HomeMy WebLinkAboutPlanning 2018-05-24 ITEM 4 - TUKWILA SOUTH OVERLAY RESIDENTIAL DEVELOPMENT STANDARDS AND GUIDELINES - STAFF REPORTCity of Tukwila
Allan Ekberg, Mayor
Department of Community Development - Jack Pace, Director
STAFF REPORT TO THE PLANNING COMMISSION
Prepared May 15, 2018
FILE NUMBERS: PL18-0023, L18-0032 Code Amendments
E18-0006 SEPA Checklist
REQUEST:
Zoning Code amendments to adopt residential development
standards and guidelines for Tukwila South Overlay zone.
Planning Commission will hold a public hearing on the proposed
amendments and make recommendations to the City Council for
review and adoption.
PUBLIC HEARING: May 24, 2018. The Notice of Public Hearing was published in the
Seattle Times, posted on site and mailed to surrounding property
owners.
LOCATION: Portion of the Tukwila South Overlay District (TSO) which
immediately adjoins land located in the City of SeaTac to the
east of Interstate 5.
STAFF: Minnie Dhaliwal, Planning Supervisor
ATTACHMENTS:
A. Zoning map of the area
B. Map showing city boundary and proposed area for residential
development
C. Multifamily Design Manual
D. HDR development Standards
E. Underline/strikeout version of the proposed code amendments
F. Applicant's justification for recreation/open space requirements
G. Applicant's justification for parking requirements
BACKGROUND
Segale Properties LLC, the applicant, requests amendments to Title 18, Zoning Code of
the Tukwila Municipal Code (TMC) to set standards for residential uses. The proposed
amendments are to adopt development standards and guidelines for residential uses in
that portion of the Tukwila South Overlay District (TSO) which immediately adjoins land
located in the City of SeaTac to the east of Interstate 5.
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
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The entire Tukwila South Project area consists of approximately 400 acres generally
bounded by S 180th Street on the north, S. 204th Street on the south, Orillia Road and I-
5 on the west and the Green River on the east. The property owner, Segale Properties,
intends to develop the property consistent with the Tukwila South Master Plan
(Ordinance 2234) as adopted with the Development Agreement (Ordinance 2233). The
plan calls for approximately ten million square feet of development that would be
accommodated in a combination of a campus style research and office environments
with a mix of other supporting uses such as retail, residential, commercial, hotel and flex
tech. The property owner is constructing the first phase of the Master Plan, which
involves clearing and grading the developable areas of the site and constructing
infrastructure necessary to serve any future development.
The Tukwila South area contains several zoning designations, which include: Low
Density Residential (LDR); Tukwila Valley South (TVS); Heavy Industrial (HI); and
Mixed -Use Office (MUO). The entire Tukwila South area includes an overlay which
supersedes the underlying zoning (TMC 18.41.010). As referenced in TMC 18.41.010,
"the [overlay] may be applied by the City Council to any property lying within the
Comprehensive Plan's Tukwila South Master Plan. Residential development is
anticipated in the area zoned LDR with TSO overlay, which adjoins the City of SeaTac.
See Attachment A and B for the location and the underlying zoning.
When TSO zone and standards were adopted in 2009, it was expressly contemplated
that development standards regarding residential uses would be adopted in the future.
At this time the property owner has filed an application for Zoning Code text
amendments to adopt residential standards and design guidelines for the portion of
Tukwila South Project area that is zoned LDR with TSO overlay and adjoins the City of
SeaTac. It is anticipated that multi -family development will straddle both cities. Currently
Tukwila has standards and design guidelines that apply to multi -family development in
the High Density Residential (HDR) zone. The current proposal is to adopt Tukwila's
Multi -family Design Manual and development standards such as setback, height,
density, landscaping, and development area similar to those in the HDR zone. However,
the request for parking and recreation space standards is to adopt standards similar to
the City of SeaTac.
See Attachment C for Multi -family Design Manual for development in the HDR zone. It
is also available online at http://www.tukwilawa.gov/wp-content/uploads/DCD-Planning-
Multi-Family-Desiqn-Manual.pdf
Attachment D is the development standards of the HDR zone. Attachment E is the
underline/strikeout version of the proposed code amendments; Attachment F and G are
applicant's justification for recreation/open space and parking requirements. Discussion
below includes staff's analysis of the proposed amendments.
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DISCUSSION OF PROPOSED CHANGES
I. Multi -family Design Manual
Tukwila currently has Multifamily Design Manual for any multifamily development in
the HDR zoning district. The maximum density in HDR zone is 22 dwelling units
per acre and the current Multi -family Design Manual includes design guidelines for
the form of development envisioned for that density. Per note 14 of the land use
table, multifamily development in the TSO zone is only allowed after residential
design manual with criteria for approval is adopted by ordinance. The land zoned
TSO with the underlying zoning of LDR that adjoins the City of SeaTac is being
considered by a developer for multifamily development similar to the type of
development allowed in HDR. See Attachment C for the Multifamily Design
Manual. Staff recommends adopting it for this portion of TSO.
II. Multifamily Development Standards
Staff is recommending adopting the development standards of HDR zone for the
portion of TSO that adjoins the City of SeaTac, except for open space/recreation
and parking regulations. These include:
a) 2000 square feet lot area per unit (density of 22 dwelling units per acre);
b) Maximum height of 45 feet;
c) Development area coverage of 50% maximum;
d) Tiered front yard setbacks of15 feet for first floor/20 feet for second floor/30
feet for third floor/45 feet for fourth floor;
e) Tiered side and rear setbacks of 10 feet for first floor/20 feet for second &
third floor/30 feet for fourth floor;
f) Maximum building length of 50 feet, but allowed up to 200 feet with
modulation;
g) Landscaping standard of 15 feet in front and 10 feet along side and rear;
interior parking of 20 square feet per stall and 15 square feet per stall if
placed behind buildings.
However, the developer has requested that the city consider adopting standards
for open space/recreation space and parking similar to those of City of SeaTac
since the proposed development will straddle both jurisdictions.
III. Recreation Space Requirements
HDR zone has recreation space requirement of 400 square feet per unit with a
minimum of 1000 square feet. SeaTac's recreation space requirements are: 120
square feet for a studio, 160 square feet for a one -bedroom unit and 200 square
feet for 2 or more bedroom unit. See Attachment F for the developer's rationale for
adopting standard similar to SeaTac.
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Tukwila Municipal Code defines recreation space as follows:
18.06.665 Recreation Space means covered and uncovered space designed and
intended for active and/or passive recreational activity including but not limited to
tennis courts, swimming pools, cabanas, playgrounds, playfields, or wooded
areas, and specifically excluding any parking area, driveway, or rockery.
18.06.670 Covered Recreation Space means an area of ground covered or
overlaid by an artificial or manmade surface, such as rooftops or pavement.
18.06.675 Uncovered Recreation Space means an area of ground characterized
by a natural surface, such as lawn, forests, or sandboxes (for children's play).
Additionally, HDR has the following regulations for recreation space
requirements:
18.14.030 Recreation Space Requirements
In the HDR zoning district, any proposed multiple -family structure, complex or
development shall provide, on the premises and for the use of the occupants, a
minimum amount of recreation space according to the following provisions:
1. Required Area.
a. For each proposed dwelling unit in the multiple family development and
detached zero -lot -line type of development, a minimum of 400 square feet
(100 square feet for senior citizen housing) of recreation space shall be
provided. Any multiple -family structure, complex or development shall provide
a minimum of 1,000 square feet of total recreation space.
b. Townhouse units shall provide at least 250 square feet of the 400 square feet
of recreation space as private, ground level open space measuring not less
than 10 feet in any dimension.
c. The front, side and rear yard setback areas required by the applicable zoning
district shall not qualify as recreation space. However, these setback areas
can qualify as recreation space for townhouses if they are incorporated into
private open space with a minimum dimension of 10 feet on all sides.
2. Indoor or Covered Space.
a. No more than 50% of the required recreation space may be indoor or covered
space in standard multi -family developments. Senior citizen housing must
have at least 20% indoor or covered space.
b. The Board of Architectural Review may grant a maximum of two square feet
of recreation space for each one square foot of extensively improved indoor
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recreation space provided. Interior facility improvements would include a full
range of weight machines, sauna, hot tub, large screen television and the like.
3. Uncovered Space.
a. A minimum of 50% of the total required recreation space shall be open or
uncovered, up to 100% of the total requirement may be in open or uncovered
recreation space in standard multi -family developments. Senior citizen
housing allows up to 80% of recreation space to be outdoors and has no
minimum outdoor space requirement.
b. Recreation space shall not exceed a 4% slope in any direction unless it is
determined that the proposed space design clearly facilitates and encourages
the anticipated use as endorsed by the Director.
c. The Board of Architectural Review may grant a maximum credit of two square
feet of recreation space for each one square foot of outdoor pool and
surrounding deck area.
4. General Requirements.
a. Multiple -family complexes (except senior citizen housing, detached zero -lot -
line and townhouses with nine or fewer units), which provide dwelling units
with two or more bedrooms, shall provide adequate recreation space for
children with at least one space for the 5 -to -12 -year-old group. Such space
shall be at least 25% but not more than 50% of the total recreation space
required under TMC Section 18.14.030 (1), and shall be designated, located
and maintained in a safe condition.
b. Adequate fencing, plant screening or other buffer shall separate the
recreation space from parking areas, driveways or public streets.
c. The anticipated use of all required recreation areas shall be specified and
designed to clearly accommodate that use.
Options for recreation space requirements:
1. Adopt standards similar to HDR of 400 square feet with at least 50 percent of the
required space as outdoor space and minimum 25 percent of the total recreation
space for children aged 5-12 years.
Under this option a studio that is 550 square feet would have a disproportionate
amount of recreation space requirement of 400 square feet. The amount of
space required for a 96 unit development would be close to an acre (38,000
square feet or .88 acre).
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2. Adopt standards similar to the City of SeaTac, with a graduated scale depending
on the size of the unit: 120 square feet for a studio, 160 square feet for a one -
bedroom unit and 200 square feet for 2 plus bedroom unit.
Under this option a 96 unit development that consists of 3 studios, 60 one -
bedroom units, 30 two-bedroom units and 3 three-bedroom units would be
required to provide approximately 16,000 square feet (.4 acre).
Tukwila's recreation space requirements differ based on zone. For instance, in
HDR zone requires 400 square feet per unit; in NCC, RC, RCM, MUO, and TVS
zones it is 200 square feet per unit; and in TUC zone it is 10% of the floor area,
which is more appropriate for a more urban type of development.
Recreation space requirements in other cities vary as well. For instance, in the
City of Renton for multifamily zone that allows density of 14 dwelling units the
recreation space requirement is 350 square feet per unit, but the developer can
pay fee in -lieu of common open space. Tukwila currently has Park Impact Fees
in the amount of $2325 per dwelling unit.
Staff recommends Option 2.
IV. Parking Requirements
Multi -family dwellings in HDR zone are required to provide 2 spaces for each
dwelling unit that contains up to 3 bedrooms,1 additional space for every 2
bedrooms in excess of 3 bedrooms in a dwelling unit. For instance, a 3 -bedroom
unit requires 2 parking spaces and a 5 -bedroom unit requires 3 parking spaces.
SeaTac's parking requirements are one stall per studio unit, 1.5 stalls per one -
bedroom unit and 2 stalls per two or more bedrooms.
Additionally, King County Metro undertook the Right Sized Parking (RSP)
Project, where they assembled information on local multifamily residential
parking demand to guide parking supply and management decisions in the
future. As part of this project the RSP Multi -Family Residential Parking Calculator
was designed to estimate parking demand at a given location based on a set of
context -based variables. As such, the RSP calculator could be used as a tool for
municipalities to help determine context -based minimums for development
projects on a case-by-case basis. The calculator is available online at
http://www.rightsizeparking.org/ Right size parking calculator for this area
generates standard of 1.6 per unit which is similar to SeaTac's standards.
Other suburban cities have graduated scale standard for multi -family units. For
instance, Federal Way requires 1.25 stalls per studio; 1.5 stalls per 1 -bedroom
unit; and 2 stalls per 2 -bedroom unit (Federal Way Revised Code 19.205.040).
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The City of Renton (attached dwellings outside of the Center Downtown Zone)
require a minimum of 1 parking stall per unit and a maximum allowable off-street
parking ratio of 1.75 parking stalls per dwelling unit (Renton Municipal Code 4-4-
80.F.10(d)
Options for parking requirements
1. Adopt parking standard similar to HDR zone of 2 spaces for each dwelling
unit.
2. Adopt parking standard similar to the City of SeaTac standard of one stall per
studio unit, 1.5 stalls per one -bedroom unit and 2 stalls per two or more
bedrooms.
Staff recommends option 2.
REQUESTED ACTION
Hold the public hearing on the proposed changes, review each proposed change,
choose an option if multiple choices are given, and make recommendations to the City
Council.
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