HomeMy WebLinkAboutCDN 2017-11-13 Item 2D - Update - Ryan Hill Subarea PlanCity of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Community Development and Neighborhoods
FROM: Jack Pace, DCD Director
BY: Nora Gierloff, Deputy DCD Director
CC: Mayor Ekberg
DATE: November 6, 2017
SUBJECT: Ryan Hill Subarea Plan
ISSUE
Tukwila is developing a Subarea Plan for the Ryan Hill Neighborhood in response to a rezone
request.
BACKGROUND
In 2016 the owner of a large undeveloped site in Ryan Hill applied for a rezone from Low
Density Residential (LDR) to High Density Residential (HDR) in order to develop a senior
housing project, Vintage@Tukwila. Staff recommended that a comprehensive analysis of the
neighborhood be done before considering changes to the area on an individual project or parcel
basis. This information would be used for discussion with existing property owners, residents,
service providers, and decision makers on the land use options and costs for services and
meeting municipal standards in this area.
Ryan Hill annexed to the City of Tukwila in 1989 as part of the Fire District #1 Annexation. It is
predominately single family, although there is a mix of single family and higher density and
commercial uses on the east border fronting on 51 Avenue S. and on Ryan Way S. There is
also a large amount of undeveloped land. Current zoning for the area is based upon the
County's zoning at the time the area was annexed and the closest comparable Tukwila zone.
The area has remained relatively unchanged for the last 30 years. The area is topographically
the east valley wall for the Duwamish River basin/watershed. The area is environmentally
sensitive due to wetlands, a stream and slopes. Most infrastructure in the area does not meet
current City standards. In addition, a number of lots are too small for septic systems and
property owners do not have the availability of a sewer line within adjacent rights of way.
Tukwila is responsible for all municipal services including Parks, Recreation, Police, Emergency
Medical Services, Fire, Sewer, Water, Surface Water; Permitting, and Transportation
infrastructure excluding 51 Avenue S.
DISCUSSION
LDC consultants have been hired to develop three land use scenarios based on infrastructure
needs, environmental constraints, utility service and neighborhood preferences. Staff is holding
an open house on November 15, 2017 at the Tukwila Community Center to share these findings
and gather feedback from the community. We have mailed a postcard to all residents and
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INFORMATIONAL MEMO
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owners in the neighborhood inviting them to the open house, pointing them to the web site for
further information and advertising an online survey.
Planning Process
Step One: Assess the neighborhood's existing conditions and constraints, analyze
development patterns, and identify infrastructure deficiencies.
Step Two: Solicit feedback on neighborhood opportunities and challenges from residents,
property owners, and stakeholders.
Step Three: Create three future land use scenarios that reflect input, existing conditions, and
development realities. Prepare infrastructure cost estimates associated with each of the three
land use scenarios.
Step Four: Provide the land use scenarios and their respective implications and development
costs to the public; make scenario adjustments, as necessary.
Step Five: Present public comments on the land use scenarios, infrastructure options, and
possible financing strategies to City Council.
Step Six: Prepare a Comprehensive Plan amendment to adjust zoning in the area, if
necessary.
The Vintage@Tukwila rezone will go back to the Council for a decision in the second quarter of
2018.
FINANCIAL IMPACT
The consultant services are being funded through the Professional Services account in the DCD
budget.
RECOMMENDATION
Information Only.
ATTACHMENT
A. Ryan Hill Neighborhood Study Area Map
18 W:12017 Info MemoslRyan Hill InfoMemo CDN 11-13-17.docx
INFORMATIONAL MEMO
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Attachment A
W:12017 Info MemoslRyan Hill InfoMemo CDN 11-13-17.docx
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