HomeMy WebLinkAboutSEPA EPIC-192-82 - BEL CREST REALTY - PLANNED RESIDENTIAL DEVELOPMENTSPROPOSED PLANNED
RESIDENTIAL
DEVELOPMENT (PRD)
AMENDMENT
BEL CREST REALTY
EPIG192 -82
CITY OF TUKWILA
OFFICE OF COMMUNITY DEVELOPMENT
FINAL
DECLARATION OF NON-SIGNIFICANCE
Description of proposal Amendment to TMC 18.46.020 to allow PRD R -1 Zoning
Proponent Bel Crest Realty, . Inc.
Location of Proposal
•
City -wide Legislative Proposal
Lead Agency. City of Tukwila File No. EPIC - 182 -82
This proposal has been determined to (WV6 /not have) a significant
adverse impact upon the environment. An EIS giX /is not) required
under RCW 43.21C.030(2)(c). This decision was made after review
by the lead agency of a completed environmental checklist and other
information on-file with the lead agency.
Responsible Official
Position /Title
Brad Collins
Planning Director
Date 4 0 21(y 14$2-
COMMENTS:
Signature
4>
M•I _\''
CITTV OF
q, 7/ /111 ---�\) . `rte
.1 -,Y�.
//
�,
( M -2
VACANT ��►
11 > % AC•t%'
•
ILEGIER1D
R -A
AGRCLLTLAAL
P -I -20O
SINGLE FAN4.Y FESIDENTIAL
R-H20
SINGLE FAMILY RESDENTWL
P-1-■6
SNC.iE FAMLY RESIDENTIAL
R -I -72
SNGLE FAMLY RESIOENTIAL
R -2
TWO FAMILY RESIDENTIAL r-�=
C•P
R-3
THRM AND FO.A FT.MLY RESCQYTIAL i
R-4
LOW APARTMENTS
M.LTIPLE RESIDENCE NIGH DENSTY
P
PR-0 ESSCNAL AND CFFICE
II
II
II
II
C -I
FE✓. ORHCCO RETAL I! i
C -2 '
REGIONAL RETAIL F
RA
C-M
C -P
PLANNED BJSMESS CENTER
INDUSTRIAL PORK ,/ ij 1
M -I 71/
LIG•iT INDUSTRY
ri
"/
,� -1'
✓I\.
i /�
M -2
FEAJY INCLIT RI
/7
i
r
M -1
THRESHOLD DETERMINATION
PROPOSED P.R.D. R -1 AMENDMENT (EPIC- 192 -82)
The proposed action is a request from the private sector to amend Tukwila
Municipal Code Section 18.46.020 to allow planned residential developments
within single - family zoning districts. Approval of the proposed zoning
code amendment will open the option of PRD planning to all single - family .
zoned lands within the corporate limits. The principal provisions of the
PRD concept are: one, the potential authorization of a 20% density
allocation bonus in exchange for innovate design and environmental impact
mitigation. Two, the abandonment of conventional site design and building
configuration patterns to promote environmental preservation.
• In determining- thatc this proposed zoning code amendment will not exert
adverse influences on the community's environmental integrity, it was
necessary to determine the probable extent to which the new PRD process
could be used for new development in existing R -1 zoned areas. Redevelop-
ment of existing single- family lands is not considered in the useage
assumption. An inventory of vacant R -1 lands in the City exceeding one
acre yields the following statistical results:
Basic zone
Total Vacant
*(1 acre)
% Env. Sens.
D.U. Yield
W /20% Bonus
:R -1 77200
14.0
0
84.7
101.6
R -1 -9600
13.1
35%
59.4
71.4
R -1- 12000.
53.4
57%
193.9
232.9
R -1 -20000
3.8
100%,
8.3
9.9
346.3
415.8
* Existing parklands within R -1 zones excluded.
From the table, it is evident that use of the PRD concept in remaining new R -1
development areas is potentially high, resulting in the possibility of inr
creasing the aggregate number of single family homes in the community by 7%
over present zoning limitations. Because over half of the vacant R -1 land
remaining the City is classified as environmentally - sensitive suggests
that the density bonus will most likely be requested at maximum levels to
counteract the higher impact mitigation costs of developing these more
difficult sites.
A Declaration of Non - Significance is recommended for the legislative act of
amending the PRD section of the zoning code to allow such development in
single - family use areas. Case - specific rezone requests should be assessed for
disclosure of cumulative and site - specific impacts.
MC /blk
Control Number
• CITY OF TUKWILA
ENVIRONMENTAL CHECKLIST FORM
This questionnaire must be completed and submitted with the application for
permit. This questionnaire must be completed by all persons applying for a
permit from the City of Tukwila, unless it is determined by the Responsible
Official that the permit is exempt or unless the applicant and Responsible
Official previously agree an Environmental Impact Statement needs to be completed.
A fee of $50.00 must accompany the filling of the Environmental Questionnaire
to cover costs of the threshold determination.
I. BACKGROUND
1. Name of Proponent: Bel Crest Realty Tnr - -F2r1 WPCtliind
2. Address and Phone Number of Proponent: 12431 Kingsgate N_F_ Kirkland R23 -4663
3. Date Checklist Submitted: 24 August 1982
4. Agency Requiring Checklist: City of Tukwila
5. Name of Proposal, if applicable: PRD R -1 Amendment
6. Nature and Brief Description of the Proposal (including but not limited
to its size,. general design elements, and other factors that will give
an accurate understanding of its scope and nature):
Proposal to amend TMC 18.46.020 to allow Planned Residential Develop -
ments within single family zoning districts
7. Location of Proposal (describe the physical setting of the proposal, as
well as the extent of the land area affected by any environmental im-
pacts, including any other information needed to give an accurate under-
standing of the environmental setting of the proposal):
All incorporated areas
8. Estimated Date for Completion of the Proposal: N/A
9. List of all Permits, Licenses or Government Approvals Required for the
Proposal (federal, state and local):
(a) Rezone, conditional use, shoreline permit, etc. YES NO XX
(b) King County Hydraulics Permit YES NO XX
(c) Building permit YES NO XX
(d) Puget Sound Air Pollution Control Permit YES N0
(e) Sewer hook up permit YES NO xg.
(f) Sign permit YES NULL
(g) Water hook up permit YES NO XX
(h) Storm water system permit YES NO XX
(i) Curb cut permit YES N04
(j) Electrical permit (State of Washington) YES NOS
(k) Plumbing permit (King County) YES NOS,
(1) Other:
10. Do you have any plans for future additions, expansion, or futher activity
related to or connected with this proposal? If yes, explain:
Possible initiation of a PRO on the Former Bel Crpst'HPightt Siihdivicion
site on Slade way in McMicken Heights if proposed amendment is passed_
11. Do you know of any plans by others which may affect the property covered by
your proposal? If yes, explain:
Proposed 108 -unit condominium at North edge of Slade way near 158th St.
may influence roadway improvement and alter community values regarding land
12. ialnY f9lg ' a ati foffnfE i ghP§ swim ttmthEetklf kingvitlitn§. the pro-
posal; if none has been completed, but is expected to be filed at some future
date, describe the nature of such application form:
See attached letter of application
II. ENVIRONMENTAL IMPACTS
(Explanations of all "yes" and "maybe" answers are required)
1
Earth. Will the proposal result in:
(a) Unstable earth conditions or in changes in geologic
substructures?
(b) Disruptions, displacements, compaction or overcover-
ing of the soil?
(c) Change in topography or ground surface relief fea-
tures?
(d) The destruction, covering or modification of any
unique geologic or physical features?
YES MAYBE NO
xx
XX
(e) Any increase in wind or water erosion of soils,
either on or off the site?
(f) Changes in deposition or erosion of beach sands, or
changes in siltation, deposition or erosion which
may modify the channel of a river or stream or the
bed of the ocean or any bay, inlet or lake?
Explanation:
2. Air. Will the proposal result in:
(a) Air emissions or deterioration of ambient air
quality?
(b)* The creation of'objectionable odors?
(c) Alteration of air movement, moisture
or temperature, or any change in climate, either
locally or regionally?
Explanation:
3. Water. Will the proposal result in:
(a) Changes in currents, or the course or direction
of water movements, in either marine or fresh
waters?
(b) Changes in absorption rates, drainage patterns,
Dr the rate and amount of surface water runoff?
(c) Alterations to the course or flow of flood waters?
(d) Change in the amount of surface water' in any water
body?
(e) Discharge into surface waters, or in any alteration
of surface water quality, including but not limited
to temperature, dissolved oxygen or turbidity?
(f) Alteration of the direction or rate of flow of
ground waters? •
(g) Change in the quantity of ground waters, either
through direct additions or withdrawals, or through
interception of an aquifer by cuts or excavations?
YES MAYBE NO
XX
XX
XX
XX
XX
XX
XX_
XX
XX
•
YES MAYBE NO
(h) Deterioration in ground water quality, either
through direct injection, or through the seepage
of leachate, phosphates, detergents, waterborne
virus or bacteria, or other substances into the
ground waters? XX
(i) Reduction in the amount of water otherwise avail-
able for public water supplies? XX
Explanation:
4. Flora. Will the proposal result in:
(a) Change in the diversity of species, or numbers
of any species of flora (including trees, shrubs,
grass, crops, microflora and aquatic plants)? • XX
(b) Reduction of the numbers of any unique, rare or .
endangered species of flora? XX
(c) Introduction of new species of flora into an area,
or in a barrier to the normal replenishment of
existing species? XX
(d) Reduction in acreage of any agricultural crop? XX
Explanation:
5. Fauna. Will the proposal result in:
(a). Changes in the diversity of species, or numbers
of any species of fauna (birds, land animals
including reptiles, fish and shellfish, benthic
organisms, insects or microfauna)?
(b) Reduction of the numbers of any unique, rare or
endangered species of fauna?
(c) Introduction of new species of fauna into an
area, or result in a barrier to the migration
or movement of fauna?
(d) Deterioration to existing fish or wildlife
habitat?
Explanation:
6. Noise. Will the proposal increase existing noise
levels?
Explanation:
7. Light and Glare. Will the proposal produce new
light or glare?
Explanation:
8. Land Use. Will the proposal result in the altera-
tion of the present or planned land use
of an area?
YES MAYBE NO
XX
XX
Explanation: The'density -bonus provisions of the PRD concept, along with the use
of non - standardized setback and lot configurations may alter the visual character
of existing R -1 neighborhoods where an:R -1 PRD is initiated as an infilling pro-
ject.
9. Natural Resources. Will the proposal result in:
(a) Increase in the rate of use of any natural
resources?
(b) Depletion of any nonrenewable natural
resource?
Explanation:
10. Risk of Upset. Does the proposal involve a risk of an
explosion or the release of hazardous
substances (including, but not limited
to, oil, pesticides, chemicals or radi-
ation) in the event of an accident or
upset conditions?
Explanation:
XX
• •
11. Population. Will the proposal alter the location,
distribution, density, or growth rate
of the human population of an area?
YES MAYBE NO
Explanation: Again, density bonuses may have the affect of slightly- increasing
population levels within established neighborhoods beyond that anticipated in
conventional R -1 Zoning
12. Housing. Will the proposal affect existing housing,
or create a demand for additional housing?
Explanation: The economies of PRD construction may actually serve t� expand the
Affordablity of housing to a wider segment of the R -1 Market; density bonuses
may have the affect of increasing ,the absolute number of units available as well.
13. Transportation /Circulation. Will the proposal result in:
(a) Generation of additional vehicular movement?
(b) Effects on existing parking facilities, or
demand for new parking?
(c) Impact upon existing transportation systems?
(d) Alterations to present patterns of circulation
or movement of people and /or goods?
(e) Alterations to waterborne, rail or air traffic?
(f) Increase in traffic hazards to motor vehicles,
bicyclists or pedestrians?
Explanation:
14. Public Services. Will the proposal have an effect upon,
or result in a need for•new or altered
governmental services in any . of the
following areas:
(a) Fire protection?
(b) Police protection?
(c) Schools?
(d) Parks or other recreational facilities?
(e) Maintenance of public facilities, including
roads?
XX
XX
XX
XX
XX
XX
(f) Other governmental services?
Explanation:
15. Energy. Will the proposal result in:
(a) Use of substantial amounts of fuel or energy?
(b) Demand upon existing sources of energy, or
require the development of new sources of
energy?
Explanation:
16. Utilities. Will the proposal result in a need for
new systems, or alterations to the
following utilities:
(a) Power or natural gas?
(b) Communications systems?
(c) Water?
(d) Sewer or septic tanks?
(e) Storm water drainage?
(f) Solid waste and disposal?
Explanation:
17. Human Health. Will the proposal result in the crea-
tion of any health hazard or potential
health hazard (excluding mental health)?
Explanation:
YES MAYBE NO
XX
XX
XX
XX
XX
XX
XX
•
18. Aesthetics. Will the proposal result in the obstruc-
tion of any scenic vista or view open to
the public, or will the proposal result
in the creation of an aesthetically of-
fensive site open to public view?
YES MAYBE NO
XX
Explanation: More intensive built -forms are usually found in PRD projects
than is the case with conventional R -1; Bulk regulations ac-
companying.the proposed amendment may have the affect of
mitigating aesthetic impacts
19. Recreation. Will the proposal result in an impact
upon the quality or quantity of exist-
ing recreational opportunities?
Explanation:
20. Archeological /Histroical. Will the proposal result in
an alteration of a signifi-
cant archeological or his -
torical site, structure,
object or building ?.
Explanation:
CERTIFICATION BY APPLICANT:
I, the undersigned, state that to the best of my knowledge the above
information is true and complete. It is understood that the lead agency .
may withdraw any declaration of non - significance that it might issue in
reliance upon this checklist should there be any willful misrepresentation
or willful lack of full disclosure on my part.
Signature and Title
XX
XX
- •«s-.,-.'•. ..cry — ..-::ry-.. •.:r= ter'._.. - .� • .July =:2, ::1982 ` ' - <7. ,r :.
..5 `o '. e.. y .;w +x `t•L. -. - ~.x'm'i Y *
Y +a .:.,-`'��a� c V-i- _ w.r4�� "''� - z— •.k' 1. :.1:OF TUKWIL.I♦
�,.
' r.----1::,2:•,;,,; -: Dearliayor. and` Council„Persons :=1 = : :? `,.
+•t,� _rte+, :"; 1•-,_, , evr';p.c., -, - -- ,,-_-i.- -,,,,, f .7.47;,.:_f",...71- '>' --i,--4.-4-:,-,,- � - t _ y: ..>- � J �,=-
LLf'1 �..! i S d. •i>r'.M•'f' --z,------),:s,.
td .4P,. .rte _,a ry
_f� : --3 am •appealing .•to -,you for: a change in the Planned `Residential ; ._.,..5
- .D.eye.lopment (P_ R D`) ;regulation Chapter 18.46:020 (PERMITTED DISTRICTS) -
a:.;:;— The,:.change I am asking for ,your •assistance in is allowing• -the �""T-�
:. P.:R':D -in t%e `SR�1° "zoning _districts
•
" iy arguments.'f'Of allowing the :R -1 district ^is in -the chapters of r f
- .,- Tegulations " Chapter. 18.46 purpose :and paragraphs •
'- thru-4 - --; Chapter -18.46.030. Permitted uses `paragraph 1 states
Residential� developments of all- -types regardless - of the type
of building in which such residence is located,: such as
si• ngle family residences" �; -.`:. •
By not allowing the R =1 di strict to be
arbitrary= to . the.:-intent,-of the" chapter
3 Platting requirements:
"The' Standards of the subdivision co
shall apply to;'planned residential
are not .in conflict with the provis
included in
- Also Chap
de for resid
developments
ion of this
the .P:R :�D is
ter_. 18.46..060 Paragraph_ -
ential "su? divisions
-if such_ .-standards;.
chapter" :
Again the basic residential single family of the R -1 district
throughout the ,'ordinance..
are mentioned
King County has recently adopted a similar ordinance which does
'all R.S_, zones from R- S 15.000 to R -S 900_::_
- include
I respectfully submit and ;reques.t for a 'favorable responce, as I believe_.
it must`have.been `an oversight-or an error not to °:include the_ R-1 districts in
the P. R. D., -regulations:
Respectfully; ._
Earl A. Westlund -'
President
MULTIPLE LISTINGS el RESIDENTIAL ® COMMERCIAL is INDUSTRIAL is ACREAGE
AGENDA ITEM
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
Application 82- 14 -CA, Bel Crest Realty, Inc.
INTRODUCTION
Bel Crest Realty, Inc. has submitted a request for the City
to amend the zoning code in order to allow Planned Residential
Development (PRD) in the R -1 single family districts. Pre-
sently, a PRD is allowed only in multiple family districts.
including R -2, R -3, R -4, and RMH. Bel Crest Realty proposes
that it is the intent of TMC Chapter 18.46 - Planned Residen-
tial Development to allow flexibility in site and building
design in all residential districts including single family;
and that to not allow PRD in single family districts would be
arbitrary. Bel Crest Realty supports their request by noting
that King County has recently adopted a similar ordinance
which permits planned unit development in low density single
family districts.
FINDINGS
1) The Comprehensive Land Use Policy Plan encourages di-
versity of housing development through a planned unit
development approach, providing a variety in housing
types (Residence Section 2: Objective 1, Policy 1).
2) The Comprehensive Land Use Policy Plan promotes pro-
tection from intrusions of incompatible land uses and
prohibits spot zoning in established residential neigh-
borhoods. (Residence, Objective 1, Policy 4).
3) TMC 18.06.620 defines Planned Residential Development
(PRD) as follows:
A form of residential development characterized by
a unified site design for a number of dwelling units,
clustering buildings and providing common open space,
density bonuses, and a mix of building types. The
PRD is an overlay zone which is superimposed over the
underlying zone district as an exception to such dis-
trict regulations, as processed through procedures
specified in Chapter 18.46.
Page -2-
PLANNING COMMION - STAFF REPORT
4) TMC 18.46.020 permits PRD only in multiple family districts:
A) R -2 Two Family Residential;
B) R -3 Three and Four Family Residential;
C) R -4 Low Apartments;
D) RMH Multiple Residence High Density.
5) TMC 18.46.030 encourages all types of residential buildings,
including both single and multiple family in a PRD provided
they are intended for permanent occupancy.
6) TMC 18.46.040 requires the minimum site of a PRD be one acre.
7) TMC, 18.46.050 requires the PRD be served by.) an arterial
street.
8) : TMC 18.46.060 waives the minimum lot size and yard require-
ments in a PRD. The number of dwelling units per net acre
in the underlying zone determines the basic density in a PRD.
9) TMC 18.46.070 (2) allows the Planning Commission to recom-
mend and the City, Council to authorize a maximum density
bonus of twenty (20) percent of the basic density for the •
provision of certain amenities or design features, including
a variety of housing types, retention of natural vegetation
and taking advantage of a significant site feature, such as
a stream or view.
10) TMC 18.46.080 requires each PRD provide a minimum of
twenty (20) percent of the gross site area for common open
space.
11) TMC 18.46.090(2) requires the setbacks from the property
line of the PRD be compatible with or comparable to those
of adjacent properties.
CONCLUSIONS
Historically, the central issues of permitting PRD in single
family districts are density, design layout and housing types.
Other issues, such as traffic and noise, tend to be secondary
to these three issues.
Density Issue
In a PRD, the dwelling unit density is determined by the under-
lying zone district. A maximum density bonus of twenty (20)
percent may be granted to an applicant who demonstrates that
substantial amenities or design features are included in the
project. The following table shows for a one acre parcel the
basic dwelling unit density, a twenty (20) percent maximum
density bonus and the total possible number of dwelling units
for single and two family districts:
Page -3-
PLANNING COMMISSION &TAFF REPORT
•
Basic Density 20% Bonus Density Maximum Density
District (Dwelling Units (Dwelling Units (Dwelling Units
per acre) per acre) per acre)
R -2 10.89 + 2.18 = 13,07
R -1 -7200 6.05 + 1.21 = 7.26
R -1 -9600 4.54 + 0.91 = 5.45
R- 1- 12,000 3.63 + 0.73 = 4.36
R -1- 20,000 2.18 + 0.44 = 2.62
Hence, for one acre, the maximum number of dwelling units permitted in
a single family district is 7.26, which is 3.63 dwelling units less
than the basic density of 10.89 dwelling units for a two family dis-
trict. The two family district is by definition the lowest density
multiple family district permitted by the zoning code; other multiple
family districts allow for more dwelling units per acre.
Design Layout Issue
In a PRD, the minimum lot and yard requirements are waived for added
flexibility in design layout. For instance, buildings may be cluster-
ed together to take advantage of a site feature. Or, buildings may
be spread out creating an atmosphere of privacy. In a PRD,yard set-
backs may vary.; however,the Tukwila zoning code requires the property
line setbacks be like those of nearby developments, protecting the
properties from encroachment of the PRD.
Frequently: in a PRD, dwelling units are attached to one another, free-
ing yard area for other uses. Dwelling units may be arranged in low,
medium, or high density buildings, including single family, duplex,
triplex, rowhouse, townhouse and apartment buildings.
Housing Type Issue
Housing type and the number of units are important factors in defin-
ing the neighborhood's character. With all other factors equal,
including number of units, it is the housing arrangement and type
that creates the image of a neighborhood. For instance, a PRD in a
single family district may create the illusion of a multiple family
district if the dwelling units are attached to one another even
though the density remains that of a single family district. On the
other hand, the image of a PRD in a single family district generally
remains low density residential if the dwelling units are in detached
buildings.
ALTERNATIVES
Several alternatives are available for the Planning Commission to
consider regarding PRD in single family districts. Options include:
• Page -4-
PLANNING COMMISSION STAFF REPORT
•
1) To allow PRD in single family districts with detached
housing units requiring minimum setbacks between units
but not minimum lot sizes.
2) To allow PRD in single family districts without a
density bonus.
3) To allow PRD in .single family districts limited to
detached housing and basic dwelling unit density of
the underlying zone district.
4) To prohibit PRD in single family districts, as the pre-
sent zoning code currently reads.
RECOMMENDATION
Staff endorses greater flexibility in zoning requirements for resi-
dential developments, encouraging imaginative site and building
design. Therefore, staff advises that the Planning Commission re-
commend the City Council approve the following amendments to TMC
18.46:
1) 18.46.020 - Include "R -1 Single Family Residential"
2) 18.46.030 - Add a new permitted use and revise language
to 18.46.030(1) as follows:
(1) "Single family dwellings, pursuant to the height
and yard regulations of Chapter 18.50 for the
R -1 -7.2 district."
(2) "In r -2, R -3, R -4, and RMH districts," residential
developments of all types....
3) 18.46.060 - (1) Minimum lot and yard requirements. The
minimum lot size and yard requirements.. . . within the
Planned Residential Development, "except as required in
Section 18.46.030(1)."
• •
IzattEnE (14/zst
5272 ZouLI 164
Jukwita, (141wAn9ton 9 &188
August 18, 1982
Richard Kirsop, Chairman
Tukwila Planning Commission
6200 Southcenter Boulevard
Tukwila, Washington 98188
Dear Mr. Kirsop:;
1101MED
[AUG 19 19821
C. OF TUKWILA
:_ANNING DEPT.
May .I speak in regard to the -Bel Crest- Realty request to
--allow Planned_.Residentia ..:.zoni_ng-.in Single Family
residential areas?
The Planning Commission, the City Council and, indeed, the
applicant must be very much aware of the citizens feelings
on this subject. We have only just concluded a seven
year discussion on the matter. The vast majority of
Tukwila's citizens are against any further change in
single family zoning. We particularly don't want any
change that would allow anything except single family
dwellings. We have spent several years and a great deal
of time saying so.
The Planning Commission has spent many hours and years
perfecting the present zoning. You have heard virtually
every argument for and against the various zonings. Your
recommendations went to the City Council and were again
argued and discussed. When the City Council adopted the
present Zoning Code and Zoning Map, it was only after a
great deal of serious thought by a•.great many people.
Since this process took over seven years, we, as citizens
certainly don't expect to see the zoning changed so soon
to allow the deterioration of Tukwila's single family
neighborhoods.
I know I speak not just for myself, but for a great many
others when I say it is sincerely hoped that our single
family zonings are allowed to remain as they are and
that the request by Bel Crest is denied.
Sincerely,
Dharlene West
... .... .. .......
..
Chapter 18.46
PRD-- PLANNED RESIDENTIAL DEVELOPMENT
Sections:
18.46.010 Purpose.
18.46.020 Permitted districts.
18.46.030 Permitted uses.
18.46.040 Site acreage minimum.
18.46.050 Location.
18.46.060 Relationship of this chapter to other
sections and other ordinances.
18.46.070 Density standards.
18.46.080 Open Space.
18.46.090 Relationship to adjacent areas.
18.46.100 Pre- application procedures.
18.46.110 Application procedures for PRD approval.
18.46.120 Application procedure for building permit
18.46.130 Minor and major adjustments.
18.46.140 Expiration of time limits.
18.46.010 Purpose. It is the purpose of this chapter
is to encourage imaginative site and building design and to
create open space in residential developments by permitting
greater flexibility in zoning requirements than is . permitted by
other section of this title. Furthermore, it is the purpose of
this chapter to:
(1) Promote the retention of significant features of the
natural environment, including topography, vegetation,
waterways, and views;
(2) Encourage a variety or mixture of housing types;
(3) Encourage maximum efficiency in the layout of streets,
utility networks, and other public improvements;
(4) Create and /or preserve usable open space for the
enjoyment of the occupants and the general public.
18.46.020 Permitted districts. Planned Residential
Development ( "PRD ") may be permitted in the following districts:
(1) R -2 Two Family Residential;
(2) R -3 Three and Four Family Residential;
(3) R -4 Low Apartments;
(4) RMH Multiple Residence High Density.
18.46.030 Permitted uses. The following uses are
allowed in Planned Residential_Development:
(1) Residential developments of all types regardless of
the type of building in which such residence is located, such
as single family residences, duplexes, tri- plexes, four - plexes,
rowhouses, townhouses.or apartments; provided that all
residences are intended for permanent occupancy by their owners
APRIL 20, 1982 Page 52
TUKWILA ZONING ORDINANCE (6243A/277A/LEH)
or tenants. Hotels, motels, and travel trailers and mobile
homes and trailer parks are excluded;
(2) Accessory uses specifically designed to meet the needs
of the residents of the PRD such as garages and recreation
facilities of a non - commercial nature;
(3) In Planned Residential Developments of ten (10) acres
or more, commercial uses may be permitted. Commercial uses
shall be limited to those which are of a neighborhood
convenience nature such as beauty or barber-shops, drug stores,
grocery stores and self- service laundries.
18.46.040 Site acreage minimum. The minimum site for
a Planned Residential Development shall be one (1) acre.
18.46.050 Location. The site of the Planned
Residential Development shall abut, and the main internal
street serving the PRD shall be connected to, at least one
major, secondary, or collector alterial as defined in the
Comprehensive Land Use Policy Plan.
18.46.060 Relationship of this chapter to other
sections and other ordinancs.
(1) Minimum lot and yard requirements. The minimum lot
size and yard requirement provisions of other sections of this
code are waived within the Planned Residential Development.
The number of dwelling units per net acre permitted in the
underlying zone shall serve as the criteria to determine basic
PRD density.
(2) Off- street parking. Off- street parking shall be
provided in a PRD in the same ratio for types of buildings and
uses as required in Chapter 18.5.6.
(3) Platting requirements. The standards of the
Subdivision Code for residential subdivisions shall apply to
Planned Residential Developments if such standards are not in
conflict with the provisions of this chapter. Upon final
approval of the PRD, filing of the PRD shall be in accordance
with procedures of the Subdivision Code if any lots are to be
transferred.
18.46.070 Density standards.
(1) The basic density shall be the same as permitted by
the underlying zone district. The dwelling units per net acre
for the residential zones are as provided in Chapter 18.50.
(2) The"P1anning Commission may recommend and the City
Council may authorize a dwelling unit density not more than
twenty (20) percent greater than permitted by the underlying
zone following findings that the amenities or design features
listed below are substantially provided:
(a) A variety of housing types are offered;
(b) At least 15% of the natural vegetation is
retained (in cases where significant stands exist);
APRIL 20, 1982 Page 53
TUKWILA ZONING ORDINANCE (6243A/277A/LEH)
(c) Advantage is taken of unusual or significant site
features such as views, streams, or other natural
characteristics;
(d) Separation of auto and pedestrian movement,
especially in or near areas of recreation;
(e) Developmental aspects of the PRD.complement the
land use policies of the Comprehensive Plan;
(f) Some extraordinary public benefit is derived in
exchange for the increased density in the Planned Residential
Development.
18.46.080 Open space. Each Planned Residential
Development shall provide not less than twenty (20) percent of
the gross site area for common open space which shall be:
(1) Concentrated in large usable areas and designed to
provide either passive or active recreation; and
(2) If tinder one ownership, owned and maintained by the
ownership; or
(3) Held in common ownership by all of the owners of the
development by means of a Home Owners or similar Association.
Such association shall be responsible for maintenance of the
common open space;
(4) Dedicated for public use, if acceptable to the City of
Tukwila or other appropriate public agency.
18.46.090 Relationship to adjacent areas.
(1) The design and layout of a Planned Residential
Development shall take into account the relationship of the
site to the surrounding areas. The perimeter of the PRD shall
be so designed as to minimize any undesirable impact of the PRD
on adjacent properties.
(2) Setbacks from the property line of the PRD shall be
comparable to, or compatible with, those of the existing
development of adjacent properties or, if adjacent properties
are undeveloped, the type of development which may be permitted.
18.46.100 Pre - application procedure. A
pre - application conference between representatives of the City
and the potential applicant for a PRD is required prior to the
acceptance of an application for. PRD approval. This conference
shall be set by the Planning Department at the written request
of the potential applicant. All affected City Departments
shall be notified and invited to participate. The purpose of
the pre - application conference is to acquaint the applicant
with the provisions of this section as well as other ordinances
and regulations which would affect the property under
consideration.
18.46.110
Application procedure for PRD approval. The
following 'procedure is required for approval of the Planned
Residential Development:
APRIL 20, 1982 Page 54
TUKWILA ZONING ORDINANCE (6243A/277A/LEH)
(1) All applications shall include the following documents:
(a) Vicinity map showing the location of the site and .
its relationship to surrounding areas, including the land use
and zoning of both the site and the surrounding areas;
(b) A map of the site drawn to a scale of not less
than one (1) inch representing one hundred (100) feet showing
the following:
(i) The existing site conditions including
contours at five (5) foot intervals, watercourses,
floodplains, unique natural features, and forest cover;
(ii) The location and floor area size of all
existing and proposed buildings, structures, and other
improvements including maximum heights, types of dwelling'
units, density per type, and. nonresidential structures,
including commercial facilities, if any. Such drawings
should be sufficient to convey the basic exterior
architec €ural intent of the proposed improvements;
(iii) The location and size in acres or square
feet of all areas to be conveyed, dedicated, or reserved as
common open spaces, public parks, recreational areas, and
similar public or semi - public uses;
(iv) The existing and proposed circulations
system of arterial, collector, and local streets including
off - street parking areas, service areas, loading areas, and
major points of access to public rights -of -way. Notations
of proposed ownership -- private or public -- should be
included where appropriate;
(v) The existing and proposed pedestrian
circulation system;
(vi) The existing and proposed utility systems
including sanitary sewers, storm sewers, and water,
electric, gas and telephone;
(vii) A landscape plan in general schematic form
indicating treatment of open space and yards;
(viii) The proposed treatment of the perimeter of
the PR D, including materials and techniques used such as
screens, fences, and walls;
(ix) The proposed method of street lighting and
signing;
(x) The noise, energy efficiency, and general •
insulation characteristics of the proposed development;
(c) In addition to the graphic illustrations listed
above; the applicant shall submit a written statement providing
the following information:,
(i) Justification for the density bonus, if
requested by the applicant;
(ii) Program for development including staging or
timing of development;
(iii) Proposed ownership pattern upon completion
of the project;
APRIL 20, 1982 Page 55
TUKWILA ZONING ORDINANCE (6243A/277A/LEIi)
(iv) Basic content of any restructive covenants;
(v) .Provisions to assure permanence and
maintenance of common open space through a Home Owners
Association, or similar association, condominium
development or other means acceptable to the City;
(d) An application for rezone may be submitted with
the PRD application if rezoning is necessary for proposed
density. Fees for rezone request shall be in addition to those
of the PRD application;
(e) An application for preliminary plat may be
submitted with the PRD application, if necessary. Fees for the
subdivision shall be in addition to those of the PRD
application;
(2) Filing of application. Application for approval of
the PRD shall be made on forms prescribed by the Planning
Department and which shall be accompanied by a filing fee as
required in chapter 18.88;
(3) Planning Commission public hearing. The Planning
Commission shall hold at least one (1) public hearing on the
proposed PRD, and shall give notice thereof pursuant to Chapter
18.92 of this title. The public hearing shall not be held
before completion of all necessary and approriate review by
City departments. This review shall be completed within a
reasonable period of time;
APRIL 20, 1982
Page 89
(4) Planning Commission recommendation. Following the
public hearing, the Planning Commission shall make a report of
its findings and recommendations with respect to the proposed
PRD, and shall forward the report to the City Council. Such
report shall include but need not be limited to the following
items:
(a) Suitability of the site area for the proposed
development;
(b) Requirements of the Subdivision Code for the
proposed development;
(c) Reasons for density bonuses as listed in Section
18.46.080;
(d) Adverse environmental impacts have been mitigated
(e) Compliance of the proposed PRD to the provisions
of this chapter;
(f) Time limitations, if any, for the entire
development and specified stages;
(g) Development in accordance with the Comprehensive
Land Use Policy Plan and other relevant plans;
(h) Public purposes have been served by the proposed
development;
(5) City Council public hearing. After receipt of the
Planning Commission report, the City Council shall hold a
public hearing on the proposed PRD as recommended by the
Planning Commission. The City Council shall give approval,
approval with modifications, or disapproval to the proposed PRD.
APRIL 20, 1982 Page 90
18.46.120 Application procedures for Building Permit.
The following procedures are required for approval of
construction for the proposed Planned Residential Development:
(1) Time limitation. A complete application for the
initial Building Permit shall be filed by the applicant within
twelve (12) months of the date on which the City Council
approved the PRD. An extension of time for submitting an
application may be requested in writing by the applicant, and
an extension not exceeding six (6) months may be granted by the
City Council. If application for the initial Building Permit
is not made within twelve (12) months or within the time for
which an extension has been granted, the plan shall be
considered abandoned, and the development of the property shall
be subject to the requirements and limitations of the
underlying zone and the Subdivision Code;
(2) Application. Application for Building Permit shall be
made on forms' prescribed by the Planning Department and shall
be accompanied by a fee as prescribed by the Building Code;
(3) Documentation required. All schematic plans either
presented or required in the approved PRD plans shall be
included in the Building Permit application presented in
finalized, detailed form suitable for recording and
engineering. These plans shall include but are not limited to
landscape, utility, open space, circulation, and site or
subdivision plans. Final plats and public dedication documents
must be approved by the City Council before the issuance of any
building permits;
(4) Sureties required for staging. If the PRD is to be
developed in stages, sureties shall be required for the
complete PRD. The various stages or parts of the PRD shall
provide the same proportion of open space and the same overall
dwelling unit density as provided in the final plan;
(5) Planning Department action. The Planning Department
shall determine whether the project plans submitted with the
Building Permit are in compliance with and carry out the
objectives of the approved PRD. Following approval of the
Planning Department, the City Clerk shall file a copy of the
approved PRD plan with the official records of the City and the
originals shall be recorded with the King County Department of
Records and Elections. After all approvals, the offical zoning
map shall be amended to reflect the PRD by adding the suffix
"PRD" to the designation of the underlying zone.
18.46.138 Minor and major adjustments. If minor
adjustments or changes are proposed following the approval of
the PRD, by the City Council as provided in Section 18.46.120, •
such adjustments shall be approved by the Planning Department
prior to the issuance of a Building Permit. Minor adjustments
are those which may affect the precise dimensions or siting of
structures, but which do not affect the basic character or
APRIL 20, 1982 Page 57
TUKWILA ZONING ORDINANCE (6243A/277A/LEH)
arrangement of structures approved in the final plan, or the
density of the development or open space provided. Major
adjustments are those which, as determined by the Planning
Department, substantially change the basic design, density,
open space, or other substantive requirement or. provision. If
the applicant wishes to make one or more major changes, a
revised plan must be approved pursuant to Section 18.46.120.
18.46.140 Expiration of time limits. Construction of
improvements in the PRD shall begin within twelve (12) months
from the date of the filing of the final PRD plan by the City
Clerk as provided in Section 18.46.130. An extension of time
for beginning construction may be requested in writing by the
applicant, and such extension not.exceeding six (6) months may
be granted by the Planning Commission upon showing of good
cause. If construction does not occur within eighteen (18)
months from €he date of filing of PRD plans by the City Clerk,
the PRD zoning suffix shall be dropped from the official zoning
map and the zoning shall revert to the underlying'designation.
APRIL 20, 1982 Page 58
TUKWILA ZONING ORDINANCE (6243A/277A/LEH)