw people into the neighborhood
to walk, shop, eat, and play.
The potential negative impacts that could occur when new higher buildings are developed
adjacent to existing residential uses are lessened by the requirement to develop along Tukwila
International Boulevard, and by requiring maximum setbacks from property lines, and/or tiering
of new structures. The possible negative impacts of reduced parking requirements are addressed
by requiring significant structured parking, as well as pedestrian amenities.
CONCLUSIONS
In reviewing Comprehensive Plan criteria, staff concludes that:
1. Is the issue addressed in the Comprehensive Plan? Is it needed?
• "To develop and reinvigorate the Pacific Highway Corridor" is the Comprehensive Plan's
#2 overall objective.
• Over the years, considerable planning and capital improvement efforts have been focused
on improving the Tukwila International Boulevard ncighborhood.
• A new policy establishing an Urban Renewal Overlay District is needed in order to
further efforts to enhance the Tukwila International Boulevard corridor, and to set
alternate development standards and criteria to encourage high - quality new construction.
2. Impacts?
• New, taller and denser development is likely to be the primary impact of the proposed
change.
• Existing vacant lots and underutilized parcels would be likely to redevelop to mixed -use
buildings with residential units above ground -floor commercial.
• With less residential parking provided, there would probably be fewer automobiles and a
greater focus on transit use and walking.
3. Meeting identified public need? Other options?
• The Urban Renewal Overlay District is an effective means to target the area with
supplemental development regulations and criteria intended to meet the public's need for
new, desired mixed use commercial and residential projects.
• Other options to meet the public's need include: a) changing the area's underlying zoning
requirements; b)preparing a separate development agreement for each new project; c)
extending proposed boundaries to include the Link Light Rail station on S. 154th; d) no
action.
4. Benefit to the community?
• The Urban Renewal Overlay District, development standards and criteria will benefit the
community by making desired mixed use residential and commercial development such
as Tukwila Village, and other redevelopment more likely to happen in the targeted area
by increasing its financial feasibility.
• New high- quality, compact and transit- oriented development will enhance the
neighborhood's overall livability.
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SUMMARY OF
Ordinance No. 2256
City of Tukwila, Washington
On October 19, 2009 the City Council of the City of Tukwila, Washington, adopted
Ordinance No. 2256, the main points of which are summarized by its title as follows:
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, AMENDING THE COMPREHENSIVE LAND USE PLAN
TRANSPORTATION CORRIDORS ELEMENT; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
The full text of this ordinance will be mailed upon request.
Approved by the City Council at a Regular Meeting thereof on October 19, 2009.
D Y
Christy O'Flaherty, MC, City Clerk
Published Seattle Times: October, 2009.
STATE OF WASHINGTON
DEPARTMENT OF COILRCE
128 - 1O? Avenue SW • PO Box 42525 • Olympia, Washington 98504-2525 • p60 725 -4000
October 20, 2009
Rebecca Fox
Senior Planner
City of Tukwila
6200 Southcenter Boulevard
Tukwila, Washington 98188
Dear Ms. Fox:
Thank you for sending the Washington State Department of Commerce (Commerce) the following materials as
required under RCW 36.70A.106. Please keep this letter as documentation that you have met this procedural
requirement.
City of Tukwila - Adopted Ordinance 2254 regarding the Comprehensive Plan, and Ordinance 2255
regarding Zoning. These materials were received on October 20, 2009 and processed with the Material
ID # 15030.
City of Tukwila - Adopted Ordinance 2256 - Comprehensive Plan and Ordinance 2257 (Zoning) for
Urban Renewal Overlay District. These materials were received on October 20, 2009 and processed
with the Material ID # 15031.
We have forwarded a copy of this notice to other state agencies.
If this submitted material is an adopted amendment, then please keep this letter as documentation that you
have met the procedural requirement under RCW 36.70A.106.
If you have submitted this material as a draft amendment, then final adoption may occur no earlier than sixty
days following the date of receipt by Commerce. Please remember to submit the final adopted amendment
to Commerce within ten days of adoption.
If you have any questions, please call me at 360.725.3063.
Sincerely,
Sam Wentz
GIS Coordinator
Growth Management Services
• •
INFORMATIONAL MEMORANDUM
To: Mayor Haggerton
Community Affairs and Parks Committee
From: Jack Pace, Department of Community Development
Subj: Annual Comprehensive Plan Amendments
Date: September 8, 2009
ISSUE
The Washington Growth Management Act allows a jurisdiction's
Comprehensive Plan to be amended once each year, except in case of
emergency. This memo will provide information on the Planning
Commission's recommendations for two Comprehensive Plan amendments
under review this year and their accompanying Zoning Code amendments.
It requests that the amendments are forwarded to the City Council for a
briefing, public hearing and action.
BACKGROUND
The City Council held a public meeting in May, 2009, and forwarded the
Comprehensive Plan amendments to the Planning Commission for review
and recommendation. After holding hearings on July 23 and August 27,
2009, the Planning Commission made recommendations, and is forwarding
the issues to the City Council for a public hearing and final action.
(Attachments A & B)
After taking comments from the public at a hearing, the Council may:
• Adopt a proposed amendment by ordinance;
• Adopt a modified version of a proposed amendment by ordinance; or
• Reject the amendment.
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• •
Consideration of a site - specific amendment is a quasi-judicial decision.
Consideration of a policy amendment and area -wide zoning code changes is
a legislative decision.
DISCUSSION
Osterly Park Townhomes -- Redesignate property from Medium Density
Residential (MDR) to High Density Residential (HDR)
• File #L08- 077 — Comprehensive Plan Amendment
• File #L09 -002 -- Rezone
The applicant, Mike Overbeck, is requesting to redesignate one parcel from
Medium Density Residential (MDR) to High Density Residential (HDR) at
3421 S. 144th. (Attachment C) The .25 acre property had been the subject
of a long -term code enforcement action, and is the site of a former meth
house that was demolished earlier in 2009.
The proposed Comprehensive Plan amendment/Rezone area is part of a
multi - parcel proposal for a townhome project which will be developed in
phases, and is now under staff review. The rezone would allow the property
to be developed with two additional units, a more efficient site plan, and
better access.
The new HDR designation is appropriate for the property under any
development scenario, as the block is almost entirely zoned HDR already,
and is developed in large apartment buildings. The site is on a bus route,
with Cascade View Community Park is within one block. Amenities
including shopping, schools, library and swimming pool are nearby.
Planning Commission Recommendation (L08 -077):
• Adopt findings and conclusions to amend the Comprehensive Plan
Land Use Map from Medium Density Residential (MDR) to High
Density Residential (HDR) at S. 3421 S. 144th (Tax #00040000088)
Planning Commission Recommendation (L09 -002):
• Adopt findings and conclusions, and amend the Zoning Map from
Medium Density Residential (MDR) to High Density Residential
(HDR) at S. 3421 S. 144th (Tax #00040000088)
Urban Renewal Overlay District
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• File #L08- 081 — Comprehensive Plan Amendment
• File# L08-082—Zoning Code Amendment
The City of Tukwila's Economic Development Administrator Derek Speck
has proposed a new Comprehensive Plan policy, and supplemental
development standards in the Zoning Code and map to create and implement
an Urban Renewal Overlay District for commercial, commercial
redevelopment and multifamily zoned properties within the Urban Renewal
Area in the vicinity of Tukwila International Boulevard.
The Urban Renewal Area was originally designated in the Tukwila
International Boulevard Plan— Revitalization and Urban Renewal (January,
2000). The proposed Urban Renewal Overlay District is an area that has
been the focus of long -time planning efforts and public improvements. It
generally lies between S. 140th Street, 37th Avenue South, S. 146th Street and
42nd Avenue S., and includes the future Tukwila Village site. (Attachment
D) The intent of the Urban Renewal Overlay District is to encourage a
compact, transit- oriented development pattern with neighborhood- oriented
services, redevelopment of distressed property, and more lively and
pedestrian- friendly site design.
Supplemental development regulations and criteria are intended to address
deficiencies in existing zoning, stimulate redevelopment and provide desired
amenities. While market and site conditions will continue to be major factors
in determining the pace and extent of redevelopment in the neighborhood, this
proposal is intended to help the community achieve its vision for a mixed -use
center and strengthened commercial district.
The proposed Urban Renewal Overlay District leaves the underlying zoning
in place, but provides alternative development standards that may be applied to
developments within the District upon the property owner's request, and if
certain qualifying criteria are met. Criteria include such conditions as
requiring that at least 100' feet of the site's perimeter front on Tukwila
International Boulevard, providing pedestrian amenities, and significant
covered parking for residential units.
Certain concepts for the zoning changes, such as greater maximum building
height and reduced parking requirements, were proposed by developers
interested in the future Tukwila Village center project. However,
supplemental development regulations and requirements are intended to
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encourage the type of development that is desired for the entire area, and
would apply equally to any future development and redevelopment in the
Urban Renewal Overlay District, provided they are requested by the developer
and the criteria are met.
The proposed Urban Renewal Overlay District zoning regulations tend to
focus development along Tukwila International Boulevard by requiring at least
100' of frontage along the street. Street interest and liveliness are encouraged
by requiring that the ground floor along TIB include active uses, which can be
a combination of activities and architectural features intended to enhance the
streetscape. Development must provide pedestrian features such as wide
sidewalks, street furniture, etc. Significant covered parking for residences is
also required, as are secure bicycle and car -share parking. These features will
make it easier for people to walk, use bicycles, or car share.
The Planning Commission's recommendations take into account several topics
of special interest.
Building setbacks near single - family homes:
The Planning Commission expressed concern over the potential visual impact
of a row of tall buildings in the vicinity of single - family homes. The Planning
Commission recommendation addresses this concern by requiring a one or two
story building tier on development located adjacent to or across the street from
single - family dwellings that are outside of the Urban Renewal Overlay. Tiers
would start at 10' from the property line, with the remainder of the building
height set back 30'. (Attachment E) This would apply whether the building's
front, second front or side faced the single - family dwelling.
Requiring only one tier that is one or two stories in height maintains the same
scale as nearby housing. Some design flexibility, and systems economies are
retained for the building, while loss of developable space is limited. Limiting
the tier's setback to ten feet from the property line provides interest along the
street, and begins to establish a somewhat more urban feel, as is desired by the
community. Setting the tallest part of the building back from the street
provides additional visual break for nearby single - family residences, in
addition to the separation that is already achieved with the width the right -of-
way, and existing single - family home setbacks.
Residential Units —Size and Type
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The Planning Commission had extended discussion over balancing the
importance to a healthy neighborhood of having a mix of residential unit types
and sizes with no single dwelling unit type predominating, and a future
developer's economic need to allow market conditions to determine the
specific mix of unit types and sizes that are constructed. It was recognized that
market forces generally determine the mix of residential units in a
development, and that unit mix is not regulated elsewhere in City codes.
The Planning Commissioners were especially interested that studio units not
predominate in any development, that they should be of high quality
construction and of adequate size to attract good tenants and not preclude the
option of eventual conversion to ownership. The Planning Commission
recommendation addresses this concern by limiting the number of studio units,
and by setting both a minimum size for individual units and minimum average
size for all units in a development. The recommendation requires that no more
than 40% of the residential units could be studio units, and the average size
unit is at least 500 s.£ or greater, with no individual unit smaller than 450 s.f.
Planning Commission Recommendation (Comprehensive Plan Amendment—
L08-081):
1. Amend the Comprehensive Plan to add proposed Policy 8.2.22,
establishing an Urban Renewal Overlay District as follows:
Policy 8.2.22 Establish an overlay district in the designated urban renewal
area, generally between S. 140th, 42nd Avenue South, S. 146th Street and 37th
Avenue South, that may allow increased building heights, reduced
residential parking requirements, and other alternative development
standards, subject to specific criteria, in order to encourage well - designed,
compact, transit- oriented and pedestrian friendly redevelopment to activate
the community along Tukwila International Boulevard."
2. Amend the Comprehensive Land Use Map to show the Urban Renewal
Overlay District.(Attachment F)
Planning Commission Recommendation (Zoning Code Amendments —L08-
081):
1) Amend the Zoning map to add the "Urban Renewal Overlay
District" (Attachment F)
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2) Amend the Zoning Code to add Figure 18 -15 "Urban Renewal
Overlay District" (Attachment G)
3) Amend the Zoning Code Chapter 18.50 — Supplemental Standards to
add TMC 18.50.170 establishing the Urban Renewal Overlay
District with supplemental development regulations and criteria as
follows:
Urban Renewal Overlay District
Chapter 18.50.170
18.50. 170. Urban Renewal Overlay District
A. Purpose. The Urban Renewal Overlay District is established to
implement the adopted Tukwila International Boulevard Revitalization and
Urban Renewal Plan. The intent is to promote community redevelopment,
and revitalization and to encourage investment that supports well- designed,
compact, transit- oriented and pedestrian- friendly residential and business
activity to activate the community along Tukwila International Boulevard.
B. Application of Regulations. Property located within the Urban Renewal
Overlay District is identified on the official land use maps, including the
Comprehensive Plan Map and the Zoning Map, as well as in TMC 18,
Figure 18.15, and is subject both to its zone classification regulations and to
additional requirements imposed for the overlay district. In any case where
the provisions of the overlay district conflict with the provisions of the
underlying zone, the overlay district provisions shall apply.
C. Standards and Criteria
1) The Urban Renewal Overlay District's proposed supplemental
development standards are as follows:
a) Allow building heights up to 65 feet in the Urban
Renewal Overlay District. The existing Neighborhood Commercial Center
(NCC) setback standards shall be followed per TMC 18.22.080, with the
exception that: 1) development adjacent to or across the street from single -
family dwellings in Low Density Residential zones lying outside of the
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Urban Renewal District shall be set back 10' from the property line with a
required building tier of either one or two stories in height; and 2) floors
three and above shall be set back 30' from the property line. This shall
apply whether the front, second front, side or rear yard faces or is adjacent to
the single - family dwelling.
b) Allow multi- family parking standards to be one parking
space per each dwelling unit that contains up to one bedroom plus 0.5 spaces
for every bedroom in excess of one bedroom in a dwelling unit.
c) Allow the maximum number of dwelling units to be
determined by the building envelope as in the NCC zone, rather than a
numeric density. Allow the developer to determine the unit mix with the
limitation that studio units contain an average size of at least 500 square feet
of interior floor space with no units smaller than 450 square feet and allow
not more than 40% of the dwelling units to be studios.
d) Allow live /work space on the ground floor to meet the
NCC requirement for ground floor retail or office space if the live /work
space is built to commercial building code standards with a typical retail
store front appearance.
e) Allow ground floor residential uses in the NCC zone in
buildings or portions of buildings that do not front on an arterial.
2) The Urban Renewal Overlay District's proposed development
standards would apply if the owner /developer requests, and if all the
following criteria are met:
a) At least 100 feet of the development parcel's perimeter
fronts on Tukwila International Boulevard.
b) At least 75% of required residential parking is provided
in an enclosed structure (garage or podium). The structure must be screened
from view from public rights of way.
c) The ground floor along Tukwila International Boulevard
must contain active uses except for the width of the garage access (when site
conditions allow). Active uses comprise uses such as retail, restaurant,
office, live -work or other uses of a similar nature that encourage pedestrian
activity, and feature a combination of design and amenities to create a sense
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in interest with features such as doors, windows, clear glass display
windows, wide sidewalks, etc.
d) The property owner /manager shall prepare a
Transportation Management Plan that encourages alternatives to automobile
use, and that provides each residential and commercial tenant with materials
that may range from offering information about transit and bicycle options to
providing transit tickets and passes.
e) Residential development shall provide opportunities for
tenants to use a car sharing program and make one space available at no
charge to a car sharing program (if available) for every 50 to 200 residential
spaces on site. An additional space shall be provided for developments with
over 200 parking spaces. All car share spaces are in addition to required
residential parking. If car sharing programs are not available when the
building is constructed, an equivalent number of guest parking spaces shall
be provided. These shall be converted to dedicated car - sharing spaces when
the program becomes available.
f) Development must provide amenities such as some of the
following to enable a high quality pedestrian experience, including retail
windows, pedestrian scale design along sidewalks, wide sidewalks,
pedestrian access through site, benches, art, landscaping and lighting, quality
of materials, street furniture, etc.
g) One secure, covered, ground -level bicycle parking space
shall be provided for every four residential units in a mixed -use or multi-
family development.
RECOMMENDATION
The Council is being asked to approve the Comprehensive Plan and Zoning
Map and Code amendments, and hold a public meeting on this item at the
October 12, 2009 Committee of the Whole meeting, and to discuss it and
take action at the October 19, 2009 Regular Meeting.
Attachments:
A. Planning Commission Minutes (7/23/09)
B. Draft Planning Commission Minutes (8/27/09)
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C. Osterly Park —MDR to HDR Map
D. Urban Renewal Overlay Map
E. Setback Graphic
F. Comprehensive Plan Map /Zoning Map
G. Figure 18.15
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Department of Community Development
To: Planning Commission
From: Rebecca Fox, DCD
Subj: L08- 082 —Urban Renewal Overlay District—
Supplemental Information Memo for August 27, 2009 Meeting
Date: August 20, 2009
Jim Haggerton, Mayor
Jack Pace, Director
This memo supplements the staff report provided for the July 23, 2009 hearing, and
reviews the proposed the supplemental development standards and criteria. It addresses
several issues raised during the hearing, and in subsequent messages to staff, especially
setbacks near Low Density Residential, and studio unit size and percentage. A matrix
provides responses to Planning Commission queries received since the hearing.
(Attachment A)
Urban Overlay District Proposed Standards and Criteria
The following reviews the Urban Renewal Overlay District's proposed supplemental
development standards in the order that they were proposed in the staff report of July 23,
2009. Staff provides the original recommendation, discussion, and revised
recommendation for each element.
1. Building Height Limits and Setbacks
Original Staff Recommendation: a) Allow building heights up to 65 feet in the
Urban Renewal Overlay District. The existing Neighborhood Commercial Center (NCC)
setback standards shall be followed per TMC 18.22.080;
Discussion:
In the July 27 hearing, Planning Commission members expressed special concern over
the visual impact of a "wall" of tall buildings adjacent to or across the street from single -
family residences. Several proposals were advanced to address this prospect, and to
provide additional protection for single - family neighborhoods.
Staff has prepared three options, each with 30' maximum setbacks rather than the 20'
maximum that was originally proposed. Rather than utilizing the NCC setback ratio of
1:5 feet of building height to every 1 foot of building setback, each option sets numeric
standards for setbacks. The 20' setbacks within 50' of Medium Density Residential
(MDR) and High Density Residential remain unchanged, but are expressed in terms of
feet, rather than by a ratio.
As stated in the original staff report, supplemental development standards (65' buildings,
reduced parking) would be allowed only if certain criteria were met by the development
including 100' of frontage on Tukwila International Boulevard (TIB). The requirement
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for frontage along TIB will tend to limit the use of the overlay provisions to the first and second tier of lots
adjacent to the street. Only where there are large parcels or areas of contiguous ownership are we likely to
see redevelopment reaching the overlay boundaries. (Attachment B)
Each of these proposals would provide additional separation between newly developed buildings and the
LDR zones, whether adjacent to or across the street. Rights -of way at the perimeter of the Overlay
District across from LDR range from minimum of 30' in width along S. 140th to a maximum of
approximately 80' along portions of 42nd Avenue S. In the case of substandard streets, developers would
be required to dedicate rights of way when properties develop. When the new setbacks are combined with
the single - family home setback, and right -of -way, there would be at least 60' between a single family
property line and new development.
The original code language specified a 20' setback within 50' of the LDR zone. This has been modified
to remove the 50' distance requirement, and instead specify that the setbacks apply if any portion of the
yard is "adjacent to, or across the street from LDR zoning that is outside the Urban Renewal Overlay
District and that contains a single - family dwelling. This phrase was added to further focus added
protection on single family dwellings.
Option 1
This option is based on the system of tiered setbacks that is currently established in the Office zone (TMC
18.18.080). (Attachment D -1) However instead of minimum setbacks, these distances would become
"build -to" lines near LDR. It proposes achieving separation from the LDR zones by requiring tiered
building setbacks at specific points with 30' maximum setback if any portion of the yard is across the
street from or adjacent to LDR zoning that is outside the Overlay District, and is developed with a single -
family dwelling. See chart (Attachment C) and graphic (Attachment D).
The proposal would require that any individual sides of buildings that faced LDR zones would be tiered
back at set intervals for specific floors (i.e. 10' setback for the first floor, 20' setback for the second floor,
and 30' setback for the third floor.) There would be no difference in setback requirements whether the
front, second front, side or rear yard was adjacent to LDR. Setbacks would be attained by tiering the
structure at specific floors up to the third floor at 30'. There would be no additional setback for floors four
through six.
Pro: The tiered building setbacks help to further buffer residential areas from impacts of proposed
development. Requirements for tiered buildings afford additional visual separation between potential
buildings and existing LDR zones. Bringing the building tier closer to the street provides a presence for
pedestrian interest, and is in scale with residential development. The option provides certainty by
prescribing a specific tiered style of building, with fixed setback distances for individual floors.
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Con: Requiring specific building tiers /upper floor setbacks limits flexibility for building
design and site planning options. Requiring building tiers at specific points will increase
building costs and system complexity, and will be a detriment to maximizing rentable
space. (Attachment E, Tarragon Development) Requiring two tiers is unduly restrictive
since the Tukwila International Boulevard Design Manual already provides design
criteria meant to reduce the apparent scale of large commercial buildings located adjacent
to residential districts.
Increased setbacks reduce developable land, and economic incentives for development.
This may be an impediment to the City's reaching its redevelopment goals. Larger
setbacks tend to maintain the more suburban feel, and lessen the desired compact center
urban look and feel that is the goal in the Urban Renewal Overlay District.
Option 2:
This alternative extends the maximum setback to 30' in the vicinity of LDR. Rather than
relying on the 1:5 to 1 ratio set out in the Neighborhood Commercial Center (NCC) zone,
this option sets out minimum setbacks of 10', 20' feet for the first and second floors. The
maximum setback for the third floor and higher is 30'. These standards apply equally for
all sides, including the front, second front, sides and rear. Depending on the building
design and site plan, this could be accomplished either through tiering the building at
individual floors, by using a combination of tiers and setbacks, or by setting the entire
building back up to a maximum of 30'. This flexibility is similar to what is allowed
under current NCC zoning. See chart (Attachment C) and graphic (Attachment F)
It is noted that these standards apply if any portion of the yard is across the street from or
adjacent to LDR zoning that is outside the Overlay District, and is developed with a
single - family dwelling. Setbacks for buildings within 50' of MDR or HDR would retain
the 20' maximum setback in the NCC zone.
Pro: This option could offer greatest flexibility to encourage future redevelopment, while
affording protection to single - family residences. It allows developers and architects the
ability to meet setbacks either by placing the entire building back, by providing one or
two tiers and setting back the remainder of the floors, or by building a combination of
tiers and setbacks to meet the desired uses. The flexibility provides somewhat of a
transition between suburban and more urban -style development in proximity to single -
family homes. Depending on the style of building and the site plan, a tiered building
could sit within 10' of the property line for pedestrian interest, or a building without tiers
could be set back 30' for a more open feeling.
Con: This option could possibly result in a series of tall buildings set back the maximum
distance across from LDR. This is unlikely since building designs would come before
the Board of Architectural Review for approval. In addition, the Tukwila International
Boulevard Design Manual provides guidelines for building design to reduce the apparent
scale of buildings located adjacent to residential districts through such features as
modulation or distinctive roofline. The possibility of setting the entire building back
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could allow parking lots being placed in front of buildings, and lessen the compact center
feel that is desired for this area. Setting the entire building back would also tend to lessen
pedestrian interest.
Option 3
Option 3 combines features of options 1 and 2 by requiring one tier -back with a
minimum setback of 10' for the first two floors, and a maximum total building setback of
30' for all floors above two floors. Flexibility is provided to decide whether the tier will
be one or two floors tall. See chart (Attachment C) and graphic (Attachment G)
As with the other options, these standards apply if any portion of the yard is across the
street from or adjacent to LDR zoning that is outside the Overlay District, and is
developed with a single - family dwelling. Setbacks for buildings within 50' of MDR or
HDR would retain the 20' maximum setback in the NCC zone.
Pro: The visual impact on residential uses is limited by allowing a one or two story tier,
which no greater in height than a single - family home. The greatest bulk and height of the
building is set back 30'. Allowing a two -story tier within ten feet of the property line
moves Tukwila closer to a more urban feel, as desired. The pedestrian environment is
enhanced by the certainty of locating buildings closer to the "build to" line. Requiring
only one tier of one or two stories in height limits the negative effects of tieres on
building systems. Although a tier is required, greater design flexibility is maintained, by
providing the developer the choice to construct either a one- or two -story tier. A two -
story tier might be especially suitable for live -work space. Impacts on developable space,
and negative impacts on building systems, though present, are lessened. With a required
tier, the possibility of a "wall" of buildings is avoided.
Con: Requiring a tier imposes limits on developable space and design options.
Modulation and visual breaks can be provided adequately without this requirement by
utilizing the guidelines developed in the Tukwila International Boulevard Design
Manual.
Revised Staff Recommendation:
Staff recommends Option 3 as this provides a reasonable scale tier to limit the visual
impact of a tall structure, yet does not unduly limit developable space. By moving
development closer to the street, it increases pedestrian interest and creates a more urban
feel.
PARKING: Staff original recommendation:
b)Allow multi family parking standards to be one parking space per each dwelling unit
that contains up to one bedroom plus 0.5 spaces for every bedroom in excess of one
bedroom in a dwelling unit.
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Discussion:
A simplified approach is proposed to get a general idea of future development levels and
parking requirements. Redevelopment in the Urban Renewal Overlay District is expected
to take place gradually over a period of many years, primarily in response to market
conditions. For the mid -term (approximately 25 years), staff assumes that approximately
one -half of the 46 acre Overlay District will redevelop. This is considered optimistic,
given the pace of development observed to date along Tukwila International Boulevard.
The requirement for frontage along TIB will tend to limit the use of the overlay
provisions to the first and second tier of lots adjacent to the street. Only where there are
large parcels or areas of contiguous ownership are we likely to see redevelopment
reaching the overlay boundaries.
If all of those parcels were developed to the same residential density proposed for
Tukwila Village (50 units per acre) the estimated number of new units would be 1,150.
Other constraints such as Fire code requirements may keep that density from being
realized, but in the interests of a conservative estimate we can keep that number.
Assuming a unit mix of 25% studio, 50% one bedroom and 25% two bedroom,
approximately 1, 300 parking places would be available in the mid -term under revised
parking requirements.
Planning Commissioners raised concern over the possibility that reducing requirements
for providing on -site parking would result in overflow parking on residential streets. A
citizen comment was received on this topic. (Attachment H) Parking for the retail or
office components of these mixed use buildings would be required in addition to the
residential spaces, and could serve as overflow parking for the residents at off -peak
times.
On -street parking is currently available on 42nd Avenue South, and parts of 37t Avenue
South. The City of Tukwila Public Works Department, although amenable to public
improvements to provide additional on- street parking, has no current plans or resources
for capital improvements and/or purchase of right -of -way. It is unlikely that streets
would reconfigure to on -street angled parking in the mid -term unless the improvement
were made by individual developers such as has been discussed with Tarragon.
Specific parking impacts are not fully known at this point since this new type of
development has yet to occur. A Residential Parking Zone could be instituted in several
years time, in the event that overflow parking becomes a problem for the neighborhood.
At least a portion of the costs of establishing this type of parking monitoring could be
borne by building owners.
Staff Recommendation: Adopt the proposed parking standard
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3. Unit Mix and Size —
Original Staff Recommendation:
Allow the maximum number of dwelling units to be determined by the building envelope
as in the NCC zone, rather than a numeric density.. Allow the developer to determine the
unit mix with the limitation that the units contain at least 500 square feet of interior floor
space and allow no more than 50% of the dwelling units to be studios.
Discussion:
Planning Commissioners requested additional information about the market for studio
apartments, as well as the rationale behind staff's recommendation that a limit of 50% of
all residential units could be developed as studios. Tarragon staff has provided
information regarding studio apartment markets and sizes, including sample floor plans.
(Attachment I)
It is important to recall that the overall goal in setting a maximum percentage of studio
units and minimum unit size is to ensure that the community has a mixture of family -
sized units with no unit size predominating. Communities are generally healthier if there
is such a mix. Setting a percentage and size limit on studio apartments is intended to
protect the community.
Currently we do not regulate the mix or size of units in our zoning code. For example, a
developer could build a mixed -use project in the NCC zone today with 100% studio
units, as long as the building height did not exceed 45', and 2 parking spaces per unit
were provided.
As each new development is being planned, the developer would do a market analysis to
determine the project size and unit mix. Broad demographic factors such as smaller
household size, and an aging population indicate that there is some demand today for
some new studios in Tukwila Village. This type of housing has not been built in the area,
and it is consistent with a denser, more urban -type of development that is sought for this
core area. However, it is likely that other significant changes in the market, such as a
senior housing developer deciding this is a good location, or a major college locating in
the area to draw students, would be required to prompt much more demand for studios.
Supportive zoning is not sufficient to spur development. For context, the Tukwila Urban
Center provides examples of where supportive zoning has not resulted in new
development patterns. Current zoning in the TUC allows an office building to be built to
115 feet. Although parcels that are suitable for office development are available, few
new office buildings have been constructed. In addition, Special Building Height
Exception Areas in various parts of the city allow structures up to ten stories to be built,
but they have not developed. Although plans may encourage it, and the zoning may
allow it, new development doesn't happen before there is market demand.
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Although zoning allows a certain type of development to occur, market demand is the
primary determinant of whether or not a project will be built. Even if our zoning were to
allow a certain percentage of new units to be studios, development would happen at that
rate only if there is market demand.
Maximum Percentage of Studio Apartments:
In its bid for selection as the developer for the Tukwila Village project, the Legacy
company prepared a preliminary pro forma, and proposed that 40% or 80 of their
proposed 200 units should be studios. This is the only market information that relates
specifically to Tukwila and to the Urban Renewal Overlay District.
An analysis prepared by Dupre and Scott for the Applicant/Tukwila Village project
provides history of approximately 90% of all 20 unit and larger market rate apartment
properties built in Seattle since 2000. (Attachment J) Of these units, approximately
25% were studio units. The remainder was split among 45% one bedroom units, and
27% two or three bedroom units. The chart on page one shows the breakdown of units,
along with the average sizes.
Studio units typically rent for proportionally more than larger units per square foot, and
are more profitable. Therefore, future developers desire the flexibility to determine the
mix of residential units based on market factors. Establishing a maximum percentage for
the number of studios does not mean that the maximum will be reached. The actual mix
of units is set by market forces, but the maximum percentage is intended to protect the
community. However, since this type of development has not yet occurred in Tukwila,
setting an artificially low lid on the percentage of studio units may create difficulties for
developers, and lessen interest in developing projects here.
Given the historic market study showing approximately 25% studio units for all units
constructed, and Legacy's proposal for Tukwila Village showing 40% studio units, staff
feels that a limit of 40% studios is appropriate.
Revised Staff Recommendation:
Staff recommends setting a maximum limit of up to 40% studio units. This provides
60% one - bedroom and two - bedroom units, with no unit type predominating.
Studio Unit Size:
Discussion: The Dupre and Scott study indicates that the average studio unit size is 519
net rentable square feet. The chart at the top of page 2 shows that approximately 37% of
studios are smaller than 500 s.f., while 30.4% are between 500 and 549 s.f. (Attachment
J)
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•
Staff's initial recommendation supported studio units with minimum size not smaller than
500 s.f. Tarragon Development Company initially requested minimum units of 400 s.f. ,
but now supports a minimum square footage of 450 s.f. (Attachment I) At their meeting
on August 11, 2009, the Tukwila International Boulevard Action Committee (TIBAC)
recommended a compromise alternative whereby the average size of studio units in a
development would be not less than 500 s.f. with no unit smaller than 450 s.f. Staff
agrees with this approach, as ensures that the community will not have too many small
units, and also allows developers market flexibility.
Revised Staff Recommendation: Approve the following as shown:
Allow the maximum number of dwelling units to be determined by the building
envelope as in the NCC zone, rather than a numeric density. Allow the developer
to determine the unit mix with the limitation that the units contain aan average
size of at least 500 square feet of interior floor space with no units smaller than
450 square feet and allow no more than 3O%40% of the dwelling units to be
studios.
4. Live/Work Space —
Original Staff Recommendation:
Allow live /work space on the ground floor to meet the NCC requirement for ground
floor retail or office space if the live/work space is built to commercial building code
standards with a typical retail store front appearance.
Staff recommendation: Approve as is
5. Ground Floor Residential Uses —
Original Staff 1 Recommendation
Allow ground floor residential uses in the NCC zone in buildings or portions of buildings
that do not front on an arterial.
Staff recommendation: Approve as is
The Urban Renewal Overlay District's proposed development standards would apply if
the owner /developer requests, and if all the following criteria are met:
6. Required Frontage on Tukwila International Boulevard —
Original Staff Recommendation:
At least 100 feet of the development parcel's perimeter fronts on Tukwila
International Boulevard
Staff recommendation: Approve as is
7. Required Covered Residential Parking-
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Original Staff Recommendation
At least 75% of required parking is provided in an enclosed structure (garage or
podium). The structure must be screened from view from public rights of way.
Staff recommendation: Approve as is
8. Ground Floor Active Uses Required —
Original Staff Recommendation:
The ground floor along Tukwila International Boulevard must contain active uses
except for the width of the garage access when site conditions allow.
Discussion: The Planning Commission requested that staff provide a definition of active
uses. The following definition incorporates a combination of both uses and design
features as follows:
Active uses comprise uses such as retail, restaurant, office, live -work or other uses of a
similar nature that encourage pedestrian activity, and feature a combination of design
and amenities to create a sense of interest with features such as doors, windows, clear
glass display windows, wide sidewalks, etc.
Revised Staff Recommendation: Approve the following wording:
The ground floor along Tukwila International Boulevard must contain active uses except
for the width of the garage access when site conditions allow. Active uses comprise uses
such as retail, restaurant, once, live -work or other uses of a similar nature that
encourage pedestrian activity. and feature a combination of design and amenities to
create a sense of interest with features such as doors. windows, clear glass display
windows, wide sidewalks, etc.
9. Transportation Management Plan Required —
Original Staff Recommendation:
The property owner /manager shall prepare a Transportation Management Plan that
encourages alternatives to automobile use, and that provides each residential and
commercial tenant with materials that may range from offering information about
transit and bicycle options to providing bus tickets and passes.
Discussion: The Planning Commission recommended changing "bus" to "transit" to
encompass a wider range of transportation options.
Revised Staff Recommendation —Staff recommends approving the following
wording:
The property owner /manager shall prepare a Transportation Management Plan that
encourages alternatives to automobile use, and that provides each residential and
commercial tenant with materials that may range from offering information about
transit and bicycle options to providing bar+ tr uns7/ tickets and passes.
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10. Parking for Car Sharing Program —
Original Staff Recommendation
Residential development must encourage tenants to use a car sharing program and
make one space available at no charge to a car sharing program (if available) for
every 50 spaces on site.
Discussion: During the hearing, Tarragon suggested using a "green" standard to set the
number of car share spaces. In discussion with staff, Tarragon Development suggested
providing one carshare space for buildings with between 50 and 200 dwelling units, and
an additional space for every additional 200 units as a more attainable goal. Staff agrees
with this suggestion, on the condition that the car share space is provided in addition to
the required residential parking. In the event that car share programs are not available,
the space shall be used as guest parking until a car share program operates in Tukwila.
Revised Staff Recommendation —Staff recommends approving the following:
Residential development a shall provide opportunities for tenants to
use a car sharing program and make one space available at no charge to a car sharing
program (if available) for every 50 to 200 residential spaces on site. An additional
space shall be provided for developments with over 200 parking spaces. Car sharing
spaces are in addition to required residential parking. If car sharing programs are not
available when the building is constructed, an equivalent number of guest parking
spaces shall be provided. These shall be converted to dedicated car share parking
spaces when the program becomes available.
11. Require Pedestrian Amenities —
Staff Original Proposal
Development must provide amenities such as some of the following to enable a high
quality pedestrian experience, including retail windows and doors, pedestrian scale
design along sidewalks, wide sidewalks, pedestrian access through site, benches, art,
landscaping and lighting, quality of materials, etc.
Staff Recommendation — Approve as proposed.
12. Bicycle Parking —
Original Staff Original Proposal
One secure, covered, ground -level bicycle parking space shall be provided for every
three residential units in a mixed -use or multi family development. For commercial
development, one bicycle parking space shall be provided for every 25 automobile
parking stalls.
Discussion: In discussion with Tukwila staff, Tarragon staff suggested providing one
covered, secure bicycle storage space for every four residential units, rather than every
three units, as staff had originally recommended. Staff agrees with this suggestion.
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Additionally, staff suggests revising our initial recommendation to retain the existing
commercial bicycle parking standard to provide one space per 50 parking stalls, with a
minimum of 2 spaces. This is appropriate since no other commercial parking standards
are being revised.
Revised Staff Recommendation: Staff recommends approving the following:
e) One secure, covered, ground -level bicycle parking space shall be provided for
every three four residential units in a mixed -use or multi - family development.
For commercial development, one bicycle parking space shall be provided for
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ZONING — RECOMMENDATION:
Staff recommends the following action in support of the request:
1) Amend the Zoning Code to add Figure 18 -15 "Urban Renewal Overlay District"
(Attachment K)
2) Amend the Zoning Code Chapter 18.50 — Supplemental Standards to add TMC
18.50.170 establishing the Urban Renewal Overlay District with supplemental
regulations and criteria as follows:
Urban Renewal Overlay District
Chapter 18.50.170
18.50. 170. Urban Renewal Overlay District
A. Purpose. The Urban Renewal Overlay District is established to implement the
adopted Tukwila International Boulevard Revitalization and Urban Renewal Plan. The
intent is to promote community redevelopment, and revitalization and to encourage
investment that supports well - designed, compact, transit - oriented and pedestrian- friendly
residential and business activity to activate the community along Tukwila International
Boulevard.
B. Application of Regulations. Property located within the Urban Renewal Overlay
District is identified on the official land use maps, including the Comprehensive Plan
Map and the Zoning Map, as well as in TMC 18, Figure 18.15, and is subject both to its
zone classification regulations and to additional requirements imposed for the overlay
district. In any case where the provisions of the overlay district conflict with the
provisions of the underlying zone, the overlay district provisions shall apply.
C. Standards and Criteria
1) The Urban Renewal Overlay District's proposed supplemental development standards
are as follows:
a)Allow building heights up to 65 feet in the Urban Renewal Overlay District.
The existing Neighborhood Commercial Center (NCC) setback standards shall be
followed per TMC 18.22.080 as amended by Option 3—(to be put in appropriate
format for ordinance);
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b)Allow multi - family parking standards to be one parking space per each
dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom
in excess of one bedroom in a dwelling unit.
c)Allow the maximum number of dwelling units to be determined by the building
envelope as in the NCC zone, rather than a numeric density.. Allow the developer
to determine the unit mix with the limitation that the units contain an average size
of at least 500 square feet of interior floor space with no units smaller than 450
square feet and allow no more than 40% of the dwelling units to be studios.
d)Allow live /work space on the ground floor to meet the NCC requirement for ground
floor retail or office space if the live /work space is built to commercial building code
standards with a typical retail store front appearance.
e) Allow ground floor residential uses in the NCC zone in buildings or portions of
buildings that do not front on an arterial.
2) The Urban Renewal Overlay District's proposed development standards would apply
if the owner /developer requests, and if all the following criteria are met:
a) At least 100 feet of the development parcel's perimeter fronts on Tukwila
International Boulevard
b) At least 75% of required parking is provided in an enclosed structure (garage or
podium). The structure must be screened from view from public rights of way.
c) The ground floor along Tukwila International Boulevard must contain active uses
except for the width of the garage access when site conditions allow. Active uses
comprise uses such as retail, restaurant, office, live -work or other uses of a similar
nature that encourage pedestrian activity, and feature a combination of design and
amenities to create a sense in interest with features such as doors, windows, clear
glass display windows, wide sidewalks, etc.
d) The property owner /manager shall prepare a Transportation Management Plan to
encourage alternatives to automobile use, and that provides each residential and
commercial tenant with materials that may range from offering information about
transit and bicycle options to providing transit tickets and passes.
e) Residential development shall provide opportunities for tenants to use a car
sharing program and make one space available at no charge to a car sharing
program (if available) for every 50 to 200 residential spaces on site. An
additional space shall be provided for developments with over 200 parking
spaces. All car share spaces are in addition to required residential parking. If car
sharing programs are not available when the building is constructed, an equivalent
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number of guest parking spaces shall be provided. These shall be converted to
dedicated car - sharing spaces when the program becomes available.
f) Development must provide amenities such as some of the following to enable a
high quality pedestrian experience, including retail windows, pedestrian scale
design along sidewalks, wide sidewalks, pedestrian access through site, benches,
art, landscaping and lighting, quality of materials, etc.
g)
One secure, covered, ground -level bicycle parking space shall be provided for
every four residential units in a mixed -use or multi - family development.
Attachments:
A. Matrix with Planning Commission Comments
B. Urban Renewal Overlay District Map
C. Setback Options Comparison Chart
D -1. Office Zone Development Standards
D. Option 1
E. Building Systems with Tiered Buildings (Tarragon)
F. Option 2
G. Option 3
H. Greg Mozek (citizen comment)
I. Tarragon Letter (Ryan Hitt, 8/19/009)
J. Dupre & Scott Apartment Analysis (8/14/09)
K. Figure 18 -15
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Urban Renewal Overlay District—Planning Commission Hearing
July 23, 2009 hearing
Issue
• . (highlighted in underline where possible
Comment
Date /Source
Staff /consultant comment/analysis/options
• .
PC.
• Direction
(date)
Issue Area
# Studio Units- Please clarify the rationale for specifying 50% maximum studio units.
Active Uses— Provide definition 7/23/09 hearing—
Peterson
Staff proposes the following: Active uses
comprise uses such as retail, restaurant,
office, live -work or other uses of a similar
nature that encourage pedestrian activity, and
feature some design and amenities to create a
sense of interest such as doors, windows,
clear glass display windows, wide sidewalks,
etc.
Affordable Housing— 1) Would more setbacks eliminate opportunities for affordable
housing from builidngs?
7/29/09 Lynn
Peterson —email
Greater setbacks reduce developable area for
all uses.
Affordable Housing— Even if added building volume not used for affordable housing,
wouldn't overall housing costs in the units be lower w /less need for transportation
7/29/09 Lynn
Peterson—email
Overall development costs would be lower with
less parking provided. This may result in lower
housing costs, but is a market issue.
Likely future for streets across from LDR? Vacation? Widening for parking?
7/31/09 Peterson
email
,
No street widening is planned at present.
Urban Renewal —Would "carve outs" lessen urban renewal, and contradict the intent of
urban renewal?
7/29/09 Lynn
Peterson —email
There is a fine balance between zoning
regulations that protect the community from the
negative impacts of development, and zoning
that is a disincentive to all development. The
City of Tukwila has placed a high priority on
and is committed to redevelopment along
Tukwila International Boulevard.
Potential Impacts of Taller Buildings to LDR -1) Lessen visual impacts of tall
buildings on LDR w /new design guidelines (materials, exterior detailing, etc.) 2) Mixed-
use development wfin walking distance would benefit LDR residents; 3) New
development would increase property values, while no new development would
degrade values
7/29/09 Lynn
Peterson—email
The "Tukwila International Boulevard" Design
Manual expresses architectural concepts and
design features appropriate to development
along TIB.
overlay w /approximately 21 acre (approximately
50 %) redevelopment wfin medium term...w /50
units /acre (i.e. density proposed for Tukwila
Village), there would be 1, 150 units maximum,
including 25% studio, 50 % one - bedroom, 25%
two bedroom or more. .
Potential Impacts of Taller Buildings to LDR— Mixed -use development w/in walking
distance would benefit LDR residents;
7/29/09 —Lynn
Peterson—email
New residents and businesses will add
liveliness and interest to the neighborhood.
575 studio units (1, 150 max. redevelopment
(above) @ 50% studios) If 25% of units
developed as studio (per Dupre and Scott
study) there could be a total of 288 studio units.
Potential Impacts of Taller Buildings to LDR— New development would increase
property values, while no new development would degrade values
7/29/09 —Lynn
Peterson —email
New construction will generally raise property
values in the area.
There is no way to know or estimate this figure.
Solar /Alternate Energy impacts to LDR —Tall buildings could negatively impact
potential for passive solar (shading) or active solar collection (water collection, wind
turbines. What's the likelihood for adjacent LDR to consider alternative energy? What
effect could taller buildings have on this potential?
7/29/09 —Lynn
Peterson—email
This topic is not directly considered in the
zoning decision. These concerns may be
addressed in individual building and site
design.
There is no way to know or estimate this figure.
Issue Area
PC comments spreadsheet2.xls
Attachment A
Studio Unit Size — Please clarify selection criteria for 500 s.f. units? (Concem over
ever smaller units...)
7/29/09 —Lynn
Peterson —email
Applicant reviewed recent apartment
development. Scott and Dupre report indicated
that average studio size was 519 s.f.
# Studio Units- Please clarify the rationale for specifying 50% maximum studio units.
7/29/09 Chuck
Parrish— meeting
Applicant reviewed recent development
patterns, and developer proposal.
Intent of step - back —What is intent of setback — defend out of scale development
adjacent to actual LDR property and not public ROW >?
7/31/09— Peterson err
Current NCC set -backs and tiering increase the
distance between buildings and LDR (as well
as MDR and HDR) to buffer residential uses, if
any portion of the yard is located within 50' of a
residential zone. The issue of rights of way is
not specifically addressed. Clearly, a road
provides addtional separation and protection
for the LDR zone.
Current street widths across street from LDR?
7 /31 /09— Peterson
email
See below.
Likely future for streets across from LDR? Vacation? Widening for parking?
7/31/09 Peterson
email
,
No street widening is planned at present.
Stepback intended for LDR as well as multi - family?
7/30/09 Peterson
email
As codified in the current NCC zoning, building
tiering /stepbacks can be used to provide
separation between mixed -use development,
and residential zones.
Maximum Units— Provide an estimate of maximum expected residential buildout for
the overlay district
7/31/09 &
8 /6 /09Peterson
email & Chuck
Parrish meeting
w /staff
With an optimistic redevelopment scenario, we
can assume that a maximum of 1, 150 units
will be developed in the mid -term (Le. within 25
years) Assumptions —a total of 46 acres in the
overlay w /approximately 21 acre (approximately
50 %) redevelopment wfin medium term...w /50
units /acre (i.e. density proposed for Tukwila
Village), there would be 1, 150 units maximum,
including 25% studio, 50 % one - bedroom, 25%
two bedroom or more. .
Maximum # Studio Units c 50% maximum - estimate for overlay
7/31/09 Peterson
email and Chuck
Parrish meeting
w /staff
575 studio units (1, 150 max. redevelopment
(above) @ 50% studios) If 25% of units
developed as studio (per Dupre and Scott
study) there could be a total of 288 studio units.
Studio dwellers —How many will select this type of housing due to financial need vs.
lifestyle preference?
7/31/09 Peterson
email
There is no way to know or estimate this figure.
Studio dwellers —How many will require social services?
7/31/09 Peterson
email
There is no way to know or estimate this figure.
Displacement of existing social service clients —How many users of Tukwila social
services are likely to be displaced by new development?
7/31/09 Peterson
email
There is no way to know or estimate this figure.
"No net loss" of "fair share" special needs residents? Is this the expectation for
new development within the Overlay District?
7/31/09 Peterson
email
This issue is not considered as part of a zoning
code change. New development is generally
considered positive for the community
PC comments spreadsheet2.xls
Attachment A
•
•
•
•
PC comments spreadsheet2.xls
Increasing number of "special needs" residents? Assuming a constant percentage
of "special needs" residents, would Tukwila be required to accommodate additional
special needs residents as additional housing was built?
7/31/09 Peterson
email
Target # of studios —If Tukwila has a set percentage of low- income /special needs
population, what is our target, in order to set the % of allowed studios?
7/31 /09 Peterson
email
Studios are not set aside for low income
occupants
26' required spacing between buildings per fire code?
8/03/09 Allan Ekberg
email
This is a fire code /building code issue, rather
than a zoning code topic. The Fire Department
is aware of this. It will be fully addressed for
each building and development during project
review, and must always be resolved prior to
issuance of a building permit.
Studio Units— Are studio units equally good candidates for conversion from rental to
owner occupied as larger units?
7/29/09 Chuck
Parrish— meeting
Informal talks w /leasing agents in Seattle
indicate that "larger" units may be the best
candidates for sale/eventual conversion to
owner occupancy. This could include "larger"
studio or open one bedroom units. Ownership
issues are outside the parameters of zoning
decisions.
Setbacks — Existing RCM and 0 require specific step - backs— Prepare a proposal that
incorporates these features for the Urban Renewal Overlay
Allan Ekberg—email
Refer to discussion in staff memo, Option A or
B. Existing 0 and RCM zones require 10', 20',
30' setbacks for 1st, 2nd, and 3rd floors. Tiers
at these intervals would be required up to a
maximum 30' setback at the third floor. Option
B would require tiers on the first floor only.
Streets across from LDR? — Vacation? Widening for parking?
Per PW, there is no current plan or funding for
street vacation or widening for parking in this
area. If funds were available, PW would be
amenable to additional on -street parking on
some streets.
Parking — Maximum envelope volume of buildings constructed if all parcels are
assembled under single ownership? Living space? Unit Mix? Maximum Parking under
new zoning? Maximum parking provided under current zoning?
Peterson, email,
8/6/09.
A simplified approach to determining the
maximum number of units to be constructed
and parking provided —With an optimistic
redevelopment scenario, we can assume that
a maximum of 1, 150 units will be developed in
the mid -term (i.e. within 25 years)
Assumptions —a total of 46 acres in the overlay
w /approximately 21 acre (approximately 50 %)
redevelopment w /in medium term...w /50
units /acre (i.e. density proposed for Tukwila
Village), there would be 1, 150 units maximum,
including 25% studio, 50 % one- bedroom, 25%
two bedroom or more. This would result in
approximately 1, 300 parking stalls .
Parking == Amount of Parking likely to be available through street upgrades?
Peterson, e-mail
8/6/09
Public Works has no immediate plans for street
upgrades to purchase right of way, and install
additonal on- street parking.
Parking— What are the extra costs of additional on- street parking spaces? Installation,
maintenance, surface water management? Global warming? Who would bear these
costs? Offsets from mitigation fees?
Peterson, e-mail
8/6/09
Costs of improvements would be determined at
the time of development.
Residential Parking Zone —If needed, how would permits be issued fairly?
Peterson, e-mail
8/6/09
Several cities have established Residential
Parking Zone programs that could be used as
a model, if Tukwila desired to institute this type
of program in the future.
High probability for parking problem?
Peterson, email
8/6/09
The reduced parking standard is considered
important in developing more concentrated,
urban -style development. It was requested by
developers who were interested in the Tukwila
Village project. It is not exactly known what
effect it will have on parking in the
neighborhood.
Possible mitigation options if problem develops?
Peterson, e-mail
8/6/09
1) Residential Parking Zone; 2) Residents .
share use of commercial parking in off -peak
hours; 3) "guest" parking space if auto sharing
program is not available; 4) purchase additonal
right of way for on -street parking
improvements.
Staff recommendation for revised requirements if problem develops?
Peterson, e-mail
8/6/09
Staff suggests a "wait and see" approach to
determine if a problem develops. Requiring a
Residential Parking Zone would be a likely
requirement.
Project Phasing— Is there a specific threshold to allow project phasing?
Peterson, email
8/11/09
There is no specific threshold. Project success
is the goal. Developers prepare project plans
based on market factors. Projects would be
evaluated individually, based on individual
characteristics.
PC comments spreadsheet2.xls
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•
PC comments spreadsheet2.xls
Project Phasing— Given the implied risk of phasing, should it be prohibited in the
overlay?
Peterson, email
8/11/09
Larger projects are likely to be developed in
phases, and the overall project will meet the
supplemental development criteria with all
phases combined, rather than at individual
stages. Zoning requirements, such as parking
and frontal improvements, and life /safety
requirements would need to be met at each
phase of development. In the case of the
Tukwila Village project, project phasing would
be laid out and addressed in a project master
plan that meets code requirements. Project
phasing would be part of the development
agreement with the City of Tukwila, and phases
would be reviewed by the Board of
Architectural Review.Building projects in
phases is a standard development technique,
especially for larger projects, depending on
market conditions. It is permitted in the TMC,
and could be especially appropriate in an area
in which the community desires
redevelopment.
PC comments spreadsheet2.xls
TUKWILA MUNICIPAL CODE
18.18.080 Basic Development Standards
Development within the Office District shall conform
to the following listed and referenced standards:
OFFICE -BASIC DEVELOPMENT STANDARDS
Setbacks to yards.. i ' ,..., --
• Front `-� s
25 fee
• Second front
1 .5- f oe
• Sides
10 feet
• Sides, if any portion of the yard is within 50 feet of LDR,
MDR, HDR
- 1st floor
10 feet
- 2nd floor
20 feet
- 3rd floor
30 feet
• Rear
10 feet
• Rear, if any portion of the yard is within 50 feet of LDR,
MDR, HDR
- lstfloor
10 feet
- 2nd floor
20 feet
- 3rd floor
30 feet
Height, maximum
3 stories or 35 feet
Landscape requirements (minimum):
See Landscape, Recreation, Recycling /Solid Waste
Space requirements chapter for further requirements
• Front
15 feet
• Second front
12.5 feet
• Sides
5 feet
• Sides, if any portion of
the yard is within 50
feet of LDR, MDR, HDR
10 feet
• Rear
5 feet
• Rear, if any portion of
the yard is within 50 ft
of LDR, MDR, HDR
10 feet
Off - street parking
• Residential
See TMC Chapter 18.56,
Off street Parking & Loading
Regulations
• Accessory dwelling
unit
See Accessory Use section
of this chapter
• Office, minimum
3 per 1,000 sq. ft.
usable floor area
• Retail, minimum
2.5 per 1,000 sq. ft.
usable floor area
• Other uses
See TMC Chapter 18.56, Off-street
Parking/Loading Regulations
Performance Standards: Use, activity and operations within a
structure or a site shall comply with (1) standards adopted by
the Puget Sound Air Pollution Control Agency for odor, dust,
smoke and other airborne pollutants, (2) TMC Chapter 8.22,
"Noise ", and, (3) adopted State and Federal standards for
water quality and hazardous materials. In addition, all
development subject to the requirements of the State
Environmental Policy Act, RCW 43.21 C, shall be evaluated to
determine whether adverse environmental impacts have been
adequately mitigated.
(Ord 1976 §35. 2001; Ord. 1872 §2, 1999;
Ord. 1758 §11par), 1 995)
Attachment D -1
Page 18-40
Chapter 18.20
RESIDENTIAL COMMERCIAL CENTER
(RCC) DISTRICT
Sections:
18.20.010
18.20.020
18.20.030
18.20.040
18.20.050
18.20.060
18.20.070
18.20.080
Purpose
Permitted Uses
Accessory Uses
Conditional Uses
Unclassified Uses
On -Site Hazardous Substances
Design Review
Basic Development Standards
18.20.010 Purpose
This district implements the Residential Commercial
Center Comprehensive Plan designation which allows a
maximum of 14.5 dwelling units per net acre. It is
intended to create and maintain pedestrian- friendly
commercial areas characterized and scaled to serve a local
neighborhood, with a diverse mix of residential, retail,
service, office, recreational and community facility uses.
(Ord. 1758 §1(part). 1995)
18.20.020 Permitted Uses
The following uses are permitted outright within the
Residential Commercial Center District, subject to
compliance with all other applicable requirements of the
Tukwila Municipal Code.
1. Animal veterinary, including associated
temporary indoor boarding; access to an arterial required.
2. Beauty or barber shops.
• 3. Bicycle repair shops.
4. Computer software development and similar
uses.
5. Day care centers.
6. Dwelling - One detached single - family
dwelling per existing lot.
7. Dwelling - Multi- family units above office and
retail uses.
8. Fix -it, radio or television repair shops/ rental
9. Greenhouses or nurseries (commercial).
10. Laundries:
a. self service;
b. dry cleaning;
c. tailor, dyeing.
11. Offices, when such offices occupy no more
than the first two stories of the building or basement and
floor above, including:
a. medical;
b. dental;
c. government; excluding fire and police
shops.
stations;
d.
e.
f.
professional;
administrative;
business, such as travel, real estate;
Printed May 2008
•
•
Option 1
70Ft
60Ft
50Ft
40Ft
30Ft
20Ft
10Ft
Ground
Two required tiers with fixed sethacks
C
as
C
E
d
t
i
R
30 ft
20 ft
if-
_0(
ii
10'ft •
—i< >+
i
50' ROW
20' from R
Two required tiers with fixed sethacks
C
as
C
E
d
t
i
• •
H: \COMP PLAN 2008 - 2009 \L08 -081& 82 -- T.O.D. Overlay.Tuk. Intl. Blvd\ PCurban .renewal.8.09 \8.20.09Zoning Proposal Comparisons3.doc.docx
COMPARISON OF SETBACK OPTIONS
•
•
Line
Category
Option 1 –Two required tiers
Option 2 (Combination of Tiers and /or Setbacks )
Option 3 (One Required Tier)
Setbacks to yards, minimum /max:
1
• Front
6 feet (12 feet if located along Tukwila International
Blvd. S.)
6 feet (12 feet if located along Tukwila International
Blvd. S.)
6 feet (12 feet if located along Tukwila International
Blvd. S.)
2
• Front, if any portion of the yard is adjacent to, or across the
street from, LDR zoning that is developed with a single- family
dwelling and that is outside of the Urban Renewal Overlay
District
1st FI -10 ft. Min /Max
2nd FI -20 ft.
3rd FI and higher -30 ft.
Note: Buildings over three floors must have at least two
tiers. To achieve tiers, setbacks will be both minimum &
Maximum
1st FI -10 ft.
2nd FI -20 ft.
3rd FI and higher -30 ft.
Note: Setbacks may be met by tiers, whole building
setback or a combination of tier and setback
1st FI -10 ft. min /max
2nd FI -10 ft. to 30'
3rd FI and higher -30 ft.
Note: Buildings over two floors must have at least one tier.To
achieve tiers, setbacks will be both minimum and maximum
3
• Front, if any portion of the yard is within
50 feet of MDR, HDR
1s1 FI -10 ft.
2nd H -20 ft.
3rd FI and higher -20 ft.
1st FI -10 ft.
2nd FI -20 ft.
3nd FI and higher -20 ft.
1st FI -10 ft.
2nd FI -20 ft.
3rd FI and higher -20 ft.
4
• Second front
5 feet
5 feet
5 feet
5
• Second front, if any portion of the yard is adjacent to, or
across the street from, LDR zoning that is developed with a
single- family dwelling and that is outside of the Urban Renewal
Overlay District
1st FI -10 ft. Min /Max
2nd FI -20 ft
3rd FI and higher -30 ft.
Note: Buildings over three floors must have at least two
tiers. To achieve tiers, setbacks will be both minimum &
Maximum
1st FI -10 ft.
2nd FI -20 ft.
3rd H and higher -30 ft.
Note: Setbacks may be met by tiers, whole building
setback or a combination of tier and setback
1st FI -10 ft. min /max
2nd FI -10 ft.to 30'
3rd FI and higher -30 ft.
Note: Buildings over two floors must have at least one
tier. To achieve tiers, setbacks will be both minimum &
Maximum
6
• Second front, if any portion of the yard is within
50 feet of MDR, HDR
1st FI -10 ft.
2nd FI -20 ft.
3rd FI and higher -20 ft.
1st FI -10 ft.
2nd FI -20 ft.
3rd FI and higher -20 ft.
1st FI -10 ft.
2nd FI -20 ft.
3rd FI and higher -20 ft.
7
• Sides
10 feet
10 feet
10 feet
8
• Sides, if any portion of the yard is adjacent to, or across the
street from, LDR zoning that is developed with a single-family
dwelling and that is outside of the Urban Renewal Overlay
District
1st FI -10 ft. Min /Max
2 "d FI -20 ft.
3rd FI and higher -30 ft.
Note: Buildings over three floors must have at least two tiers.. To
achieve tiers, setbacks will be both minimum & Maximum
1st FI-10 ft.
2nd FI -20 ft.
3rd FI and higher -30 ft.
Note: Setbacks may be met by tiers, whole building
setback or a combination of tier and setback
1st FI -10 ft. min /max
2nd FI -10 ft. to 30'
3`d FI and higher -30 ft.
Note: Buildings over two floors must have at least one tier. To
achieve tiers, setbacks will be both minimum and maximum
g
• Sides, if any portion of the yard is within
50 feet of MDR, HDR
1s1 FI -10 ft.
2nd FI -20 ft.
3rd FI and higher -20 ft.
1st FI -10 ft.
2nd FI -20 ft.
3rd FI and higher -20 ft.
1st FI -10 ft.
2nd FI -20 ft.
3rd FI and higher -20 ft.
10
• Rear
10 feet
10 feet
10 feet
11
• Rear, if any portion of the yard is adjacent to, or across the
street from, LDR zoning that is developed with a single- family
dwelling and that is outside of the Urban Renewal Overlay
District
1st FI -10 ft (Min /Max
2nd FI -20 ft. to 20')
3rd FI and higher -30 ft.
Note: Buildings over three floors must have at least two tiers. To
achieve tiers, setbacks will be both minimum & Maximum
1st FI -10 ft.
2nd FI -20 ft.
3rd FI and higher -30 ft.
Note: Setbacks may be met by tiers, whole building
setback or a combination of tier and setback
1st FI -10 ft. min /max
2nd FI -10 ft. to 30'
3rd FI and higher -30 ft.
Note: Buildings over two floors must have at least one tier. To
achieve tiers, setbacks will be both minimum and maximum
12
• Rear, if any portion of the yard is within 50
feet of MDR, HDR
1st FI -10 ft.
2nd FI -20 ft.
3rd FI and higher -20 ft.
1st FI -10 ft.
2nd FI -20 ft.
3rd FI and higher -20 ft.
1st FI -10 ft.
2nd FI -20 ft.
3rd FI and higher -20 ft.
08/19/2009 7:08 PM
8.20.09Zoning Proposal Comparisons3.doc.docx
Attachment C
1 igr. i!mlnr7.1,1=111.1.
ilF&Elakr-EitaStrPita,. - NSI,L178-1,f.St •','',..1,SIM..ihffg-ES,M'Ut-5fLUViZr'VgAT-ZZVa'j,,nrffV'2qrV,'rFn'1%'ML.."'.r.Z,MV:2FFFN,%'
vv
v
1;1
,l'aiLigs3Pfr .■
.61
•
isemo
MIN •••
Tukwila Village Project
Zoning Lines
Commercial Redevelopment Areas
Proposed Commercial Redevelopment Area
C2 Proposed Urban Renewal Overlay District
L08-081 Comprehensive Plan Amendment- Urban Renewal Overlay District
L08-082 Rezone/Overlay District-Urban Renewal Overlay District
Wetlands
Wetland Buffer
Attachment B
• •
• •
-T-
- - - -
— —
7 i 1
POTENTIALLY 10%
— 20% LOST
UPPER FLOOR
AREA, DEPENDING
ON BUILDING
SIZE & LAYOUT
`` 111
ii'iii // / / / / / / / / / / /// j/%//%/////////////%///// ////////�/////%//////////%%/%/4 iiiiiiiiioiiiiii1iiioiiai
i
1
1
% j ,
10' >
BUILDING WITH MULTIPLE TIERS
0'
i i i i i i i i i i iii i i ii a i i i i i a is ii
5'
15'
30'
ADDITIONAL TIER CAUSES
INEFFICIENCIES IN:
PROPERTY LINE
— BUILDING STRUCTURE
— RENTABLE SQUARE FOOTAGE
— MECHANICAL SYSTEM STACKING
— ELECTRICAL SYSTEM STACKING
— PLUMBING SYSTEM STACKING
—T-
i i i
-+—
TT
\\\�������� \\\������ \������������ \\\. ����� ��� �� �� ��\ \
PROPERTY LIN
BUILDING WITH SINGLE TIER
15' 30'
•
•
Option 2
70Ft
60Ft
50Ft
40Ft
30Ft
20Ft
10Ft
Ground
Combination of tiers and/or set backs
Attachment F
30 ft
CI urft>ii
50' ROW
20' from R
Combination of tiers and/or set backs
Attachment F
•
•
Option 3
70Ft
60Ft
50Ft
40Ft
30Ft
20Ft
10Ft
Ground
One required tier -one floor or two floors
Attachment G
R
< 30ft
>
10'ft�i
I.
�
i
50' ROW
20' from It
One required tier -one floor or two floors
Attachment G
•
• Page 1 of 1
Rebecca Fox - Fwd: Support King County Animal control / village parking
1707.1. a2�'4Y"i'tiv...c...x M1' �I'.'_ ^`'.:= .'.iw3'`s�'4''i:'.'.saa.: dvf :iS.',±r: :-, :H; :..Y�:Ei.�rn t °5.40.1!∎ YY-.: "' 'isa" .-. \"', a..;.+ s'. i.' �a: Si !y<w�i._'i': ::':r::TF..'i.^A,'. Sli'du?r�......w i'f,b P.: 3.��'. ... _. A' ...
From: Derek Speck
To: Rebecca Fox
Date: 08/03/2009 11:27 AM
Subject: Fwd: Support King County Animal control / village parking
FYI re: citizen comment about parking impacts of Tukwila Village (I assume he means the proposed rezoning).
»> Shelley O'Keefe 07/30/2009 12:02 PM »>
Mayor Haggerton asked me to forward this on to you.
Shelley O'Keefe
Executive Assistant
Mayor's Office
City of Tukwila
6200 Southcenter BIvd
Tukwila, WA 98188
206 - 433 -1850 - p
206- 433 -7191- fax
sokeefe@ci.tukwila.wa.us
»> On 07/30/2009 at 11:36 AM, in message
< 878253577 .175331248978985223.JavaMail. root @sz0063a.emeryville.ca. mail.comcast. net >,
<g.mozek @comcast.net> wrote:
Hi Jim
This is Greg Mozek 14621 42nd ave. and Carl Ellis of 14620 42nd ave. south. Carls dog
passed away here on Wednessay and I helped him take her to King County animal shelter.
Officer T. Harris accepted the dog and had her disposed of properly. I would just like to
encorage our citys support of King County animal control and their services.
On another note. I would also encorage more than enough parking spaces at the Tukwila
Village. I am concerned about people parking out on the street here on 42nd ave. south from
the village and the parking impact of the new light rail train. I know parking now it's not a
problem, but would like to see it not be a problem in the future.
Thanks, Greg Mozek Attachment H
• •
fni
TARRAGON
August 19, 2009
City of Tukwila
Planning Commission
c/o Department of Community Development
6300 Southcenter Boulevard
Tukwila, WA 98188
RE: City of Tukwila Zoning Amendment Comments
At the July 23, 2009 Planning Commission meeting, a number of concerns were
discussed related to the proposed Overlay District and Zoning Code Amendment. Many
of the issues were brought up by Tarragon and were related to upcoming design work at
Tukwila Village. While we appreciate that the Overlay District is an area that extends
well beyond the Tukwila Village project site, as with any other member of the public, our
comments are primarily directed toward the parcels with which we are involved. It goes
without saying that different areas within the overlay may have unique circumstances
that require alternate approaches and additional attention. We do feel, however, that our
comments are in keeping with the intention of the Overlay District as .a whole, and,
therefore, could be applied to the full area.
We support creation of the overlay district, and, in general, the proposed zoning
amendments go a long way in creating a more favorable environment for transit -
oriented, pedestrian - friendly development. Increasing the allowable building height to
65' is the most significant amendment and one that hits at the heart of whether or not a
project such as Tukwila Village is actually feasible. As discussed during the meeting,
the proposed height allows for increased density and higher efficiency in construction
costs and site design.
We feel the parking count reduction is an appropriate response to a neighborhood that is
looking for a more urban style of living in a City that hopes to see this district transform
into a safe, attractive boulevard and regional draw. The reduction will both provide for a
reasonable number of residential and commercial parking stalls while encouraging the
use of mass transit and transportation alternatives. As discussed during the Planning
Commission meeting, a certain amount of overlap between residential and commercial
parking (i.e. space for guest parking) will also exist to the extent that the uses have
varying peak demand times.
1000 Second Ave., Suite 3200
Seattle, WA 98104
206.233.9600
206.233.0260 F
www.t ±l rrn2i nr-cum
Attachment I
• •
R
Since the last meeting, Tarragon has been in constant discussion with City Staff, and we
have come to agreement on several issues that were previously a concern. It was also
determined that several issues were more project specific and that further discussion
may be required at a later date but is not warranted at this time. We have discussed the
recommended requirements for bike storage and car sharing, and, although we haven't
yet had a chance to review the updated report, we are conceptually in support of Staffs
currently amended versions of these requirements. We have also discussed, and I
believe we are in agreement on, concerns related to project phasing and the definition of
'active uses'. Lastly, as requested, we have worked with the City to develop
diagrammatic sections that illustrate the concerns and complexities of requiring multiple,
stepped back tiers at upper floor levels of new construction. It is our understanding that
these sections are included in Staff's updated report to the Commission.
Studio Unit Discussion
The remaining issue relates to the discussion of allowable unit mix percentages and
minimum studio unit size. Our primary concern with these limitations is that, as
evidenced by many apartment buildings in the general market, residents in today's urban
settings are more and more likely to consider these smaller units as a viable option. A
smaller unit size is often considered a reasonable trade in exchange for the amenities
and lifestyle offered by a modern, transit- oriented development. Now that the transit
options have increased in Tukwila with Tight rail opening just down the road, this is of
particular importance to new projects within the Overlay District.
According to the U.S. Census Bureau, while for the past fifty years, families with children
have driven our countries housing industry, married couples with children now only make
up around 25% of American households. Today's fastest growing households are made
up of young professionals, empty nesters, single parents, couples without children, and
senior citizens. These are the exact same people who are often interested in studio
units. It is understood that the Commission has concerns about the perceived
demographic that studio apartments sometimes attract; however, this perception will
likely be offset as the impact of new development and opportunities reach and
strengthen the community.
We support the previously suggested limit of 50% studio units and would not
recommend any significant decrease to this number. Typically, unit mix is not
determined by jurisdictional requirements, and there is no specific target that makes any
given project succeed or fail. Unit mixes are market driven and are developed in
response to varying factors within the community as the project's design is being
developed. Owner's often work with their design team to build flexibility into the unit
layouts, and, as projects move closer to construction, it is not unheard of for the design
to be modified in response to changing market conditions. While it is not necessarily
likely that Tarragon would incorporate this full percentage of studios into the
development, maintaining the current percentage will allow for flexibility in responding to
market demand.
ri
It is important to note that typical unit mixes for apartment buildings will vary from one
area of a City to another. A breakdown of unit mixes within the overall Seattle area has
been offered by City Staff as an example for review; however, this chart does not take
into consideration the different market conditions that exist within different
neighborhoods. Areas with less density will often have a higher percentage of larger unit
sizes while, in more urban areas, the mix will include more of the smaller units. Also, as
pointed out in the last Commission meeting, it is important to recognize that there is a
fundamental difference between apartment buildings and condominiums. The
residential components of Tukwila Village that Tarragon has proposed include apartment
buildings, and apartments typically have a higher percentage of studio units when
compared to condos.
Regarding the proposed limit on unit size, we support a minimum square footage of
450sf (rather than 500). The same reasoning from above applies, but we have also
included several unit examples as attachments to this letter. These floor plans illustrate
how a typical studio unit might be laid out, and they are good examples of the types of
studios that could be incorporated into Tukwila Village. It is our understanding that the
Tukwila International Boulevard Action Committee also supports the 450sf minimum so
long as the average studio size equals 500sf or greater.
While our previous recommendation was 400sf, the unit examples provided are within
the 450 -500sf range, and we felt that 450 should be suggested as a reasonable
alternative. A difference of 50sf may not seem significant, but it plays into the overall
performance and success of the development. One point of clarification would be to
confirm the approved method for measuring areas. Unit area lines are often drawn.with
different standards depending on how the area number is to be used. For example, cost
calculations may require inclusion of the exterior wall area. In the case of determining a
unit's rentable square footage, other standards may be applicable, and we would like to
confirm this with the City.
Hopefully this additional detail will be helpful to the Commission in furthering the current
discussion. Of course, we would be happy to answer any new questions that may come
up and continue to offer assistance in working through the issues. We recognize that
these changes will be significant for the City of Tukwila and understand the importance
of making smart, forward thinking decisions. Tarragon is excited to be a part of the
discussion and is looking forward to the positive impacts that will carry through to the
development of Tukwila Village.
Respectfully,
Ryan Hitt
Development Manager
Tarragon, LLC
• •
II
Studio Unit Example `A'
The Cobb
447 sf
• •
Studio Unit Example `B'
M Street
475 sf
5
• •
Studio Unit Example `C'
Avalon Bel!town
463 sf
„unimmiwarin
Studio
13'a„ X 17'6.,
LA
a' _1 1
,
aseignessi
Entry
0 4th
Kitchen for:
.f
1
- -Fie,.
J k l
Bath
pa
• •
4300 SW Holly Street, Seattle, Washington 98136 -1711
Patty Dupre
Mike Scott
Date August 14, 2009
To Derek Speck
City of Tukwila
From Mike Scott
Re Apartment unit mix and sizes
tel (206) 935 -3459 e-mail patty@dsaa.com
tel (206) 935 -3458 e-mail apts @dsaa.com
fax (206) 935 -6763
web site www.dsaa.com
DU +RE
SCoTT
apartment advisors, inc
The following is an analysis of 20 -unit and larger market rate apartment properties built in the City of Seattle since
the beginning of 2000. Out of the total development universe of 130 properties, our database contains unit mix
and unit size information for 116 properties, or 89.2% of the total.
The table below shows the unit mix and both the average and median unit sizes for each unit type. For example,
one bedroom apartments represented 45.3% of all units built. Their average unit size was 696 net rentable square
feet (nrsf), and their median unit size was 694 nrsf. We included the median size because abnormally small or
large units can distort the average. This was not the case except for the 3 bedroom two bath units.
Unit type
.....
Studio
1 BR
2 BR/1 BA
2 BR/2 BA
3 BR/2 BA
% of
total units
24.9%
45.3%
5.5%
20.0%
1.1%
verage ` Median
nrsf nrsf
519
696
838
1000
1327
520
694
836
980
1225
3 BR/2 BA
2BR/2BA
2 BR/1 BA
1 BR
Studio
Median apartment size
mnswilNommnii
0 0 0 0 0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0 0 0 0 0
(11 C) V' LL) (O r- 00 Q) o . N M
NRSF
The following tables and graphs break down the average /median unit sizes in more detail.
Attachment 7
Page 2 of 3
NRSF
<400
400 -449
450 -499
500 -549
550 -599
600 -649
>650
Total
Studios
Units
357
126
471
781
564
206
60
2565
Percent
13.9%
4.9%
18.4%
30.4%
22.0%
8.0%
2.3%
100.0%
NRSF
<500
500 -549
550 -599
600 -649
650 -699
700 -749
750 -799
800 -849
850+
Total
Units
80
158
166
819
846
1003
799
405
375
4651
Percent
1.7%
3.4%
3.6%
17.6%
18.2%
21.6%
17.2%
8.7%
8.1%
100.0%
NRSF
<700
700 -749
750 -799
800 -849
850 -899
900 -949
950 -1000
>1000
Total
2 /1 =B1
Units
20
51
101
97
104
133
32
28
566
Percent
3.5%
9.0%
17.8%
17.1%
18.4%
23.5%
5.7%
4.9%
Percent of studio units
35%
30%
25%
20%
15%
10%
5%
0%
Studios
<400 400 -449 450 -499 500 -549 550 -599 600 -649 >650
Average unit size (nrsf)
25%
20%
3
m 15%
° 10%
0%
One bedroom
<500 500- 550- 600- 650- 700- 750- 800- 850+
549 599 649 699 749 799 849
Average unit size (nrsf)
Percent of 2 BR/1 BA units
25%
20%
15%
10%
5%
0%
Two bedroom 1 one bath
<700 700 -749 750 -799 800 -849 850 -899 900 -949 950- >1000
1000
Average unit size (nrsf)
Dupre + Scott Apartment Advisors
Page 3 of 3
NRSF
<800
800 -849
850 -899
900 -949
950 -999
1000 -1049
1050 -1099
1100 -1149
1150 -1199
1200 -1250
>1250
Total
2
Units
10
70
132
302
303
354
111
362
355
46
20
2065
Percent
0.5%
3.4%
6.4%
14.6%
14.7%
17.1%
5.4%
17.5%
17.2%
2.2%
1.0%
NRSF
1000 -1049
1050 -1099
1100 -1149
1150 -1199
1200 -1249
1250 -1299
1300 -1349
1350 -1399
1400 -1449
>1750
Total
2 -BF
Units
9
10
7
11
26
2
8
6
26
12
117
Percent
7.7%
8.5%
6.0%
9.4%
22.2%
1.7%
6.8%
5.1%
22.2%
10.3%
Percent of 2 BR/2 BA units
20%
18%
16%
14%
12%
10%
8%
6%
4%
2%
0%
Two bedroom / two bath
0
0
m
v
rn
rn
0
0
co
o)
00
o 'p
o 0
6 c
in 0
0 0
6 c
0
Average unit size (nrsf)
Ln CO
0 0
o u)
Csi Cs,
0
u)
CNI
A
Dupre + Scott Apartment Advisors
Commercial Redevelopment Areas
mlaamael Urban Renewal Overlay District
Tukwila International Boulevard
Urban Renewal Overlay District
Figure 18 -15
Attachment K
•
city of Tukwila
Jim Haggerton, Mayor
Department of Community Development
STAFF REPORT
TO THE
PLANNING COMMISSION
HEARING DATE:
NOTIFICATION:
FILE NUMBER:
APPLICANT:
REQUEST:
LOCATION:
COMPREHENSIVE
PLAN DESIGNATION:
ZONE DESIGNATION:
July 23, 2009
Notice mailed to surrounding properties, 7/8/09
Site posted, 7/8/09
Notice published in the Seattle Times, 7/13/09
L08 -081 (Comprehensive Plan Amendment)
L08 -082 (Rezone)
City of Tukwila/ Derek Speck
Jack Pace, Director
L08- 081 —Amend the Comprehensive Plan to add a new
policy establishing an "Urban Renewal Overlay District"
along Tukwila International Boulevard to encourage
compact, pedestrian- friendly development
L08- 082 —Amend the Tukwila Municipal Code and Zoning
Map to establish an "Urban Renewal Overlay District" with
supplemental development regulations and criteria to
encourage compact, pedestrian- friendly development
Approximately seven blocks in the Tukwila International
Boulevard corridor, generally bounded by S. 140th St., 37th
Avenue S., S. 146th St., and 42nd Avenue S.
Medium Density Residential (MDR), High Density
Residential (HDR), Neighborhood Commercial Center
(NCC), and Low Density Residential (LDR)
Medium Density Residential (MDR), High Density
Residential (HDR), Neighborhood Commercial Center
(NCC), and Low Density Residential (LDR)
SEPA DETERMINATION: Determination of Non - significance (DNS), 7/6/09
STAFF:
Rebecca Fox
mn Knnno
6300 Sorrthcenren a d7.BtitePegtINFPDR15ffi sivEiaton 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
• •
ATTACHMENTS: A. Application -- L08 -81— Comprehensive Plan
B. Application –L08- 082 — Zoning Map /Code Change)
C. Minutes -- Regular Meeting (5/18/09)
D. Aerial Vicinity Map
E. Zoning Map
F. Urban Renewal Overlay— Setbacks and Height Graphic
G. Tiered Development
H. Comprehensive Plan Map /Zoning Map
I. Figure 18 -15
FINDINGS
Introduction
The City of Tukwila's Economic Development Coordinator Derek Speck proposes a new
Comprehensive Plan policy, and changes to the Zoning Code and map to create and
implement an Urban Renewal Overly District for commercial, commercial
redevelopment area and multi - family zoned properties within the Urban Renewal Area
along Tukwila International Boulevard. (Attachments A & B)
The intent of the proposed Urban Renewal Overlay District is to encourage the
redevelopment of distressed areas in the vicinity of Tukwila International Boulevard with
a compact, transit - oriented development pattern including neighborhood services, and
pedestrian- friendly improvements with high quality materials and design. Supplemental
development regulations and criteria are intended to address deficiencies in existing
zoning and provide desired amenities.
While market and site conditions will continue to be major factors in determining the
pace and extent of redevelopment in the neighborhood, this proposal is intended to help
the community achieve its vision for a mixed -use center and strengthened commercial
district.
BACKGROUND
Project History
The Tukwila community has put considerable effort into developing options for
revitalizing the Pacific Highway corridor, now renamed as Tukwila International
Boulevard. In the Tukwila International Boulevard Design Manual (January, 1999), and
the "Tukwila International Boulevard Plan — Revitalization and Urban Renewal"
(January, 2000), the City established specialized policy to guide the improvement of the
corridor.
State law required the City to designate an Urban Renewal Area in order to purchase
property and partner in private development, such as Tukwila Village. In 2000, Tukwila
designated an Urban Renewal Area per Chapter 35.81, RCW.
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The Urban Renewal Area's boundaries addressed the most serious challenges for
redevelopment, including social impediments, and difficult property characteristics such
as small, irregular parcel sizes and a high number of separate small ownerships.
According to the "Tukwila International Boulevard Plan Revitalization and Urban
Renewal," the "urban renewal area is sized to show the intent of the City to narrowly
focus its resources and yet large enough to potentially act as a catalyst for rehabilitation
and redevelopment."
The boundaries of the proposed Urban Renewal Overlay District have been drawn to
coincide generally with the boundaries of the Urban Renewal Area, established in 2000.
The proposed overlay district is approximately 7 blocks in area, and lies in the Tukwila
International Boulevard Urban Renewal Area between S. 140th Street, 37th Avenue South,
S. 146th and 42nd Avenue S. The Low Density Residential (LDR) -zoned properties on
the west side of 42nd Avenue South between S. 146th and S. 144th will be excluded from
the overlay since recent redevelopment and the presence of wetlands make them unsuited
for higher intensity development. The LDR -zoned property north of S 144th will be
designated a Commercial Redevelopment Area and, if redeveloped as part of a project in
the overlay district, would be permitted to apply the uses and standards of the adjacent
commercial district (TMC 18.60.060).
Since the Urban Renewal Area was designated in 2000, there have been some changes
and improvements in the general area, including the completion of infrastructure
upgrades and urban roadway improvements from S. 154th to S. 139th and the City of
Tukwila purchase of approximately six acres along Tukwila International Boulevard.
The City is currently negotiating with a developer for the creation of a mixed -use
neighborhood center called Tukwila Village at the intersection of S. 144th and Tukwila
Intemational Boulevard. Light rail opened in July, 2009, and Metro is proposing
additional bus service to the station at S. 154th. There is increased interest nationally for
employees and residents to work and live in pedestrian friendly, transit- oriented
neighborhoods. Despite these changes, little significant private development has
occurred.
The Urban Renewal Overlay District and supplemental development regulations and
criteria are intended to address this issue. The proposed Urban Renewal Overlay District
will help implement the priorities of the Tukwila International Boulevard Plan, and is
consistent with the desired direction of redevelopment projects in the area. The
developer of the Tukwila Village project proposed some changes to existing development
regulations to address market feasibility, and these are reflected in the proposed
amendment. The changes would apply to the entire Urban Renewal Overlay District.
The proposed Urban Renewal Overlay District would retain the existing zoning, and
development standards for the affected area, including Medium Density Residential
(MDR), High Density Residential (HDR), and Neighborhood Commercial Center (NCC).
However, the Urban Renewal Overlay District would have supplemental development
standards that could be applied to projects within the Overlay District upon the request of
a property owner, and if the proposed development met certain qualifying criteria.
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standards that could be applied to projects within the Overlay District upon the request of
a property owner, and if the proposed development met certain qualifying criteria.
The alternative development standards such as reduced parking requirement, higher
height limit, and change to a building envelope rather than numeric density standard
make the economics of compact, mixed -use development, such as the Tukwila Village
project, more feasible. Specific qualification criteria are intended to ensure that the
public's interest is served and high quality development and amenities are provided when
the supplemental development standards are used.
The Community Affairs and Parks Committee was briefed on April 27, 2009, and the
issue was forwarded to the City Council. After taking comments at a public meeting on
May 18, 2009, the City Council deliberated on May 25, 2009 and forwarded the issue to
the Planning Commission for review. (Attachment C).
Vicinity /Site Information:
Site:
The proposed overlay district is approximately 7 blocks in area, and lies in the Tukwila
International Boulevard Urban Renewal Area between S. 140th Street, 37th Avenue South,
S. 146th and 42nd Avenue S. It includes the Tukwila Village property.
The LDR -zoned properties on the west side of 42nd Avenue South between S. 146th and
S. 144th are excluded from the overlay since recent redevelopment and the presence of
wetlands make them unsuited for higher intensity development. The LDR -zoned
property north of S 144th shall be designated a Commercial Redevelopment Area and if
redeveloped as part of a project in the overlay district. (ATTACHMENT D)
The area is generally flat, but contains several areas with steep slopes generally adjacent
to Tukwila International Boulevard. As discussed above, a Type 3 wetland with 50'
buffers is located adjacent to the proposed Urban Renewal Overlay District, and part of
the buffer lies in the Overlay District. Hydrology from the proposed Overlay District
supports the wetland.
Vicinity:
The seven -block Urban Renewal Overlay District contains a mixture of uses including
drug and convenience stores, fast food and other restaurants, car rental, parking, motels,
pawn shop, vacant property and multi- family housing. Several City -owned parcels are
currently vacant. The City of Tukwila has installed urban roadway improvements,
including curb, gutter, sidewalk, streetlights, and drainage from S. 152nd to S. 130th.
Public facilities are located along S. 144th near the proposed Urban Renewal Overlay
District, including Cascade View Community Park, Foster Library, Foster High School,
Tukwila Pool, Fire Station #54 and Showalter Middle School. The Police Department's
Neighborhood Service Center is located at 14661 Tukwila International Boulevard.
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PROPOSED COMPREHENSIVE PLAN POLICY:
Policy 8.2.22 Establish an overlay district in the designated urban renewal area, generally
between S. 140t, 42nd Avenue South, S. 146th Street and 37th Avenue South, that may
allow increased building heights, reduced residential parking requirements, and other
alternative development standards, subject to specific criteria, in order to encourage
well - designed, compact, transit - oriented and pedestrian - friendly redevelopment to
activate the community along Tukwila International Boulevard."
COMPREHENSIVE PLAN REVIEW CRITERIA
Planning Commission review is required for Comprehensive Plan and Zoning Code
amendments. The Planning Commission may recommend approval, approval with
conditions or denial of the amendment. The Planning Commission's recommendation
will be forwarded to the City Council, which will make the final decision. (TMC 18.80)
1) Describe how the issue is addressed in the Comprehensive Plan. If the issue
is not adequately addressed, is there a need for it?
Four broad - reaching objectives are the basis for the elements, goals and policies of
Tukwila's Comprehensive Plan. The Plan's second priority objective recognizes the
importance of the Tukwila International Boulevard to the community as follows:
Objective 2. "To redevelop and reinvigorate the Pacific Highway Corridor"
Pacific Highway Corridor Goal 8.2 provides a further sense of the significance of
Tukwila International Boulevard redevelopment as follows:
"A Pacific Highway corridor that is an attractive, safe and profitable place to live, do
business, shop and work, and is a positive reflection of the City as a whole and of the
surrounding residential and business community."
Pacific Highway Corridor Policies 8.2.1 through 8.2.21 provide additional detail on the
desire for improvements, including transit facilities, pedestrian safety and amenities,
diverse uses, flexible pedestrian- oriented design standards, and the development of a
strategic and financial plan to facilitate private and public investment.
A policy that establishes an Urban Renewal Area overlay is needed to strengthen and
supplement Comprehensive Plan Policies 8.2.1 through 8.2.21 relating to Tukwila
International Boulevard, as well as the adopted Tukwila International Boulevard Design
Manual (January, 1999) and "Tukwila International Boulevard Plan— Revitalization,
Urban Renewal (January, 2000) that guide the improvement of the corridor.
The Urban Renewal Overlay District with development standards and criteria is a logical
extension of designating the Urban Renewal Area in 2000, and of implementing
redevelopment plans for the area. It will provide the maximum opportunity for private
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enterprise that is consistent with the City of Tukwila's stated goals and public priorities
for Tukwila International Boulevard.
2) Impacts
New development along Tukwila International Boulevard is likely to be the primary
result of the proposed change. There has been little new private development in this
district for several decades. The alternate development standards proposed for the Urban
Renewal Overlay District, including building heights up to 65' and reduced parking
requirements, will make more compact, urban-style density residential and commercial
development more economically feasible.
Vacant lots and underutilized parcels such as auto sales lots would be likely to redevelop
to mixed -use buildings with residential units above ground -floor commercial. Some
older apartments may be replaced with new mixed use structures that include residential
units above commercial uses. City -owned property would redevelop to mixed use. Once
built, new housing and commercial opportunities will draw new residents and shoppers to
the area.
New development would include taller buildings in the proposed Urban Renewal Overlay
District (the current maximum height of 45 feet would increase to 65 feet.) with NCC
setback standards applied to other development. This would be mitigated with the
required stepping back of buildings adjacent to residential zoning. In order to bring
activity and interest toward the street, new development along Tukwila International
Boulevard can be sited adjacent to the sidewalk, per the existing Tukwila International
Boulevard Design Manual. Criteria will also include mechanisms to limit the impacts of
reduced residential parking requirements on the new residents and the neighborhood,
such as requiring enclosed parking structures for 75% of residential parking spaces, and
making a parking space available for use by a shared vehicle service.
The area included in the Urban Renewal Overlay District is served by transit, and has
shopping and services within walking distance. These attributes support the proposed
reduced parking requirements. With less residential parking provided and the opportunity
for shared vehicle use for residents (i.e. ZipCar), there could be fewer automobiles and a
greater focus on transit use. Requirements for pedestrian- friendly features should result
in better building design, increased pedestrian activity and ultimately a more vibrant and
lively community.
3. Is the proposed change the best means for meeting the identified public need?
What other options are there for meeting the identified public need?
The Comprehensive Plan and Tukwila International Boulevard Revitalization and Urban
Renewal Plan (2000) identify a public need for an "attractive, safe and profitable place to
live, do business, shop and work" along Tukwila International Boulevard. The Urban
Renewal Area between South 140th Street and South 146th has been a special focus.
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Designating the Urban Renewal Overlay District and preparing supplemental
development standards furthers the community's ongoing efforts to encourage
redevelopment along the Tukwila International Boulevard corridor. It is intended to
address specific perceived deficiencies, such as building height and parking requirements,
in existing development codes, and spur redevelopment that meets the identified public
need for improved housing and commercial opportunities with additional pedestrian
amenities and structured parking.
The Urban Renewal Overlay District is a specific mechanism to promote desired mixed -
use, transit- oriented development in the targeted area whose boundaries largely
coincidewith the previously designated Urban Renewal Area. The seven -block Urban
Renewal Overlay District would be superimposed over the existing zoning map. The
underlying zoning would be retained, but supplemental development standards and
criteria would also apply, if desired and if specific conditions were met.
The Urban Renewal Overlay District would provide the community and potential
developers with a means to make higher quality, compact growth more feasible within
the defined seven -block Urban Renewal Area through added housing density, reduced
residential parking requirements , taller structures, additional pedestrian and transit
amenities, and structured parking,
Alternate methods to achieve the identified public need for compact, transit- and
pedestrian- friendly mixed use development would be to:
• change the development standards for the underlying MDR, HDR and NCC
zones;
• prepare individual development agreements for individual new development
projects along Tukwila International Boulevard;
• designate a Transit Oriented Development overlay along the length of Tukwila
Boulevard to the Sound Transit Station at S. 154th.;
• leave the Comprehensive Plan unchanged and wait for the existing policies and
plans to prompt the desired redevelopment.
4) Will the proposed change result in a net benefit to the community? If not, what
result can be expected and why?
We expect that the Urban Renewal Overlay District and alternate development standards
will benefit the community by making desired new, high - quality mixed use residential
and commercial development such as Tukwila Village more likely to happen by making
them more fmancially feasible. Alternate development standards and criteria to allow
taller structures and reduced parking requirements will make both urban density and
amenities more likely. The requirements for active uses, structured parking, pedestrian
features and amenities will result in development that contributes to a more attractive,
and interesting community. New commercial and dwelling units will improve the
existing community and draw people into the neighborhood to walk, shop, eat, and play.
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The potential negative impacts that could occur when new higher buildings are developed
adjacent to existing residential uses are lessened by the requirement to develop along
Tukwila International Boulevard, and by requiring maximum setbacks from property
lines, and/or tiering of new structures. The possible negative impacts of reduced parking
requirements are addressed by requiring significant structured parking, as well as
pedestrian amenities.
CONCLUSIONS
In reviewing Comprehensive Plan criteria, staff concludes that:
1) Is the issue addressed in the Comprehensive Plan? Is it needed?
• "To develop and reinvigorate the Pacific Highway Corridor" is the
Comprehensive Plan's #2 overall objective.
• Over the years, considerable planning and capital improvement efforts have been
focused on improving the Tukwila International Boulevard neighborhood.
• A new policy establishing an Urban Renewal Overlay District is needed in order
to further efforts to enhance the Tukwila International Boulevard corridor, and to
set alternate development standards and criteria to encourage high- quality new
construction.
2) Impacts?
• New, taller and denser development is likely to be the primary impact of the
proposed change.
• Existing vacant lots and underutilized parcels would be likely to redevelop to
mixed -use buildings with residential units above ground -floor commercial.
• With less residential parking provided, there would probably be fewer
automobiles and a greater focus on transit use and walking.
3) Meeting identifiedpublic need? Other options?
• The Urban Renewal Overlay District is an effective means to target the area with
supplemental development regulations and criteria intended to meet the public's
need for new, desired mixed use commercial and residential projects.
• Other options to meet the public's need include: a) changing the area's underlying
zoning requirements; b)preparing a separate development agreement for each
new project; c) extending proposed boundaries to include the Link Light Rail
station on S. 154th; d) no action.
4) Benefit to the community?
• The Urban Renewal Overlay District, development standards and criteria will
benefit the community by making desired mixed use residential and
commercial development such as Tukwila Village, and other redevelopment
more likely to happen in the targeted area by increasing its financial
feasibility.
• New high- quality, compact and transit - oriented development will enhance the
neighborhood's overall livability.
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COMPREHENSIVE PLAN — RECOMMENDATION:
Staff recommends approving the following amendment as proposed:
Policy 8.2.22 Establish an overlay district in the designated urban renewal area,
generally between S. 140th, 42nd Avenue South, S. 146th Street and 37th Avenue South,
that may allow increased building heights, reduced residential parking requirements, and
other alternative development standards, subject to specific criteria, in order to
encourage well- designed, compact, transit- oriented and pedestrian- friendly
redevelopment to activate the community along Tukwila Intemational Boulevard."
FILE #L07 -096 -- ZONING MAP AMENDMENT/REZONE
Development Standards
The applicant has proposed the following supplemental development standards for the
Urban Renewal Overlay District:
(1) Allow building heights up to 65 feet in the Urban Renewal Overlay District. The
existing Neighborhood Commercial Center (NCC) setback standards shall be
followed per TMC 18.22.080
(2) Allow multi - family parking standards to be one parking space per each dwelling
unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess
of one bedroom in a dwelling unit.
(3) Allow the maximum number of dwelling units to be determined by the building
envelope as in the NCC zone, rather than a numeric density. Allow the developer
to determine the unit mix with the limitation that units contain at least 500 square
feet of interior floor space and allow no more than 50% of the dwelling units to be
studios.
(4) Allow live /work space on the ground floor to meet the NCC requirement for
ground floor retail or office space if the live /work space is built to commercial
building code standards with a typical retail store front appearance.
(5) Allow ground floor residential uses in the NCC zone in buildings or portions of
buildings that do not front on an arterial.
Qualification Criteria
The Urban Renewal Overlay District's proposed development standards would apply if
the owner /developer requests, and if all the following criteria are met:
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(1) At least 100 feet of the development parcel's perimeter fronts on Tukwila
International Boulevard
(2) At least 75% of required parking is provided in an enclosed structure (garage or
podium). The structure must be screened from view from public rights of way.
(3) The ground floor along Tukwila International Boulevard must contain active uses
except for the width of the garage access.
(4) Residential and commercial tenant leases must prohibit parking on neighborhood
streets.
(5) Residential development must encourage tenants to use a car sharing program and
make one space available at no charge to a car sharing program (if available) for
every 50 spaces on site.
(6) Development must provide amenities to enable a high quality pedestrian
experience (retail windows, pedestrian scale design along sidewalks, wide
sidewalks, pedestrian access through site, benches, art, landscaping and lighting,
quality of materials, etc.)
DISCUSSION:
The supplemental development regulations and criteria that accompany the Urban
Renewal Overlay District are intended to encourage a lively, compact, pedestrian- friendly
core, and ensure that the impacts of the desired development do not negatively impact the
neighborhood. The important aspects of the existing Neighborhood Commercial Center
zoning such as setbacks were retained, while additional criteria designed to both limit
negative impacts to the neighborhood and enhance positive elements were added.
Specific comments on the proposed supplemental development standards and criteria
follow:
1) "Allow building heights up to 65 feet in the Urban Renewal Overlay District.
The existing Neighborhood Commercial Center (NCC) setback standards shall be
followed per TMC 18.22.080."
Current NCC and HDR zoning permit a maximum height of 45'. Each developer who
competed for the Tukwila Village project expressed the importance of having the ability
to build to a maximum of 65'. This would allow construction up to four or five stories of
residential over one story of commercial use. Allowing additional building height subject
to specific criteria will help defray the costs of the desired structured parking and make
the new development workable financially.
As with the current standards outlined in the TMC Chapter 18 and detailed in the
"Tukwila International Boulevard Design Manual," buildings could be built up to the
edge of the property on Tukwila International Boulevard provided at least 12' sidewalk
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and appropriate landscaping and amenities were provided. Depending on the width and
position of the right of way, the sidewalk might be wider than 12'.
Rear and side setbacks would be to the existing NCC standards. In the case of the rear
setback, a 20' maximum setback adjacent to adjacent residential zones could be added to
the existing requirement for a 30' setback on the neighboring residential property for a
maximum 50' separation between buildings. The existing NCC, MDR and HDR
standards buffer residential uses through setbacks and/or requirements for tiered
buildings.
The applicant has provided additional information summarizing Tukwila's existing
height and setback standards as pertains to the NCC, LDR, MDR and HDR zones located
in or adjacent to the proposed Urban Renewal Overlay District, as well as examples
illustrating setbacks under the "most intensive" development scenarios. (Attachment F).
Examples of "tiered" development is provided in the Tukwila International Boulevard
Design Manual, and Tukwila International Boulevard Plan. (Attachment G)
Protecting single family residential areas from the impacts of new, taller buildings is also
addressed. In addition to the separation provided by the required NCC setbacks, single
family residential is located either across a street from the Urban Renewal Overlay
District (i.e. 37th Avenue S., or S. 140th), or adjacent to a wetland or buffer in an area that
is very unlikely to redevelop (i.e. between S. 144th and S. 146th just east of 42nd Avenue
S.) Per Qualification Criterion #2 below, at least 100' of the development's perimeter
must front on Tukwila International Boulevard. This ensures that development will be
oriented toward TIB, and away from existing residential uses.
2) "Allow multi-family parking standards to be one parking space per each dwelling
unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess
of one bedroom in a dwelling unit."
Current parking standards require two off - street parking spaces for each single and multi-
family dwelling unit which contains up to three bedrooms, and one additional off - street
parking space for every two bedrooms in excess of three bedrooms in a dwelling unit.
(TMC 18.56.065 A). Each developer who expressed interest in the Tukwila Village
project indicated the importance reducing parking requirements. Tukwila's current
multi - family parking standards are problematic for some multi - family residential
development because the costs of providing the number of required parking spaces per
unit makes the economics of redevelopment and new development very difficult.
The characteristics of the proposed Urban Renewal Overlay District, including transit
service and the availability of shopping and services within walking distance, enable a
reduced dependence on automobiles. Reduced parking requirements are consistent with
more compact, transit- oriented development pattern that is desired for the area. Reduced
parking requirements are consistent with a transition to greater urban density as mixed
use development suggests.
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Allowing the building envelope to set the maximum number of units may result in a
different mix of unit types, including additional smaller units, such as studios. Many
people who live in studios that are in pedestrian and transit friendly neighborhoods only
have one car. The current multi- family and mixed -use development regulations that set
maximum building height and minimum parking requirements assume significant
reliance on automobiles. These development standards are less applicable for
neighborhoods, such as the proposed Urban Renewal Overlay District, with transit
availability, shopping opportunities for daily needs and a park, library, schools,
restaurants and other amenities within walking distance. As the neighborhood continues
to improve in its appearance and amenities, it will become more desirable for compact
development and transit oriented living.
Although Tukwila applies the same parking standards to both single - family and multi-
family development, it is not uncommon for jurisdictions to set multi - family parking
requirements below the typical single family standard of 2+ parking spaces per unit. A
number of communities use a sliding scale standard for multi - family with a lesser
requirement for studio and one bedroom apartments and increasing for additional
numbers of bedrooms. A newer trend is to allow reduced parking standards depending
on alternative transportation choices available in the area. As a result, there is no one
"perfect" standard for multi - family, and adjustments for different situations are
appropriate.
Tukwila's Current residential parking standards require one bicycle parking space per 10
parking stalls with a minimum of 2 spaces. All other non - residential uses require 1 space
per 50 stalls with a minimum of 2 spaces. Given the Urban Renewal Overlay District's
proximity to services, light rail, transit and trails, as well as the request for reduced
automobile parking spaces, it is anticipated that bicycle ridership will increase, both for
residents and shoppers.
To accommodate additional bicycles, staff recommends adding the following criterion:
"One secure, covered, ground -level bicycle parking space shall be provided for every
three residential units in a mixed -use or multi-family development. For commercial
development, one bicycle parking space shall be provided for every 25 auto parking
stalls, with a minimum of two spaces..
3) "Allow the maximum number of dwelling units to be determined by the building
envelope as in the NCC zone, rather than a numeric density. Allow the developer
to determine the unit mix with the limitation that units contain at least 500 square
feet of interior floor space and allow no more than 50% of the dwelling units to be
studios. "
NCC specifies senior housing at 60 units /acre, but otherwise does not set a specific
limit on the number of residential dwelling units. MDR has a maximum density of
14.5 units /acre, and HDR's limit is 22 units /acre. Under the proposal, density would
increase depending on the building size, site configuration and setback. Setting a
500' minimum square footage per unit and limiting the percentage of studios allowed
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is appropriate to the Tukwila community that desires additional density, but is still
suburban in nature.
4) "Allow live /work space on the ground floor to meet the NCC requirement for
ground floor retail or office space if the live/work space is built to commercial
building code standards with a typical retail store front appearance."
NCC does not currently allow ground floor residential, and requires that all
residential be above commercial. Allowing ground floor live /work space expands
the options available for housing, especially as an interim use, but also keeps the
flexibility to return to commercial use when the market dictates.
5) "Allow ground floor residential uses in the NCC zone in buildings or portions of
buildings that do not front on an arterial."
NCC does not currently allow ground floor residential, and requires that all
residential be above commercial. Allowing ground floor residential further expands
the options available for housing on the smaller streets where commercial spaces
may not be viable, but maintains the liveliness of mixed use on the arterials including
TIB, South 144th and 42nd Avenue S.
Qualification Criteria
The qualification criteria are intended to ensure that development design and function
addresses community interests. The Urban Renewal Overlay District's proposed
development standards would apply if the owner /developer requests, and if all the
following criteria are met:
(1) "At least 100 feet of the development's perimeter fronts on Tukwila International
Boulevard."
This is intended to focus development on Tukwila International Boulevard where
it is most appropriate, and away from the smaller streets.
(2) "At least 75% of required parking is provided in an enclosed structure (garage or
podium). The structure must be screened from view from public rights of way."
The requirement for enclosed parking encourages a pedestrian friendly environment.
Increased density should not result in large amounts of surface parking but it is also
important to be responsive to the significant costs of providing structured parking.
Cooperative parking may be considered if appropriate (TMC 18.56.070).
(3) "The ground floor along Tukwila International Boulevard must be active uses
except for the width of the garage access."
A range of active uses is highly desired add liveliness to the neighborhood, and
encourage pedestrian activity. This requirement will encourage creative site design,
but may present challenges for on small or irregularly- shaped parcels. Staff
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recommends the following revision to provide some flexibility as needed to
accommodate specific sites:
"The ground floor along Tukwila International Boulevard must contain active
uses except for the width of the garage access when site conditions allow. "
(4) "Residential and commercial tenant leases must prohibit parking on
neighborhood streets. "
A check with the Municipal Research and Services Center indicated that this
provision is not practical, and is probably not legal. In the future, establishing a
Restricted Parking Zone (RPZ) may be another means to limit on- street parking, with
financial support from the building owner, and implemented by the Tukwila Police.
At present, staff recommends deleting the criterion as proposed above, and
substituting a requirement for the owner /manager to prepare a Transportation
Management Plan to encourage alternative to automobile use, including such items as
information about transit and bicycle options, schedules, and/or providing bus tickets
and/or bus passes. The Transportation Management Plan is can be utilized as a
means to limit the impacts of parking.
Staff recommends adding the following criterion:
The building owner /manager shall prepare a Transportation Management Plan to
encourage alternatives to automobile use, and provides each residential and
commercial tenant with materials that may range from offering information about
transit and bicycle options to providing bus tickets and passes.
(5) "Residential development must encourage tenants to use a car sharing program
and make one space available at no charge to a car sharing program (if
available) for every 50 spaces on site. "
Car sharing allows tenants to utilize automobiles without requiring individual car
ownership or dedicated parking. In exchange for the reduced costs of providing
fewer spaces, developers can encourage the use of shared transportation by providing
a limited number of dedicated spaces.
(6) "Development must provide amenities such as the following to enable a high
quality pedestrian experience: retail windows; pedestrian scale design along
sidewalks; wide sidewalks; pedestrian access through site; benches; art;
landscaping and lighting, etc."
These are examples of amenities that shall be provided to make the mixed use and
commercial environment both functional and attractive. These amenities are
discussed more fully in the "Tukwila International Boulevard Design Manual."
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REZONE CRITERIA:
1. The proposed amendment to the zoning map is consistent with the
goals, objectives and policies of the Comprehensive Plan
The proposed zoning code and map amendment is consistent with the Comprehensive
Plan. As discussed more fully in L08- 081— Comprehensive Plan Amendment above,
Tukwila's Comprehensive Plan considers "To redevelop and reinvigorate the Pacific
Highway Corridor" the #2 priority of the four major objectives for the city. A zoning
amendment that establishes an Urban Renewal Overlay District and supplemental
development regulations and criteria is a needed redevelopment tool to implement this
primary objective and accompanying policies.
2. The proposed amendment to the Zoning Map is consistent with the scope and
purpose of this title and the description and purpose of the zone classification
applied for.
The proposed Urban Renewal Overlay District would retain and be consistent with the
existing Medium Density Residential (MDR) High Density Residential (HDR), and
Neighborhood Commercial Center (NCC) zoning of the seven -block area. The proposed
amendment would create an Urban Renewal Overlay District that would supplement the
current underlying zoning through new development standards that would apply only if
specific conditions and criteria were met. Important supplemental standards include
65'maximum building height with existing NCC setbacks, reduced parking requirements,
and maximum residential density determined by building envelope for MDR and HDR.
3. There are changed conditions since the previous zoning became effective to
warrant the proposed amendment to the Zoning Map
Changed conditions in the vicinity of the proposed Urban Renewal Overlay District
support future redevelopment and warrant the proposed amendment to the Zoning Map
and development standards. These include:
(a) An Urban Renewal Area was established in 2000 per RCW 31.81;
(b) Cascade View Community Park was developed;
(c) Infrastructure upgrades and urban roadway improvements have been completed
from S. 154th to S. 139th ;
(d) City of Tukwila purchased approximately six acres along Tukwila International
Boulevard and is negotiating with a developer for the creation of a mixed use
town center called Tukwila Village at the intersection of S. 144th and Tukwila
International Boulevard. All of the developers who competed for this project
stressed the importance of being able to build to 65' and meet lower parking
requirements in order to ensure the economic viability for the project;
(e) Light rail station opened at S. 154th with service to downtown Seattle, SeaTac
Airport (July, 2009). Additional bus service is proposed to the light rail station;
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(0 There is increased interest nationally for employees and residents to work and
live in pedestrian friendly, transit- oriented neighborhoods.
4. The proposed amendment to the Zoning Map will be in the interest of
furtherance of the public health, safety, comfort, convenience and general
welfare, and will not adversely affect the surrounding neighborhoods, nor be
injurious to other properties in the vicinity in which the subject property is
located
The proposed Urban Renewal Overlay District and development standards will encourage
new development and revitalization of underutilized properties to improve the
appearance, safety, and desirability of the neighborhood along Tukwila International
Boulevard as discussed in the Tukwila International Boulevard Plan— Revitalization and
Urban Renewal. This redevelopment will benefit all properties in the vicinity. The
Urban Renewal District proposed development standards would apply if the developer
requests and if additional development criteria are met. The development criteria provide
protection for the neighborhoods, and ensure high quality development.
The neighboring uses, including those in residential zones, would be protected from the
impacts of new taller development through the existing Neighborhood Commercial
Center setback standards. Impacts to surrounding neighborhoods further limited since
new development is oriented primarily toward Tukwila International Boulevard through
1) requiring that at least 100' of the development parcel's perimeter front on Tukwila
International Boulevard (TIB), and 2) have active uses on the ground floor along TIB.
Single - family zones further protected since they are separated from new development
either by a street , or by location adjacent to a wetland.
Live /work space would be permitted on the ground floor, but only if it were built to
commercial standards. This would ensure the desired appearance of commercial in the
NCC zone, and would permit the conversion to exclusive commercial use as needed. In
addition, ground floor residential would be permitted in the NCC zone within the Urban
Renewal Overlay District, but only on buildings or portions of buildings that did not front
on an arterial such as TIB, S. 144th or 42nd Avenue South.
The additional criteria encourage a good pedestrian environment by requiring high -
quality pedestrian design features in elements such as wide sidewalks, pedestrian access
through the site, benches, art, landscaping and lighting.
As a means to limit the impacts to the neighborhood of possible on- street parking, the
original application required that "Residential and commercial tenant leases must prohibit
parking on neighborhood streets." Subsequent research determined that this was most
likely not legal, so staff is recommending that building owners/managers be required to
prepare Transportation Demand Management plans that offer items such as information
about transit, bus tickets, transit passes, etc. Establishing a Restricted Parking Zone with
specific parking requirements may be another strategy to consider. The budgetary
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impacts of enforcement could be limited by requiring the building owners to pay for
parking enforcement.
Site development applications for SEPA and Design Review would address specific
impacts such as traffic, parking, impacts on abutting property and other issues.
Environmental review, design review with a Board of Architectural Review hearing and
public involvement would provide Tukwila a clear mechanism to evaluate any future
proposed development, and to mitigate potential negative impacts to the adjacent
properties and the community.
ZONING MAP AMENDMENT CONCLUSIONS
1) Consistency with Comprehensive Plan:
• Establishing an Urban Renewal Overlay District, and a zoning map change
accompanied by supplemental development standards and criteria is consistent
with the Comprehensive Plan policies that support redevelopment along the
Tukwila International Boulevard.
• "To develop and reinvigorate the Pacific Highway Corridor" is the
Comprehensive Plan's #2 overall objective.
2) Consistency with Zone:
• The proposed Urban Renewal Overlay District and supplemental development
regulations are consistent with the underlying zoning and the precedent set by the
Commercial Redevelopment Area designation.
3) Changed conditions:
• Changed conditions such as the establishment of an Urban Renewal Area in
2000, infrastructure upgrades, urban roadway improvements, the City of
Tukwila's purchase of six acres of property, and the opening of a light rail
station justify the request for establishing an Urban Renewal Overlay District,
supplemental development standards and criteria.
• There is increased interest nationally for employees and residents to work and
live in pedestrian friendly, transit- oriented neighborhoods.
4) Community interest:
• Supplemental development standards benefit the community by encouraging
new development, while protecting adjacent properties, and existing
residential uses.
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ZONING — RECOMMENDATION:
Staff recommends the following action in support of the request:
1) Amend the official Comprehensive Plan map and Zoning map to add the "Urban
Renewal Overlay District" (Attachment H)
2) Amend the Zoning Code to add Figure 18 -15 "Urban Renewal Overlay District"
(Attachment I)
3) Amend the Zoning Code Chapter 18.50 — Supplemental Standards to add TMC
18.50.170 establishing the Urban Renewal Overlay District with supplemental
development regulations and criteria as follows:
Urban Renewal Overlay District
Chapter 18.50.170
18.50. 170. Urban Renewal Overlay District
A. Purpose. The Urban Renewal Overlay District is established to implement the
adopted Tukwila International Boulevard Revitalization and Urban Renewal Plan. The
intent is to promote community redevelopment, and revitalization and to encourage
investment that supports well - designed, compact, transit- oriented and pedestrian- friendly
residential and business activity to activate the community along Tukwila International
Boulevard.
B. Application of Regulations. Property located within the Urban Renewal Overlay
District is identified on the official land use maps, including the Comprehensive Plan
Map and the Zoning Map, as well as in TMC 18, Figure 18.15, and is subject both to its
zone classification regulations and to additional requirements imposed for the overlay
district. In any case where the provisions of the overlay district conflict with the
provisions of the underlying zone, the overlay district provisions shall apply.
C. Standards and Criteria
1) The Urban Renewal Overlay District's proposed supplemental development standards
are as follows:
a)Allow building heights up to 65 feet in the Urban Renewal Overlay District.
The existing Neighborhood Commercial Center (NCC) setback standards shall be
followed per TMC 18.22.080;
b)Allow multi - family parking standards to be one parking space per each
dwelling unit that contains up to one bedroom plus 0.5 spaces for every bedroom
in excess of one bedroom in a dwelling unit.
c)Allow the maximum number of dwelling units to be determined by the building
envelope as in the NCC zone, rather than a numeric density.. Allow the developer
to determine the unit mix with the limitation that the units contain at least 500
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square feet of interior floor space and allow no more than 50% of the dwelling
units to be studios.
d)Allow live /work space on the ground floor to meet the NCC requirement for ground
floor retail or office space if the live /work space is built to commercial building code
standards with a typical retail store front appearance.
e) Allow ground floor residential uses in the NCC zone in buildings or portions of
buildings that do not front on an arterial.
2) The Urban Renewal Overlay District's proposed development standards would apply
if the owner /developer requests, and if all the following criteria are met:
a) At least 100 feet of the development parcel's perimeter fronts on Tukwila
International Boulevard
b) At least 75% of required parking is provided in an enclosed structure (garage or
podium). The structure must be screened from view from public rights of way.
c) The ground floor along Tukwila International Boulevard must contain active uses
except for the width of the garage access when site conditions allow.
d) The property owner /manager shall prepare a Transportation Management Plan to
encourage alternatives to automobile use, and that provides each residential and
commercial tenant with materials that may range from offering information about
transit and bicycle options to providing bus tickets and passes.
e) Residential development must encourage tenants to use a car sharing program and
make one space available at no charge to a car sharing program (if available) for
every 50 spaces on site.
f) Development must provide amenities such as some of the following to enable a
high quality pedestrian experience, including retail windows, pedestrian scale
design along sidewalks, wide sidewalks, pedestrian access through site, benches,
art, landscaping and lighting, quality of materials, etc.
g)
One secure, covered, ground -level bicycle parking space shall be provided for
every three residential units in a mixed -use or multi - family development. For
commercial development, one bicycle parking space shall be provided for every
25 automobile parking stalls.
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CITY OF T UKWELA
Department of Community Development
6300 Southcenter Boulevard Tukwila, WA 98188
Telephone: (206) 431 -3670 FAx(206) 431 -3665
E -mail: tulcplan@citulcwila.wa.us
Attachment A
COMPREHENSIVE
PLAN
AMENDMENTS
Planner:
FOR STAFF USE ONLY Permits Plus Type: P-CPA
GG4,- Fos
Application Complete (Date:317 5'10
Application Incomplete (Date:
File Number: 0 - e 1
Project File Number:
Other File Numbers: L.00 - !3 la 2- a-0 # ^.11
NAME OF PROJECT/DEVELOPMENT: Tukwila International Boulevard Transi t
Oriented Development Overlay Zone
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and
subdivision, access street, and nearest intersection.
All properties within 500 fret of Tukwila International Boulevard between
South 140th Street and .South 160th Slanel3t
LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement).
List to be provided at later time due to extent of area under consideration.
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the owner /applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping
development standards, and
o is the primary contact with the City, to whom all notices and reports will be sent.
Name:
Address: 6200 Southcenter Blvd, Tukwi 1 a , WA 981 RR
Phone: 206- 433 -1832 FAX: 206 -413 -7191
Derek Speck
E- mail,: ds•e . C•� ukwila.wa.us
Signature:
December 4, 2006
A. COMPREHENSIVE PLAN DESIGNATION:
Existing: HDR, NCC, RC
Proposed: Same designations except with addition of an overlay zone.
B. ZONING DESIGNATION:
•Existing: HDR, NCC, RC
Proposed: ::.:Same designations except with addition of an overlay zone.
C. LAND USE(S):
Existing: Hotels/motels, retail, apartments, auto sales, religious
Proposed: Same uses except encourages mixed -gse with residential over commercial.
(for proposed changes in land use designations or rezones)
D. GENERAL DESCRIPTION OF SURROUNDING LAND USES:
Describe the existing uses located within 1,000 feet in all directions from the property or area for
which a change is proposed.
In addition to land uses described above, surrounding land uses
include office,.light industrial, warehouse,4auto repair, multi-
family residential and single family residential.
•
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA
98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E-mail: tukplan@ci.tukwila.wa.us
AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS
PERMISSION TO ENTER PROPERTY
STATE OF WASHINGTON
COUNTY OF KING
The undersigned being duly sworn and upon oath states as follows:
ss
1. I am the sWet -owner of the property which is the subject of this application.
2. All statements contained in the applications have been prepared by me or my agents and are true and correct
to the best of my knowledge.
3. The application is being submitted with my knowledge and consent.
4. Owner grants the City, its empkoyees, agents, engineers, contractors or other representatives the right to enter
upon Owner's real property, located at
for the purpose of application review, for the limited time necessary to complete that purpose.
5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private
property during the City's entry upon .the property, unless the loss or damage is the result of the sole
negligence of the City.
6. Non - responsiveness t� a City information request for ninety (90) or more days, shall be cause to cancel the
application(s) without refund of fees.
EXECUTED at Tukwila (city), WA (state), on December 26 , 20 08
Print Name Derek Speck
44th
(1) Owner Representative
Address 6200 Southcenter Blvd, Tukwila, WA
Phone Number 206 -1832
Signature
On this day personally appeared before me k/ a +r e- \(- 5-L to me known to be the individual who
executed the foregoing instrument and acknowledged that�lEfshe signed the same aiei voluntary act and decd for the uses
and purposes mentioned therein. L�J ll .. //
SUBSCRIBED AND`�1 hitit'�p BEFORE ME ON THIS 2 DAY OF
ppQp` %% J. -41 r4/
a�`� 10N1 `i'�r��0
P' nlannin[ Forms \AOaliatlons \ZaneC7�n6- 6- 06.doc
0-ec -e_ b -e. , 20 O a'
,
NOTARY PUBLIC in and for ' ! of W hington
3ur-le s- >Kl`+ °r^
11\_ , W\P‘
residing at
on
3 JZ`1 -l'D
My Commission expires
December 4, 2006
• •
Tukwila International Boulevard
Urban Renewal Area/Transit Oriented Development Overlay District
Comprehensive Plan Amendment
Summary
This application proposes an amendment to the Comprehensive Plan and Zoning Code to
create an overlay district for commercial, commercial redevelopment area and multi-
family zoned properties within the Urban Renewal Area along Tukwila International
Boulevard. The Urban Renewal Area was designated in the January, 2000 "Tukwila
International Boulevard Plan — Revitalization and Urban Renewal" as part of the
redevelopment planning process. Chapter 35.81 RCW required the designation of an
Urban Renewal Area and plan for City partnership in private development.
The proposed overlay district generally lies between S. 140th Street, 37th Avenue South,
S. 146th and 42nd Avenue S. The LDR -zoned properties on the west side of 421'd Avenue
South between S. 146th and S. 144th will be excluded from the overlay since recent
redevelopment and the presence of wetlands make them unsuited for higher intensity
development. The LDR -zoned property north of S 144th will be designated a
Commercial Redevelopment Area and, if redeveloped as part of a project in the overlay
district, would be permitted to apply the uses and standards of the adjacent commercial
district (TMC 18.60.060).
The intent of the overlay district is to encourage the redevelopment of distressed areas
(i.e. the Urban Renewal area on Tukwila International Boulevard) with a compact, transit
oriented development pattern including neighborhood serving services and retail, more
pedestrian friendly site design, high quality materials and attractive projects.
The proposed overlay district would leave the existing zoning in place and would not
change development standards for the underlying zones including Medium Density
Residential (MDR), High Density Residential (HDR), and Neighborhood Commercial
Center (NCC). However, the overlay would provide some additional alternative
development standards that could be applied to developments within the overlay district
upon request of the property owner and if the developments meet certain qualifying
criteria.
The proposed overlay district's basic alternative development standards include: 1)
allowing building heights of up to 65 feet; 2) reducing the required parking spaces for
multi- family development; 3) determining the maximum number of dwelling units by the
building envelope; and 4) allowing live/work space on the ground floor of the
Neighborhood Commercial Center zone. The applicant would request to use the
alternative development standards and the project would be required to meet specific
criteria, such as providing structured parking, requiring leases that prohibit on- street
parking, and others. Specific development standards are proposed in the accompanying
rezone application (File #L08 -082).
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A. Comprehensive Plan Amendment Criteria (TMC 18.80.050)
Demonstrate how each of the following circumstances justifies a re- designation of your
property or a change in existing Plan policies
(1) Describe how the issue is addressed in the Comprehensive Plan. If the issue is not
• adequately addressed, is there a need for the proposed change?
Per Tukwila's Comprehensive Plan, "To redevelop and reinvigorate the Pacific Highway
Corridor" is the #2 priority of the four major objectives. An additional goal and policies
to redevelop Tukwila International Boulevard are spelled out in the
"Transportation Corridors" element, including Goal 8.2 and Policies 8.2.1 through 8.2.21.
Goal 8.2 Pacific Highway Corridor Goal provides a sense of the importance of Tukwila
International Boulevard redevelopment as follows:
"A Pacific Highway corridor that is an attractive, safe and profitable place to live, do
business, shop and work, and is a positive reflection of the City as a whole and of the
surrounding residential and business community "
Policy 8.2.1. Mitigate transportation impacts associated with regional travel by the use of
extensive amenities, transit service, and appropriate siting and design of new uses,
including the highway itself.
The Urban Renewal Area overlay is needed to supplement and strengthen the
Comprehensive Plan policies relating to Tukwila International Boulevard, as well as the
adopted "Tukwila International Boulevard Plan" (January, 2000) and the Tukwila
International Boulevard Design Manual (January, 1999) by providing guidance to spur
redevelopment and to take full advantage of bus routes along Tukwila International
Boulevard, and Sound Transit light rail located at S. 154th.
The proposed overlay district will encourage redevelopment of underutilized properties
that are included in the designated Urban Renewal Area, and would provide the
maximum opportunity for private enterprise that is consistent with City of Tukwila goals
and public needs. This will enhance the general desirability of the area with high - quality,
compact and transit- oriented development.
(2) Whv is the proposed change the best means for meeting the identified public need?
What other options are there for meeting the identified public need?
The Comprehensive Plan and Tukwila International Boulevard Revitalization and
Urban Renewal Plan (2000) identify a public need for an "attractive, safe and
profitable place to live, do business, shop and work" along Tukwila International
Boulevard. The Urban Renewal Area between South 140th Street and South 146th has
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•
been a special focus. The City has taken many steps to foster a vibrant neighborhood,
including installing new streets, curbs, wide sidewalks and gutters, undergrounding
utilities, creating a new park, cleaning up trash, instituting design guidelines, working
with community groups, and strongly emphasizing policing measures to improve
safety.
The Comprehensive Plan encourages excellent design with pedestrian and other
amenities but the height and parking requirements make those projects economically
infeasible. An overlay district provides a targeted means to address this identified
need and to spur redevelopment in a specific location. The overlay zone makes
compact development more feasible with additional pedestrian amenities, structured
parking, reduced residential parking requirements and taller structures. This type of
development would create opportunities for additional commercial and residential
opportunities to address the identified public need for community revitalization.
Alternate methods could be to: 1) change the requirements of the underlying MDR,
HDR and NCC zones; 2) prepare individual development agreements for new
development along Tukwila International Boulevard; or 3) designate a Transit
Oriented Development overlay along the length of Tukwila Boulevard to the Sound
Transit Station at S. 154th.
(3) Why will the proposed change result in a net benefit to the community? If not, what
type. of benefit can be expected and why?
The proposed changes will foster a more vibrant and cohesive community by making
compact design more economically feasible; allowing more dwelling units which
bring more people into the neighborhood to walk, shop, eat, and play; and by
requiring development amenities that make a more attractive, interesting
neighborhood.
B. Comprehensive Plan Amendment Criteria (TMC 18.80.010)
(I) A detailed statement of what is proposed and why
The applicant proposes to amend the Comprehensive Plan to add the following policy:
Policy 8.2.22 Establish an overlay district in the designated urban renewal area,
generally between S. 140th, 42nd Avenue South, S. 146th Street and 37th Avenue South,
that may allow increased building heights, reduced residential parking requirements, and
other alternative development standards, subject to specific criteria, in order to
encourage well - designed, compact, transit- oriented and pedestrian - friendly
redevelopment to activate the community along Tukwila International Boulevard."
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The intent of the proposed Urban Renewal Overlay District is to create a more vibrant
neighborhood with neighborhood - oriented services and retail, redevelopment of
distressed properties, more pedestrian friendly site design with high quality materials and
attractive design. The overlay district is intended to be a specific tool to help implement
the priorities of the Tukwila International Boulevard Plan, and is consistent with the
desired direction of redevelopment projects in the area. The specific development
standards such as reduced parking requirement, higher height limit, greater number of
dwelling units make the economics of compact, mixed -use development, such as the
Tukwila Village project, more feasible. Specific qualification criteria ensure that public
interests are served and high quality amenities are provided. The Urban Renewal
Overlay District's specific proposed development standards are described in the
accompanying Zoning Code amendment (File #L08 -082).
(2) A statement of the anticipated impacts of the change, including the geographic area
affected and the issues presented by the proposed change
The proposed overlay district generally lies in the Tukwila International Boulevard Urban
Renewal Area between S. 140`1 Street, 37th Avenue South, S. 146th and 42id Avenue S.
The. LDR -zoned properties on the west side of 42nd Avenue South between S. 146th and
S. 144th shall be excluded from the overlay since recent redevelopment and the presence
of wetlands make them unsuited for higher intensity development. The LDR -zoned
property north of S 144th shall be designated a Commercial Redevelopment Area and if
redeveloped as part of a project in the overlay district, would be permitted to apply the
uses and standards of the adjacent commercial district (18.60.060).
New development is likely to be the primary impact of the proposed change. There has
been little new development in this district for several decades. Vacant lots and
underutilized parcels such as auto sales lots would be likely to redevelop to mixed -use
buildings with residential units above ground -floor commercial. Some older apartments
may be replaced with new mixed use structures that include residential units above
commercial uses.
The most visible impact would be taller buildings in the NCC zone (the current maximum
height of 45 feet would increase to 65 feet) This would be mitigated with the required
stepping back of buildings adjacent to residential units. Because the eligibility criteria
include mechanisms to prohibit tenant parking in the neighborhoods, the reduced parking
requirement will not have a visible impact in the neighborhood, although it makes the
project economics more viable. Enclosed structures would be required for 75% of
residential parking.
With less parking provided and a requirement for shared car parking (ZipCar), there
could be fewer automobiles, and a greater focus on transit use. Requirements for
pedestrian- friendly features should result in better design and added pedestrian activity.
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(3) An explanation of why the current comprehensive plan or development regulations
are deficient or should not continue in effect
The current Comprehensive Plan and Tukwila International Boulevard Redevelopment
Plan make redevelopment along Tukwila International Boulevard a priority. The
proposed overlay district implements alternative development regulations for the Urban
Renewal Area, which has been a long -time focal point for redevelopment and includes
the Tukwila Village project. The Urban Renewal Overlay District's development
standards are intended to address deficiencies in current development standards in order
to spur redevelopment in a compact, transit- friendly pattern that will encourage
pedestrian activity and enliven the street area.
The current multi- family and mixed -use development regulations that set maximurn
building height and minimum parking requirements, assume significant reliance on
automobiles. These development standards are less applicable for neighborhoods, such
as the area along Tukwila International Boulevard, with good transit availability, services
and amenities within walldng distance, and pedestrian activity.
In this neighborhood people can walk to a grocery store and drug store for daily
necessities, and can also access a park, library, schools, and restaurants without requiring
a car. Residents can walk to a bus line that provides service to downtown Seattle,
Tukwila's transit station in the urban center, and other destinations. In 2009, Sound
Transit's light rail station will open at S. 154th Street, providing additional service to
downtown Seattle, the SeaTac Airport, and other destinations. As the neighborhood
continues to improve in its appearance and amenities, it will become more desirable for
compact development and transit oriented living.
Tukwila's current multi- family parking standards are deficient and problematic for some
multi - family residential development because the costs of providing the number of
required parking spaces per unit makes the economics of redevelopment and new
development very difficult. Current city -wide development standards stipulate two
parking spaces per dwelling unit tip to three bedrooms. A studio or one - bedroom unit
requires two parking spaces as well, although most people who live in studios that are in
pedestrian and transit friendly neighborhoods only have one car. Providing one parking
space in structured parking can range from $20,000 to $30,000 per space, and add 10% to
20% to the total cost of multi- family residential development. An overlay district that
allows additional dwelling units and building heights subject to specific criteria is needed
to help defray the costs of the desired structured parking and make the new development
workable financially.
(4) A statement of how the proposed amendment complies with and promotes the goals
and specific requirements of the Growth Management Act
Among its objectives, the Growth Management Act attempts to encourage growth and
development in urban areas in order to preserve farm, rural and resource lands within
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•
close proximity to these urban lands. By encouraging compact urban areas, public
facility costs are more efficiently supported by higher densities and tax dollars. Specific
goals are as follows:
RCW 36.70A.020 Planning Goals- -
(1) Urban Growth. Encourage growth in urban areas where adequate public facilities
and services exist or can be provided in an efficient manner...
(4)Housing. Encourage the availability of affordable housing to all economic
segments of the population of this state, promote a variety of residential densities and
housing types, and encourage preservation of existing housing stock...
(5) Economic Development. Encourage economic development throughout the
state. that is consistent with adopted comprehensive plans, promote economic
opportunity for all citizens of this state, especially for unemployed and for
disadvantaged persons, promote the retention and expansion of existing
businesses and recruitment of new businesses, recognize regional differences
impacting economic development opportunities, and encourage growth in areas
experiencing insufficient economic growth, all within the capacities of the state's
natural resources, public services, and public facilities...
(10) Environment. Protect the environment and enhance the state's high quality
of life, including air and water quality, and the availability of water.
(5) A statement of how the proposed amendment complies with applicable Countywide
planning policies
According to applicable Countywide Planning Policy, infill development should be in
keeping with existing development patterns. Compact development is encouraged.
LU -69 All jurisdictions shall develop neighborhood planning and design processes to
encourage infill development and enhance the existing community character and mix
of uses
(6) A statement of what changes, if any, would be required in functional plans (i.e. the
City's water, sewer, storm water, or shoreline plans) if the proposed amendment is
adopted
The proposed overlay district would not require the City to change any functional
plans at this time. As development occurs, the City would make the same sorts of
improvements to transportation, water, sewer, and storm water infrastructure that it
would make for any development.
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(7) A statement of what capital improvements, if any, would be needed to . support the
proposed change, and how the proposed change would affect the capital facilities
plans of the city
The proposed overlay district would .not require the City to make capital
improvements at this time. As development occurs the City would make the same
sorts of improvements to capital facilities that it would make for any development.
(8) A statement of what other changes, if any, are required in other City codes, plans or
regulations to implement the change.
implementing the proposed overlay district would not require changes in other City
codes, plans or regulations.
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• Attaament B
CITY OF TUKWILA'
Department of Community Development 'DEC 2 9 2008 ZONING CODE
6300 Southcenter Boulevard, Tukwilq WA 98188 AMENDMENTS
Telephone: (206) 431 -3670 FAX (206) 431 -3665 �� •
E-mail: tukplan®ci. tukwila. wa us
RECEIVED
err! OF TuKWILA
FOR STAFF USE ONLY Permits P Type: P -zCA 70 -- z---cA.
Planner: rit I e QC."„ Roopc,
File Number: ite,ga g -• 9 g •Z
Application Complete (Date: q 2 Si of
Project File Number:
Application Incomplete (Date: )
Other File Numbers: L 0 e -0 9 .,
. Ca r.p Pia
NAME OF PROJECT/DEVELOPMENT: Tukwila International Boulevard Transit
Oriented Development Overlay Zone
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and
subdivision, access street, and nearest intersection.
All properties within 500 feet of Tukwila International Boulevard between
South 140th Street and South 160th Street.
LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement).
List to be provided• at later time due to extent, of area under consideration.
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping
development standards, and
• is the primary contact with the City, to whom all notices and reports will be sent.
Name: Derek Speck
Address: 6200 Southcenter Blvd, Tukwila, WA 98188
Phone: 206- 433 -1832 FAX: 206 -433 -7191
E -mail: dspec.' tukwila.wa.us
Signature: �,� .�� Date: / ,/ 0) r
A. COMPREHENSIVE PLAN DESIGNATION:
Existing: HDR, NCC, RC
Proposed: Same designations except with addition of an. overlay zone.
B. ZONING DESIGNATION:
Existing: HDR, NCC, RC
Proposed: Same designations except with addition of an overlay zone.
C. LAND USE(S):
Existing: Hotels /motels; retail, apartments, auto sales, religious
Proposed: Same uses except encourages mixed -use with residential over commercial.
(for proposed changes in land use designations or rezones)
RECEIVED
cm/ of TUKWILA
,DEC 2 9 2108
STATE OF WASHINGTON
COUNTY OF KING
• •
CITY OF TUKWILA
Department of Community Development
6300 Southcenfer Boulevard, Tukurila, WA
98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukplan@cLtukwila.wa.us
AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS
PERMISSION TO ENTER PROPERTY
s
et1v c tA
DEC 2 2000
The undersigned being duly sworn and upon oath states as follows:
1. I am the slaf ner of the property which is the subject of this application.
2. All statements contained in the applications have been prepared by me or my agents and are true and correct
to the best of my knowledge.
3. The application is being submitted with my knowledge and consent.
4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter
upon Owner's real property, located at Northeast -..and southeast tornerc of TIB & 144th
for the purpose of application review, for the limited time necessary to complete that purpose.
5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private
property during the City's entry upon the property, unless the loss or damage is the result of the sole
negligence of the City.
6. Non - responsiveness t� a City information request for ninety (90) or more days, shall be cause to cancel the
application(s) without refund of fees.
EXECUTED at Tukwila (city). WA (state), on December 26 , 20 08
Print Name Derek Speck
(1) Owner Representative
Address 6200 Southcenter Blvd, Tukwila, WA
Phone Number 206 -. —1832
Signature
•
On this day personally appeared before me 0 Q r e, L Sfec to me known to be the individual who
executed the foregoing instrument and acknowledged tha signed the same aser voluntary act and deed for the uses
and purposes mentioned therein �
SUBSCRIBED AND t';'R BEFORE ME ON THIS °Z� DAY OF 0-eG.-Q- -\o'Q.0 , 20 0 V
-:..- ckik J. S44/..ipi AAI,LA_
p ( ep �,� i NOTARY PUBLIC in and for
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�f1 F rDF � p��r����•.
ofW.•hington
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My Commission expires
• •
Tukwila International Boulevard
Urban Renewal Area/Transit- Oriented Development
Overlay District
Rezone
Summary
This application proposes an amendment to the Comprehensive Plan and Zoning Code to
create an overlay district for commercial, commercial redevelopment area and multi-
family zoned properties within the Urban Renewal Area along Tukwila International
Boulevard. The Urban Renewal Area was designated in the January, 2000 "Tukwila
International Boulevard Plan Revitali7.ation and Urban Renewal" as part of the
redevelopment planning process, Chapter 35.81 RCW required the designation of an
Urban Renewal Area and plan for City partnership in private development
The proposed overlay district generally lies between S. 140th Street, 37th Avenue South,
S. 146th and 42'd Avenue S. The LDR -zoned properties on the west side of 42nd Avenue
South between S. 146th and S. 144th will be excluded from the overlay since recent
redevelopment and the presence of wetlands make them unsuited for higher intensity
development. The LDR -zoned property north of S 144th will be designated a
Commercial Redevelopment Area and, if redeveloped as part of a project in the overlay
district, would be permitted to apply the uses and standards of the adjacent commercial
district (TMC 18.60.060).
The intent of the overlay district is to encourage the redevelopment of distressed areas
(i.e. the Urban Renewal area on Tukwila International Boulevard) with a compact, transit
oriented development pattern including neighborhood serving services and retail, more
pedestrian friendly site design, high quality materials and attractive projects.
The proposed overlay district would leave the existing zoning in place and would not
change development standards for the underlying zones including Medium Density
Residential (MDR), High Density Residential (HDR), and Neighborhood Commercial
Center (NCC). However, the overlay would provide some additional alternative
development standards that could be applied to developments within the overlay district
upon request of the property owner and if the developments meet certain qualifying
criteria.
The basic alternative development standards include: 1) allowing building heights of up
to 65 feet; 2) reducing the required parking spaces for multi - family development; 3)
determining the maximum number of dwelling units by the building envelope; and 4)
allowing live/work space on the ground floor of the Neighborhood Commercial Center
zone.
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• •
Proposed Development Standards
(1) Allow building heights up to 65 feet in the Urban Renewal Area. The existing
Neighborhood Commercial Center (NCC) setback standards shall be followed per
TMC 18.22.080.
(2) Allow multi - family parking standards to be one parking space per each dwelling
unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess
of one bedroom in a dwelling unit.
(3) Allow the maximum number of dwelling units to be determined by the building
envelope thus eliminating a specific limit on the number of residential dwelling
units. Additionally, require units to contain at least 500 square feet of interior
floor space and allow no more than 50% of the dwelling units to be studios.
(4) Allow live/work space on the ground floor to meet the NCC requirement for
ground floor retail or office space if the live/work space is built to commercial
building code standards with a typical retail store front appearance.
(5) Allow ground floor residential uses in the NCC zone in buildings or portions of
buildings that do not front on an arterial.
Qualificati on Criteria
The Urban Renewal Overlay District's proposed' development standards would apply if
the owner /developer requests, and if all the following criteria are met:
(1) At least 100 feet of the development's perimeter fronts on Tukwila International
Boulevard
(2) At least 75% of required residential parking is provided in an enclosed structure
(garage or podium). The structure must be screened from view from public rights
of way.
(3) The ground floor along Tukwila International Boulevard must be active uses
except for the width of the garage access.
(4) Residential and commercial tenant leases must prohibit parking on neighborhood
streets.
(5) Residential development must encourage tenants to use a car sharing program and
make one space available at no charge to a car sharing program (if available) for
every 50 spaces on site.
(6) Development must provide amenities to enable a . high quality pedestrian
experience (retail windows, pedestrian scale design along sidewalks, wide
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• 1
sidewalks, pedestrian access through site, benches, art, landscaping and lighting,
quality of materials, etc.)
Zoning Amendment Criteria (TMC 18.84.030)
Demonstrate how each of the following circumstances justifies a rezone of your property
or a change in the existing zoning code.
Each determination granting a rezone shall be supported by written findings and
conclusions showing specifically wherein all of the following conditions exist:
(1) That the proposed amendment to the zoning map is consistent with the goals,
objectives. and policies of the comprehensive plan
Of four objectives, the Comprehensive Plan's #2 priority objective is the following:
To redevelop and reinvigorate the Pacific Highway corridor.
Goal 8.2 Pacific Highway Corridor Goal is the following:
A Pacific Highway corridor that is an attractive, safe and profitable place to -live, do
business, shop and work, and is a positive reflection of the City as a whole and of the
surrounding residential and business community.
Pacific Highway Corridor policies 8.2.1 through 8.2.21 describe the means to achieve the
Pacific Highway Corridor goal (above) and to support positive redevelopment for the
Tukwila International Boulevard corridor (renamed from Pacific Highway in 1999) and
surrounding area.
As indicated above, the second highest priority for the City of Tukwila is the
redevelopment of the Pacific Highway Corridor. The goal for Tukwila International
Boulevard is a " Pacific Highway corridor that is an attractive, safe and profitable place
to live, do business, shop and work, and is a positive reflection of the City as a whole and'
of the surrounding residential and business community."
Tukwila International Boulevard with attractive design, transit, activities, and amenities,
would encourage people to walk and interact, improve safety with more "eyes on the
street ", and become a vibrant neighborhood. The proposed overlay district will
encourage redevelopment of underutilized properties that are included in the designated
Urban Renewal Area, and would provide the maximum opportunity for private enterprise
that is consistent with City of Tukwila goals and public needs. This will enhance the
general desirability of the area with high- quality, compact and transit - oriented
development.
(2) That the proposed amendment to the zoning map is consistent with the scope and
•ose of this title and the descri tion and • • ose of the zone classification a..lied for
The proposed Urban Renewal Overlay would retain and be consistent with the
existing High Density Residential (HDR), Neighborhood Conunercial Center (NCC) .
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• •
and Regional Commercial (RC). The proposed amendment would create an overlay
district that would supplement the current underlying zoning through new
development standards that would be applicable only if specific criteria, such as
providing covered parking and high quality pedestrian amenities, were met.
(3) There are changed conditions since the previous zoning became effective to warrant
the proposed amendment to.the zoning map
Changed conditions warrant the proposed amendment to the zoning map. These
include:
(a) A new light rail station will open in 2009 providing service to downtown Seattle,
the SeaTac Airport, and other locations.
(b) Bus rapid transit (BRT) will .start in 2010 between Federal Way and the light rail
station
(c) Metro is proposing additional bus service to the light rail station, including more
service along Tukwila International Boulevard between South 144th and the light
rail station.
(d) There is a nationwide increase in demand by employees and residents to be able
to live and work in pedestrian friendly, transit oriented neighborhoods.
(e) The City is negotiating with a developer for creation of Tukwila Village at the
intersection of South 144th and Tukwila International Boulevard. All of the
developers who competed for this project expressed the importance of having the
ability to build to 65 feet and meet lower parking standards in order to ensure
economic viability for the project.
(4)The proposed amendment to the zoning map will be in the interest and furtherance
of the public health, safety, comfort, convenience, and general welfare, and will not
be injurious to other properties in the vicinity in which the subject property is located.
The proposed overlay district will encourage new development and revitalization of
underutilized properties to improve the appearance, safety, and desirability of the
neighborhood along Tukwila International Boulevard. This redevelopment will
benefit all properties in the vicinity. The overlay leaves in place many of the existing
development standards that protect neighboring properties, such as the proportional
setbacks. Alternative development regulations in the proposed overlay district would
lessen potential negative impacts on neighboring properties by requiring that
residential and commercial tenant leases prohibit parking in the neighborhoods, and
by providing structured parking for new development. Pedestrian amenities would be
required, and would benefit the neighborhood by encouraging walking and a more
positive neighborhood experience.
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•
Attachment C
Tukwila City Council Regular Meeting Minutes
May 18, 2009
Page 5 of 9
amounts to an arterial, as this is a street that leads up to residential neighborhoods. He expressed hope
the two cities can continue to work together to mitigate these concerns. In particular, he recommends
that Section 4.10 of the development agreement regarding S. 178th Street be left out at this time.
Vern Meryhew, 4431 S. 148th St, stated this is a great plan with a local developer who has a record of
quality projects. The bike trail along the river and the hillside are great amenities. This project will
provide a good stimulus for the economy with jobs and increased revenue, and he encourages the City to
move forward.
Joanne McManus, 5610 S. 133rd St., encouraged the Council to move forward with the project. She
noted the developer has ties with Tukwila, and feels the City would be amiss to not sign the agreement —
not only for ourselves but for future generations.
Allan Ekberg, 4920 S. 161st St., recalled looking at the Comprehensive Plan in 1994 when the City
started thinking about the south end of the City, and 15 years later Council has a chance to support and
make the Tukwila South project a reality. He served as a member of the Planning Commission, which
reviewed and made recommendations on the annexation area. He supports the removal of warehouse
space from the plan, and likes the trail along the river.
8:06 p.m. Mayor Haggerton closed the public hearing.
Mayor Haggerton reminded the audience a public hearing will be held on additional items related to the
Tukwila South project at the next meeting (on Tuesday, May 26, 2009, due to the Monday holiday), and
Council will deliberate at that meeting also.
UNFINISHED BUSINESS
a. Authorize the Mayor to sign an application for Community Development Block Grant funds for
the 2010 Minor Home Repair Program to serve the cities of Tukwila, SeaTac, Des Moines, and
Covington In the amount of $91,000.00.
MOVED BY GRIFFIN, SECONDED BY QUINN TO AUTHORIZE THE MAYOR TO SIGN AN
APPLICATION FOR COMMUNITY DEVELOPMENT BLOCK GRANT FUNDS FOR THE 2010 MINOR
HOME REPAIR PROGRAM TO SERVE THE CITIES OF TUKWILA, SEATAC, DES MOINES, AND
COVINGTON IN THE AMOUNT OF $91,000.00. MOTION CARRIED 7 -0.
8:07 p.m. Councilmember Duffle left the Council Chambers.
b. 2009 Comprehensive Plan amendments (to be discussed In public meeting format).
Rebecca Fox, Senior Planner, noted the City is beginning its annual review of proposed Comprehensive
Plan amendments. Ms. Fox used a PowerPoint presentation to explain the process for amending the
Comprehensive Plan. Tonight is the first step, during which Council will take comments from the public
and applicants. Council will then make a threshold decision to either:
1. Forward the application to the Planning Commission (as is or modified) for further consideration.
2. Defer the application for a year.
3. Reject the application. "
8:10 p.m. Councilmember Duffle returned to the Council Chambers.
In order to make a decision, Council will generally consider the following review criteria:
1. Is the issue already adequately addressed in the Comprehensive Plan?
2. Is the proposed change needed?
3. Is this the best means to meet public need?
4. Is there a net benefit to the community?
•
Tukwila City Council Regular Meeting Minutes
May 18. 2009 Page 6 of 9
For any applications the Council does forward, there will be an environmental review, and the Planning
Commission will review the application, hold a public hearing and make a recommendation. The
recommendation will return to Council for a public hearing and final decision. Both of these amendments
would potentially result in more intensive development of the type that was desired by the community and
spelled out in the Tukwila International Boulevard Plan.
The first amendment is the Osterly Townhome project, a rezone request at 3421 S. 144th St. It is a
quarter of an acre of vacant property and is part of Tukwila's first townhome project. The specific request
is to change the zoning from Medium Density Residential to High Density Residential to allow additional
units to be built.
Mike Overbeck, 4620 S. 148th St., is the applicant, and he requests the project be forwarded. He noted
the project includes six tax parcels and stated he is available to answer any questions.
Pam Carter, 4115 S. 139th St., stated the amendment sounds reasonable to be moved forward, and it is
exciting that Tukwila may be getting a townhouse development. She noted the area already has High
Density Residential.
Sharon Mann, 4452 S. 160th St., feels a project of this type would complement the Tukwila Village
development.
The second amendment is to establish an Urban Renewal Overlay District, approximately 7 blocks in area
in the vicinity of Tukwila International Boulevard, including the Tukwila Village site. The potential Tukwila
Village developer proposed concepts that require some changes to existing development regulations.
Changes would apply to the entire overlay district (roughly between S. 140th, S. 146th, 37th Ave. S, and
42nd Ave. S.). The zoning would remain the same. The proposed changes would spur redevelopment
through alternate development regulations intended to improve development and add vitality by focusing
on compact development, pedestrian improvements and transit- oriented development. The primary
changes are increased building height and reduced residential parking requirements. In exchange,
applicants would need to meet specific criteria including significant structured residential parking and
significant pedestrian amenities.
Michael J. West, Southtowne Auto Rebuild, 14884 Tukwila International Boulevard, encouraged Council
to send the Urban Renewal Overlay district proposal to the Planning Commission for consideration. The
changes will allow the Tukwila Village project to become financially feasible and one step closer to reality.
He feels requiring the developer to hold to current height and parking regulations will kill the project.
Derek Speck, Economic Development Administrator and project manager for the application, explained
a number of developers have pointed out the typical standard for "mixed -used residential over retail" is for
5 stories of residential over 1 story of retail, which requires the ability to build up to approximately 65 feet.
Mr. Speck used a PowerPoint presentation to display photographs of existing 4- and 5 -story develop-
ments. Parking is usually 1 parking space for a 1- bedroom unit, and a higher number for 2- bedroom units.
Sharon Mann, 4452 S. 160th St., feels the proposal meets the four criteria needed to be considered to be
forwarded for consideration. She feels the proposed development will bring the community together and
serves as a focal point on Tukwila International Boulevard.
Anna Bernhard, 14241 59th Ave. S., feels condominium complexes never have enough parking, so she
would like to ensure enough parking is available.
Pam Carter, 4115 S. 139th St., feels the community trusts the Council will make the right decision and
move this item on. She stated most of the items mentioned were included in both Tukwila Village
development proposals previously presented, both of which were supported by the public.
MOVED BY GRIFFIN, SECONDED BY LINDER TO FORWARD THE 2009 COMPREHENSIVE PLAN
AMENDMENTS TO THE PLANNING COMMISSION.*
Mr. Robertson spoke in favor of the motion, noting both issues are not adequately addressed in the
Comprehensive Plan.
• •
Tukwila City Council Regular Meeting Minutes
May 18, 2009 Page 7 of 9
*MOTION CARRIED 7 -0.
c. Authorize the Mayor to sign an amendment to Contract #06 -059 with Commercial Development
Solutions for project management services in the amount of $48,000.00.
MOVED BY GRIFFIN, SECONDED BY LINDER TO AUTHORIZE THE MAYOR TO SIGN AN
AMENDMENT TO CONTRACT #06 -059 WITH COMMERCIAL DEVELOPMENT SOLUTIONS FOR
PROJECT MANAGEMENT SERVICES IN THE AMOUNT OF $48,000.00. MOTION CARRIED 7 -0.
NEW BUSINESS
REPORTS
a. Mayor
Mayor Haggerton distributed an agenda for the Budget Workshop scheduled for May 28, 2009. Up-to-
date information will be provided at the meeting. On May 13, 2009, the Mayor attended Suburban Cities'
Public Issues Committee meeting. On May 14, 2009, there was a WRIA 9 meeting, which included the
North Winds Weir Duwamish Salmon Habitat Acquisition and Restoration project in Tukwila, which was
moved forward in the amount of $2 million. He noted Seattle has indicated a desire to opt out of their
membership in WRIA9 (but would stay in WRIA8). On May 15, 2009, the Mayor addressed the Knights of
Columbus state convention at the Doubletree. They had 300 members in attendance plus guests. He
also attended the Tukwila Pantry fundraising lunch and dessert auction that same day. Earlier today he
attended Cascade Water Alliance's 10th Anniversary meeting, which was held at the Museum of Flight.
He reminded all in attendance of the celebration to be held at the Museum of Flight on Memorial Day.
b. City Council
Council President Hemandez attended the National Police Officers Memorial Day ceremony on May 15,
2009 and the Tukwila Pantry lunch. She reminded everyone to encourage groups to volunteer to lead the
Pledge of Allegiance at Committee of the Whole meetings.
Councilmember Robertson and Councilmember Quinn attended a meeting of transportation leaders in the
County on May 14, 2009, where King County Metro described their current budget problem.
Mr. Robertson distributed information on Metro budget and system reduction issues and asked for
direction from Council In preparation for his attendance at a South County Area Transportation Board
(SCATBd) meeting tomorrow. Chart "A" shows the discrepancy between actual and expected sales tax
revenue.
Chart "B" shows Metro expects a budget deficit of $17 million in 2009, $74 million in 2010, $94 million in
2011, etc. Chart "C" describes attempts to optimize their operation but those efforts are not expected to
make up the difference. Capital spending is committed to next year, but then drops off dramatically,
meaning they will then have to cut service. Metro is asking for a policy level recommendation from the
jurisdictions involved and SCATBd is one of the vehicles available to provide a recommendation.
Chart D shows 3 graphs that represent the number of hours of bus usage in any given time of the day,
including two peaks that reflect rush hours. The "Congestion Relief" graph emphasizes service during the
rush hour portions and reduces service during the rest of the day. The "All Day Mobility" graph has
smaller peaks during rush hour and higher service during "all day." The "High Demand Corridors" graph
is a mix of the two, in which they would try to work the high demand corridors.
Chart E explains the above options in another format.
Councilmember Robertson expressed his feeling that the needs of most Tukwila citizens would be met by
the All Day Mobility model, which would best serve those who are dependent on buses all day.
Councilmember Linder stated that in her experience on routes serving Tukwila, a lot of Tukwila citizens
do take the bus to work.
MMEEMME
ME MENEM
■EEC' t®®M
ME MAME
ME iiire'C
i®■ptir7m
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-u...■
Tukwila Village Project
Zoning Lines
Commercial Redevelopment Areas
Proposed Commercial Redevelopment Area
8I3 ®w ® Proposed Urban Renewal Overlay District
L08 -081 Comprehensive Plan Amendment- Urban Renewal Overlay District
L08 -082 Rezone /Overlay District -Urban Renewal Overlay District
Attachment D
■■■ ■■■I
•■■■■■i
Tukwila Village Project
Zoning Lines
Commercial Redevelopment Areas
Proposed Commercial Redevelopment Area
^ o m Proposed Urban Renewal Overlay District
L08 -081 Comprehensive Plan Amendment- Urban Renewal Overlay District
L08 -082 Rezone /Overlay District -Urban Renewal Overlay District
Attachment E
• •
Attachment F
Current Setback Requirements
Related to the Urban Renewal Area
City of Tukwila Zoning Code
Maximum
Allowed
Building Current Required Setbacks in Feet (6)
Height Second Alternative Alternative
Zone Note (Feet) Front Front Side Side Rear Rear
NCC (1) 45 6 -12 5 10 10 -20 10 10 -20
HDR (2) 45 15 -45 7.5 -22.5 10 -30 10 -30 10 -30 10 -30
MDR (3) 30 15 -30 7.5 -15 10 -20 10 -30 10 -20 10 -30
LDR 30 20 10 5 N/A 10 N/A
RC (4) 35 20 10 10 10 - 30 10 10 - 30
(1) NCC Zone
(a) In NCC, maximum allowed height is 3 stories or 35 feet (4 stories or 45 feet in the NCC of the Tukwila
International Boulevard Corridor, if a mixed -use with residential and commercial component). This chart
assumes 45 feet.
(b) In NCC, front setback is 6 feet (12 feet if located along Tukwila International Boulevard).
(c) In NCC, "Alternative Side" applies if any portion of the yard is within 50 feet of LDR, MDR, or HDR. The
required setback would be based on a ratio of 1.5:1 (for every 1.5 feet of building height, setback 1 foot
from property line) with a minimum of 10 feet and a maximum of 20 feet.
(d) In NCC, "Alternative Rear" applies using the same criteria and implementation as Alternative Side.
(2) HDR Zone
(a) In HDR, the setbacks allow a tiered structure for front, second, front, side, and rear. For example, side
or rear yard setbacks must be at least 10 feet for the 1st floor, 20 feet for the 2nd and 3rd floors, and
30 feet for the 4th floor.
(b) In HDR, "Alternative Side and Rear" requires the 3rd floor to be at least 30 feet setback if adjacent to LDR.
(3) MDR Zone
(a) In MDR, the setbacks allow a tiered structure for front, second, front, side, and rear. For example, side
or rear yard setbacks must be at least 10 feet for the 1st floor, 20 feet for the 2nd and 3rd floors.
(b) In MDR, "Alternative Side and Rear" requires the 3rd floor to be at least 30 feet setback if adjacent to LDR.
(4) RC Zone
(a) In RC, "Alternative Side" applies if any portion of the yard is within 50 feet of LDR, MDR, or HDR. The
required setback would be based on a ratio of 1.5:1 (for every 1.5 feet of budding height, setback 1 foot
from property line) with a minimum of 10 feet and a maximum of 30 feet.
(b) In RC, "Alternative Rear" applies using the same criteria and implementation as Altemative Side.
(5) General
(a) Townhouse developments may have different setback requirements (e.g. 10 feet).
(b) In most cases setback is defined as the distance from the property line, not the sidewalk.
Version: 7/14/09
Comp Plan Setbacks.xls Requirements
Page 1/4 Printed: 07/15/2009 11:15 AM
Comparison of Height and Setbacks
Proposed Urban Renewal Overlay Zone
Most Intensive Scenarios
Approximate Scale
Following are examples to show the approximate height and setbacks between buildings if constructed under the
proposed Comprehensive Plan and Zoning Amendments in the Urban Renewal Overlay Zone.
These examples are intended to display the most intense development scenarios. Developers could choose to
construct buildings with Tess height and greater setbacks.
These scenarios assume the parcels are adjacent to each other. In the case of most parcels, there would also be a
city street separating the developments.
Example 1: NCC Adjacent to NCC
Side or rear yard to side or rear yard
45'
NCC
Comp Plan Setbacks.xls Example 1
Current Proposed
45'
< >,
10' +10' =20'
NCC
65'
NCC
65'
< >
10' +10' =20'
NCC
Page 2/4 Printed: 07/15/2009 11:15 AM
Comparison of Height and Setbacks
Proposed Urban Renewal Overlay Zone
Most Intensive Scenarios
Approximate Scale
Example 2: NCC Adjacent to HDR
Altemative side yard to side or rear yard
45'
NCC
Example 3: NCC Adjacent to MDR
Altemative side yard to side or rear yard
45'
NCC
Comp Plan Setbacks.xls Example 2,3
Current Proposed
< >
45'
65'
20' +30' =50' 20' +30' =50'
>
HDR
30'
NCC
65'
< >
20' +30' =50' 20' +30' =50'
Page 3/4
MDR
NCC
45'
HDR
30'
MDR
Printed: 07/15/2009 11:15 AM
Comparison of Height and Setbacks
Proposed Urban Renewal Overlay Zone
Most Intensive Scenarios
Approximate Scale
Example 4: NCC Adjacent to LDR
Altemative side yard to side or rear yard
Notes
Current Proposed
45'
NCC
< >
20' +5' =25'
30'
LDR
65'
NCC
< >
20' +5'= 25'
30'
LDR
(1) These scenarios assume buildings are constructed to their maximum allowable heights.
(2) These scenarios reflect the minimum required setbacks.
(3) These scenarios do not show the additional separation that would be created by city streets and sidewalks.
(4) The LDR scenario is very unlikely to occur due to the requirement for frontage along TIB.
Comp Plan Setbacks.xls Example 4 Page 4/4 Printed: 07/15/2009 11:15 AM
PACIFIC HIGHWAY REVITALIZATION PLAN
Figure 3: Commercial/
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GIS
Tukwila
10121:1:1: :Pm
S 148 St
Commercial Redevelopment Areas
®® ®o ®o l Urban Renewal Overlay District
Tukwila International Boulevard
Urban Renewal Overlay District
GIS
Tukwila
S 44 / Eft m
1111 •
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S 148 St
Commercial Redevelopment Areas
®a ®a ®a 1 Urban Renewal Overlay District
Tukwila International Boulevard
Urban Renewal Overlay District
Figure 1 8-15
Attachment I
• Attachmt A
Tukwila International Boulevard
Urban Renewal Area/Transit Oriented Development Overlay District
Comprehensive Plan Amendment
Summary
This application proposes an amendment to the Comprehensive Plan and Zoning Code to
create an overlay district for commercial, commercial redevelopment area and multi-
family zoned properties within the Urban Renewal Area along Tukwila International
Boulevard. The Urban Renewal Area was designated in the January, 2000 "Tukwila
International Boulevard Plan — Revitalization and Urban Renewal" as part of the
redevelopment planning process. Chapter 35.81 RCW required the designation of an
Urban Renewal Area and plan for City partnership in private development.
The proposed overlay district generally lies between S. 140th Street, 37th Avenue South,
S. 146th and 42nd Avenue S. The LDR -zoned properties on the west side of 42nd Avenue
South between S. 146th and S. 144th will be excluded from the overlay since recent
redevelopment and the presence of wetlands make them unsuited for higher intensity
development. The LDR -zoned property north of S 144th will be designated a
Commercial Redevelopment Area and, if redeveloped as part of a project in the overlay
district, would be permitted to apply the uses and standards of the adjacent commercial
district (TMC 18.60.060).
The intent of the overlay district is to encourage the redevelopment of distressed areas
(i.e. the Urban Renewal area on Tukwila International Boulevard) with a compact, transit
oriented development pattern including neighborhood serving services and retail, more
pedestrian friendly site design, high quality materials and attractive projects.
The proposed overlay district would leave the existing zoning in place and would not
change development standards for the underlying zones including Medium Density
Residential (MDR), High Density Residential (HDR), and Neighborhood Commercial
Center (NCC). However, the overlay would provide some additional alternative
development standards that could be applied to developments within the overlay district
upon request of the property owner and if the developments meet certain qualifying
criteria.
The proposed overlay district's basic alternative development standards include: 1)
allowing building heights of up to 65 feet; 2) reducing the required parking spaces for
multi - family development; 3) determining the maximum number of dwelling units by the
building envelope; and 4) allowing live /work space on the ground floor of the
Neighborhood Commercial Center zone. The applicant would request to use the
alternative development standards and the project would be required to meet specific
criteria, such as providing structured parking, requiring leases that prohibit on- street
parking, and others. Specific development standards are proposed in the accompanying
rezone application (File #L08 -082).
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• •
A. Comprehensive Plan Amendment Criteria (TMC 18.80.050)
Demonstrate how each of the following circumstances justifies a re- designation of your
property or a change in existing Plan policies
(1) Describe how the issue is addressed in the Comprehensive Plan. If the issue is not
adequately addressed, is there a need for the proposed change?
Per Tukwila's Comprehensive Plan, "To redevelop and reinvigorate the Pacific Highway
Corridor" is the #2 priority of the four major objectives. An additional goal and policies
to redevelop Tukwila International Boulevard are spelled out in the
"Transportation Corridors" element, including Goal 8.2 and Policies 8.2.1 through 8.2.21.
Goal 8.2 Pacific Highway Corridor Goal provides a sense of the importance of Tukwila
International Boulevard redevelopment as follows:
"A Pacific Highway corridor that is an attractive, safe and profitable place to live, do
business, shop and work, and is a positive reflection of the City as a whole and of the
surrounding residential and business community."
Policy 8.2.1. Mitigate transportation impacts associated with regional travel by the use of
extensive amenities, transit service, and appropriate siting and design of new uses,
including the highway itself.
The Urban Renewal Area overlay is needed to supplement and strengthen the
Comprehensive Plan policies relating to Tukwila International Boulevard, as well as the
adopted "Tukwila International Boulevard Plan" (January, 2000) and the Tukwila
International Boulevard Design Manual (January, 1999) by providing guidance to spur
redevelopment and to take full advantage of bus routes along Tukwila International
Boulevard, and Sound Transit light rail located at S. 154t.
The proposed overlay district will encourage redevelopment of underutilized properties
that are included in the designated Urban Renewal Area, and would provide the
maximum opportunity for private enterprise that is consistent with City of Tukwila goals
and public needs. This will enhance the general desirability of the area with high - quality,
compact and transit - oriented development.
(2) Why is the proposed change the best means for meeting the identified public need?
What other options are there for meeting the identified public need?
The Comprehensive Plan and Tukwila International Boulevard Revitalization and
Urban Renewal Plan (2000) identify a public need for an "attractive, safe and
profitable place to live, do business, shop and work" along Tukwila International
Boulevard. The Urban Renewal Area between South 140`h Street and South 146th has
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• •
been a special focus. The City has taken many steps to foster a vibrant neighborhood,
including installing new streets, curbs, wide sidewalks and gutters, undergrounding
utilities, creating a new park, cleaning up trash, instituting design guidelines, working
with community groups, and strongly emphasizing policing measures to improve
safety.
The Comprehensive Plan encourages excellent design with pedestrian and other
amenities but the height and parking requirements make those projects economically
infeasible. An overlay district provides a targeted means to address this identified
need and to spur redevelopment in a specific location. The overlay zone makes
compact development more feasible with additional pedestrian amenities, structured
parking, reduced residential parking requirements and taller structures. This type of
development would create opportunities for additional commercial and residential
opportunities to address the identified public need for community revitalization.
Alternate methods could be to: 1) change the requirements of the underlying MDR,
HDR and NCC zones; 2) prepare individual development agreements for new
development along Tukwila International Boulevard; or 3) designate a Transit
Oriented Development overlay along the length of Tukwila Boulevard to the Sound
Transit Station at S. 154th.
(3) Why will the proposed change result in a net benefit to the community? If not, what
type. of benefit can be expected and why?
The proposed changes will foster a more vibrant and cohesive community by making
compact design more economically feasible; allowing more dwelling units which
bring more people into the neighborhood to walk, shop, eat, and play; and by
requiring development amenities that make a more attractive, interesting
neighborhood.
B. Comprehensive Plan Amendment Criteria (TMC 18.80.010)
(1) A detailed statement of what is proposed and why
The applicant proposes to amend the Comprehensive Plan to add the following policy:
Policy 8.2.22 Establish an overlay district in the designated urban renewal area,
generally between S. 140`h, 42nd Avenue South, S. 146`h Street and 37th Avenue South,
that may allow increased building heights, reduced residential parking requirements, and
other alternative development standards, subject to specific criteria, in order to
encourage well - designed, compact, transit - oriented and pedestri an-fri endly
redevelopment to activate the community along Tukwila International Boulevard."
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The intent of the proposed Urban Renewal Overlay District is to create a more vibrant
neighborhood with neighborhood- oriented services and retail, redevelopment of
distressed properties, more pedestrian friendly site design with high quality materials and
attractive design. The overlay district is intended to be a specific tool to help implement
the priorities of the Tukwila International Boulevard Plan, and is consistent with the
desired direction of redevelopment projects in the area. The specific development
standards such as reduced parking requirement, higher height limit, greater number of
dwelling units make the economics of compact, mixed -use development, such as the
Tukwila Village project, more feasible. Specific qualification criteria ensure that public
interests are served and high quality amenities are provided. The Urban Renewal
Overlay District's specific proposed development standards are described in the
accompanying Zoning Code amendment (File #L08 -082).
(2) A statement of the anticipated impacts of the change, including the geographic area
affected and the issues presented by the proposed change
The proposed overlay district generally lies in the Tukwila International Boulevard Urban
Renewal Area between S. 140th Street, 37th Avenue South, S. 146th and 42nd Avenue S.
The LDR -zoned properties on the west side of 42nd Avenue South between S. 146th and
S. 144th shall be excluded from the overlay since recent redevelopment and the presence
of wetlands make them unsuited for higher intensity development. The LDR -zoned
property north of S 144th shall be designated a Commercial Redevelopment Area and if
redeveloped as part of a project in the overlay district, would be permitted to apply the
uses and standards of the adjacent commercial district (18.60.060).
New development is likely to be the primary impact of the proposed change. There has
been little new development in this district for several decades. Vacant lots and
underutilized parcels such as auto sales lots would be likely to redevelop to mixed -use
buildings with residential units above ground -floor commercial. Some older apartments
may be replaced with new mixed use structures that include residential units above
commercial uses.
The most visible impact would be taller buildings in the NCC zone (the current maximum
height of 45 feet would increase to 65 feet.) This would be mitigated with the required
stepping back of buildings adjacent to residential units. Because the eligibility criteria
include mechanisms to prohibit tenant parking in the neighborhoods, the reduced parking
requirement will not have a visible impact in the neighborhood, although it makes the
project economics more viable. Enclosed structures would be required for 75% of
residential parking.
With less parking provided and a requirement for shared car parking (ZipCar), there
could be fewer automobiles, and a greater focus on transit use. Requirements for
pedestrian - friendly features should result in better design and added pedestrian activity.
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(3) An explanation of why the current comprehensive plan or development regulations
are deficient or should not continue in effect
The current Comprehensive Plan and Tukwila International Boulevard Redevelopment
Plan make redevelopment along Tukwila International Boulevard a priority. The
proposed overlay district implements alternative development regulations for the Urban
Renewal Area, which has been a long -time focal point for redevelopment and includes
the Tukwila Village project. The Urban Renewal Overlay District's development
standards are intended to address deficiencies in current development standards in order
to spur redevelopment in a compact, transit- friendly pattern that will encourage
pedestrian activity and enliven the street area.
The current multi- family and mixed -use development regulations that set maximum
building height and minimum parking requirements assume significant reliance on
automobiles. These development standards are less applicable for neighborhoods, such
as the area along Tukwila International Boulevard, with good transit availability, services
and amenities within walking distance, and pedestrian activity.
In this neighborhood people can walk to a grocery store and drug store for daily
necessities, and can also access a park, library, schools, and restaurants without requiring
a car. Residents can walk to a bus line that provides service to downtown Seattle,
Tukwila's transit station in the urban center, and other destinations. In 2009, Sound
Transit's light rail station will open at S. 154th Street, providing additional service to
downtown Seattle, the SeaTac Airport, and other destinations. As the neighborhood
continues to improve in its appearance and amenities, it will become more desirable for
compact development and transit oriented living.
Tukwila's current multi - family parking standards are deficient and problematic for some
multi - family residential development because the costs of providing the number of
required parking spaces per unit makes the economics of redevelopment and new
development very difficult. Current city -wide development standards stipulate two
parking spaces per dwelling unit up to three bedrooms. A studio or one - bedroom unit
requires two parking spaces as well, although most people who live in studios that are in
pedestrian and transit friendly neighborhoods only have one car. Providing one parking
space in structured parking can range from $20,000 to $30,000 per space, and add 10% to
20% to the total cost of multi - family residential development. An overlay district that
allows additional dwelling units and building heights subject to specific criteria is needed
to help defray the costs of the desired structured parking and make the new development
workable financially.
(4) A statement of how the proposed amendment complies with and promotes the goals
and specific requirements of the Growth Management Act
Among its objectives, the Growth Management Act attempts to encourage growth and
development in urban areas in order to preserve farm, rural and resource lands within
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close proximity to these urban lands. By encouraging compact urban areas, public
facility costs are more efficiently supported by higher densities and tax dollars. Specific
goals are as follows:
RCW 36.70A.020 Planning Goals- -
(1) Urban Growth. Encourage growth in urban areas where adequate public facilities
and services exist or can be provided in an efficient manner...
(4)Housing. Encourage the availability of affordable housing to all economic
segments of the population of this state, promote a variety of residential densities and
housing types, and encourage preservation of existing housing stock...
(5) Economic Development. Encourage economic development throughout the
state. that is consistent with adopted comprehensive plans, promote economic
opportunity for all citizens of this state, especially for unemployed and for
disadvantaged persons, promote the retention and expansion of existing
businesses and recruitment of new businesses, recognize regional differences
impacting economic development opportunities, and encourage growth in areas
experiencing insufficient economic growth, all within the capacities of the state's
natural resources, public services, and public facilities...
(10) Environment. Protect the environment and enhance the state's high quality
of life, including air and water quality, and the availability of water.
(5) A statement of how the proposed amendment complies with applicable Countywide
planning policies
According to applicable Countywide Planning Policy, infill development should be in
keeping with existing development patterns. Compact development is encouraged.
LU -69 All jurisdictions shall develop neighborhood planning and design processes to
encourage infill development and enhance the existing community character and mix
of uses
(6) A statement of what changes, if any, would be required in functional plans (i.e. the
City's water, sewer, storm water, or shoreline plans) if the proposed amendment is
adopted
The proposed overlay district would not require the City to change any functional
plans at this time. As development occurs, the City would make the same sorts of
improvements to transportation, water, sewer, and storm water infrastructure that it
would make for any development.
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• •
(7) A statement of what capital improvements, if any, would be needed to support the
proposed change, and how the proposed change would affect the capital facilities
plans of the city
The proposed overlay district would not require the City to make capital
improvements at this time. As development occurs the City would make the same
sorts of improvements to capital facilities that it would make for any development.
(8) A statement of what other changes, if any, are required in other City codes, plans or
regulations to implement the change.
Implementing the proposed overlay district would not require changes in other City
codes, plans or regulations.
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• •
Attachment B
Tukwila International Boulevard
Urban Renewal Area/Transit- Oriented Development
Overlay District
Rezone
Summary
This application proposes an amendment to the Comprehensive Plan and Zoning Code to
create an overlay district for commercial, commercial redevelopment area and multi-
family zoned properties within the Urban Renewal Area along Tukwila International
Boulevard. The Urban Renewal Area was designated in the January, 2000 "Tukwila
International Boulevard Plan— Revitalization and Urban Renewal" as part of the
redevelopment planning process. Chapter 35.81 RCW required the designation of an
Urban Renewal Area and plan for City partnership in private development.
The proposed overlay district generally lies between S. 140th Street, 37th Avenue South,
S. 146th and 42nd Avenue S. The LDR -zoned properties on the west side of 42nd Avenue
South between S. 146th and S. 144th will be excluded from the overlay since recent
redevelopment and the presence of wetlands make them unsuited for higher intensity
development. The LDR -zoned property north of S 144th will be designated a
Commercial Redevelopment Area and, if redeveloped as part of a project in the overlay
district, would be permitted to apply the uses and standards of the adjacent commercial
district (TMC 18.60.060).
The intent of the overlay district is to encourage the redevelopment of distressed areas
(i.e. the Urban Renewal area on Tukwila International Boulevard) with a compact, transit
oriented development pattern including neighborhood serving services and retail, more
pedestrian friendly site design, high quality materials and attractive projects.
The proposed overlay district would leave the existing zoning in place and would not
change development standards for the underlying zones including Medium Density
Residential (MDR), High Density Residential (HDR), and Neighborhood Commercial
Center (NCC). However, the overlay would provide some additional alternative
development standards that could be applied to developments within the overlay district
upon request of the property owner and if the developments meet certain qualifying
criteria.
The basic alternative development standards include: 1) allowing building heights of up
to 65 feet; 2) reducing the required parking spaces for multi - family development; 3)
determining the maximum number of dwelling units by the building envelope; and 4)
allowing live /work space on the ground floor of the Neighborhood Commercial Center
zone.
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Proposed Development Standards
(1) Allow building heights up to 65 feet in the Urban Renewal Area. The existing
Neighborhood Commercial Center (NCC) setback standards shall be followed per
TMC 18.22.080.
(2) Allow multi - family parking standards to be one parking space per each dwelling
unit that contains up to one bedroom plus 0.5 spaces for every bedroom in excess
of one bedroom in a dwelling unit.
(3) Allow the maximum number of dwelling units to be determined by the building
envelope thus eliminating a specific limit on the number of residential dwelling
units. Additionally, require units to contain at least 500 square feet of interior
floor space and allow no more than 50% of the dwelling units to be studios.
(4) Allow live /work space on the ground floor to meet the NCC requirement for
ground floor retail or office space if the live /work space is built to commercial
building code standards with a typical retail store front appearance.
(5) Allow ground floor residential uses in the NCC zone in buildings or portions of
buildings that do not front on an arterial.
Qualification Criteria
The Urban Renewal Overlay District's proposed development standards would apply if
the owner /developer requests, and if all the following criteria are met:
(1) At least 100 feet of the development's perimeter fronts on Tukwila International
Boulevard
(2) At least 75% of required residential parking is provided in an enclosed structure
(garage or podium). The structure must be screened from view from public rights
of way.
(3) The ground floor along Tukwila International Boulevard must be active uses
except for the width of the garage access.
(4) Residential and commercial tenant leases must prohibit parking on neighborhood
streets.
(5) Residential development must encourage tenants to use a car sharing program and
make one space available at no charge to a car sharing program (if available) for
every 50 spaces on site.
(6) Development must provide amenities to enable a high quality pedestrian
experience (retail windows, pedestrian scale design along sidewalks, wide
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• •
sidewalks, pedestrian access through site, benches, art, landscaping and lighting,
quality of materials, etc.)
Zoning Amendment Criteria (TMC 18.84.030)
Demonstrate how each of the following circumstances justifies a rezone of your property
or a change in the existing zoning code.
Each determination granting a rezone shall be supported by written findings and
conclusions showing specifically wherein all of the following conditions exist:
(1) That the proposed amendment to the zoning map is consistent with the goals,
objectives, and policies of the comprehensive plan
Of four objectives, the Comprehensive Plan's #2 priority objective is the following:
To redevelop and reinvigorate the Pacific Highway corridor.
Goal 8.2 Pacific Highway Corridor Goal is the following:
A Pacific Highway corridor that is an attractive, safe and profitable place to live, do
business, shop and work, and is a positive reflection of the City as a whole and of the
surrounding residential and business community.
Pacific Highway Corridor policies 8.2.1 through 8.2.21 describe the means to achieve the
Pacific Highway Corridor goal (above) and to support positive redevelopment for the
Tukwila International Boulevard corridor (renamed from Pacific Highway in 1999) and
surrounding area.
As indicated above, the second highest priority for the City of Tukwila is the
redevelopment of the Pacific Highway Corridor. The goal for Tukwila International
Boulevard is a " Pacific Highway corridor that is an attractive, safe and profitable place
to live, do business, shop and work, and is a positive reflection of the City as a whole and'
of the surrounding residential and business community."
Tukwila International Boulevard with attractive design, transit, activities, and amenities,
would encourage people to walk and interact, improve safety with more "eyes on the
street ", and become a vibrant neighborhood. The proposed overlay district will
encourage redevelopment of underutilized properties that are included in the designated
Urban Renewal Area, and would provide the maximum opportunity for private enterprise
that is consistent with City of Tukwila goals and public needs. This will enhance the
general desirability of the area with high - quality, compact and transit - oriented
development.
(2) That the proposed amendment to the zoning map is consistent with the scope and
purpose of this title and the description and purpose of the zone classification applied for
The proposed Urban Renewal Overlay would retain and be consistent with the
existing High Density Residential (HDR), Neighborhood Commercial Center (NCC)
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• •
and Regional Commercial (RC). The proposed amendment would create an overlay
district that would supplement the current underlying zoning through new
development standards that would be applicable only if specific criteria, such as
providing covered parking and high quality pedestrian amenities, were met.
(3) There are changed conditions since the previous zoning became effective to warrant
the proposed amendment to the zoning map
Changed conditions warrant the proposed amendment to the zoning map. These
include:
(a) A new light rail station will open in 2009 providing service to downtown Seattle,
the SeaTac Airport, and other locations.
(b) Bus rapid transit (BRT) will start in 2010 between Federal Way and the light rail
station
(c) Metro is proposing additional bus service to the light rail station, including more
service along Tukwila International Boulevard between South 144th and the light
rail station.
(d) There is a nationwide increase in demand by employees and residents to be able
to live and work in pedestrian friendly, transit oriented neighborhoods.
(e) The City is negotiating with a developer for creation of Tukwila Village at the
intersection of South 144th and Tukwila International Boulevard. All of the
developers who competed for this project expressed the importance of having the
ability to build to 65 feet and meet lower parking standards in order to ensure
economic viability for the project.
(4)The proposed amendment to the zoning map will be in the interest and furtherance
of the public health, safety, comfort, convenience, and general welfare, and will not
be injurious to other properties in the vicinity in which the subject property is located.
The proposed overlay district will encourage new development and revitalization of
underutilized properties to , improve the appearance, safety, and desirability of the
neighborhood along Tukwila International Boulevard. This redevelopment will
benefit all properties in the vicinity. The overlay leaves in place many of the existing
development standards that protect neighboring properties, such as the proportional
setbacks. Alternative development regulations in the proposed overlay district would
lessen potential negative impacts on neighboring properties by requiring that
residential and commercial tenant leases prohibit parking in the neighborhoods, and
by providing structured parking for new development. Pedestrian amenities would be
required, and would benefit the neighborhood by encouraging walking and a more
positive neighborhood experience.
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1
•
City of Tukwila
Department of Community Development
Jim Haggerton, Mayor
Jack Pace, Director
Urban Renewal Area Overla District
What is the Urban Renewal Overla District?
Comprehensive Plan and Zoning Code amendments are proposed to create an overlay district for co mmercial,
commercial redevelopment area and multi - family zoned properties within the Urban Renewal Area alon
Tukwila International Boulevard. The Urban Renewal Area was designated in the "Tukwila Inte g
Boulevard Plan" (January, 2000) as part of the redevelopment planning process. rnational
Why was it proposed?
The intent of the proposed overlay district is to encourage the redevelopment of distressed areas in the vicinity Tukwila International Boulevard with a compact, transit- oriented development pattern including clnity
neighborhood services, and pedestrian- friendly improvements with high quality materials and design. The
proposed Urban Renewal Overlay District includes the Tukwila Village project site. The Tukwila Village are
developer proposed concepts that require some changes to existing development regulations, and these
reflected in the proposed amendment. The changes, however, would apply to the entire Urban Renewal
Overlay District area.
PROPOSED COMPREHENSIVE PLAN POLICY:
Policy 8.2.22 Establish an overlay district in the designated urban renewal area, generally between S. th
42nd Avenue South, S. 146th Street and 37th Avenue South, that may allow increased building 40 ,
residential parking requirements, and other alternative development standards, subject to specific heights,
rite reduced
order to encourage well- designed, compact, transit - oriented and pedestrian- friendly redevelopment to activate
to
the community along Tukwila International Boulevard." p hate
PROPOSED REZONE /ZONING CODE AMENDMENT:
Development Standards
(1) Allow building heights up to 65 feet in the Urban Renewal Overlay District. The existin Neighbor
Commercial Center (NCC) setback standards shall be followed per TMC 18.22.080. g hood
(2) Allow multi - family parking standards to be one parking space per each dwelling unit that one bedroom plus 0.5 spaces for every bedroom in excess of one bedroom in a dwelling unit. ntains up to
(3) Allow the maximum number of dwelling units to be determined by the building envelope
eliminating a specific limit on the number of residential dwelling units. Additionally, require unitslto
Initials
Page 1 of 3
H: \COMP PLAN 2008 - 2009 \Public Involvement \5.12.09-- TIBAC- Letterhead.doc
6-inn n _
05/12/2009
•
contain at least 500 square
feet of interior floor space and allow no more than 50% of the dwelling units
to be studios.
the ground floor tc' meet the NCC requirement for ground a typical retail or store
(4) Allow if the spore space g ouildin code standards
if the live /work space is built to coma: _ g
front appearance.
(5) Allow ground floor residential uses in the NCC zone in buildings or portions of' buildings that do not
front on an arterial.
Qualification Criteria istrict's proposed development standards would apply if the owner /developer
The Urban Renewal Overlay D p
requests, and if all the following criteria are met: Tukwila International Boulevard
(1) At least 100 feet of the development's perimeter fronts on (garage or podium).
is provided in an enclosed structure (g g
(2) The structure 75% oft required
screened from parking
ew from public rights of way.
The structure mus
(3) The ground floor along
Tukwila International Boulevard must be active uses except for thz width o. ,.,e
garage access.
(4) Residential and commercial tenant leases must prohibit parking on neighborhood streets.
ment must encourage tenants to use a car sharing program and make one space
(5) Residential develop ram (if available) for every 50 spaces on site.
available at no charge to a car sharing pro ram
provide amenities to enable a high quality pedestrian x�ouncesite (retail windows,
art,
(6) Development must pro pedestrian access
pedestrian scale design along sidewalks, wide sidewalks, p
landscaping and lighting, quality of materials, etc.)
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• 11111111111111•1
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4,11 ®I ®I® II1l3
S 146 St
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UMW
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Tukwila Village Project
Zoning Lines
Commercial Redevelopment Areas
Proposed Commercial Redevelopment Area
IMIMIMI ®I ®I
"= 250 feel
L08 -081 Comprehensive Plan Amendment- Urban Renewal Overlay District
L08 -082 Rezone /Overlay District -Urban Renewal Overlay District
®a ® Proposed Urban Renewal Overlay District
Attachment H
TO:
• OACHMEENT A
City of Tukwila
Jim Haggerton, Mayor
INFORMATIONAL MEMORANDUM
Mayor Haggerton
Tukwila City Council
FROM: Jack Pace, Community Development Direct
DATE: May 1, 2009
SUBJECT: ANNUAL COMPREHENSIVE PLAN AMENDMENTS
ISSUE
On May 11, 2009 there will be a briefing on this year's requests for Comprehensive Plan
amendments and rezones, and the review process. On May 18, 2009 a public meeting will be
held to receive comments from the public on the potential amendments.
After the public meeting and discussion, the City Council will make a threshold /screening
decision on whether to forward the proposed amendments to the Planning Commission for
further consideration at this point. It is not necessary to consider the specific merits or
substance of the request to make this decision.
BACKGROUND
The Washington State Growth Management Act limits the City of Tukwila to amending the
Comprehensive Plan once a year, unless it is an emergency. Two applications for
Comprehensive Plan amendment/Rezone that were received by the December 31, 2008
deadline are being considered for review during 2009. The Community Affairs and Parks
Committee was briefed on the applications on April 27, 2009 (Attachment B).
Review Process:
The procedure for City Council review is illustrated by Attachment C.
The Comprehensive Plan amendment and rezone review process has several steps, and takes
several months with opportunity for public comment at each point. The process involves two
separate reviews by the City Council, with intermediate review by the Planning Commission.
The first step in Council's consideration is to take comments and evaluate the proposed
amendment at a public meeting that will be held on May 18, 2009. After the public meeting, the
Council will evaluate each proposed amendment according to the following review criteria:
• Is the issue already adequately addressed in the Comprehensive Plan?
• If the issue is not adequately addressed in the Comprehensive Plan, is there a public need
for the proposed change?
• Is the proposed change the best means for meeting the identified public need?
• Will the proposed change result in a new benefit to the community?
After evaluating the applications based on the review criteria, the Council shall make a
threshold /screening decision consisting of one of the following actions:
• Refer the proposal to the Planning Commission for further review;
• Modify the proposal and refer it to the Planning Commission for further review;
• Defer consideration for one year to get additional information; or,
• Reject the proposal
INFORMATIONAL MEMO •
Page 2
The threshold /screening decision to be made is not whether to approve the request, but whether
to forward it to the Planning Commission for analysis and a public hearing.
The Planning Commission will analyze any application that is forwarded from the City Council,
hold its own public hearing, and make a recommendation based on the substance of the
request. Afterwards, the issue will return to the City Could for a briefing, public hearing,
deliberation and final action. At that point, the Council may:
• Adopt a proposed amendment by ordinance;
• Adopt a modified version of a proposed amendment by ordinance; or
• Reject the amendment.
Consideration of a site - specific amendment is a quasi - judicial decision. Consideration of a
policy amendment is a legislative decision.
DISCUSSION
Applications- -
Attachment D shows the location of both requests.
Osterly Park Townhomes -- Redesignate property from Medium Density Residential (MDR)
to High Density Residential (HDR)
• (File #L08-077--Comprehensive Plan
• File #L09 -002 Rezone) —
The applicant, Mike Overbeck, is requesting to redesignate one parcel from Medium Density
Residential (MDR) to High Density Residential (HDR) at 3421 S. 144th. The .25 acre property
had been the subject of a long -term code enforcement action, and is the site of a former meth
house that was recently demolished.
The site's current Medium Density Residential (MDR) allows up to 14.5 units per acre. High
Density Residential (HDR) would allow up to 22 units per acre. The proposed Comprehensive
Plan amendment/Rezone area is part of a multi - parcel proposal for a 31 unit townhome project
which will be developed in phases. The rezone property would be part of phase 2 of Tukwila's
first townhome project. (Attachments E, F, G)
1. Is the issue already adequately addressed in the Comprehensive Plan?
• The proposed Comprehensive Plan change /Rezone from MDR to HDR is not currently
addressed in the Comprehensive Plan, although the need for a variety of housing stock and
healthy neighborhoods is. It would allow new development to occur with an efficient site
plan.
2.If the issue is not adequately addressed in the Comprehensive Plan, is there a need for the
proposed change?
• The proposed Comprehensive Plan change would enable the property to become part of a
townhome development proposal, whose first phase is now under staff review.
3. Is the proposed change the best means for meeting the identified public need?
• The proposed change from MDR to HDR will permit additional housing to be built as part of a
townhome proposal, and will result in more housing construction and ownership options.
C:ITemp\XPGrpWiselcompPlan.doc
INFORMATIONAL ME. •
Page 3
4. Will the proposed change result in a net benefit to the community?
• The proposed change will create the opportunity for an increased supply of new townhome
housing, and allow development on a former nuisance property that was recently
demolished.
Urban Renewal Overlay District
• (File #L08 -081— Comprehensive Plan Amendment
• File# L08- 082 — Zoning Code Amendment).
The applicant Derek Speck/City of Tukwila seeks to amend the Comprehensive Plan and
Zoning Code to create a new "Urban Renewal Overlay District" for commercial, commercial
redevelopment and multifamily zoned properties within the existing Urban Renewal Area. The
Urban Renewal Area was originally designated in the January, 2000 "Tukwila International
Boulevard Plan."
The proposed Urban Renewal Overlay District is comprised of approximately seven blocks, and
generally lies between S. 140th Street, 37th Avenue South, S. 146th Street and 42nd Avenue S. It
includes the Tukwila Village site, and has long been the focus of community planning efforts and
public improvements. (Attachments H, I, J)
The intent of the Urban Renewal Overlay District is to encourage a compact, transit - oriented
development pattern with neighborhood- oriented services, redevelopment of distressed property,
and more lively and pedestrian - friendly site design. Existing zoning would remain in place by the
proposed overlay district would provide alternative development standards that could be applied to
developments upon the property owner's request, and if certain qualifying criteria were met. A
policy would be added to the Comprehensive Plan. Alternative development standards would be
added to the Zoning Code, and the Zoning Map would be amended.
As now proposed, alternative development standards in the proposed Urban Renewal Overlay
District would allow:
1. Increased building heights up to 65 feet in certain areas;
2. Reduced multi - family parking standards, including one parking space per dwelling unit for
units that contain up to one bedroom plus 0.5 spaces for each additional bedroom;
3. Maximum number of dwelling units to be determined by the building envelope, rather than
setting a specific limit on the number of residential dwelling units; and,
4. Live /work space on the ground floor in Neighborhood Commercial Center to meet the
requirement for ground floor retail or office.
In order to use the alternative standards, developers would need to meet criteria designed to
create an attractive, pedestrian and transit - friendly neighborhood, such as:
1. Provide significant covered parking;
2. Provide active uses on the ground floor, except garage entrances;
3. Provide leases that prohibit on- street residential parking;
4. Protect adjacent residential uses with building setbacks;
5. Provide pedestrian amenities, and other requirements designed to create a healthy,
attractive neighborhood.
C:ITemp\XPGrpWiselcompPlan.doc
INFORMATIONAL MEMO
Page 4
Review Criteria:
1.1s the issue already adequately addressed in the Comprehensive Plan?
Redevelopment along Tukwila International Boulevard is addressed in the current
Comprehensive Plan and associated documents:
• Plan Objective #2 — "To redevelop and reinvigorate the Pacific Highway Corridor"
• Goal 8.2 — "A Pacific Highway that is an attractive, safe and profitable place to live,
do business, shop and work, and is a positive reflection of the City as a whole and
of the surrounding residential and business community"
• Policies 8.2.1 through 8.2.21— Address intentions for Tukwila International
Boulevard improvements
• "Tukwila International Boulevard Plan (1 /00)— Revitalization and Urban Renewal "-
Designates the Urban Renewal Area
• "Tukwila International Boulevard Design Manual (2/99)" —Sets design guidelines for
new development and redevelopment
2.If the issue is not adequately addressed in the Comprehensive Plan, is there a need for the
proposed change?
• The proposed amendment is needed to supplement policies and development standards
that relate to Tukwila International Boulevard. It provides specific and targeted guidance to
encourage redevelopment of underutilized properties that are included in the designated
Urban Renewal Area, and allows the maximum opportunity for private enterprise, such as
Tukwila Village, that is consistent with City of Tukwila goals and public needs. This will
enhance the overall desirability of the area with high quality, compact, pedestrian and
transit - oriented development.
3.1s the proposed change the best means for meeting the identified public need?
• The proposed overlay zone will encourage desired development in the area that has
been identified as being the highest priority for acquisition, redevelopment and rehabilitation.
4, Will the proposed change result in a net benefit to the community?
• The proposed Urban Renewal Overlay District will benefit the community by making new,
compact design more economically feasible and by requiring pedestrian and other
amenities that will make a more attractive and interesting neighborhood.
RECOMMENDATION
After holding a public meeting and discussion on May 18, 2009, the Council is being asked
to decide by motion from among the following:
• Refer the proposal as is to the Planning Commission for further review;
• Modify the proposal and refer to the Planning Commission for further review;
• Defer consideration until a later time to get more information;
• Reject the proposal.
It is not necessary to consider the specific merits or substance of the request to make this
decision.
C:1Temp\XPGrpWiselcompPlan.doc
INFORMATIONAL ME• •
Page 5
ATTACHMENTS
A. (Information Memo)
B. Minutes, Community Affairs and Parks Committee (4/27/09)
C. Chart-- Comprehensive Plan amendment process
D. Map —Comp Plan amendment locations
E. Map — Osterly Park Townhome MDR to HDR
F. Application — Osterly Park Townhome MDR to HDR— Comprehensive Plan Amendment (File
#L08 -077)
G. Application— Osterly Park Townhome MDR to HDR— Rezone (File #L09 -002)
H. Map —Urban Renewal Overlay District location
I. Application —Urban Renewal Overlay— Comprehensive Plan Amendment (File #L08 -081) J.
Application —Urban Renewal Overlay— Rezone (File #L08 -082)
C:1Temp\XPGrpWiselcompPlan.doc
• •ACB
City of Tukwila
Community Affairs and Parks Committee
COMMUNITY AFFAIRS AND PARKS COMMITTEE
Meeting Minutes
April 27, 2009 - 5:00 p.m.; Conference Room #3
PRESENT
Councilmembers: Verna Griffin, Chair; Joe Duffle and Kathy Hougady
Staff: Evie Boykan, Jack Pace, Rebecca Fox, Derek Speck, Rhonda Berry and Kimberly Matej
Guests: Beth Dwyer, GGLO Architecture
CALL TO ORDER: Committee Chair Griffin called the meeting to order at 5:02 p.m.
I. PRESENTATIONS
No presentations.
II. BUSINESS AGENDA
A. Minor Home Repair Program for 2010
Staff is seeking Council authorization to submit the 2010 Community Development Block Grant
application to King County requesting $91,000 for the Minor Home Repair Program.
The City's application proposes to continue the Human Services Minor Home Repair Program for
Tukwila as well as the fiscal management of similar programs for the cities of SeaTac, Des Moines
and Covington. This is the first year that Covington has requested participation in the program.
As with past applications, incorporation of multiple cities into one application makes our request
more competitive against other projects. The funding for this program is not a guarantee.
Evie answered some questions relative to program specifics and those who are served through the
program. The program only serves single family homeowners up to moderate income standards, but the
majority of the clients are at 30% of median income. The program has an annual limit of $2,000 and
lifetime cap of $5,000. UNANIMOUS APPROVAL. FORWARD TO MAY 11 COW FOR
DISCUSSION.
B. 2009 Comprehensive Plan Amendments
Staff is seeking full Council determination of whether or not to forward the proposed 2009
Comprehensive Plan Amendments to the Planning Commission for further consideration, review and
public hearing. Staff summarized and provided a brief overview of the Comprehensive Plan Amendments
annual review process. Two applications have been submitted for the City's consideration as described
below (one from the City and one from the public):
• An application seeking to create an overlay district for commercial, commercial
redevelopment and multifamily zoned properties within the urban renewal area. The proposed
renewal overlay district lies between the following areas: South 140th Street, 37th Avenue
South, South 146th Street and 42nd Avenue South. Staff mentioned that this areas known as
Tukwila Village has been identified as the second highest priority in the City.
• An application to redesignate a portion of land from medium density residential (MDR) to
high density residential (HDR) at 3421 South 144`h.
UNANIMOUS APPROVAL FOR BOTH APPLICATIONS. FORWARD TO MAY 11 COW FOR
DISCUSSION.
• •
Community Affairs & Parks Committee Minutes April 2Z 2009 - Page 2
C. Contract Amendment with Commercial Development Solutions
Administration is seeking full Council approval for a contract amendment with Commercial Development
Solutions.
A draft development agreement and annexation for the Tukwila South project are currently being
reviewed at Council work sessions. In an effort to keep the continuity of work moving forward,
Administration is requesting Council approval of a contract amendment that will extend the current
Commercial Development Solutions contract through December 31, 2009, and add an additional amount
of funding for contract services not to exceed $48,000. If the development agreement is approved and
moves forward, several items will still require follow through and action. Administration recommends
contract extension though the end of the year for continuity. UNANIMOUS APPROVAL. FORWARD
TO MAY 11 COW FOR DISCUSSION.
D. 2009 15` Quarter Reports
The Committee reviewed the status of program goals as outlined in the 2009 151 Quarter Report.
INFORMATION ONLY.
III. MISCELLANEOUS
Meeting adjourned at 5:32 p.m.
Next eeting: Monday, May 11, 2009- 5:00 p.m. - Conference Room #3
Committee Chair Approval
Mt ttes/y KAM. Reviewed by EB.
•
Proposed Comprehensive Plan Amendment Process
Options for Council Review
Threshold Review
Process
Reject
Proposal
Refer to
Planning
Commission
Defer
Proposal
Environmental Review
Planning Commission
Hearing /Recommendation
City Council Review /Discussion
A Attachment C
OPTIONS FOR COUNCIL
REVIEW
Threshold_ Review Process
1 1
Reject Proposal Refer to Planning Commission Defer Proposal
II�
J J J
1
Environmental Review
1
Planning Commission
Hearing /Recommendation
1
City Council Public Hearing
1
City Council Decision /Action
URBAN RENEWAL AREA OVERLAY DISTRICT
File #L08 -081 Comprehensive Plan Amendment
• File #L08 -082 Rezone
• •
OSTERLY PARK TOWNHOMES
MEDIUM DENSITY RESIDENTIAL (MDR)
TO
HIGH DENSITY RESIDENTIAL (HDR)
• File # L08 -077 Comprehensive Plan Amendment
• File #L09 -002 Rezone
Attachment C
COMPREHENSIVE PLAN
AMENDMENT PROCESS
Options for Council Review
-- Threshold Review Actions --
Refer to Planning Commission
Environmental Review /SEPA
Planning Commission
Hearing /Recommendation
City Council Public Hearing
City Council Decision /Action
(
1
Defer Proposal
•
i
City of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
CHAIR, GEORGE MALINA, VICE - CHAIR, BILL ARTHUR; COMMISSIONERS, CHUCK
PARRISH, ALLAN EKBERG, MARGARET BRATCHER, LYNN PETERSON AND BROOKE
ALFORD
Planning Commission
Public Hearing Agenda
July 23, 2009 - 7:00 PM
Tukwila City Hall Council Chambers
CALL TO ORDER
ATTENDANCE
ADOPTION OF MINUTES 5 -28 -09
PLANNING COMMISSION PUBLIC HEARING
CASE NUMBER: L08 -077
APPLICANT: Mike Overbeck
REQUEST: Comprehensive Plan Amendment - Medium Density Residential (MDR) to
High Density Residential (HDR)
LOCATION: 3421 S. 144th, Tukwila (Tax #0040000088)
CASE NUMBER: L09 -002
APPLICANT: Mike Overbeck
REQUEST: Rezone - Medium Density Residential (MDR) to High Density Residential
(HDR)
LOCATION: 3421 S. 144th, Tukwila (Tax #0040000088
CASE NUMBER: L08 -081
APPLICANT: Derek Speck/City of Tukwila
REQUEST: Comprehensive Plan Amendment - Adopt a new policy establishing an
"Urban Renewal Overlay District" to encourage compact, pedestrian-
friendly, transit- oriented redevelopment
LOCATION: Approximately 7 blocks in the vicinity of Tukwila International Boulevard
between S. 140th St., 37th Avenue S., S. 146th St., and 42nd Avenue S.
CASE NUMBER: L08 -082
APPLICANT: Derek Speck/City of Tukwila
REQUEST: Rezone /Zoning Code change - Adopt alternative development standards and
criteria for the proposed "Urban Renewal Overlay District" including 65'
building height limit, reduced parking requirements, covered parking,
H: \PLANCOM\AGENDAS \07- 23- 09.doc
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
CITY OF TUKWILA
NOTICE OF PUBLIC HEARING
PROJECT INFORMATION
The City of Tukwila is considering two applications for Comprehensive Plan amendment and
Zoning map changes:
1) Mike Overbeck has requested that approximately .25 acres located at 3421 S. 144th
(Tax#0040000088) be redesignated from Medium Density Residential (MDR) to High
Density Residential (HDR)
2) The City of Tukwila /Derek Speck has requested that an Urban Renewal Overlay District
be created including properties generally located in a seven block area between S. 140th
St., 37th Avenue S., S. 146th and 42nd Avenue S. The intent of the overlay district is to
encourage compact, pedestrian and transit - friendly redevelopment. Provided certain
required criteria are met (such as covered residential parking, pedestrian features, secure
residential bicycle parking, and other), development in the proposed Urban Renewal
Overlay District could allow supplemental development standards such as: a) building
heights up to 65 ft. in certain areas; b) multi - family parking standards with one space per
dwelling unit up to one bedroom; c) determining the maximum number of dwelling units by
the building envelope, rather than setting a specific limit on the number of dwelling units.
Environmental review has been prepared, and a Determination of Non - Significance (DNS) was
issued on July 6, 2009. The Tukwila Planning Commission held hearings on the requests on July
23, 2009, and August 27, 2009, and forwarded its recommendation to the Tukwila City Council.
City Council will hold a public hearing on October 12, 2009, and make a final decision afterwards.
FILES AVAILABLE FOR PUBLIC REVIEW
The project files are available at the City of Tukwila. To view the files, you may request them at
the counter at the Department of Community Development (DCD), located at 6300 Southcenter
Boulevard #100, Tukwila, WA 98188.
Project files include: L08 -077 (Comprehensive Plan Amendment —MDR to HDR); L09 -002
(Rezone —MDR to HDR); L08 -081 (Comp. Plan Amendment —Urban Renewal Overlay); L08 -082
(Urban Renewal Overlay); E08 -006 (Environmental Review /SEPA —Comp Plan Amendments and
Rezones)
OPPORTUNITY FOR PUBLIC COMMENT — October 12, 2009
CITY COUNCIL HEARING — October 12, 2009
All interested persons are invited to be present to voice approval, disapproval or opinions
on the recommendations at a public hearing before the Tukwila City Council scheduled for
October 12, 2009 at 7:00 p.m. at the Tukwila City Council Chambers, 6200 Southcenter
Boulevard, Tukwila, WA 98188.
Written comments: For those unable to attend in person, you may submit written testimony
to the City Clerk's office at Tukwila City Hall, 6200 Southcenter Boulevard, Tukwila, WA 98188.
until 5:00 p.m. on October 12, 2009.
FOR FURTHER INFORMATION on these proposals, contact Rebecca Fox at (206) 431 -3670 or
via e-mail at rfoxa,ci.tukwila.wa.us or visit our offices at 6300 Southcenter Boulevard, Suite #100,
Tukwila, WA 98188 -- Monday through Friday, 8:30 a.m. to 5:00 p.m.
Applications Filed: December 23, 2008 (MDR to HDR); December 26, 2009 (Urban Renewal Overlay)
Notices of Completeness Issued: March 23, 2009 (MDR to HDR); March 18, 2009 (Urban Renewal Overlay)
Notices of Application Issued: March 27, 2009 (MDR to HDR); April 20, 2009 (Urban Renewal Overlay)
(� Zoning Lines
�..
1 Tukwila City Limits
_ f op Proposed Urban Renewal Overlay District
VIZCommercial Redevelopment Areas
Proposed Commercial Redevelopment Areas
Townhome Project Area
Proposed Medium Density Residential (MDR) to
... High Density Residential (HDR)
Osterly Park Townhome MDR to HDR (L08.077 & L09.002)
Urban Renewal Overlay District (L08.081 & L08.082)
Attachment D
To ea* of llama IP
Dept. Of Community Development
AFFIDAVIT OF DISTRIBUTION
I, Teri Svedahl
HEREBY DECLARE THAT:
Mike Over Beck Rezone/
Project Name: Derek Speck City of Tukwila Urban Renewal Overlay
X
Notice of Public Hearing
Mailer's signature: f
Determination of Non- Significance
Notice of Public Meeting
Mitigated Determination of Non -
Significance
Board of Adjustment Agenda
Packet
Determination of Significance &
Scoping Notice
Board of Appeals Agenda
Packet
Notice of Action
Planning Commission
Agenda Packet
Official Notice
Short Subdivision Agenda
Notice of Application
Shoreline Mgmt Permit
Notice of Application for Shoreline
Mgmt Permit
_
_
FAX To Seattle Times
Classifieds
Mail: Gail Muller Classifieds
PO Box 70 - Seattle WA
98111
Other:
Was mailed to each of the addresses listed /attached
on this _25 day of September in the year 2009
W: \USERS \TERI\AFFIDAVIT OF DISTRIBUTION.DOC
Derek Speck -City of Tukwila Urban Renewal Overlay
Mike Over Beck Rezone/
Project Name: Derek Speck City of Tukwila Urban Renewal Overlay
Project Number:
Mailing requested by: Rebecca Fox
Mailer's signature: f
/' /1 P I // CM //l /i
W: \USERS \TERI\AFFIDAVIT OF DISTRIBUTION.DOC
PROJECT INFORMATION
The City of Tukwila has received two applications for Comprehensive Plan amendment and Zoning map
changes:
1) Mike Overbeck has requested that approximately .25 acres located at 3421 S. 144th
(Tax#0040000088) be redesignated from Medium Density Residential (MDR) to High Density
Residential (HDR)
2) The City of Tukwila/Derek Speck has requested that an overlay district with alternative development
regulations be created for properties within the Urban Renewal Area and generally located between
S. 140th St., 37th Avenue S., S. 146th and 42nd Avenue S. The intent of the overlay district is to
encourage compact, pedestrian and transit - friendly redevelopment. Provided qualifying criteria were
met, development in the proposed Urban Renewal Overlay District could allow: a) building heights up
to 65 ft. in certain areas; b) multi - family parking standards with one space per dwelling unit up to one
bedroom; c) the maximum number of dwelling units to be determined by the building envelope,
rather than setting a specific limit on the number of dwelling units.
Environmental review has been prepared, and a Determination of Non - Significance (DNS) was issued on
July 6, 2009.
Project files include: L08 -077 (Comprehensive Plan Amendment —MDR to HDR); L09 -002 (Rezone —
MDR to HDR); L08 -081 (Comp. Plan Amendment —Urban Renewal Overlay); L08 -082 (Urban Renewal
Overlay); E08 -006 (Environmental Review /SEPA —Comp Plan Amendments and Rezones)
FILES AVAILABLE FOR PUBLIC REVIEW
The project files are available at the City of Tukwila. To view the files, you may request them at the counter
at the Department of Community Development (DCD), located at 6300 Southcenter Boulevard #100.
Project Files include: L08 -077, L09 -002, L08 -081, L08 -082, E09 -006
OPPORTUNITY FOR PUBLIC COMMENT
PLANNING COMMISSION HEARING ON JULY 23, 2009:
You are invited to comment on the project at a public hearing before the Planning
Commission, scheduled for July 23, 2009 at 7 p.m. at the Tukwila City Council Chambers, 6200
Southcenter Boulevard, Tukwila, WA . To confirm this date call Rebecca Fox at the Department
of Community Development at (206) 431 -3670.
Written comments: If you prefer, you may submit written comments for the Planning Commission
prior to 5 p.m. on July 23, 2009. Provide comments by postal mail to: Rebecca Fox, Tukwila Dept. of
Community Development, 6300 Southcenter Blvd, Tukwila, WA 98188 or via email at rfox @ci.tukwila.wa.us
FOR FURTHER INFORMATION on these proposals, contact project Planner Rebecca Fox at (206) 431-
3670 or rfox @ci.tukwila.wa.us or visit our offices at 6300 Southcenter Boulevard, Suite #100, Monday
through Friday, 8:30 a.m. to 5:00 p.m.
Applications Filed: December 23, 2008 (MDR to HDR); December 26, 2009 (Urban Renewal Overlay)
Notices of Completeness Issued: March 23, 2009 (MDR to HDR); March 18, 20009 (Urban Renewal Overlay)
Notices of Application Issued: March 27, 2009 (MDR to HDR); April 20, 2009 (Urban Renewal Overlay District)
C: \Temp \XPGrpWise \PC -- Hearing Notice7.23.09.DOC
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1111 II 1111111
®' ®� Tukwila City Limits
®gem
..... Proposed Urban Renewal Overlay District
[1(471,F4 Commercial Redevelopment Areas
Proposed Commercial Redevelopment Areas
„ Townhome Project Area
Proposed Medium Density Residential (MDR) to
High Density Residential (HDR)
Osterly Park Townhome MDR to HDR (L08.077 & L09.002)
Urban Renewal Overlay District (L08-081 & L08-082)
Attachment D
w eitg al J u;P wiea
Dept. Of Community Development
AFFIDAVIT OF DISTRIBUTION
I, Teri Svedahl
HEREBY DECLARE THAT:
Notice of Public Hearing
Determination of Non - Significance
x
Notice of Public Meeting
Mitigated Determination of Non -
Significance
Project Name: Mike Overbeck /Comp Plan Amendment /Rezone /Urban Overlay
Board of Adjustment Agenda
Packet
Determination of Significance &
Scoping Notice
Board of Appeals Agenda
Packet
Rebecca Fox
Notice of Action
Planning Commission
Agenda Packet
Official Notice
,,(,),(zy(_
Short Subdivision Agenda
Notice of Application
Shoreline Mgmt Permit
Notice of Application for Shoreline
Mgmt Permit
_
_
FAX To Seattle Times
Classifieds
Mail: Gail Muller Classifieds
PO Box 70 - Seattle WA
98111
Other:
Was mailed to each of the addresses listed /attached
on this _9 day of July in the year 2009
W: \USERS \TERI\AFFIDAVIT OF DISTRIBUTION.DOC
Project Name: Mike Overbeck /Comp Plan Amendment /Rezone /Urban Overlay
Project Number:
Mailing requested by:
Rebecca Fox
Mailer's signature:
; �
,,(,),(zy(_
W: \USERS \TERI\AFFIDAVIT OF DISTRIBUTION.DOC
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JACKSON,JEANNELLE FEULING & D
6527 48TH AVE NE
SEATTLE WA
98115
SEG 56TH LLC
845 106TH AVE NE 100
BELLEVUE WA
98004
TURNER,ROBERT A
9211 39TH AVE S
SEATTLE WA
98118
ONG,SERGIO B TRUST
9918 S 246TH PL
KENT WA
98030
ABU -BAKR ISLAMIC CENTER OF
PO BOX 18067
SEATTLE WA
0
TAT,SEAN & LENA
PO BOX 27324
SEATTLE WA
98165
WOO,CHARLES & NICOLE
PO BOX 3556
FEDERAL WAY WA
98063
T B M CORP
PO BOX 66148
SEATTLE WA
98166
MALY,ORRIN F
PO BOX 69293
SEATTLE WA
0
TUKWILA COMMUNITY MEMBER
14200 37TH AVE S Apt 101
TUKWILA WA
0
HALSTEAD,WILLIAM A & JOELLEN
6610 39TH AVE SW
SEATTLE WA
98136
POLL TUKWILA LLC
8915 SE 44TH ST
MERCER ISLAND WA
98040
KING CO LIBRARY SYSTEM
960 NEWPORT WAY NW
ISSAQUAH WA
98027
SCHERRER,JEFF
PO BOX 1094
LYNNWOOD WA
98046
MORTON,JIM TRUST
PO BOX 18738
SEATTLE WA
98118
VIP 910 LLC
PO BOX 28
KIRKLAND WA
98083
COLONIAL GARDEN LLC
PO BOX 40252
BELLEVUE WA
98015
COX,STEVEN M
PO BOX 68114
SEATTLE WA
98168
7 -11 INC 22866
PO BOX 711
DALLAS TX
75221
TUKWILA COMMUNITY MEMBE
14200 37TH S Apt 102
TUKWILA WK
•
EDGEWOOD APARTMENTS LLC
830 168TH PL SE
BELLEVUE WA
98008
NGO,TOM
9202 10TH AVE SW
SEATTLE WA
98106
SILVERDALE - TUKWILA LLC A ETAL
9777 WILSHIRE BLVD 1009
BEVERLY HILLS CA
90212
FAIRBANKS,C S
PO BOX 16439
CHESAPEAKE VA
23328
MOUNTAIN VIEW FAMILY ASSOC
PO BOX 2170
LYNNWOOD WA
98036
DUB PROPERTIES L L C
PO BOX 3465
RENTON WA
98056
HARRISON,MARK & MARY
PO BOX 497
PRESTON WA
98050
KING COUNTY WATER DIST 125
PO BOX 68147
SEATTLE WA
98168
BEN CAROL LAND DEV INC
PO BOX 98924
SEATTLE WA
98198
WILA COM
00 37TH AV
I ■;
NITY MEIN
t 103
ER
139 LLC
1001 WESTLAKE AVE N
SEATTLE WA
98109
TUKWILA COMMUNITY MEMBER
11400 45TH AVE SE
EVERETT WA
98208
BBV -EFS L L C
13007 167TH AVE NE
REDMOND WA
98052
CHONG MAN
13545 SE NEWPORT WAY
BELLEVUE WA
98006
TUKWILA COMMUNITY MEMBER
13740 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13745 41ST AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13751 41ST AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13776 34TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13786 34TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13791 34TH AVE S
TUKWILA WA
98168
SOHAL,MOHINDER S
10650 SE 213TH ST
KENT WA
98031
POLETTI,DAVE
1200 WESTLAKE AVE N 1001
SEATTLE WA
98109
STICKLEY,K & C
13229 184TH AVE SE
RENTON WA
98059
BRIGHT MORNINGSTAR PROPERTIES
LLC
13624 180TH AVE NE
REDMOND WA
98052
TUKWILA COMMUNITY MEMBER
13742 41ST AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13745 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13764 34TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13782 34TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13787 34TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13794 34TH AVE S
SEATTLE WA
98168
DOLL,RALPH G & ARLENE M
11030 24TH PL SW
SEATTLE WA
98146
PARAS INC
1208 CENTRAL AVE N
KENT WA
98032
LEE,KEITH K
1324 OLYMPIC AVE
EDMONDS WA
98020
TUKWILA COMMUNITY MEMBER
13739 41ST AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13742 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13748 42ND AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13770 34TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13783 34TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13790 34TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13795 34TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13798 34TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13825 37TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13826 38TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13832 37TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13837 38TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13843 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13844 38TH AVE S
SEATTLE WA
98168
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13850 37TH AVE S
SEATTLE WA
98168
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13855 38TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13861 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13799 34TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13825 38TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13831 37TH AVE S
TUKWILA WA
98168
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13832 38TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13838 37TH AVE S
TUKWILA WA
98168
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13843 38TH AVE S
TUKWILA WA
98168
COMMUNITY MEMBER
13849 37TH AVE S
SEATAC WA
0
TUKWILA COMMUNITY MEMBER
13850 38TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13856 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13861 38TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13800 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13826 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13831 38TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13837 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13838 38TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13844 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13849 38TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13855 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13856 38TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13862 37TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13862 38TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13868 37TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13873 38TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13879 38TH AVE S
TUKWILA WA
98168
MANAGER/OWNER
13900 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13909 42ND AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13916 42ND AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14002 42ND AVE S
TUKWILA WA
98168
MANAGER /OWNER
14004 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14008 42ND AVE S
TUKWILA WA
0
TUKWILA COMMUNITY MEMBER
13867 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13868 38TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13874 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13880 37TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13903 42ND AVE S
TUKWILA WA
98168
AP ENTERPRIZE LLC
13910 PACIFIC HYW S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13919 42ND AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14002 43RD AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14005 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14008 43RD AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13867 38TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13873 37TH AVE S
SEATTLE WA
98168
MANAGER/OWNER
13874 38TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
13880 38TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13906 42ND AVE S
SEATTLE WA
98168
MANAGER/OWNER
13911 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
13925 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14003 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14005 43RD AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14010 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14011 43RD AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14014 43RD AVE 5
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14016 35TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14020 43RD AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14025 43RD AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14028 35TH AVE 5
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14032 43RD AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14045 35TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14058 35TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14075 35TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14013 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14015 35TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14019 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14021 35TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14026 43RD AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14031 43RD AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14037 35TH AVE S
TUKWILA WA
98168
RUSSELL,RONALD W
14051 35TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14060 35TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14100 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14014 42ND AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14015 43RD AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14020 42ND AVE 5
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14021 43RD AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14027 35TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14032 35TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14044 35TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14056 35TH AVE 5
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14065 35TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14101 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14103 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14109 43RD AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14111 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14116 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14118 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14122 43RD AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14125 37TH AVE S
TUKWILA WA
98168
TRAN,THANH
14135 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14147 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14203 35TH AVE S
TUKWILA WA
98168
SCHMIDT,WILLIAM 3 & JEAN A
14103 43RD AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14110 42ND AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14112 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14116 43RD AVE S APT A
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14120 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14123 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14126 37TH AVE S
TUKWILA WA
0
TUKWILA COMMUNITY MEMBER
14137 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14153 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14207 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
MEDRANO,JOSE T & NOVEMA A
14104 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14110 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14115 43RD AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14116 43RD AVE S APT B
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14121 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14124 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14132 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14143 37TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14201 42ND AVE S
TUKWILA WA
98168
OBRIEN,TIMOTHY M
14217 59TH AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14218 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14225 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14406 42ND AVE S
TUKWILA WA
0
TUKWILA COMMUNITY MEMBER
14414 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14422 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14429 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14442 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14446 59TH AVE S
TUKWILA WA
98168
MANAGER/OWNER
14603 35TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14610 42ND AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14224 37TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14227 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14412 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14418 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14425 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14435 42ND AVE S
TUKWILA WA
98168
LAPINE,GARY & DIANA
14443 58TH AVE S
SEATTLE WA
98168
CHAPA INVESTMENT LLC
14448 8TH AVE S
BURIEN WA
98168
TUKWILA COMMUNITY MEMBER
14604 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14611 42ND AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14224 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14239 42ND AVE S
TUKWILA WA
98168
MANAGER/OWNER
14413 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14420 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14426 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14440 TUKWILA INTERNATIONAL BLVD
'TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14445 42ND AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14452 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14607 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14615 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14620 42ND AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14623 35TH AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14629 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14638 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
RIDGE SPRINGS LLC
14800 INTERURBAN AVE S
TUKWILA WA
98168
KARED LLC
16446 9TH AVE SW
BURIEN WA
98166
HEBARD,MICHAEL 3
17837 1ST AVE S
NORMANDY PARK WA
98148
SIMON,ELREY
1900 W HIGHLAND RD
SHELTON WA
98584
GRAVERSEN,CL
20150 WASATCH MOUNTAIN LN
BEND OR
97702
ROMERO,MARY
2214 SW 104TH ST
SEATTLE WA
98146
RELIANCE INVESTMENTS INC
14620 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14624 TUKWILA INTERNATIONAL BLVD
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14633 42ND AVE S
TUKWILA WA
98168
PHAM,TRANG THANH
14641 46TH AVE S
TUKWILA WA
98168
STOTSENBERG,GREGORY ALAN
15031 MILITARY RD S 134 -B
SEATTLE WA
98188
XIE,SAM & ERMEI
1646 S LANE ST
SEATTLE WA
98144
ARK SUNSET VISTA LLC
18107 NORMANDY TER SW
NORMANDY PARK WA
98166
GAMBRIELL,MARK A & STEVE
19253 EDGECLIFF DR SW
NORMANDY PARK WA
98166
STEPPING STONE VENTURES L L
20303 10TH AVE W
LYNNWOOD WA
98036
CARVER,LEONARD III & MCMILLAN
2351 26TH AVE W
SEATTLE WA
98199
MOZEK,GREG
14621 42ND AVE S
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
14628 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14634 42ND AVE S
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
14645 42ND AVE S
TUKWILA WA
98168
KULAR,SEWA
15031 MILITARY RD S A
SEATAC WA
98188
TAUBE,R D
16625 113TH AVE SE
RENTON WA
98055
BOMANN,ANDREW & REBECCA
18504 38TH AVE S
SEATAC WA
98188
SAMARA HUBNER INC
19655 1ST AVE S 208
NORMANDY PARK WA
98148
PEROVICH,NICHOLAS A
20893 2ND PL SW
SEATTLE WA
98166
HILL,KELLY M F & PATRICK 3
23633 172ND AVE SE
KENT WA
98042
LOW INCOME HOUSING INS I 1 I UT
2407 1ST AVE 200
SEATTLE WA
98121
KUEVER,KARYN A
3251 S 176TH ST
SEATAC WA
98188
TUKWILA COMMUNITY MEMBER
3405 S 140TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3430 S 146TH ST
TUKWILA WA
98168
SOKA GAKKAI INTERNATIONAL
3438 S 148TH ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
3455 S 144TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3504 S 142ND ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3530 S 146TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3711 S 140TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3718 S 141ST ST
TUKWILA WA
98168
WISE,DANIEL J
306 S 165TH ST
BURIEN WA
98148
BORLAND,GREG
33106 135TH PL SE
AUBURN WA
98092
TUKWILA COMMUNITY MEMBER
3412 S 140TH ST
SEATTLE WA
0
HARRISON,JOSEPH H
3434 S BOW LAKE DR
SEATAC WA
98188
TUKWILA COMMUNITY MEMBER
3440 S 146TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3460 S 148TH ST
TUKWILA WA
98168
MIEN EVANGELICAL CHURCH
3505 S 140TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3531 S 146TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3715 S 141ST ST 1
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
3719 S 140TH ST
TUKWILA WA
98168
CHEN,JOJO & JIAN
3222 S 142ND PL
TUKWILA WA
98168
MANAGER/OWNER
3400 S 148TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3418 S 140TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3435 S 140TH ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
3454 S 148TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3466 S 148TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3514 S 142ND ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3703 S 141 Sreet
TUKWILA WA
0
TUKWILA COMMUNITY MEMBER
3716 S 144TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3720 S 142ND ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3724 S 141ST ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3728 S 141ST ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
3731 S 141ST ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3742 S 141ST ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3743 S 142ND ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3748 S 141ST ST
TUKWILA WA
98168
MANAGER/OWNER
4004 S 139TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4011 S 139TH ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
4018 S 148TH ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
4021 S 144TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3725 S 144TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3729 S 142ND ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3736 S 141ST ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
3742 S 142ND ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
3747 S 142ND ST
TUKWILA WA
98168
LE QUANG T
3914 S THISTLE ST
SEATTLE WA
98118
N H SAROYA LLC
4006 S 139TH ST
TUKWILA WA
98168
MANAGER/OWNER
4012 S 140TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4020 S 148TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4026 S 148TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3726 S 142ND ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3730 S 142ND ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3740 S 142ND ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
3742 S 144TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3747 S 146TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
3920 S 146TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4010 S 148TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4017 S 139TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4021 S 139TH ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
4028 S 146TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4028 S 148TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4030 S 148TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4037 S 146TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4046 S 148TH ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
4052 S 148TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4055 S 146TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4057 S 144TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4064 S 146TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4105 S 139TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4120 S 139TH ST
SEATTLE WA
98168
•
TUKWILA COMMUNITY MEMBER
4030 S 140TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4030 S 146TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4043 S 146TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4048 S 148TH ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
4053 S 144TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4056 S 146TH ST
TUKWILA WA
0
TUKWILA COMMUNITY MEMBER
4061 S 144TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4101 S 139TH ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
4110 S 139TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4201 S 146TH ST
TUKWILA WA
98168
•
HOLT,REX LYNN
4030 S 146TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4031 S 146TH ST
TUKWILA WA
0
TUKWILA COMMUNITY MEMBER
4044 S 148TH ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
4049 S 146TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4054 S 148TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4056 S 148TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4063 S 146TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4102 S 139TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4115 S 139TH ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
4204 S 139TH ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
4204 S 146TH ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
4218 S 139TH ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
4220 S 139TH ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
4223 S 144TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4229 S 144TH ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
4237 S 144TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4300 S 140TH ST
TUKWILA WA
98168
NEW PARADIGM DEVELOPMENT GR
45 WALLACE WAY
SEQUIM WA
98382
NELSON,DONALD V ETAL
4840 SHELLRIDGE RD NW
OLYMPIA WA
98502
SALLE FAMILY L L C
5611 S RYAN ST
SEATTLE WA
98178
TUKWILA COMMUNITY MEMBER
4210 S 142ND ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4218 S 142ND ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4220 S 146Th ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4226 S 139TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4234 S 146TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4242 S 144TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4306 S 140TH ST
SEATTLE WA
98168
OVERBECK,MIKE
4620 S 148TH ST
TUKWILA WA
98168
FETTERS,TERRY 3
5020 26TH AVE SW
SEATTLE WA
98106
HOUSING AUTHORITY OF KING
COUNTY
600 ANDOVER PARK W
TUKWILA WA
98188
TUKWILA COMMUNITY MEMBER
4215 S 144TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4219 S 146TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4222 S 146TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4226 S 146TH ST
SEATTLE WA
98168
TUKWILA COMMUNITY MEMBER
4235 S 144TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4251 S 139TH ST
TUKWILA WA
98168
TUKWILA COMMUNITY MEMBER
4318 S 140TH ST
TUKWILA WA
98168
TUKWILA SCHOOL DISTRICT
4640 S 144TH ST
TUKWILA WA
98168
VU,THINH TIEN
5113 S 284TH PL
AUBURN WA
98001
PARK AVE APARTMENTS LLC
626 S 312TH ST
FEDERAL WAY WA
98003
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Use Avery® Template 5160®
TUKWILA COMMUNITY MEMBER
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TUKWILA COMMUNITY MEMBER
3516 S 146TH ST Apt 207
TUKWILA WA 98168 -4341
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TUKWILA WA 98168 -4356
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TUKWILA WA 98168 -4342
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TUKWILA WA 98168 -4343
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TUKWILA WA 98168 -4343
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TUKWILA WA 98168 -4356
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4011 S 146Th ST Apt 2
TUKWILA WA 98168 -4356
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TUKWILA COMMUNITY MEMBER
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TUKWILA COMMUNITY MEMBER TUKWILA COMMUNITY MEMBER NALIVAYKO
3455 S 144TH ST Apt 8 3455 S 144TH ST Apt 9 5211 S 170th LANE
TUKWILA WA 98168 -4068 TUKWILA WA 98168 -4068 SEATAC WA 98188
El Riconsito /Manager
14404 TUKWILA INTL BV
TUKWILA WA 98168
TUKWILA COMMUNITY MEMBER
14200 37TH AVE S Apt 101
TUKWILA WA 98168 -4085
1
1
CITY OF TUKVVILA
NOTICE OF APPLICATION
PROJECT: I N FORMATION
Derek Speck/City of Tukwila has filed applications for a Comprehensive Plan amendment
and rezone to create an overlay district for properties within the Urban Renewal Area, and
generally located between S. 140th St., 37th Avenue S., S. 146th and 42 "d Avenue S.
The intent of the overlay district is to encourage a compact, transit- oriented development
pattern with neighborhood- oriented services, redevelopment of distressed property, and
more pedestrian - friendly site design. The proposed overlay would leave existing zoning
in place, and would provide some alternative development standards that could be
applied to developments within the district upon the property owner's request, and if
certain qualifying criteria were met.
Provided qualifying criteria were met, the primary proposed alternative development
standards would: 1) Allow building heights up to 65 feet in certain areas; 2) allow multi-
family parking standards to be one parking space per dwelling unit for units that contain
up to one bedroom plus 0.5 spaces for each additional bedroom; 3) allow the maximum
number of dwelling units to be determined by the building envelope, rather than setting a
specific limit on the number of residential dwelling units; and, 4) allow live/work space on
the ground floor in Neighborhood Commercial Center to meet the requirement to ground
floor retail or office.
Projects applied for include: L08- 081(Comprehensive Plan Amendment); L08 -082
(Rezone)
Other known required permits include: SEPA/Environmental review
FILES AVAILABLE FOR PUBLIC REVIEW
The application is available for review at the City of Tukwila, Department of Community
Development (DCD), located at 6300 Southcenter Blvd #100, Tukwila, WA 98188.
Project Files include: L08- 081(Comprehensive Plan amendment — Transit - Oriented
Development) and L08 -082 (Rezone — Transit- Oriented Development)
OPPORTUNITY. FOR PUBLIC COMMENT
Your written comments on the project are requested. Written comments must be
delivered to DCD at the address above or postmarked within 21 days of this notice, by
5:00 P.M. on May 12, 2009.
Opportunity for additional oral and written public comments will be provided at a
public meeting before the Tukwila City Council on May 18, 2009 at 7 p.m. at Tukwila
City Hall, 6200 Southcenter Boulevard, Tukwila, WA. After this meeting, the City Council
will decide whether to forward the request to the Planning Commission for further review.
APPEALS
You may request a copy of any decision, information on hearings, and your appeal rights
by calling DCD at (206) 431 -3670. The decision on the Rezone and. Co
fri
prehensive Plan
Amendment may be appealed to the Superior Court
For further information For information on the Rezone and Comprehensive Plan
Amendment applications, you may contact project planner Rebecca Fox at (206) 431-
3683 or rfoxci.tukwila.wa.us, or visit our offices at 6300 Southcenter Boulevard, Suite
#100, Monday through Friday, 8:30 a.m. to 5:00 p.m.
Application Filed: December 26, 2008
Notice of Completeness Issued: March 18, 2009
Notice of Application Issued: April 20, 2009
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Zoning Lines L08 -082 Rezone /Overlay District - Transit Oriented Development (TOD) Overlay
Commercial Redevelopment Areas
Proposed Commercial Redevelopment Area
L08 -081 Comprehensive Plan Amendment- Transit Oriented Development (TOD) Overlay
®o ®� ® Proposed Transit Oriented
Development Overlay District
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Dept. Of Community Development
AFFIDAVIT OF DISTRIBUTION
I, Teri Svedahl HEREBY DECLARE THAT:
Notice of Public Hearing
Determination of Non - Significance
Notice of Public Meeting
Project Name: Derek Speck -Comp Plan Amendment & Rezone
Mitigated Determination of Non -
Significance
Mailing requested by: Rebecca Fo
Board of Adjustment Agenda
Packet
Determination of Significance &
Scoping Notice
Board of Appeals Agenda
Packet
Notice of Action
Planning Commission
Agenda Packet
Official Notice
Short Subdivision Agenda
Notice of Application
Shoreline Mgmt Permit
Notice of Application for Shoreline
Mgmt Permit
_
_
FAX To Seattle Times
Classifieds
Mail: Gail Muller Classifieds
PO Box 70 - Seattle WA
98111
..
Notice of Application
Was mailed to each of the addresses listed /attached
on this _20 day of April in the year 2009
P: \USERS \TERIWFFIDAVIT OF DISTRIBUTION.DOC
Project Name: Derek Speck -Comp Plan Amendment & Rezone
Project Number: L08 -081 & L08 -082
Mailing requested by: Rebecca Fo
Mailer's signature:
n—ia r/4
P: \USERS \TERIWFFIDAVIT OF DISTRIBUTION.DOC
March 25, 2009
•
Cizy of Tukwila
Jim Haggerton, Mayor
Department of Community Development Jack Pace, Director
NOTICE OF COMPLETE APPLICATION
Derek Speck
City of Tukwila
6300 Southcenter Boulevard
Tukwila, WA 98188
RE: Transit - Oriented Development Overlay on Tukwila International Boulevard
L08 -081 (Comprehensive Plan Amendment)
L08 -082 (Rezone)
Dear Derek:
Your applications for a Comprehensive Plan Amendment and Rezone for an overlay district to
encourage revitalization and compact development for commercial, commercial redevelopment area
and multi- family zoned properties within the Urban Renewal Area generally located between S.
140th Street, 37th Avenue South, S. 146`h Street and 42nd Avenue Southlocated at 3421 S 144th Street,
are considered complete on March 24 2009 for the purposes of meeting state mandated time
requirements.
This determination of complete application does not preclude the ability of the City to require that
you submit additional plans or information, if in our estimation such information is necessary to
ensure the project meets the substantive requirements of the City or to complete the review process.
This notice of complete application applies only to the permits identified above. It is your
responsibility to apply for and obtain all necessary permits issued by other agencies.
Please arrange to have the public notice board for this project manufactured and installed on site
within the next 14 days. The City of Tukwila will coordinate the public notice mailing with
installation of the public notice board. I will be contacting you soon to discuss this project. If you
wish to speak to me sooner, feel free to call me at (206) 431 -3683.
Sincerely,
Rebecca Fox
Senior Planner
Rf 1 03/24/2009
H: \COMP PLAN 2008 - 2009 \L08 -081& 82 -- T.O.D. Overlay.Tuk.Intl .Blvd \Completeness -- TOD.TIB.DOC
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukplan@ci.tulcwila.wa.us
•
COMPREHENSIVE
PLAN
AMENDMENTS
APPLICATION
NAME OF PROJECT/DEVELOPMENT: Tukwila International Boulevard Transit
Oriented Development Overlay Zone
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and
subdivision, access street, and nearest intersection.
All properties within 5nn feet of Tukwila International Boulevard between
South 140th Street and Sough 160th S4ubbt
LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement).
List to be provided at later time due to extent of area under consideration.
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the owner /applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping
development standards, and
• is the primary contact with the City, to whom all notices and reports will be sent.
Name:
Derek Speck
Address: 6200 Southcenter Blvd, Tukwila, WA 98188
Phone: 206 - 433 -1832
E -mail: dspe ukwila.wa.us
FAX: 206 - 433 -7191
Signature:
Date: 2 ,2 or
P: \Planning Forms\ Applications\ CompPlanChg-6-06.doc
December 4, 2006
FOR STAFF USE ONLY Permits Plus Type: P -CPA
Planner: gel:pc gel, «- FAX
File Number: L p$- 0 S 9
Application Complete (Date:4 3,40$
Project File Number:
Application Incomplete
(Date: )
Other File Numbers: (gyp e -0e 2.
.
2p.' �q
NAME OF PROJECT/DEVELOPMENT: Tukwila International Boulevard Transit
Oriented Development Overlay Zone
LOCATION OF PROJECT/DEVELOPMENT: Give street address or, if vacant, indicate lot(s), block and
subdivision, access street, and nearest intersection.
All properties within 5nn feet of Tukwila International Boulevard between
South 140th Street and Sough 160th S4ubbt
LIST ALL TAX LOT NUMBERS (this information may be found on your tax statement).
List to be provided at later time due to extent of area under consideration.
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the owner /applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping
development standards, and
• is the primary contact with the City, to whom all notices and reports will be sent.
Name:
Derek Speck
Address: 6200 Southcenter Blvd, Tukwila, WA 98188
Phone: 206 - 433 -1832
E -mail: dspe ukwila.wa.us
FAX: 206 - 433 -7191
Signature:
Date: 2 ,2 or
P: \Planning Forms\ Applications\ CompPlanChg-6-06.doc
December 4, 2006
• •
A. COMPREHENSIVE PLAN DESIGNATION:
Existing: HDR, NCC, RC
Proposed: Same designations except with addit.icn of an overlay zone.
B. ZONING DESIGNATION:
Existing: HDR, NCC, RC
Proposed: .Same designations except with addition of an overlay zone.
C. LAND USE(S):
Existing: Hotels /motels, retail, apartments, auto sales, religious
Proposed: Same uses except encourages mixed -use with residential over commercial.
(for proposed changes in land use designations or rezones)
D. GENERAL DESCRIPTION OF SURROUNDING LAND USES:
Describe the existing uses located within 1,000 feet in all directions from the property or area for
which a change is proposed.
In addition to land uses described above, surrounding land uses
include office, light industrial, warehouse,auto repair, multi-
family residential and single family residential.
P: \Planning Forms\ Applications\ CompPlanChg-6-06.doc December 4, 2006
COMPLETE APPLICATION CHECKLIST
The materials listed below must be submitted with your application unless specifically waived in writing by the Public
Works Department and the Department of Community Development. Please contact each Department if you feel that
certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at
the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete.
ADDITIONAL MATERIALS MAY BE REQUIRED.
The initial application materials allow starting project review and vesting the applicant's rights. However, they in no
way limit the City's ability to require additional information as needed to establish consistency with development
standards.
City staff are available to answer questions about application materials at 206 - 431 -3670 (Department of Community
Development) and 206 -433 -0179 (Department of Public Works).
Check items
submitted
with
application
Information Required. May be waived in unusual cases, upon approval of both Public Works
and Planning
APPLICATION MATERIALS:
✓
1. Application Checklist (1 copy) indicating items submitted with application.
✓
2. Completed Application Form and drawings (4 copies, if applying for a Zoning Code
Amendment do not duplicate materials). CnJO 0 1Ai. GS Au4a4 d� —runs ScoPE�
✓
3. Completed and notarized Affidavit of Ownership and Hold Harmless Permission to Enter
Property (1 copy attached).
N lik
4. One set of all plans reduced to either 8 1/2" by 11" or 11" by 17 ".
NR
5. Application Fee — $1,215. (cl-ty W 'Ot to pp,.tc,r
6. Zoning Code Amendment with fee if requesting a map change, do not duplicate materials.
t� gTt�
7. SEPA Environmental Checklist with fee once application is referred by the City Council to the
Planning Commission for review.
PUBLIC NOTICE MATERIALS:
Ta.D
8. Payment of a $365 notice board fee to FastSigns Tukwila or
Provide a 4' x 4' public notice board on site within 14 days of the Department determining that
a complete application has been received (see Public Notice Sign Specifications Handout).
-NW
9. Payment of a $110 mailing label fee to the City of Tukwila or
within two (2) sets of mailing labels for all property owners and tenants (residents or businesses)
within 500 feet of the subject property. Note: Each unit in multiple - family buildings - -e.g.
apartments, condos, trailer parks- -must be included (see Public Notice Mailing Label Handout).
�a�
10. If providing own labels King County Assessor's map(s) which shows the location of each
property within 500 ft. of the subject lot.
PROJECT DESCRIPTION AND ANALYSIS:
✓
11. Provide a written response to the criteria listed at TMC 18.80.050 and 18.80.010 (included
in packet).
N IN
12. Provide two copies of sensitive area studies such as wetland or geotechnical reports if
needed per Tukwila's Sensitive Areas Ordinance (TMC 18.45). See Geotechnical Report
Guidelines and Sensitive Area Special Study Guidelines (online at
www.ci .tukwila.wa.us /dcd /dcdplan.htm) for additional information.
SITE PLAN:
P: \Planning Forms \Applications \2007 Applications \CompPlanChg- 12- 07.doc
January 23, 2008
Check items
submitted
with
application
Information Required. May be waived in unusual cases, upon approval of both Public Works
and Planning
i■)'A-
13 (a) The site plan must include a graphic scale, north arrow and project name. Maximum size
24" x 36 ". {Jzi-r Aunt,ilat, . Fes- Th1S" S c E
(b) Existing and proposed building footprints.
(c) Vicinity Map with site location, does not have to be to scale.
(d) Landscape areas sufficient to meet Zoning Code requirements, planting plan is not
required.
(e) Parking lots, driveways and access roads.
(f) Loading and service areas.
(g) Fences, rockeries and retaining walls
(h) Proposed lot and tract lines if applicable.
(i) Location of all tracts to be dedicated to any public or private purpose with notes stating
their purpose
(j) Plan showing the location of all sensitive areas (e.g. streams, wetlands, slopes over 15 %,
coal mine areas and important geological and archaeological sites) and their buffers and
setbacks.
(k) Dash in setback distances required under proposed zoning from all parcel lot lines.
OTHER:
N IA
14. Scalable building elevations of proposed structures with keyed colors and materials. Show
mechanical equipment and/or any proposed screening.
15. A color and materials board representing the proposed project is optional.
16. A rendering is optional. If submitted it must accurately show the project and be from a
realistic perspective (5 to 6 feet above the sidewalk).
P: \Planning Forms \Applications \2007 Applications \CompPlanChg- 12 -07.doc
January 23, 2008
•
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA
98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukplan @ci.tukwila.wa.us
1
AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS
PERMISSION TO ENTER PROPERTY
STATE OF WASHINGTON
COUNTY OF KING
The undersigned being duly sworn and upon oath states as follows:
ss
1. I am the e18nt-ewer of the property which is the subject of this application.
2. All statements contained in the applications have been prepared by me or my agents and are true and correct
to the best of my knowledge.
3. The application is being submitted with my knowledge and consent.
4. Owner grants the City, its employees, agents, engineers, contractors or other representatives the right to enter
upon Owner's real property, located at Northeast and southeast corners of TIB & 144th
for the purpose of application review, for the limited time necessary to complete that purpose.
S. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private
property during the City's entry upon the property, unless the loss or damage is the result of the sole
negligence of the City.
6. Non - responsiveness to a City information request for ninety (90) or more days, shall be cause to cancel the
application(s) without refund of fees.
EXECUTED at Tukwila
(city), WA (state), on December 26
Derek Speck
Print Name
(1) Owner Representative
Address
, 20 08
6200 Southcenter Blvd, Tukwila, WA
Phone Number 206- -1832
Signature
On this day personally appeared before me 0 Q r e-,
executed the foregoing instrument and acknowledged tha
and purposes mentioned therein.
c_ 5fec
he signed the same
SUBSCRIBED AND SUBSCRIBED ANIWWRIVATIQ BEFORE ME ON THIS ;L0 DAY OF
ON 'a, O i
--,
O % i
i 10 — • i
'‘ it 29'
P: \Planning Forms \ Applications \ZoneChng- 6- 06.doc
to me known to be the individual who
er voluntary act and deed for the uses
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My Commission expires
December 4, 2006
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