HomeMy WebLinkAboutPlanning 2017-09-28 Item 4 - Alliance Realty Partners Design Review - Attachment A: Parking Reduction Requestit ALLIANCE
RESIDENTIAL COMPANY
Memorandum
Date: 8/30/2017
To: City of Tukwila — Department of Community Development
Project: Sterling Southcenter — 415 Baker Blvd
From: Evan Lawler
Subject: Parking Reduction Request — Design Review Update
Request:
Alliance Residential formally requests a parking reduction of 11% from the Multifamily Design Standards
(TMC 18.28.260), with our intent ebing to seek this permission concurrent with our Board of Architecture
design approval.
Background & Support:
The current design review submittal proposed for Sterling Southcenter — An Active Adult Community
(Resident Ages 55+) includes 166 parking stalls for 166 residential units, a parking ratio of 1:1. As defined by
the Tukwila Municipal Code (TMC 18.28.260), multifamily properties are required to provide one (1) parking
stall for each studio/one bedroom residential unit, and 1.5 parking stalls for each two (2) bedroom unit. Under
the current code, this project would require a total of 187 parking stalls or a parking ratio of 1.12:1.
This project is located within the TUC-TOD area and is eligible for an administrative level parking reduction
of up to 10%. The requested parking reduction for this project is 11% which requires a deviation from TMC
via Special Permission - Public Hearing.
Justification for this reduction is predicated on anticipated parking demand based on local experience with
similar Class -A multifamily communities. In urban locations with good access to transit in the greater Seattle
market, (such as 415 Baker Boulevard), Alliance Residential typically provides a multifamily parking ratio of
0.7:1. Additionally, demand for parking at these properties has never exceeded the spaces available. It should
also be noted that seldom are buildings fully occupied, for example a top performing property will be
approximately 98% occupied, meaning that even if each unit happened to lease a parking stall, there is some
still some excess capacity within the parking count. Based on this property's location within Tukwila Urban
Center District and Transit Oriented Development Zone we believe that the proposed ratio of 1:1 will serve
our residents and avoid any spillover parking onto city streets.
Alliance Residential - Seattle Metro Communities
Project Units Parking Parking Ratio
Clarendon 82 52 0.63
Infinity 248 124 0.50
Lexington 75 30 0.40
Saxton 325 284 0.87
Sky 151 115 0.76
Viva 105 77 0.73
Koi 166 154 0.93
Average 0.69
1325 4th Ave, Suite 1005 Seattle, WA 98101 t: 206.330.0620 f: 206.569.9780
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Furthermore, the Tukwila TMC states that Senior Citizen Housing (which is defined as ages 60+) only
requires one (1) stall for each of the first 15 units and 0.5 stalls per unit thereafter. If this project were
submitted under the Senior Citizen Housing designation, the would require a 0.55:1 parking ratio for a total of
91 parking stalls.
This building use is submitted as multifamily, but technically will be age -restricted active adult residences and
we anticipate that the parking needs of the project will be a blend of the Multifamily and Senior Citizen
Housing requirements. Our intent remains to provide a high-end resident experience and we are confident that
a 1:1 parking ratio will appropriately serve these needs.
Reducing Resident Parking/Driving:
The design and programming of an active adult community serves to enhance the quality and experience of
life for our residents. To achieve these lifestyle goals for our residents, the onsite staff will put an emphasis on
reduced demand for resident driving which in turn will reduce the overall demand for parking. Sterling staff
via the Resident Activities Coordinator / Concierge will coordinate ride sharing for our residents (Uber, Lyft,
Etc.) for small excursions and coordinate buses and transportation for larger resident events.
Another critical component of the active adult lifestyle is encouraging residents to be active and to take
advantage of the walkability afforded by this location. With dining, entertainment and shopping within close
proximity, and multimodal transportation opportunities nearby, Sterling staff will put emphasis on walkability
of the location and reduced dependency on resident -driven autos.
Parking Costs & Management:
In all of our communities parking is an extra charge in addition to rent. Sterling Southcenter will follow this
model where parking will be charged monthly per stall. We have found that charging residents per parking
stall typically dissuades residents from having multiple vehicles and encourages many to forego keeping a car
in an urban location.
Resident parking stalls are numbered, reserved and monitored to avoid parking conflicts within the community
and to track if any unauthorized parking is occurring. Assigned resident parking will be prioritized to the main
portion of the parking garage. In the event that demand exceeds this capacity, parking will be assigned to the
exterior stalls, with the understanding that the Guest and Prospective Resident stalls shall remain unassigned
to serve their intended purposes. With the reserved parking strategy, management actively tracks parking
demands and can address parking capacity ahead of time should it ever become an issue.
In addition to meeting the resident parking demand requirements, the project also provides a dedicated off-
street loading zone. This loading zone provides safe access to/from the building for recycling and rubbish
pick-up, resident move -ins and deliveries. This comes at the expense of potential parking stalls but provides a
better overall development for both the building residents and the city.
Employees will be encouraged to take advantage of the TOD location and use public transportation, carpools
and ride -sharing services to reduce the need for onsite staff parking. At any given time the number of onsite
staff is not expected to exceed five (5) employees.
Baker Boulevard Improvements — On Street Parking:
As part of the planned improvements associated with the Southcenter Subarea Plan, Baker Boulevard is
scheduled to be reconfigured to better accommodate pedestrian and bicycle uses via a "road diet." In addition
to improvements to the pedestrian and cyclist experience, the planned reconfiguration of Baker Boulevard will
add approximately 31 on -street public parking stalls to this block between Andover Park West and Andover
Park East. These parking stalls are designed for short-term public use, limited to four (4) hours between
1325 4th Ave, Suite 1005 Seattle, WA 98101 t: 206.330.0620 f: 206.569.9780
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8:OOam and 6:OOpm. While these stalls are not designated for any property/use in particular, they will provide
additional on -street, short-term parking opportunities for visitors to the Sterling Southcenter property if
needed.
Special Events — Shared Parking:
In the case of special events which are expected to bring enough visitors to the community to exceed the
available onsite parking and significantly impact the street parking on Baker Boulevard, the community staff
will work with adjacent property owners to secure short-term parking arrangements. These special events are
very infrequent and will be planned with enough advance notice to employ appropriate parking management
strategies.
City of Tukwila Fire Requirements:
The City of Tukwila Fire Department requires that both a dedicated fire sprinkler room and fire command
room be located on the ground level of the building, preferably at the building corner facing a public street.
This is not an ordinary multifamily building code requirement for other regional jurisdictions. In order to meet
this requirement, two (2) parking stalls were lost during the design review process. This further stresses the
need for a 1:1 parking ratio as the building now has less area at the ground level available for parking.
1325 4th Ave, Suite 1005 Seattle, WA 98101 t: 206.330.0620 f: 206.569.9780
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