HomeMy WebLinkAboutReg 2018-06-04 Item 7 - Ordinances - Comprehensive Plan and Zoning Maps Amendment for Vintage@TukwilaCOUNCIL AGENDA SYNOPSIS
Initials
Meetinz Date
Prepared by
Mayors review
Council review
06/04/18
MCB
❑ Resolution
Mtg Date
06/18/18
MCB
►►: Public Heating
❑ Other
A1tg Date
11Ity Dale 6/18/18
AltsDate 6/04/18
SPONSOR ❑ Council ❑ Mayor ❑ .Adm Svcs
❑ Finance ❑ Fire ❑ Legal ❑ P&R ❑ Police ❑ PIt"
11 DCD
SPONSOR'S Tukwila may amend its Comprehensive Plan/Zoning map once per year. A property owner
SUmmxitY submitted a request for a map change from LDR to HDR. Following the required public
hearing, the City Council may approve, modify, condition, or deny the request.
Due to a 21 -day SEPA threshold determination appeal period, the Council is being asked to
conduct the quasi-judicial hearing this evening, deliberate and decide on the 2 ordinances
and forward them to the June 18 Consent Agenda.
RI:vlIw:WI?D BY ❑ COW Mtg. ❑ CA&P Cmte ❑ F&S Cmte ❑ Transportation Cmte
❑ Utilities Cmte ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm.
DATE: NA
RECOMMENDATIONS:
SPONSOR/ADMIN•
CONrnIrrrl
ITEM INFORMATION
ITEM No.
6&7
CAS NICNI :R:
ORIGINAL AGNND.A DArF: JUNE 4, 2018
AGENDA ITI NI Trrl.l : Request to redesignate a 10.5 acre parcel from Low Density Residential
High Density Residential (HDR) for Vintage@Tukwila
QUASI-JUDICIAL
(LDR) to
Cvi'h:GORY ❑ Discussion
ANDate 6/4/18
❑ Motion
A4tg Date
❑ Resolution
Mtg Date
11 Ordinance
❑ Bid Award
Nitg Date
►►: Public Heating
❑ Other
A1tg Date
11Ity Dale 6/18/18
AltsDate 6/04/18
SPONSOR ❑ Council ❑ Mayor ❑ .Adm Svcs
❑ Finance ❑ Fire ❑ Legal ❑ P&R ❑ Police ❑ PIt"
11 DCD
SPONSOR'S Tukwila may amend its Comprehensive Plan/Zoning map once per year. A property owner
SUmmxitY submitted a request for a map change from LDR to HDR. Following the required public
hearing, the City Council may approve, modify, condition, or deny the request.
Due to a 21 -day SEPA threshold determination appeal period, the Council is being asked to
conduct the quasi-judicial hearing this evening, deliberate and decide on the 2 ordinances
and forward them to the June 18 Consent Agenda.
RI:vlIw:WI?D BY ❑ COW Mtg. ❑ CA&P Cmte ❑ F&S Cmte ❑ Transportation Cmte
❑ Utilities Cmte ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm.
DATE: NA
RECOMMENDATIONS:
SPONSOR/ADMIN•
CONrnIrrrl
Department of Community Development
:I : NA
COST IMPACT / FUND SOURCE
EXPI',NDI"PURI: RI:QUIRI:D AMOUNT BUDGETED APPROPRIATION REQUIRED
$0.00 $0.00 $0.00
Fund Source: NA
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
6/4/18
MTG. DATE
ATTACHMENTS
6/4/18
Informational Memorandum to City Council with Staff Report and 2 Ordinances
Staff Powerpoint presentation
Applicant Powerpoint presentation
6/18/18
�c
76
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Tukwila City Council
FROM: Jack Pace, Community Development Department Director
BY: Moira Carr Bradshaw, Senior Planner
Copy: Mayor Ekberg
DATE: May 29, 2018
SUBJECT: Vintage@Tukwila Comprehensive Plan and Zoning Maps change
ISSUE
Should the City Council approve a request to amend the Comprehensive Plan's Land Use and
Zoning Map in the Ryan Hill Neighborhood?
BACKGROUND
The City received a request to amend the Comprehensive Land Use and Zoning Map for a
potential future project called Vintage@Tukwila. The site is located in the Ryan Hill
neighborhood where the City recently completed an areawide study of conditions; development
scenarios; and neighborhood concerns, and opinions.
This application is a quasi-judicial decision that requires the City Council to hold a public
hearing. The Council may only take testimony and have discussions on the application at a
duly noticed public hearing in order to show impartiality and to be fair to all parties. Because of
a required 21 -day SEPA threshold determination appeal period, the City Council may not take
action on June 4, 2018. Because this item is quasi-judicial, it would be prudent to conclude
discussion, make a decision on the evening of the public hearing, and if approved, forward the
draft ordinances to the June 18 Consent agenda.
DISCUSSION
The attached Staff Report contains findings and conclusions about the request and the site
relative to the Tukwila Municipal Code (TMC 18.84.020) decision criteria for rezones.
There are two ordinances attached — One amends the Comprehensive Plan's Land Use Map
and one amends the Zoning Map. The content of the ordinances is similar.
FINANCIAL IMPACT
None
77
INFORMATIONAL MEMO
Page 2
RECOMMENDATION
Upon the conclusion of the public hearing and Council deliberation, staff recommends that the
City Council move the draft ordinances to the June 18, 2018 consent agenda.
Staff recommends approval of the request for a change to the Comprehensive Plan's Land Use
and the Zoning map from Low Density Residential to High Density Residential for
Vintage@Tukwila subject to the conditions contained in the draft ordinances.
ATTACHMENTS
Staff Report with Attachments
Draft Comprehensive Plan ordinance
Draft Zoning Code ordinance
78 Z:\Council Agenda Items\DCDIVintage@TukwilallnfoMemo - CC 6.4.18 - final.doc
City of Tukwila
Allan Ekberg, Mayor
Department of Community Development Jack Pace, Director
Staff Report
to the
Tukwila City Council
HEARING DATE: June 4, 2018
NOTIFICATION: Mailed Notice to properties within 500' radius 4/19/17
Mailed Notice to all Ryan Hill Neighborhood properties 4/27/18
Posted Site
Published Notice in the Seattle Times and City web page
FILE NUMBERS:
E17-0002 SEPA
L16-0083 Comprehensive Plan Land Use and Zoning Map
change
APPLICANT: Mujib Kamawal, Bush Roed & Hitchings
REQUEST:
LOCATION:
Change Comprehensive Plan and zoning designation from Low
Density Residential (LDR) and Commercial Light Industrial (C/LI) to
High Density Residential (HDR)
Four undeveloped tax parcels: 3348401800; 3348401810;
3348401820; 3348401860; that is, Lots 165 -173 of Block 18 of
C.D. Hillman's Meadow Gardens Addition Less St Hwy, Less C of S
Tran Ln R/W Plat Block: 18 to the City of Seattle Division No. 2.
Located to the west and behind 10739 and 10831 47th Avenue S.
in the Ryan Hill neighborhood
COMPREHENSIVE PLAN: Low Density Residential (LDR)
ZONING: Low Density Residential (LDR)
SEPA DETERMINATION: Determination of Non -Significance issued May 24, 2018
STAFF: Moira Bradshaw, Senior Planner
ATTACHMENTS:
A. Applicant's Response to Decision Criteria
B. Potential future development plan
C. LDR versus High Density Residential Zoning Standards
D. Map of Staff Recommended conditions
79
80
Findings
Request
The applicant requests an amendment to the Comprehensive Plan's Land Use Map and a
corresponding rezone from Low Density Residential (LDR) to High Density Residential (HDR)
on four adjacent undeveloped lots totaling 10.5 acres.
If the Comprehensive Plan's Land Use and the Zoning map changes are approved, the
contract purchaser proposes to construct 247 Senior Housing units in a four-story structure on
the four southerly parcels A - D. (Figure 1). Changing the Comprehensive Plan and Zoning
maps are no guarantee that the project would be built as initially proposed but is provided as
an example of a potential future development. The Comprehensive Plan and Zoning
Designations and the subject site are outlined in green. Existing LDR zoning is shaded in
yellow, High Density Residential located along 51 Avenue S. in brown, Commercial Light
Industrial in purple and Office in blue.
Comprehensive Plan Amendment and Rezone Decision Criteria (TMC 18.84.020):
The City Council's decision to grant a Comprehensive Plan map change and rezone shall be
supported by written findings and conclusions showing specifically that all of the following
conditions exist. Approval of the map changes requires the adoption of an ordinance.
Page 2 of 13 05/29/2018
Map Change Site
Parcel D
Tax ID 334840-
1860
186,001 sq.ft.
LDR
Parcel C
Tax ID 334840-
1820
158,558 sq.ft.
Parcel B
Tax ID 334
1810
39,390 sq.ft.
Parc 41 j`
♦� TakIb 334840I1
LDR
LDR
LI
Figure 1 Comprehensive Plan and Zoning Maps
Background
Annexation History
The subject property became part of Tukwila in 1989 as part of the Fire District #1 annexation.
At the time of annexation, the property was zoned to reflect the prior King County zoning.
When the Comprehensive Plan and city-wide zoning were subsequently reviewed, no changes
were proposed to the original King County designations.
Public Comment
On May 2, 2017, staff held the required public information meeting for residents and property
owners within 500 feet of the site. Several property owners attended the meeting to ask
Page 3 of 13
05/29/2018 81
82
questions. One written comment was received that stated opposition to additional traffic on
47Avenue S. because of safety concerns for local children and provided the opinion that 47
Avenue S. is not capable of handling the additional traffic volume. They requested that access
to the proposed multi -family development site be from Martin Luther King Junior Way South
(MLKJWS). The City Engineer responded that MLKJWS is designated by Washington State
Department of Transportation as limited access and therefore not available for ingress/egress.
The City Engineer has requested that at the time of a future development proposal that
additional traffic analysis be provided.
Because of the lapse in time since the required public meeting in May of 2017, and the
initiation of neighborhood -wide meeting in November of 2017 (see "Ryan Hill Neighborhood
Study" section below), staff held a second public meeting using an expanded mailing. There
were no citizens or comments received at the May 9, 2018 public meeting.
Ryan Hill Neighborhood Study
Staff initiated a neighborhood -wide study that looked at existing conditions, potential
development scenarios and surveyed property owners and residents. The study revealed a
number of things that were unknown.
The residents and property owners have differing opinions about the future of the
neighborhood. Opinions generally depend on where they live or own property within the
neighborhood. Higher residential density and housing options are more desirable to property
owners north of the Seattle City Light right of way than south of the right of way.
Additionally, there was overall support for a neighborhood retail node that would provide
additional neighborhood services. Neighborhood input also indicated that the neighborhood's
existing characteristics were an asset as it was described as a "rural oasis in the city."
Except for the approximate 15 -acre Raisbeck property located along the west side of the
neighborhood and bordering MLKJRWS, which is the subject of this rezone request, future
development is likely to be small scale (short plats) and developed incrementally. Development
of less than 4 lots does not require frontal improvements nor would a through connection be
financially feasible for most short plat developers.
The lack of regional stormwater facilities and the difficulties associated with on-site storm
infiltration and/or detention on steep slopes impacts the near term developability of many
properties. In areas where redevelopment is more feasible, the needed water and sewer
infrastructure improvements identified in the study can be incrementally installed. The
incrementally added infrastructure will be able to support the long-term service objectives
outlined within the study.
Enhancing and improving the circulation system is feasible from an engineering standpoint but
not likely from a financial standpoint. The 1,200 -foot -long dead end road (twice the length of
the City's maximum standard) can be eliminated by connecting between the 109th/48th and
Pagc 4 of 13 05/29/2018
110th/49th Avenue S intersections. The City, however, has many street projects, and this
new connection is unlikely in the near future as a public project.
Finally, the Raisbeck property, which is the Vintage@Tukwila site, is a linchpin for extending
sewer service to properties north of the Seattle City Light right of way and south of S. 107th
Street.
Vicinity/Site Information
The subject site is in the Ryan Hill neighborhood and is primarily characterized by
environmentally sensitive features located on or in its vicinity. The topographic survey
provided by the applicant gives details on vegetation, watercourse and wetlands as well as
topographic lines.
Landslide
Class 2 — Moderate and Class 3 - High landslide areas with topographic slopes that range from
15 — 40%.
Wetlands and Stream
The wetland and watercourse delineation report that was prepared for this application
identified the following:
Type 3 watercourse — Ryan Hill Stream. (Stream A) is located to the north of the site and
bisects the northeast corner of Parcel D.
Most of the wetlands are located around the periphery of the site but whose buffers extend
onto the site. The exception is Wetland B. Wetland B is a type IV located in the center of the
project site and requires 50 foot buffers. From the Tukwila Municipal Code: "Category IV
wetlands have the lowest levels of functions (scores less than 30 points) and are often heavily
disturbed. While these are wetlands that should be able to be replaced or improved, they still
need protection because they may provide some important functions. Any disturbance of these
wetlands will be considered on a case by case basis." (TMC 18.45.080 Wetlands
Designations, Ratings and Buffers)
Any future development will need to be setback from the wetlands and their buffers. Wetlands
A and AA are category II and are located along Ryan Hill Stream and are required to have 100
foot buffers. Wetland C, a category III wetland, which has an 80 foot regulatory buffer, is
located on the south of the site and extends onto the Seattle City Light property.
There are two other category III wetlands, on the parcel north of the site. (Wetlands E & F —
Topographic Survey)
Pagc 5 of 13 05/29/2018 83
WETLAND ork
WLTIAND F
Cu;ki.eirt. ou,J
Strcarll rat an:
-13,611,480.12712 6,024
S is Dort a survey, Features depicted are approximate only and may riot be to s,calie.
Figure 2 Wetlands and Watercourse Map
84
Page 6 of 13
05/29/2018
Access
The local circulation map, Figure 3, shows the street system that exists in the Ryan Hill
neighborhood. Sidewalks exist along S. Ryan Way and intermittently on 51 Avenue S. Bicycle
facilities are also in place on 51 Avenue S.
King County Metro Route 107 is between 1/4 and 1/2 mile to the east and runs along 51 Avenue
S. and Route 124 on E. Marginal Way S. is about a mile to the west.
The Rainier Beach Link Station is 1.3 miles to the north.
Figure 3 Ryan Hill Neighborhood Access Map
Page 7 of 13
05/29/2018 85
86
Land Use/Development History
There are 26 lots adjacent to 471h/10901/48th onto which the subject properties will access, 8 of
which are developed with a single family home. The lots range in size from 3,500 square feet
to 41,765 square feet. All but three homes, addressed as 10709, 10719, and 10729 47th
Avenue S., were built pre -1964. The three addresses listed were built in 2003 and 2001 and
are hooked up to the City's sewer system. The remaining five homes are on septic systems.
A review of King County Assessor's property reports shows that they have designated that
area as having moderate to high traffic noise. In this area, the assessed value of the
developed single family homes range from $200,000 to $373,000.
Also within this specific 26 lot area, four lots were acquired by King County for property owner
failure to pay property tax, two of which have since been sold at auction, which is evidence of
the instability in ownership in this area.
City Council Decision (TMC 18.84.030)
The City Council has the authority to deny, approve, or approve with conditions and
safeguards as it deems necessary to protect or enhance the health, safety, and welfare of the
surrounding area, and to ensure that the rezone fully meets the findings set forth in the
Decision Criteria (TMC 18.84.020,) which are outlined below.
Response to the criteria are below and the applicant's responses to the Decision Criteria are
Attachment A.
1. The proposed amendment to the Zoning Map is consistent with the goals,
objectives, and policies of the Comprehensive Plan. (TMC18.84.020 - Criteria)
During the 2015 Comprehensive Plan update process, there was considerable interest in the
need to maintain and enhance residential neighborhoods, while providing housing choices.
The Comprehensive Plan describes LDR as follows:
Low -Density Residential: Areas primarily characterized by
detached single-family residential structures and their
accessory uses, along with educational, institutional, and
recreational uses. Density may vary by neighborhood and for
projects proposing innovative housing types such as cottage
housing. These uses and densities are modified where
covered by the Commercial Redevelopment, Urban Renewal,
Tukwila South, and Public Recreation Overlays.
The Comprehensive Plan describes HDR as follows:
High -Density Residential: Areas characterized by larger and
higher density multi -family buildings and their accessory uses,
along with educational, institutional, and recreational uses.
Although not stated, high density neighborhoods have typically been located adjacent to and
along major transportation corridors. They have been used to separate noisier uses and areas
Page 8 of 13 05/29/2018
from the single family areas and to provide housing in neighborhood and regional centers of
the City.
The Comprehensive Plan's highest priority objective is the following:
Objective. "To improve and sustain residential neighborhood quality and livability."
Numerous goals and policies clarify and support this objective. Some representative examples
from the Housing and Residential Neighborhoods elements follow:
Housing Goal 3.1 The City of Tukwila provides the City's fair share of regional housing.
Housing Policy 3.6.1 Encourage long-term residency by improving neighborhood quality,
health and safety.
Residential Neighborhoods Goal 7.1 Residential Land Use Pattern: A land use pattern that
encourages a strong sense of community by grouping compatible and mutually supportive
uses and separating incompatible uses.
Residential Neighborhoods Goal 7.4 Neighborhood Sustainability: Continuing enhancement
and revitalization of residential neighborhoods to encourage long-term residency and
environmental sustainability.
Residential Neighborhoods Implementation strategies support retaining LDR zoning and
encourage infrastructure improvements as follows:
• Continued emphasis on existing land use patterns to protect and preserve residential
uses.
• Investment in public works and infrastructure improvements.
• Continue to develop and implement the Residential Street Program in the CIP.
• Development of a variety of new housing, including single-family homes.
Residential Neighborhood and Sub -Area Vitality
City -planned utility improvements and extensions place priority on improving and sustaining
residential neighborhood quality and livability. Utility investments affect neighborhood quality of
life and the ability to realize established visions for specific sub -areas. (City of Tukwila
Comprehensive Plan, 2015)
Tukwila functional plans
Tukwila parks and open space do not exist in this neighborhood. The Parks
Recreation and Open Space (PROS) Plan has identified the need for a neighborhood park but
implementation is shown beyond 2023. A "Ryan Hill Park" is planned "following the upgrade
of the local sewer service in the area, which would drive additional housing demand." (Tukwila
Parks, Recreation, and Open Space Plan; 2013)
Sanitary sewer service. The Ryan Hill neighborhood encompasses 116 acres with less
than a mile of sewer. The capital plan for Sanitary Sewer identifies a $1.9 million sewer
revitalization for the area but the timeline is beyond 2022. The justification for the project are
the existing septic systems that are failing and creating public health hazards.
Comprehensive Plan policy 12.1.22
Serve all existing and potential residences and businesses with a sewer utility.
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88
The Capital Facilities Plan identifies a $1.9 million sewer project for the neighborhood with the
justification that septic systems are failing in the area.
The proposed project would extend sanitary sewer from MLKJWS on the site and then per the
City's Infrastructure Design and Construction Standards Manual extend it to the east property
line. Bringing the sewer an additional 100 feet to the adjacent right of way would provide an
opportunity for future extensions and hook-ups to the sanitary system.
Tukwila water service is available to serve the higher intensity land use; however,
because the system is not looped the pressure is not adequate for larger buildings.
Construction will likely require modifications to structure size to accommodate the lower
pressure.
Access in the neighborhood is via two neighborhood arterials — Ryan Way and 51st
Avenue S., which have adequate capacity but are not complete streets. Ryan Way does not
have bicycle facilities and 51st Avenue S. has sporadic pedestrian facilities. The local access
street, 47th Avenue S., meets the minimum street right of way width standard of 50-60 feet, is
over 1,000 feet in length and does not contain a turn -around. 600 feet is the City standard for
cul-de-sacs the City standard for neighborhood block size is no more than 1,000 feet on one
side and double loaded lots on the width.
On the other lots along 47th Avenue S., future single family development is likely to be through
individual single family home construction permits and short plats that do not typically result in
sidewalks or public street improvements.
The condition of the street however is not adequate for a higher density project. For example,
the pavement width and shoulders are uneven.
Financial Planning Model Policy
FP -6 — The financing of limited benefit capital improvements (i.e. private
development) should be borne by the primary beneficiaries of the improvement. The
principle underlying limited benefit is that the property is peculiarly benefited and
therefore the owners do not in fact pay anything in excess of what they receive by
reason
of such improvement.
Policy FP -7 — Each Enterprise Fund shall be reviewed annually and it must have
a rate structure adequate to meet its operations & maintenance and long-term
capital requirements.
The program manager for the Sewer Comprehensive Plan stated that developers must
bear the burden of extending sewer into this area.
2. The proposed amendment to the Zoning Map is consistent with the scope and
purpose of TMC Title 18, "Zoning Code," and the description and purpose of the zone
classification applied for. (TMC 18.84.020 Criteria)
If approved, the requested map change would rezone approximately 10.5 acres from Tukwila's
Low Density Residential to the High Density Residential designation/zone. The
Page 10 of 13 05/29/2018
Comprehensive Plan states that high-density residential areas are characterized by larger and
higher density multi -family buildings and their accessory uses, along with education,
institutional and recreational uses. The HDR District (TMC 18.14.010) implements the
Comprehensive Plan designation of high density residential. The Zone is used to designate
areas that allow up to 22.0 dwelling units per net acre. Senior citizen housing is allowed up to
60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high-
density, multiple -family district that is also compatible with commercial and office areas.
A comparison of land uses and development standards and land uses is shown on Attachment
C. The difference between the two districts in terms of land use are that in HDR the following
uses are permitted and are not allowed in LDR: boarding homes; convalescent, assisted living
and nursing homes for up to 12 patients; townhouses and multifamily (22 units per acre;) and
senior housing (at 60/units per acre;) libraries, museums, and public art galleries; and
manufactured home parks. If the property were rezoned as HDR, and did not redevelop as
currently proposed by the applicant, the range of other uses listed above could be developed
as permitted uses as indicated on Attachment C.
3. There are changed conditions since the previous zoning became effective to
warrant the proposed amendment to the Zoning Map; (TMC 18.84.020(3)) and
In November of 2016, central Puget Sound voters approved a funding package that includes
the construction of a new light rail station within a mile of the site. The Station is scheduled for
completion in the 2030s and provides access to a high capacity transit system. One half mile is
the usual walk shed for rail systems but bus routes are rerouted to provide feeder service to
the stations. Boeing Access Road and S. Ryan Way will be a major route to serve the station.
The opportunity to have high quality transit access was not funded until 2016.
The current economic impact on the regional housing market was not expected. The price of
homes is rising faster in the Seattle area than anywhere else in the nation. Since the downturn
in 2007, home prices are up 23.9%. Seattle leads the nation in year over year and month over
month home price growth. The applicant proposes an affordable senior housing project.
A major initiative to fund, build and replace City buildings (Public Facilities Plan, Tukwila 2016)
will impact the overall Capital Improvement Program and likely delay any identified
neighborhood infrastructure improvements thereby delaying upgrades and public infrastructure
in this neighborhood. Development is and will be expected to continue to pay for itself.
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 neighborhood, nor be injurious to other properties in
the vicinity in which the subject property is located. (TMC 18.84.040(4))
The City's Capital Facilities Plan shows the need for urban infrastructure improvements in this
neighborhood for a neighborhood park and a sewer system to serve the area. Timing and
funding for these facilities, however, has not been identified. The lots that are south of S. 107th
Street and west of 50th Avenue S. are dependent on access to the sanitary sewer line in
MLKJWS.
The rezone will allow a project that will provide affordable housing, provide new construction
that could serve to anchor the area and create a higher standard of design quality as required
by the City's rigorous design review process. Development of the site would improve the
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infrastructure for the neighborhood and make sanitary sewers possible in the near term for
property owners.
CONCLUSIONS
Below are the four decision criteria in bold and the conclusions drawn from the findings above.
1. The proposal is consistent with the goals, objectives and policies of the
Comprehensive Plan.
The 2015 Comprehensive Plan update reaffirmed Tukwila's highest priority objective, "To
improve and sustain residential neighborhood quality and livability." This neighborhood is a
challenging area because of the lack of public facilities and environmentally challenging land of
slopes and water. The subject site, although it borders the interstate and MLKJWS on the
west, has no access except through a local access street that is bordered by single family
homes. The public facilities identified to support and serve this area are not funded in the
near or mid-term. The proposal would be able to pay for urban services and amenities that
would support the overall livability and quality of this residential neighborhood. Specifically,
access to the site is via 47th Avenue S. and S. 109 Street west of 47th Avenue S, which are not
adequate for higher density travel. Their improvement, which would be needed for the higher
density, would improve overall neighborhood quality. As part of the future project and as a
condition of this rezone, the applicant should make street improvements that meet the City's
infrastructure standards including sidewalks.
Sanitary sewer would be extended as part of the future project from MLKWJS onto the site and
to the east property line. To benefit the neighborhood, the extension of the sewer to the
adjacent public right of way would also fulfill the Comprehensive Plan's goal of improving
neighborhood quality and livability and fulfilling the policy of serving all residences with sewer
service. Conditioning the rezone to require the extension of the sewer line to the right of way
to the east will increase the access and the feasibility and decrease the total system cost for
sanitary sewers in the neighborhood.
2. The proposal is consistent with the scope and purpose of the Zoning Code and
the description and purpose of the HDR zone.
High density development lends itself to clustering and thereby preserving sensitive areas and
open space. The entire property would be under one owner and manager thereby limiting the
incremental impacts typical of individual homeowners on trees, wetlands and streams.
3. There are changed conditions since the previous zoning became effective to
warrant the amendment to the Map.
Residents of the City have stated that they are struggling and being displaced due to the
impact of rising rents and the high cost of homeownership. The unprecedented economic
impact caused by the regional demand for housing is hurting members of the community who
are economically challenged. The proposal could provide affordable housing for seniors as
well as basic public facilities that would support the surrounding property owners.
4. The proposal shall be in the interest of furthering the public health, safety,
comfort, convenience and general welfare and will not adversely affect the
neighborhood or be injurious to the properties in the vicinity.
Page 12 of 13 05/29/2018
Of benefit to the neighborhood with the project would be the opportunity to connect to sanitary
sewer and a reduced overall cost because of the approximate 800 linear feet that would be
built by the project developers. Development of the subject site requires the applicant to bring
the sewer line onto the property and to the east property line. Staff recommends that the
rezone be conditioned with the requirement to bring the sewer line an additional 100 feet to
47th Avenue S. to assist with the availability of the system for expanded neighborhood use.
Comment from emergency service providers and the results of the traffic analysis indicate that
left turning movements are difficult onto S. Ryan Way and would be a concern with increase in
trips associated with the rezone. In order to further the interests of public safety, comfort and
convenience, the rezone should be conditioned to require left turn pockets to facilitate and
assist in maintaining adequate level of service and entering and exiting 47th Avenue S.
Staff concludes that redesignating the site to HDR would be in the best interest of the
neighborhood subject to specific conditions that would support the Comprehensive Plan's
priority of creating high quality residential neighborhoods.
RECOMMENDATION
After discussion, agreement on a decision and any conditions, staff recommends that the
Council move the draft ordinances to change the Comprehensive Plan and Zoning Map to the
consent agenda of the June 18, 2018 Regular meeting.
Staff recommends approval of the request for a change to the Comprehensive Plan's Land
Use and the Zoning map from Low Density Residential to High Density Residential for
Vintage@Tukwila subject to the following conditions below, which are illustrated on Attachment
D:
1. 47th Avenue S. between S. Ryan Way and S. 109th Street, and S. 109th Street
between the site and 47th Avenue S., shall be improved with curbs, gutters, sidewalks,
street illumination, and storm water facilities, in accordance with the City's Infrastructure
Design and Construction Standards Manual in effect at the time of building permit
application, prior to receiving a certificate of occupancy for the development on the site.
2. The sanitary sewer line that serves the development on the site shall be extended to 47
Avenue S. at the time of the development in accordance with the City's Infrastructure
Design and Construction Standards manual in effect at the time of building permit
application.
3. On S. Ryan Way, a westbound (WB) left -turn pocket, and on 47th Avenue S., a
northbound (NB) left -turn pocket, shall be installed prior to receiving a certificate of
occupancy for development on the site.
4. Within 60 days of passage of this ordinance, the applicant shall record against the
subject property a covenant or other document approved by the City, listing the
development conditions associated with the site.
5. The applicant must apply for a development permit for the proposed project within 36
months of the effective date of this ordinance.
6. Failure to comply with the conditions set forth herein shall cause the change to the
Comprehensive Plan Land Use Map to be null and void, and the subject property shall
revert to the zoning immediately preceding passage of this ordinance.
Page 13 of 13 05/29/2018 91
92
Attachment A
PROJECT DESCRIPTION AND ANALYSIS
QUESTION 11. Provide a written response to the criteria listed at TMC 18.80.50 and
18.80.10.
An amendment may be appropriate in light of new information that affects assumptions on which
the Comprehensive Plan and Zoning Code were based, unanticipated changes in community
conditions or goals, or in the interest of public safety and welfare.
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?
The subject parcels for which a comp plan re -designation is sought are TPN#
6874200530, 3348401800, 3348401810, 3348401820, and 3348401860. This request
seeks to have the subject parcels re -designated to a High Density Residential (HDR) land
use designation, to facilitate HDR zoning that would enable future senior housing
development at the site. The parcels are currently designated as Low Density Residential
in the Tukwila Comprehensive Plan (TCP).
The Low Density Residential Comprehensive Plan designation is suitable for areas
primarily characterized by detached single-family residential structures and their
accessory uses, along with educational, institutional and recreational uses. However,
density may vary by neighborhood and for projects proposing innovative housing types.
The subject property is wooded and undeveloped, as is the parcel to the south. It is
separated, by a single vacant parcel, from Commercial/Light Industrial development to
the north. To the west of the parcels is a narrow undeveloped right-of-way running north -
south that separates the subject lots from the highway. To the east are small lots with
single family homes.
South Ryan Way abuts the immediately adjacent parcels to the north and east, which
meanders through considerable residential housing. Consistent with this, the immediately
adjacent property to the east designated for low-density residential land use, which land
is in fact developed to Low Density Residential standards, and is lined with single-family
homes. The subject property would remain in a housing designation, which its location
near to the highway will permanently buffer the LDR properties to the east.
The subject parcels would be appropriately designated as an HDR land use. HDR land
uses under the Tukwila Municipal Code are intended to provide a high-density, multiple -
family district which is also compatible with commercial and ofce areas" TMC
18.14.010. The redesignations would be compatible with the C/LI designation just one
93
parcel away to the north, and would be bordered by housing to the east, effectively
buffering the LDR from both C/LI and the highway.
One of the principal issues identified in the Tukwila Comprehensive plan is the need for
affordable housing. As discussed at TCP p. 3-3, HOUSING AFFORDABILITY, more
and more households in Tukwila are struggling to meet their housing costs. The TCT
continues, recognizing that not only has community poverty tripled in Tukwila since
2003, almost half of City residents are burdened by housing costs, paying more than 30%
of their income for housing.
To remedy this, Tukwila Comprehensive Plan GOAL 3.5 seeks to ensure that the City of
Tukwila includes a full range of housing for persons in all stages of life and for all
members of our community. Designating and zoning these vacant lands HDR would
provide significant opportunity to add to the housing stock in the City that is particularly
focused on the aging and less fiscally advantaged segment of the community.
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?
HDR is a residential use designation, but is one that is compatible with the nearby CL/I
property on lot away to the north, and also with the LDR to the east. Designating the
parcels as HDR would also facilitate a residential housing land use separating the
residential to the east from not only the C/LI nearby, but also buffering the single-family
homes from the highway. The re -designation would facilitate future zoning and
development of multi family units. The applicant desires to develop multi -unit housing
that will provide affordable senior housing.
The site is already characterized by access to municipal infrastructure and services
including roads and existing municipal wastewater lines. The re -designation of the
parcels would allow future development at the expense of a private developer, which
would result in installation of new interior roads and would upgrade the existing
wastewater system. Development of these upgrades would be done without cost to the
city, but the infrastructure would be developed to meet City standards and would
ultimately become part of the City's systems. This allows for infill in and near areas
already characterized by urban services such that it would avoid the need for lengthy
extensions of municipal systems to serve more remote areas within the city.
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 area would experience upgrades to the existing wastewater transmission system in
the area. Also, the re -designation would allow for high-density zoning under which
affordable senior housing would be pursued. The City's Comprehensive Plan recognizes
the need for housing stock beyond single-family residential dwellings, as well as the need
for affordable housing. This proposal is the first step in achieving those goals.
94
B. COMPREHENSIVE PLAN AMENDMENT CRITERIA (TMC 18.80.010)
1. A detailed statement of what is proposed and why;
HDR land use designations serve to provide property that can support affordable multi-
family housing and senior citizen housing. The zoning for HDR supports apartment
houses, town houses, row houses and condominium, as well as multi family duplex,
triplex, or four Alex units. This parcel lies in between low-density residential land, the
interstate and nearby commercial land to the north, and will create a residential buffer in
between them. The re -designation would also facilitate future zoning and development of
multi family units. The applicant desires to develop multi -unit housing that will provide
affordable senior housing.
2. A statement of the anticipated impacts of the change, including the geographic area
affected and the issues presented by the proposed change:
The property, now currently vacant and wooded but designated as LDR, would be
rezoned and developed to HDR standards in order to provide affordable high
density multi -unit senior residential housing stock. This would enable development
that would provide a permanent residential buffer in between the single family
residences to the east and the freeway and commercial development further north.
Roads and wastewater systems would be upgraded as a result of future
development at the expense of the developer rather than the City.
The geographic area to be affected would include undeveloped land to the south,
single-family residences to the east and northeast, commercial development to the
north one parcel away, and highway to the west. The impacts would be positive —
incompatible uses would be permanently buffered, and city infrastructure (roads
and wastewater) would be upgraded.
3. An explanation of why the current comprehensive plan or development regulations are
deficient or should not continue in effect; (be specific; cite policy numbers and code sections
that apply):
The Low Density Residential Comprehensive Plan designation is intended for areas
primarily characterized by detached single-family residential structures and their
accessory uses, along with educational, institutional and recreational uses, whereas
High -Density Residential reflects areas characterized by larger and higher density multi-
family buildings and their accessory uses. TCP at p. A-13. The parcels subject to this
request are large sized and remain undeveloped, such that re -designation to HDR will
render them capable of supporting more housing units than LDR. These advances
Housing Policy 3.1.1: Provide sufficient zoned housing potential to accommodate future
multi family households to meet the regional growth target of 4,800 new housing units by
2031, and Housing Policy 3.2.1: Provide zoning that allows a variety of housing
throughout the City to allow for diverse, equitable neighborhoods. Because the targeted
95
zoning is for low-income senior housing, the change would also facilitate Housing Policy
3.2.2: Encourage a full range of housing opportunities for all population segments,
including very low-income households earning less than 30% AMI, through actions
including, but not limited to, revising the Tukwila's zoning map and development codes
as appropriate, which would enable a wide variety of housing types to be built.
The re -designation would allow for HDR zoning. Tukwila Municipal Code 18.14.010's
Purpose is as follows: "A. this district implements the High -Density Residential
Comprehensive Plan designation, which allows up to 22.0 dwelling units per net acre.
Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional
restrictions. It is intended to provide a high-density, multiple family district which is also
compatible with commercial and office areas. The parcels subject to this application fall
squarely within the HDR zoning expectations.
The subject parcel would be appropriately designated as a High Density Residential
(HDR) land use. HDR land use -designations under the TCP are appropriate for "Areas
characterized by larger and higher density multi family buildings and their accessory
uses, along with educational, institutional and recreational uses. Applicant proposes to
develop areas characterized by residential duplexes, triplexes and fourplexes and their
accessory uses, along with educational, institutional and recreational uses. MDR areas
are intended to provide a transition between high-density residential or commercial
areas and low-density residential areas.[J"
2. Why is the proposed change the best means for meeting the identified public need?
The need for more multi family housing is a pervasive issue in Tukwila. This change
advances high-density residential affordable senior housing. See TCP GOAL 3.2: "The
City of Tukwila has safe, healthy and affordable homes for all residents in Tukwila."
Additionally, these parcels lie in between low-density residential land, the highway and
nearby commercial land. This change would serve to advance multiple city objectives. It
would create a land use designation that would provide a housing residential use to
buffer the nearby commercial and the highway from existing low density residential
development.
Not only will the re -designation result in creating a land use that can create a buffer in
between the highway and low-density land uses that are already in existence, but the re-
designation would also facilitate future zoning and development of multi family units.
The applicant desires to develop multi -unit housing that will provide affordable senior
housing.
The site is already characterized by access to municipal infrastructure and services
including roads and existing municipal wastewater lines. The re -designation of this
property would allow future development at the expense of a private developer, which
would result in installation of new interior roads and would upgrade the existing
wastewater system. Development of these upgrades would be done without cost to the
96
city, but the infrastructure would be developed to meet City standards and would
ultimately become part of the City's systems. This allows for infill in and near areas
already characterized by urban services such that it would avoid the need for lengthy
extensions of municipal systems to serve more remote areas within the city.
3. What other options are there for meeting the identified public need?
Other parcels in the city could be re -designated, as necessary, and developed under an
HDR land use designation and zoning standard. These, at a minimum, would require
upgrades to public infrastructure and services systems, or Greenfield development to install
new services at higher expense where no such services exist now. Also, those locations may
not provide the added benefit of developing a buffer between existing LDR development and
the highway, as well as nearby C/LZ. There will still be need for multi -unit, affordable and
senior housing in Tukwila following this project_
4. A statement of how the proposed amendment complies with and promotes the goals and
specific requirements of the Growth Management Act;
RCW 36.70A.020:
(1) Urban growth.
The re -designation will enable the zoning of the property to High Density Residential,
in an urban area already characterized by public facilities and infrastructure that will
both be improved and extended in an efficient manner.
(2) Reduce sprawl.
The density proposed is high, and site would be compact, which would not allow for the
sprawl of low-density development. It is already characterized by the necessary urban
infrastructure and services, which would be extended and upgraded.
(3) Transportation.
Any rezoning and subsequently approved development of the parcel that is proposed after
this comprehensive plan land use re -designation would be evaluated for, and conditioned
as appropriate under the Tukwila Municipal Code, means of encouraging efficient
multimodal transportation systems that are based on regional priorities and coordinated
with the city's comprehensive plan.
(4) Housing.
The purpose of this request for re -designation is to allow for rezoning and subsequent
development of the parcel to provide multi -unit housing that is affordable to seniors, and
which would advance the city's objectives of providing additional stock of housing of
various types.
(5) Economic development.
The requested re -designation would enable high-density residential development to occur
that would be consistent with the City's adopted comprehensive plan. It would stimulate
private economic development within the City, add to the city tax base, and would
provide housing targeted to be affordable to seniors, which can be a particularly
97
vulnerable sector of society relative to finding suitable, safe and reasonably priced
housing.
(6) Property rights.
No private property will be taken for public use by this re -designation, nor will the
property rights of landowners experience arbitrary and discriminatory actions as a
result.
(7) Permits.
It is anticipated that the applicant will seek, and the City of Tukwila and affected state
agencies, as appropriate, have the means to process, applications for both state and local
government permits in a timely and fair manner to ensure predictability.
(8) Natural resource industries.
The subject property does not contain natural resource-based industries, including
productive timber, agricultural, and fisheries industries. The property does not include
productive forestlands and productive agricultural lands that require protection from
discontinuance or incompatible uses
(9) Open space and recreation.
It is anticipated that the applicable City of Tukwila development regulations pertaining to
open space, enhanced recreational opportunities, .fish and wildlife habitat conservation,
and increased access to natural resource lands and water, parks and recreation facilities,
would be appropriately evaluated and conditions imposed, as appropriate thereunder in
any future proposals for development of such property to a medium -density zoning
standard.
(10) Environment.
It is anticipated that the applicable City of Tukwila development regulations pertaining to
protection the environment and enhancement of the state's high quality of life would be
appropriately evaluated as appropriate should future development proposals to a
medium -density use be proposed.
(11) Citizen participation and coordination.
The City of Tukwila's Comprehensive Plan adoption, update and revision processes
encourage the involvement of citizens in the planning process and ensure coordination
between communities and jurisdictions to reconcile conflicts.
(12) Public facilities and services.
The City of Tukwila's zoning and development codes contain applicable provisions to
ensure that those public facilities and services necessary to support development shall be
adequate to serve the development at the time the development is available for occupancy
and use without decreasing current service levels below locally established minimum
standards.
(13) Historic preservation.
98
The City of Tukwila 's adopted environmental code contains provisions that, where
applicable, advance the identification of and encourage the preservation of lands, sites,
and structures that have historical or archaeological significance.
5. A statement of how the proposed amendment complies with applicable Countywide Plannine
Policies;
Development patterns (King County Countywide Planning Policies (KCCPP):
• The compact nature of high-density residential land use and subsequent
development that takes advantage of urban infrastructure already in place
complies with and effectuates KCCPP Overarching Goal: "Growth in King
County occurs in a compact, centers focused pattern that uses land and
infrastructure efficiently and that protects Rural and Resource Lands." KCCPP at
p 17.
• Re -designating the subject property to High Density Residential will advance
future rezoning and development consistent with KCCPP Development Patterns
Urban Lands Goal DP -2 to "Promote a pattern of compact development within
the Urban Growth Area that includes housing at a range of urban densities ... [
J ". KCCPP at p. 18.
Housing:
• Re -designating the subject property to High Density Residential will advance
future rezoning and multi -unit affordable senior housing development
consistent with KCCPP Housing Overarching Goal and Goal H-1, which
provide " Overarching Goal: The housing "of all economic and demographic
groups are met within all jurisdictions." "H-1. Address the countywide need
for housing affordable to households with moderate, low and very -low
incomes, including those with special needs. " KCCPP at p. 33.
6. A statement of what changes, if any, would be required in functional plans (i.e.. the City's
water, sewer, stone water or shoreline plans) if the proposed amendment is adopted;
None will be required.
7. A statement of what capital improvements, if any, would be needed to support the proposed
change, and how the proposed change will affect the capital facilities plans of the City;
None will be required.
8. A statement of what other changes, if any, are required in other City codes, plans or
regulations to implement the proposed chane.
None will be necessary to implement the proposed change; however, subsequent
rezoning of this property to the medium -density residential zone requirements and
associated development regulations will be sought.
99
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DESCRIPTION DATE
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CHECKED:
DATE.
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PLAN STUDY
O
Ni
Table 18-6: Land Uses Allowed by District
ATTACHMENT C
P = Permitted outright; A = Accessory (customarily appurtenant and incidental
to a permitted use) ;
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S=Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/LI
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Adult day care
A
A
A
A
A
A
A
P
Adult entertainment (subject to location restrictions )
P
P
P
P
P
P
P
Airports, landing fields and heliports (except emergency sites)
U
U
U
U
U
U
U
Amusement Parks
C
C
C
C
C
C
P
Animal rendering
U
P
Animal shelters and kennels, subject to additional State and local regulations
(less than 4 cats/dogs =no permit)
C
C
C
C
C
C
Animal Veterinary, including associated temporary indoor boarding; access to
an arterial required
P
P
P
P
P
P
P
P
P
P
Automobile, recreational vehicles or travel trailer or used car sales lots 2
P
P
P
P
P
P
P
Automotive services, gas (outside pumps allowed), washing, body and engine
repair shops (enclosed within a building), and alternate fueling station (not
wholesale distribution facilities).
P
P
P
P
P
P
P
P
P
P
Beauty or barber shops
P
P
P
P
P
P
P
P
P
r3
r4
P
Bed and breakfast lodging for not more than twelve guests5
C
C
C
Bed and breakfast lodging (no size limit specified)
C
P
Bicycle repair shops
P
P
P
P
P
P
P
P
P
P
P
P
P
Billiard or pool rooms
P
A
P
P
P
P
P
P
P
Boarding Homes
C
C
Brew Pubs
P
P
C
P
P
P
P
P
P
P
P
P
P
Bus stations
P
P
P
P
P
P
P
P
P
P
Cabinet shops or carpenter shops employing less than five people
P
P
P
P
P
P
P
P
Cargo containers (*see also 18.50.060)
A&S
A&S
A&S
A&S
A&S
A&S
P
P
P
P
P
Cement manufacturing
U
U
U
U
U
U
Cemeteries and crematories
C
C
C
C
C
C
C
C
C
C
C
C
Page 1
O
P = Permitted outright; A = Accessory (customarily appurtenant and incidental
to a permitted use);
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S=Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/LI
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Colleges and universities
C
C
C
C
C
C
C
C
r6
r6
C
P
Commercial laundries
P
P
P
P
P
P
P
Commercial Parking
P7
P7
P7
P7
P7
p8
p8
p8
Computer software development and similar uses
P
P
P
P
P
P
P
P
P
P9
„10
P
P
P
Contractor storage yards
P
P
P
P
P
P
Continuing care retirement facility.
C
C
C
C
C
C
C
P
Convalescent & nursing homes & assisted living facility for not more than
twelve patients
C
P
P
P
C
P
P
P
P
P
P
Convalescent & nursing homes & assisted living facility for more than twelve
patients
C
C
C
C
C
C
C
P
Convention facilities
P
P
P
P
P
P
P
Correctional institutes
11
U
U
U
U
Daycare Centers (not home-based)
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Daycare Family Home (Family Child Care Home)
A
A
A
A
A
A
A
A
A
A
A
Diversion facilities and diversion interim services facilities south of Strander
Blvd
U
Dormitory
C
C
C
13
A
13
A
13
A
13
A
13
A
13
A
13
A
13
A
13
A
13
A
13
A
Drive-in theatres
C
C
C
C
C
C
Dwelling— Detached Single family (Includes site built, modular home or new
manufactured home). One detached single family dwelling per existing lot
permitted in MUO, 0, RCC, NCC, TVS.
P
P
P
P
P
P
P
P
P14
Dwelling- Detached Zero -Lot Line Units
P
Dwelling- Duplex, triplex or fourplex or townhouse up to four attached units.
P
Dwelling- Townhouses
P
Dwelling —Multi -family
P
P15
P14
Dwelling— Multi -family units above office and retail uses
P
P
P
P
16
22/
ac
P14
Dwelling — Senior citizen housing, including assisted living facility for seniors
*see purpose section of chapter, uses sections, and development standards.
p
meeting
density
and all
other
MDR
standards
P
60/ac
P
60/ac
P
60/
ac
P
60/ ac
P
60/ac
16
C
100/
ac
14
P
Dwelling unit—Accessory 17
A
A
A
A
A
A
A
A
A
Page 2
P = Permitted outright; A = Accessory (customarily appurtenant and incidental
to a permitted use);
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S=Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/LI
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Electrical Substation — Distribution
C
C
C
C
C
C
C
C
C
C
C
C
C
C
P
Electrical Substation —Transmission/Switching
U
U
U
U
Electric Vehicle Charging Station — Level 1 and Level 2
A
A
A
P
P
P
P
P
P
P
P
P
P
P
P
P
Electric Vehicle Charging Station — Level 3, battery exchange stations, and rapid
charging stations. (TMC 18.50.140)
A
A
A
A
A
A
P
P
P
P
P
P
P
P
P
P
Essential public facilities, except those uses listed separately in any of the other
zones
U
U
U
U
U
U
U
U
U
Extended -stay hotel/motel
P
P
P
P
P
P
P
Farming and farm -related activities
P
P
Financial, banking, mortgage, other services
P
P
P
P
P
P
P
P
P9/
r3
C4
P
P
Fire & Police Stations
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
P
Fix -it, radio or television repair shops/rental shops
P
P
P
P
P
P
P
P
P
Fraternal organizations
P
P
C
P
P
P
P
P
P
P
P
Frozen food lockers for individual or family use
P
P
P
P
P
P
P
P
Garage or carport (private) not exceeding 1,500 sq./ft on same lot as residence
and is subject to the regulations affecting the main building.
A
A
Greenhouses (noncommercial) and storage sheds not exceeding 1,000 sq./ft
A
A
A
A
Greenhouses or nurseries (commercial)
P
P
P
P
P
P
P
P
P
Hazardous waste treatment and storage facilities (off-site) subject to
compliance with state siting criteria (RCW Chapter 70.105) (See TMC 21.08)
C
C
Heavy equipment repair and salvage
P
P
P
P
P
P
Helipads, accessory
C
Home Occupation *see definition and accessory use
A
A
A
A
A
A
A
A
A
A
Hospitals
C
C
C
C
C
C
C
C
P
Hospitals, sanitariums, or similar institutes
C
Hotels
P
P
P
P
P
C
C
P
P
Hydroelectric and private utility power generating plants
U
U
U
U
U
U
U
U
Industries involved with etching, film processing, lithography, printing and
publishing
P
P
P
P
P
P
P
P
Internet Data/Telecommunication Centers
C
P
P
P
P
P
P
P
Landfills and excavations which the responsible official, acting pursuant to the
State Environmental Policy Act, determines are significant environmental
actions
U
U
U
U
U
U
U
U
U
U
U
U
U
U
U
Laundries; self -serve, dry cleaning, tailor, dyeing
P
P
P
P
P
P
P
P
P
P
P
P
P
Libraries, museums, or art galleries (public)
C
C
P
P
P
C
P
P
P
P
P
P
P
P
P
P
Manuf./Mobile home park18
C
P
Page
01
JP = Permitted outright; A = Accessory (customarily appurtenant and incidental
to a permitted use);
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S=Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/LI
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Manufacturing and industrial uses that have little potential for creating off-site
noise, smoke, dust, vibration or other external environmental impacts or
pollution:
A) Manufacturing, processing and/or packaging pharmaceuticals and
related products, such as cosmetics and drugs
P19
P
P
P
P
P
P
P
P
P
B) Manufacturing, processing and/or packaging previously prepared
materials including, but not limited to, bags, brooms, brushes,
canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics,
rubber, tile, and wood
P19
P
P
P
P
P
P
P
P
P
C) Manufacturing, processing, assembling, packaging and/or repairing
electronic, mechanical or precision instruments such as medical and
dental equipment, photographic goods, measurement and control
devices, and recording equipment
P19
P
P
P
P
P
P
P
P
P
D) Manufacturing, processing, packaging of foods, such as baked goods,
beverages, candy, canned or preserved foods, dairy products and byproducts,
frozen foods, instant foods, and meats (no slaughtering)
i)) Fermenting and distilling included
P
P
P
P
ii)) No fermenting and distilling
P19
P
P
P
P
P
Manufacturing and industrial uses that have moderate to substantial potential
for creating off-site noise, smoke, dust, vibration or other external
environmental impacts:
A) Manufacturing, processing and/or assembling chemicals, light
metals, plastics, solvents, soaps, wood, coal, glass, enamels, textiles,
fabrics, plaster, agricultural products or animal products (no
rendering or slaughtering)
C
C
P
C
P
C
B) Manufacturing, processing and/or assembling of previously
manufactured metals, such as iron and steel fabrication; steel
production by electric arc melting, argon oxygen refining, and
consumable electrode melting; and similar heavy industrial uses
C
C
P
C
P
C
C) Manufacturing, processing and/or assembling of previously prepared
metals including, but not limited to, stamping, dyeing, shearing or
punching of metal, engraving, galvanizing and hand forging
C
C
C
P
P
P
P
C
D) Manufacturing, processing, assembling and/or packaging of electrical
P
P
P
P
P
C
Page 4
P = Permitted outright; A = Accessory (customarily appurtenant and incidental
to a permitted use);
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S=Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/LI
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
or mechanical equipment, vehicles and machines including, but not
limited to, heavy and light machinery, tools, airplanes, boats or other
transportation vehicles and equipment
E) Heavy metal processes such as smelting, blast furnaces, drop forging
or drop hammering
C
P
Manufacturing, refining or storing highly volatile noxious or explosive products
(less than tank car lots) such as acids, petroleum products, oil or gas, matches,
fertilizer or insecticides; except for accessory storage of such materials
U
U
U
U
Marijuana producers, processors, or retailers (with state issued license)
■
P
P
Pzo
Mass transit facilities
U
U
U
U
U
U U
U
U
U
U
U
U
U
U
U
Medical and dental laboratories
P
P
P
P
P
P
P
P
P
Minor expansion of an existing warehouse 21
S
Mortician and funeral homes
__
P
P
P
P
P
P
C
Motels
P
P
P
P
P
C
C
P
P
Movie theaters with three or fewer screens
P
Movie theaters with more than 3 screens 22
S
Offices including: medical, dental, government (excluding fire & police stations),
professional, administrative, business, e.g. travel, real estate & commercial
P z3
P
P P 23 za
P
P
P
P
P
P9
o
P25
f 2S
P
P
Office or sample room for wholesale or retail sales, with less than 50% storage
or warehousing
■ P
Outpatient and emergency medical and dental services
--
r3
ra
Park & ride lots
C
C
C
C
C
C
C
C
C
C
C
C
Parking areas
A
A
A
A
A
A A
A
A
A
A
A
A
A
A
A
Parks, trails, picnic areas and playgrounds (public), but not including
amusement parks, golf courses, or commercial recreation
P
P
P
P
P
P P
P
P
P
P
P
P
P
P
P
P
Pawnbroker
C
C
P
P
P
P
P
Planned Shopping Center (mall)
P
P
P
P
P
P
027
Plumbing shops (no tin work or outside storage)
P
P
P
P
P
P
P
P
Radio, television, microwave, or observation stations and towers
C
C
C
C
C
C C
C
C
C
C
C
C
C
C
C
Railroad freight or classification yards
U
U
U
U
Railroad tracks (including lead, spur, loading or storage)
P
P
P
P
P
P
Recreation facilities (commercial — indoor) — athletic or health clubs
P
P
P
P
P
P
P
P
r3
P
P
P
Recreation facilities (commercial — indoor), including bowling alleys, skating
rinks, shooting ranges
C
P
P
P
P
P
P
Page 5
O
up = Permitted outright; A = Accessory (customarily appurtenant and incidental
to a permitted use);
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S=Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/LI
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Recreation facilities (commercial — outdoor), including golf courses, golf driving
ranges, fairgrounds, animal race tracks, sports fields
C
C
C
C
Recreation facilities (public), including, but not limited to sports fields,
community centers and golf courses
C
C
C
C
C
C
C
C
C
C
C
C
C
C
P
Recreational area and facilities for employees
A
A
A
A
A
A
A
A
A
A
A
A
A
Religious facilities with an assembly area less than 750 sq ft
P
P
P
P
P
P
P
P
P
P
P
Religious facilities with an assembly area greater than 750 sq ft and community
center buildings
C
C
C
C
C
C
C
C
C
C
C
Religious facility and community center buildings.
C
C
C
Removal and processing of sand, gravel, rock, peat, black soil and other natural
deposits together with associated structures
u
u
u
u
u
u
Rental of vehicles not requiring a commercial driver's license
P
P
P
P
P
P
P
P
P
Rental of commercial trucks and fleet rentals requiring a commercial driver's
license
P
P
P
P
P
P
P
Research and development facilities
P
P
Residences for security or maintenance personnel
A
A
A
A
A
A
A
A
A
A
A
A
A
Restaurants including drive through, sit down, cocktail lounges in conjunction
with a restaurant
P
P
P
P
P
P
P
P
P
Restaurants including cocktail lounges in conjunction with a restaurant
P
P
C
P
Retail sales of furniture appliances, automobile parts and accessories, liquor,
lumber/bldg. materials, lawn &garden supplies, farm supplies
P
P
P
P
P
P
P
P
Retail sales, e.g. health/ beauty aids/ prescription drugs/
food/hardware/notions/crafts/supplies/housewares/ electronics/photo-
equip/film processing/ books/magazines/ stationery/
clothing/shoes/flowers/plants/pets/jewelry/ gifts/rec. equip/ sporting goods,
and similar items.
P
P
P
P
P
P
P
P
C3
C4
P
P
Retail sales as part of a planned mixed-use development where at least 50% of
gross leasable floor area development is for office use; no auto -oriented retail
sales (e.g., drive-ins, service stations).
P
P
Rock crushing, asphalt or concrete batching or mixing, stone cutting, brick
manufacture, marble works, and the assembly of products from the above
materials
C
C
P
C
P
C
C
Sales and rental of heavy machinery and equipment subject to landscaping
requirements of Chapter 18.52*
P
P
P
P
P
P
P
Salvage and wrecking operations
P
P
C
Salvage and wrecking operations which are entirely enclosed within a building
P
P
P
P
Schools and studios for education or self-improvement
P
P
P
P
P
P
P
P
P
P 9c °
P28
P
P
Page 6
P = Permitted outright; A = Accessory (customarily appurtenant and incidental
to a permitted use);
C = Conditional (subject to TMC 18.64); U = Unclassified (subject to TMC
18.66); S=Special Permission (Administrative approval by the Director)
LDR
MDR
HDR
MUO
0
RCC
NCC
RC
RCM
C/LI
LI
HI
MIC/L
MIC/H
TVS
TSO
PRO
Schools, preschool, elementary, junior & senior high schools (public), and
equivalent private schools
C
C
C
C
C
C
C
C
C
C
C
P
(public
only)
Secure community transition facility 29
U
Self -storage facilities
P
P
P
P
P
P
P
P
P
Sewage lift station
U
U
U
U
U
U
U
P
Shelter
P
P
P
P
P
Stable (private)
Aju
Aju
Aju
P
Storage (outdoor) of materials allowed to be manufactured or handled within
facilities conforming to uses under this chapter; and screened pursuant to
Chapter 18.52
P
P
P
P
P
P
P
P
P
Storage (outdoor) of materials is permitted up to a height of 20 feet with a
front yard setback of 25 feet, and to a height of 50 feet with a front yard
setback of 100 feet; security required
P
P
P
C
C
Storm water- neighborhood detention + treatment facilities
U
U
U
U
U
U
U
P
Storm water pump station
U
U
U
U
U
U
U
Studios —Art, photography, music, voice and dance
P
P
P
P
P
P
P
P
P
Taverns, nightclubs
P
P
P
P
P
,31
,31
P
P
Telephone exchanges
P
P
P
P
P
P
P
P
P
P
P
P
Theaters, except those theaters which constitute "adult entertainment
establishments" as defined by this Zoning Code
P
P
P
P
P
P
P
P32
Tow -truck operations, subject to all additional State and local regulations
P
P
P
P
P
P
P
Transfer stations (refuse and garbage) when operated by a public agency
U
U
U
U
Truck terminals
P
P
P
P
P
P
Utilities, regional
C
Vehicle storage(no customers onsite, does not include park -and -fly operations)
P
Warehouse storage and/or wholesale distribution facilities
P
P
P
P
P
P
P
P
Water pump station
U
U
U
U
U
U
U
P
Water utility reservoir and related facilities
U
U
U
U
U
U
U
Wireless Telecommunications Facilities (*see TMC 18.58)
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
P
Note: The Director of Community Development will make a determination for uses not specifically listed in the Zoning Code. The Director will consider whether the proposed use is:
a. Similar in nature to and compatible with other uses permitted out right within a similar zone; and
b .Consistent with the stated purpose of the zone; and
c. Consistent with the policies of the Tukwila Comprehensive Plan.
Page 7
1. Adult entertainment establishments are permitted, subject to the following location restrictions:
a. No adult entertainment establishment shall be allowed within the following distances from the following specified uses, areas or zones, whether such uses, areas or zones are located within
or outside the City limits:
(1) In or within 1,000 feet of any LDR, MDR, HDR, MUO, 0, NCC, RC, RCM or TUC zone districts or any other residentially -zoned property;
(2) In or within one-half mile of:
(a) Public or private school with curricula equivalent to elementary, junior or senior high schools, or any facility owned or operated by such schools; and
(b) Care centers, preschools, nursery schools or other child care facilities;
(3) In or within 1,000 feet of:
(a) public park, trail or public recreational facility; or
(b) church, temple, synagogue or chapel; or
(c) public library.
b. The distances specified in TMC Section 18.30.020.1.a shall be measured by following a straight line from the nearest point of the property parcel upon which the proposed use is to be
located, to the nearest point of the parcel of property or land use district boundary line from which the proposed land use is to be separated.
c. No adult entertainment establishment shall be allowed to locate within 1,000 feet of an existing adult entertainment establishment. The distance specified in this section shall be measured by
following a straight line between the nearest points of public entry into each establishment.
2. No dismantling of cars or travel trailers or sale of used parts allowed.
3. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books,
magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, outpatient and
emergency medical/dental services, and recreation/health clubs. Retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses and/or the employees of
those uses.
4. Retail sales of health and beauty aids, prescription drugs, food, hardware, notions, crafts and craft supplies, housewares, consumer electronics, photo equipment, and film processing, books,
magazines, stationery, clothing, shoes, flowers, plants, pets, jewelry, gifts, recreation equipment and sporting goods, and similar items; retail services such as beauty and barber shops, financial
services, outpatient and emergency medical/dental services, and recreation/health clubs. Retail sales and services are limited to uses of a type and size that clearly intend to serve other permitted uses
and/or the employees of those uses.
5. Bed and breakfast facilities, provided:
a. the manager/owner must live on-site,
b. the maximum number of residents, either permanent or temporary, at any one time is twelve,
c. two on-site parking spaces for the owner and permanent residents and one additional on-site parking space is provided for each bedroom rented to customers,
d. the maximum length of continuous stay by a guest is 14 days,
e. breakfast must be offered on-site to customers, and
f. all necessary permits or approvals are obtained from the Health Department.
6. Colleges and universities with primarily vocational curriculum if associated with an established aviation, manufacturing or industrial use.
7. Commercial parking; provided it is:
a. located within a structure having substantial ground floor retail or commercial activities and designed such that the pedestrian and commercial environments are not negatively
impacted by the parking use; or
b. located at least 175 feet from adjacent arterial streets and behind a building that, combined with appropriate Type III landscaping, provides effective visual screening from adjacent
streets.
8. Commercial parking subject to TMC Chapter 18.56, Off -Street Parking and Loading Regulations.
9. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established aviation,
manufacturing or industrial use, less than 20,000 square feet. This category does not include outpatient medical and dental clinics.
Page 8
10. Offices including, but not limited to, software development and similar uses, financial services, schools for professional and vocational education if associated with an established aviation,
manufacturing or industrial use, 20,000 square feet and over.
11. Correctional institution operated by the City of Tukwila
12. Family child care homes, provided the facility shall be licensed by the Department of Early Learning or its successor agency and shall provide a safe passenger loading zone.
13. Dormitory as an accessory use to other uses that are otherwise permitted or approved conditional uses such as churches, universities, colleges or schools.
14. Allowed after residential design manual with criteria for approval is adopted by ordinance.
15. Dwelling - multi -family units on a lot that does not front on Tukwila International Boulevard South, subject to the HDR requirements of TMC Section 18.50.083, Maximum Building Length, and
TMC Section 18.52.060, 2-4, Recreation Space Requirements.
16. Dwelling - Multi -family units (Max. 22.0 units/acre except senior citizen housing which is allowed to 100 units/acre, as a mixed-use development that is non -industrial in nature); must be located
on property adjacent to and not greater than 500 feet from the Green River, Tukwila Pond, or Minider Pond.
17. Accessory dwelling unit, provided:
a. minimum lot of 7,200 square feet;
b. accessory dwelling unit is no more than 33% of the square footage of the primary residence and a maximum of 1,000 square feet, whichever is less;
c. one of the residences is the primary residence of a person who owns at least 50% of the property,
d. dwelling unit is incorporated into the primary detached single-family residence, not a separate unit, so that both units appear to be of the same design as if constructed at the same
time;
e. minimum of three parking spaces on the property with units less than 600 square feet, and a minimum of four spaces for units over 600 square feet; and
f. the units are not sold as condominiums.
18. Manufactured/mobile home park, meeting the following requirements:
a. the development site shall comprise not less than two contiguous acres;
b. overall development density shall not exceed eight dwelling units per acre;
c. vehicular access to individual dwelling units shall be from the interior of the park; and
d. emergency access shall be subject to the approval of the Tukwila Fire Department.
19. NCC allows businesses that include a retail component in conjunction with their manufacturing operation and meeting other performance standards of Chapter 18.22. These businesses may
manufacture, process, assemble and/or package the following:
a. foods, including but not limited to baked goods, beverages, candy, canned or preserved foods, dairy products and by products, frozen foods, instant foods and meats (no
slaughtering);
b. pharmaceuticals and related products such as cosmetics and drugs;
c. bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paints, paper, plastics, rubber, tile and wood;
d. electronic, mechanical, or precision instruments;
e. other manufacturing and assembly of a similar light industrial character;
f. industries involved with etching, lithography, printing, and publishing, meeting the City's performance standards and offering their services to the local populace on a walk-in
basis;
g. businesses that service and repair the above products, that are entirely enclosed within a building, offering their services to the local populace on a walk-in basis and meeting the
City's performance standards.
20. Where the underlying zoning is HI or TVS
Page 9
fV 21. Minor expansion of an existing warehouse if the following criteria are met:
a. The area of the proposed expansion may not exceed 5% of the floor area of the existing warehouse;
b. The proposed expansion will not increase any building dimension that is legally non -conforming;
c. Only one minor expansion may be permitted per warehouse in existence as of the date of adoption of the Tukwila South Project Development Agreement;
d. The proposed expansion must be constructed within two years of the date of approval;
e. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design;
f. All measures have been taken to minimize the possible adverse impacts the proposed expansion may have on the area in which it is located.
22. Movie theaters with more than three screens if the following criteria are met:
a. The applicant must demonstrate through an economic analysis that the theater will not have a significant financial impact on any other theater in Tukwila;
b. The proposed development shall be compatible generally with the surrounding land uses in terms of traffic and pedestrian circulation, building and site design;
c. The proposed theater must demonstrate substantial conformance with the goals and policies of the Comprehensive Land Use Policy Plan and the Tukwila South Master Plan;
d. All measures have been taken to minimize the possible adverse impacts the proposed theater may have on the area in which it is located.
23. Offices, when such offices occupy no more than the first two stories of the building or basement and floor above.
24. Offices, when such offices occupy no more than the first two stories of the building, or basement and floor above, or three stories, in the Urban Redevelopment Area along Tukwila International
Boulevard,
25. Offices; must be associated with another permitted use (e.g., administrative offices for a manufacturing company present within the MIC).
26. Offices not associated with other permitted uses and excluding medical/dental clinics, subject to the following location and size restrictions:
a. New Office Developments:
(1) New office developments shall not exceed 100,000 square feet of gross floor area per lot that was legally established prior to 09/20/2003.
(2) No new offices shall be allowed on lots that abut the Duwamish River and are north of the turning basin. The parcels that are ineligible for stand-alone office uses are
shown in Figure 18-12.
b. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) that exceeds the maximum size limitations may be recognized as a
conforming Conditional Use under the provisions of this code. An existing office development established prior to 12/11/1995 (the effective date of the Comprehensive Plan) may
convert to a stand-alone office use subject to the provisions of this code.
27. Planned shopping center (mall) up to 500,000 square feet.
28. Schools for professional and vocational education if associated with an established aviation, manufacturing or industrial use.
Page
29. Secure community transition facility, subject to the following location restrictions:
a. No secure community transition facility shall be allowed within the specified distances from the following uses, areas or zones, whether such uses, areas or zones are located
within or outside the City limits:
(1) In or within 1,000 feet of any residential zone.
(2) Adjacent to, immediately across a street or parking lot from, or within the line of sight of a "risk potential activity/facility" as defined in RCW 71.09.020 as amended,
that include:
(a) Public and private schools;
(b) School bus stops;
(c) Licensed day care and licensed preschool facilities;
(d) Public parks, publicly dedicated trails, and sports fields;
(e) Recreational and community centers;
(f) Churches, synagogues, temples and mosques; and
(g) Public libraries.
(3) One mile from any existing secure community transitional facility or correctional institution.
b. No secure community transition facility shall be allowed on any isolated parcel which is otherwise considered eligible by applying the criteria listed under TMC 18.38.050-12.a,
but is completely surrounded by parcels ineligible for the location of such facilities.
c. The distances specified in TMC 18.38.050-12.a shall be measured as specified under Depattnlent of Social and Health Services guidelines established pursuant to RCW 71.09.285,
which is by following a straight line from the nearest point of the property parcel upon which the secure community transitional facility is to be located, to the nearest point of the
parcel of property or land use district boundary line from which the proposed land use is to be separated.
d. The parcels eligible for the location of secure community transition facilities by applying the siting criteria listed above and information available as of August 19, 2002, are shown
in Figure 18-11, "Eligible Parcels for Location of Secure Community Transition Facilities." Any changes in the development pattern and the location of risk sites/facilities over
time shall be taken into consideration to determine if the proposed site meets the siting criteria at the time of the permit application.
30. Private stable, if located not less than 60 feet from front lot line nor less than 30 feet from a side or rear lot line. It shall provide capacity for not more than one horse, mule or pony for each 20,000
square feet of stable and pasture area, but not more than a total of two of the above mentioned animals shall be allowed on the same lot.
31. No night clubs
32. Theaters for live performances only, not including adult entertainment establishments.
Page 11
Standards
Comparison
LDR
HDR
Design Review
For non residential uses
All multi -family
Recreation Space
None
400 square feet per unit
Maximum Bldg. foot print
35%
Lot area minimum
6,500
9,600 sq.ft.
Development area maximum
75% (less on larger lots)
Setbacks
Front/side/rear
20/5/10
Graduated front:
15/20/30
Side:
10/20/20/30
10/20/20/301
Height
30 feet
45 feet
Landscape
none
15/10/10
1 Side and Rear setbacks requirements are deeper when adjacent to LDR
Page 12
0)
Attachment D
Sla7thsi
Condition 3. Add Left turn lanes
LDR
Change Parcels A -D from
LDR to HDR
Parcel C
Tax ID 334840-1820
Condition 1. Improve 47 Ave. S.
ifParcel B Tax Ib 334840 MO
Pao ;eIA Tax ID 334840-1
0
LDR
5
HD1
115
116
City of Tukwila
Washington
Ordinance No.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, AMENDING THE COMPREHENSIVE
PLAN AS PART OF THE ANNUAL DOCKET FOR 2018 BY
MODIFYING THE COMPREHENSIVE PLAN LAND USE MAP
FOR THE VINTAGE@TUKWILA REZONE; PROVIDING FOR
SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, the City of Tukwila is required to plan under the Growth Management
Act (RCW 36.70A.040); and
WHEREAS, the Growth Management Act requires that comprehensive plans and
development regulations be subject to continuing evaluation and review and allows
comprehensive plans to be amended on an annual basis, but no more than once a year,
with certain exceptions; and
WHEREAS, the Growth Management Act provides that amendments to
comprehensive plans shall be considered simultaneously with an evaluation of the
cumulative effects of the requested amendments and for general consistency of each
amendment with the Plan, while also allowing for separate review and adoption of each
individual proposal; and
WHEREAS, the City received a request in December 2016 (File No. PL16-0062)
from a property owner for rezone of their properties as part of the annual
Comprehensive Plan amendment process; and
WHEREAS, the application for Vintage@Tukwila, which is an active senior living
residential development, was postponed from consideration in 2017 pending additional
review and analysis of area -wide impacts to the Ryan Hill neighborhood, which has
been completed; and
WHEREAS, sanitary sewer service to the neighborhood is needed to ensure public
health and neighborhood quality; the conditions analysis shows that the Vintage@
Tukwila site is critical to extending sewer to the neighborhood; and property owners and
residents do not oppose higher density development in this part of the neighborhood;
and
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Page 1 of 3 117
WHEREAS, Vintage@Tukwila's rezone application is now being considered as part
of the 2018 amendments to the Comprehensive Plan; and
WHEREAS, the City of Tukwila provided the required 60 -day notification of the
proposed Comprehensive Plan amendments to the Washington State Department of
Commerce under RCW 36.70A.106; and
WHEREAS, on May 24, 2018, the City of Tukwila issued a Determination of
Nonsignificance pursuant to the State Environmental Policy Act (SEPA) (Chapter 197-
11 WAC) and Tukwila Municipal Code Title 21 for the proposed change to the
Vintage@Tukwila site on the Comprehensive Plan Land Use Map; and
WHEREAS, on June 4, 2018, the City Council held a duly noticed public hearing to
receive comments on the proposed changes to the Comprehensive Plan Land Use
Map;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA,
WASHINGTON, HEREBY ORDAINS AS FOLLOWS:
Section 1. Findings and Conclusions. The City Council hereby adopts the
Findings and Conclusions, attached hereto as Exhibit B and incorporated by this
reference as if fully set forth herein.
Section 2. Comprehensive Plan Land Use Map Change Approved. The
Vintage@Tukwila site is located in the block bounded by S. Ryan Way, 47th Avenue S.,
Seattle City Light right-of-way, and Martin Luther King Jr. Way S., located in Tukwila,
Washington, King County. The site is further identified as tax parcels: 3348401800,
3348401810, 3348401820 and 3348401860, and as legally described and shown in the
attached Exhibit C. The site, which contains Parcels A through D, is hereby rezoned
from Low Density Residential (LDR) to High Density Residential (HDR), as shown in the
attached Exhibit A, subject to the following conditions:
1. 47th Avenue S. between S. Ryan Way and S. 109th Street, and S. 109th Street
between the site and 47th Avenue S., shall be improved with curbs, gutters,
sidewalks, street illumination, and storm water facilities, in accordance with the
City's Infrastructure Design and Construction Standards Manual in effect at the
time of building permit application, prior to receiving a certificate of occupancy for
the development on the site.
2. The sanitary sewer line that serves the development on the site shall be
extended to 47 Avenue S. at the time of the development in accordance with the
City's Infrastructure Design and Construction Standards manual in effect at the
time of building permit application.
3. On S. Ryan Way, a westbound (WB) left -turn pocket, and on 47th Avenue S., a
northbound (NB) left -turn pocket, shall be installed prior to receiving a certificate
of occupancy for development on the site.
4. Within 60 days of passage of this ordinance, the applicant shall record against
the subject property a covenant or other document approved by the City, listing
the development conditions associated with the site.
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Page 2 of 3
5. The applicant must apply for a development permit for the proposed project
within 36 months of the effective date of this ordinance.
6. Failure to comply with the conditions set forth herein shall cause the change to
the Comprehensive Plan Land Use Map to be null and void, and the subject
property shall revert to the zoning immediately preceding passage of this
ordinance.
Section 3. Map Amendment Authorized. The Community Development Director,
or his designee, is hereby authorized to amend the City's official Comprehensive Land
Use Map to show the changes in designation from LDR to HDR for the
Vintage@Tukwila site as authorized in Section 2 of this ordinance.
Section 4. Corrections by City Clerk or Code Reviser. Upon approval of the
City Attorney, the City Clerk and the code reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to
other local, state or federal laws, codes, rules, or regulations; or ordinance numbering
and section/subsection numbering.
Section 5. 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 6. 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
five days after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2018.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Rachel B. Turpin, City Attorney
Allan Ekberg, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Exhibit A — Comprehensive Plan Map / Site Map
Exhibit B — Findings and Conclusions Staff Report (File No. PL16-0062)
Exhibit C — Legal Description
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Page 3 of 3 119
120
Parcel D
Tax ID 3348404860
LDR
Parcel C
Tax ID 334840-1820
Parcel B Tax ID 314840181C
cel A Tax ID 334840-1)0_.__
LDR
121
122
Request
City of Tukwila
Allan Ekberg, Mayor
Department of Community Development Jack Pace, Director
Findings
Exhibit B
The applicant requests an amendment to the Comprehensive Plan's Land Use Map and a
corresponding rezone from Low Density Residential (LDR) to High Density Residential (HDR) on
four adjacent undeveloped lots totaling 10.5 acres.
If the Comprehensive Plan's Land Use and the Zoning map changes are approved, the contract
purchaser proposes to construct 247 Senior Housing units in a four-story structure on the four
southerly parcels A - D. (Figure 1). Changing the Comprehensive Plan and Zoning maps are no
guarantee that the project would be built as initially proposed but is provided as an example of a
potential future development. The Comprehensive Plan and Zoning Designations and the
subject site are outlined in green. Existing LDR zoning is shaded in yellow, High Density
Residential located along 51 Avenue S. in brown, Commercial Light Industrial in purple and
Office in blue.
Comirehensive Plan Amendment and Rezone Decision Criteria (TMC 18.84.020):
The City Council's decision to grant a Comprehensive Plan map change and rezone shall be
supported by written findings and conclusions showing specifically that all of the following
conditions exist. Approval of the map changes requires the adoption of an ordinance.
123
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Tax ID 334840-
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186,001 sq.ft.
LDR
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Tax ID 334840-
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158,558 sq.ft.
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1810
39,390 sq.ft.,
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71,874-sq-#—
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Background
Annexation History
The subject property became part of Tukwila in 1989 as part of the Fire District #1 annexation.
At the time of annexation, the property was zoned to reflect the prior King County zoning. When
the Comprehensive Plan and city-wide zoning were subsequently reviewed, no changes were
proposed to the original King County designations.
Public Comment
On May 2, 2017, staff held the required public information meeting for residents and property
owners within 500 feet of the site. Several property owners attended the meeting to ask
124
Page 2 of 12 05/29/2018
questions. One written comment was received that stated opposition to additional traffic on
47Avenue S. because of safety concerns for local children and provided the opinion that 47
Avenue S. is not capable of handling the additional traffic volume. They requested that access to
the proposed multi -family development site be from Martin Luther King Junior Way South
(MLKJWS). The City Engineer responded that MLKJWS is designated by Washington State
Department of Transportation as limited access and therefore not available for ingress/egress.
The City Engineer has requested that at the time of a future development proposal that
additional traffic analysis be provided.
Because of the lapse in time since the required public meeting in May of 2017, and the initiation
of neighborhood -wide meeting in November of 2017 (see "Ryan Hill Neighborhood Study"
section below), staff held a second public meeting using an expanded mailing. There were no
citizens or comments received at the May 9, 2018 public meeting.
Rvan Hill Neighborhood Study
Staff initiated a neighborhood -wide study that looked at existing conditions, potential
development scenarios and surveyed property owners and residents. The study revealed a
number of things that were unknown.
The residents and property owners have differing opinions about the future of the neighborhood.
Opinions generally depend on where they live or own property within the neighborhood. Higher
residential density and housing options are more desirable to property owners north of the
Seattle City Light right of way than south of the right of way.
Additionally, there was overall support for a neighborhood retail node that would provide
additional neighborhood services. Neighborhood input also indicated that the neighborhood's
existing characteristics were an asset as it was described as a "rural oasis in the city."
Except for the approximate 15 -acre Raisbeck property located along the west side of the
neighborhood and bordering MLKJRWS, which is the subject of this rezone request, future
development is likely to be small scale (short plats) and developed incrementally. Development
of less than 4 lots does not require frontal improvements nor would a through connection be
financially feasible for most short plat developers.
The lack of regional stormwater facilities and the difficulties associated with on-site storm
infiltration and/or detention on steep slopes impacts the near term developability of many
properties. In areas where redevelopment is more feasible, the needed water and sewer
infrastructure improvements identified in the study can be incrementally installed. The
incrementally added infrastructure will be able to support the long-term service objectives
outlined within the study.
Enhancing and improving the circulation system is feasible from an engineering standpoint but
not likely from a financial standpoint. The 1,200 -foot -long dead end road (twice the length of the
City's maximum standard) can be eliminated by connecting between the 109th/48th and
Page 3 of 12
125
05/29/2018
126
110th/49th Avenue S intersections. The City, however, has many street projects, and this new
connection is unlikely in the near future as a public project.
Finally, the Raisbeck property, which is the Vintage@Tukwila site, is a linchpin for extending
sewer service to properties north of the Seattle City Light right of way and south of S. 107th
Street.
Vicinitv/Site Information
The subject site is in the Ryan Hill neighborhood and is primarily characterized by
environmentally sensitive features located on or in its vicinity. The topographic survey provided
by the applicant gives details on vegetation, watercourse and wetlands as well as topographic
lines.
Landslide
Class 2 — Moderate and Class 3 - High landslide areas with topographic slopes that range from
15 — 40%.
Wetlands and Stream
The wetland and watercourse delineation report that was prepared for this application identified
the following:
Type 3 watercourse — Ryan Hill Stream. (Stream A) is located to the north of the site and
bisects the northeast corner of Parcel D.
Most of the wetlands are located around the periphery of the site but whose buffers extend onto
the site. The exception is Wetland B. Wetland B is a type IV located in the center of the
project site and requires 50 foot buffers. From the Tukwila Municipal Code: "Category IV
wetlands have the lowest levels of functions (scores less than 30 points) and are often heavily
disturbed. While these are wetlands that should be able to be replaced or improved, they still
need protection because they may provide some important functions. Any disturbance of these
wetlands will be considered on a case by case basis." (TMC 18.45.080 Wetlands Designations,
Ratings and Buffers)
Any future development will need to be setback from the wetlands and their buffers. Wetlands A
and AA are category II and are located along Ryan Hill Stream and are required to have 100 foot
buffers. Wetland C, a category III wetland, which has an 80 foot regulatory buffer, is located on
the south of the site and extends onto the Seattle City Light property.
There are two other category III wetlands, on the parcel north of the site. (Wetlands E & F —
Topographic Survey)
Page 4 of 12 05/29/2018
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Page 5 of 12
1 27
05/29/2018
Access
The local circulation map, Figure 3, shows the street system that exists in the Ryan Hill
neighborhood. Sidewalks exist along S. Ryan Way and intermittently on 51 Avenue S. Bicycle
facilities are also in place on 51 Avenue S.
King County Metro Route 107 is between 1/4 and % mile to the east and runs along 51 Avenue S.
and Route 124 on E. Marginal Way S. is about a mile to the west.
The Rainier Beach Link Station is 1.3 miles to the north.
}
128
Page 6 of 12 05/29/2018
Land Use/Development History
There are 26 lots adjacent to 47tH/109tH/48th onto which the subject properties will access, 8 of
which are developed with a single family home. The lots range in size from 3,500 square feet to
41,765 square feet. All but three homes, addressed as 10709, 10719, and 10729 47th Avenue
S., were built pre -1964. The three addresses listed were built in 2003 and 2001 and are hooked
up to the City's sewer system. The remaining five homes are on septic systems. A review of
King County Assessor's property reports shows that they have designated that area as having
moderate to high traffic noise. In this area, the assessed value of the developed single family
homes range from $200,000 to $373,000.
Also within this specific 26 lot area, four lots were acquired by King County for property owner
failure to pay property tax, two of which have since been sold at auction, which is evidence of
the instability in ownership in this area.
City Council Decision (TMC 18.84.030)
The City Council has the authority to deny, approve, or approve with conditions and safeguards
as it deems necessary to protect or enhance the health, safety, and welfare of the surrounding
area, and to ensure that the rezone fully meets the findings set forth in the Decision Criteria
(TMC 18.84.020,) which are outlined below.
1. The proposed amendment to the Zoning Map is consistent with the goals,
objectives, and policies of the Comprehensive Plan. (TMC18.84.020 - Criteria)
During the 2015 Comprehensive Plan update process, there was considerable interest in the
need to maintain and enhance residential neighborhoods, while providing housing choices.
The Comprehensive Plan describes LDR as follows:
Low -Density Residential: Areas primarily characterized by
detached single-family residential structures and their
accessory uses, along with educational, institutional, and
recreational uses. Density may vary by neighborhood and for
projects proposing innovative housing types such as cottage
housing. These uses and densities are modified where covered
by the Commercial Redevelopment, Urban Renewal, Tukwila
South, and Public Recreation Overlays.
The Comprehensive Plan describes HDR as follows:
High -Density Residential: Areas characterized by larger and
higher density multi -family buildings and their accessory uses,
along with educational, institutional, and recreational uses.
Although not stated, high density neighborhoods have typically been located adjacent to and
along major transportation corridors. They have been used to separate noisier uses and areas
from the single family areas and to provide housing in neighborhood and regional centers of the
City.
Page 7 of 12
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05/29/2018
130
The Comprehensive Plan's highest priority objective is the following:
Objective. "To improve and sustain residential neighborhood quality and livability."
Numerous goals and policies clarify and support this objective. Some representative examples
from the Housing and Residential Neighborhoods elements follow:
Housing Goal 3.1 The City of Tukwila provides the City's fair share of regional housing.
Housing Policy 3.6.1 Encourage long-term residency by improving neighborhood quality, health
and safety.
Residential Neighborhoods Goal 7.1 Residential Land Use Pattern: A land use pattern that
encourages a strong sense of community by grouping compatible and mutually supportive uses
and separating incompatible uses.
Residential Neighborhoods Goal 7.4 Neighborhood Sustainability: Continuing enhancement
and revitalization of residential neighborhoods to encourage long-term residency and
environmental sustainability.
Residential Neighborhoods Implementation strategies support retaining LDR zoning and
encourage infrastructure improvements as follows:
• Continued emphasis on existing land use patterns to protect and preserve residential
uses.
• Investment in public works and infrastructure improvements.
• Continue to develop and implement the Residential Street Program in the CIP.
• Development of a variety of new housing, including single-family homes.
Residential Neighborhood and Sub -Area Vitality
City -planned utility improvements and extensions place priority on improving and sustaining
residential neighborhood quality and livability. Utility investments affect neighborhood quality of
life and the ability to realize established visions for specific sub -areas. (City of Tukwila
Comprehensive Plan, 2015)
Tukwila functional plans
Tukwila parks and open space do not exist in this neighborhood. The Parks Recreation
and Open Space (PROS) Plan has identified the need for a neighborhood park but
implementation is shown beyond 2023. A "Ryan Hill Park" is planned "following the upgrade of
the local sewer service in the area, which would drive additional housing demand." (Tukwila
Parks, Recreation, and Open Space Plan; 2013)
Sanitary sewer service. The Ryan Hill neighborhood encompasses 116 acres with less
than a mile of sewer. The capital plan for Sanitary Sewer identifies a $1.9 million sewer
revitalization for the area but the timeline is beyond 2022. The justification for the project are the
existing septic systems that are failing and creating public health hazards.
Comprehensive Plan policy 12.1.22
Serve all existing and potential residences and businesses with a sewer utility.
The Capital Facilities Plan identifies a $1.9 million sewer project for the neighborhood with the
justification that septic systems are failing in the area.
Page 8 of 12 05/29/2018
The proposed project would extend sanitary sewer from MLKJWS on the site and then per the
City's Infrastructure Design and Construction Standards Manual extend it to the east property
line. Bringing the sewer an additional 100 feet to the adjacent right of way would provide an
opportunity for future extensions and hook-ups to the sanitary system.
Tukwila water service is available to serve the higher intensity land use; however,
because the system is not looped the pressure is not adequate for larger buildings.
Construction will likely require modifications to structure size to accommodate the lower
pressure.
Access in the neighborhood is via two neighborhood arterials — Ryan Way and 51st
Avenue S., which have adequate capacity but are not complete streets. Ryan Way does not
have bicycle facilities and 51st Avenue S. has sporadic pedestrian facilities. The local access
street, 47th Avenue S., meets the minimum street right of way width standard of 50-60 feet, is
over 1,000 feet in length and does not contain a turn -around. 600 feet is the City standard for
cul-de-sacs the City standard for neighborhood block size is no more than 1,000 feet on one
side and double loaded lots on the width.
On the other lots along 47th Avenue S., future single family development is likely to be through
individual single family home construction permits and short plats that do not typically result in
sidewalks or public street improvements.
The condition of the street however is not adequate for a higher density project. For example,
the pavement width and shoulders are uneven.
Financial Planning Model Policy
FP -6 — The financing of limited benefit capital improvements (i.e. private development)
should be borne by the primary beneficiaries of the improvement. The principle
underlying limited benefit is that the property is peculiarly benefited and therefore the
owners do not in fact pay anything in excess of what they receive by reason
of such improvement.
Policy FP -7 — Each Enterprise Fund shall be reviewed annually and it must have a
rate structure adequate to meet its operations & maintenance and long-term capital
requirements.
The program manager for the Sewer Comprehensive Plan stated that developers must
bear the burden of extending sewer into this area.
2. The proposed amendment to the Zoning Map is consistent with the scope and
purpose of TMC Title 18, "Zoning Code," and the description and purpose of the zone
classification applied for. (TMC 18.84.020 Criteria)
If approved, the requested map change would rezone approximately 10.5 acres from Tukwila's
Low Density Residential to the High Density Residential designation/zone. The Comprehensive
Plan states that high-density residential areas are characterized by larger and higher density
multi -family buildings and their accessory uses, along with education, institutional and
recreational uses. The HDR District (TMC 18.14.010) implements the Comprehensive Plan
designation of high density residential. The Zone is used to designate areas that allow up to
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132
22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per
acre, subject to additional restrictions. It is intended to provide a high-density, multiple -family
district that is also compatible with commercial and office areas.
Consideration was given to the land uses and development standards in the two different zones.
The difference between the two zones in terms of land use are that in HDR the following uses
are permitted and are not allowed in LDR: boarding homes; convalescent, assisted living and
nursing homes for up to 12 patients; townhouses and multifamily (22 units per acre) and senior
housing (at 60/units per acre;) libraries, museums, and public art galleries; and manufactured
home parks. If the property were rezoned as HDR, and did not redevelop as currently proposed
by the applicant, the range of other uses listed above could be developed as permitted uses.
3. There are changed conditions since the previous zoning became effective to
warrant the proposed amendment to the Zoning Map; (TMC 18.84.020(3)) and
In November of 2016, central Puget Sound voters approved a funding package that includes the
construction of a new light rail station within a mile of the site. The Station is scheduled for
completion in the 2030s and provides access to a high capacity transit system. One half mile is
the usual walk shed for rail systems but bus routes are rerouted to provide feeder service to the
stations. Boeing Access Road and S. Ryan Way will be a major route to serve the station. The
opportunity to have high quality transit access was not funded until 2016.
The current economic impact on the regional housing market was not expected. The price of
homes is rising faster in the Seattle area than anywhere else in the nation. Since the downturn
in 2007, home prices are up 23.9%. Seattle leads the nation in year over year and month over
month home price growth. The applicant proposes an affordable senior housing project.
A major initiative to fund, build and replace City buildings (Public Facilities Plan, Tukwila 2016)
will impact the overall Capital Improvement Program and likely delay any identified
neighborhood infrastructure improvements thereby delaying upgrades and public infrastructure
in this neighborhood. Development is and will be expected to continue to pay for itself.
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 neighborhood, nor be injurious to other properties in the
vicinity in which the subject property is located. (TMC 18.84.040(4))
The City's Capital Facilities Plan shows the need for urban infrastructure improvements in this
neighborhood for a neighborhood park and a sewer system to serve the area. Timing and
funding for these facilities, however, has not been identified. The lots that are south of S. 107th
Street and west of 50th Avenue S. are dependent on access to the sanitary sewer line in
MLKJWS.
The rezone will allow a project that will provide affordable housing, provide new construction that
could serve to anchor the area and create a higher standard of design quality as required by the
City's rigorous design review process. Development of the site would improve the infrastructure
for the neighborhood and make sanitary sewers possible in the near term for property owners.
Page 10 of 12 05/29/2018
CONCLUSIONS
Below are the four decision criteria in bold and the conclusions drawn from the findings above.
1. The proposal is consistent with the goals, objectives and policies of the
Comprehensive Plan.
The 2015 Comprehensive Plan update reaffirmed Tukwila's highest priority objective, "To
improve and sustain residential neighborhood quality and livability." This neighborhood is a
challenging area because of the lack of public facilities and environmentally challenging land of
slopes and water. The subject site, although it borders the interstate and MLKJWS on the west,
has no access except through a local access street that is bordered by single family homes.
The public facilities identified to support and serve this area are not funded in the near or mid-
term. The proposal would be able to pay for urban services and amenities that would support
the overall livability and quality of this residential neighborhood. Specifically, access to the site is
via 47th Avenue S. and S. 109 Street west of 47th Avenue S, which are not adequate for higher
density travel, would need to be improved. Their improvement would improve overall
neighborhood quality; therefore, the City Council concludes that as part of the future project and
as a condition of this rezone, the applicant should make street improvements that meet the
City's infrastructure standards including sidewalks.
Sanitary sewer would be extended as part of the future project from MLKWJS onto the site and
to the east property line. To benefit the neighborhood, the extension of the sewer to the
adjacent public right of way would also fulfill the Comprehensive Plan's goal of improving
neighborhood quality and livability and fulfilling the policy of serving all residences with sewer
service. The City Council concludes that conditioning the rezone to require the extension of the
sewer line to the right of way to the east will increase the access and the feasibility and decrease
the total system cost for sanitary sewers in the neighborhood and therefore meet the criteria.
2. The proposal is consistent with the scope and purpose of the Zoning Code and the
description and purpose of the HDR zone.
High density development lends itself to clustering and thereby preserving sensitive areas and
open space. The entire property would be under one owner and manager thereby limiting the
incremental impacts typical of individual homeowners on trees, wetlands and streams.
3. There are changed conditions since the previous zoning became effective to
warrant the amendment to the Map.
Residents of the City have stated that they are struggling and being displaced due to the impact
of rising rents and the high cost of homeownership. The unprecedented economic impact
caused by the regional demand for housing is hurting members of the community who are
economically challenged. The proposal could provide affordable housing for seniors as well as
basic public facilities that would support the surrounding property owners.
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134
4. The proposal shall be in the interest of furthering the public health, safety, comfort,
convenience and general welfare and will not adversely affect the neighborhood or
be injurious to the properties in the vicinity.
Of benefit to the neighborhood with the project would be the opportunity to connect to sanitary
sewer and a reduced overall cost because of the approximate 800 linear feet that would be built
by the project developers. Development of the subject site requires the applicant to bring the
sewer line onto the property and to the east property line. The City Council concludes that in
order to meet the criteria the rezone should be conditioned with the requirement to bring the
sewer line an additional 100 feet to 47th Avenue S. to assist with the availability of the system for
expanded neighborhood use.
Comment from emergency service providers and the results of the traffic analysis indicate that
left turning movements are difficult onto S. Ryan Way and would be a concern with increase in
trips associated with the rezone. In order to further the interests of public safety, comfort and
convenience, the City Council concludes that the rezone should be conditioned to require left
turn pockets to facilitate and assist in maintaining adequate level of service and safety in
entering and exiting 47th Avenue S. from S. Ryan Way.
The City Council concludes that redesignating the site to HDR would be in the best interest of
the neighborhood subject to specific conditions that would support the Comprehensive Plan's
priority of creating high quality residential neighborhoods and further the public's health, safety
and comfort.
Page 12 of 12 05/29/2018
05-24-18
VINTAGE @ TUKWILA
LEGAL DESCRIPTION:
PARCEL A:
EXHIBIT C
LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE
CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF
RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING
COUNTY, WASHINGTON;
EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR
TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS
CONTEMPLATED BY ORDINANCE NO. 82986;
AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF
WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED
MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING
COUNTY;
AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF
WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO.
5695665;
AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET.
TAX ACCOUNT NO.: 334840-1800-07
PARCEL B:
LOT 166, BLOCK 18, C.D. HILLMAN'
CITY OF SEATTLE, DIVISION NO. 2,
RECORDED IN VOLUME 12 OF PLATS,
WASHINGTON;
S MEADOW GARDENS ADDITION TO THE
ACCORDING TO THE PLAT THEREOF
PAGE 82, RECORDS OF KING COUNTY,
EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR
PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940.
TAX ACCOUNT NO.: 334840-1810-05
PARCEL C:
LOTS 167 TO 170,
GARDENS ADDITION
ACCORDING TO THE
PAGE 82, RECORDS
INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW
TO THE CITY OF SEATTLE DIVISION NO. 2,
PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS,
OF KING COUNTY, WASHINGTON;
135
EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY
MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING
COUNTY SUPERIOR COURT CAUSE NUMBER 597316.
TAX ACCOUNT NO.: 334840-1820-03
PARCEL D:
LOTS 171 TO 173, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW
GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2,
ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS,
PAGE 82, IN KING COUNTY, WASHINGTON;
EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY
MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING
COUNTY SUPERIOR COURT CAUSE NUMBER 601962.
TAX ACCOUNT NO.: 334840-1860-04
136
City of Tukwila
Washington
Ordinance No.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TUKWILA, WASHINGTON, REZONING CERTAIN REAL
PROPERTY LOCATED IN THE RYAN HILL NEIGHBORHOOD
AND KNOWN AS VINTAGE@TUKWILA FROM LOW
DENSITY RESIDENTIAL (LDR) TO HIGH DENSITY
RESIDENTIAL (HDR); PROVIDING FOR SEVERABILITY;
AND ESTABLISHING AN EFFECTIVE DATE.
WHEREAS, in 1995 the City of Tukwila adopted the Zoning Code and Map to
implement the City's Comprehensive Plan, and these documents may be reviewed and
updated as appropriate; and
WHEREAS, as part of the City's 2018 Comprehensive Plan docket of potential
amendments, the City is considering an application to change the Comprehensive Plan
Land Use Map and Zoning Map for the Vintage@Tukwila project, which is an active
senior living residential development; and
WHEREAS, on May 2, 2017 and on May 9, 2018, City staff held the required public
meeting for the surrounding property owners and tenants regarding the proposed
change to the Comprehensive Plan and Zoning Map (Exhibit A); and
WHEREAS, sanitary sewer service to the neighborhood is needed to ensure public
health and neighborhood quality; the conditions analysis shows that the Vintage@
Tukwila site is critical to extending sewer to the neighborhood; and property owners and
residents do not oppose higher density development in this part of the neighborhood;
and
WHEREAS, the City of Tukwila has complied with the requirements of the State
Environmental Policy Act by making a determination on May 24, 2018 that no significant
environmental impact would occur as a result of the Zoning Map change; and
WHEREAS, notices of the public hearing were timely published in The Seattle
Times, posted on site, and mailed to surrounding properties; and
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Page 1 of 3 137
WHEREAS, on June 4, 2018, the City Council held a public hearing and, after
receiving and studying staff analysis and comments from the public, has recommended
approval of a Zoning Map change, and has made and entered Findings and
Conclusions thereon in support of that recommendation; and
WHEREAS, after due consideration, the City Council has determined the public
interest will be served by approving the zoning map change application with conditions
and that the change is in compliance with the City of Tukwila Comprehensive Plan Land
Use Map;
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
the Findings and Conclusions, attached hereto as Exhibit B and incorporated by this
reference as if fully set forth herein.
Section 2. Zoning Map Change Approved Subject to Conditions. The
Viintage@Tukwila site is located in the block bounded by S. Ryan Way, 47th Avenue S.,
Seattle City Light right-of-way, and Martin Luther King Jr. Way S., located in Tukwila,
Washington, King County. The site is further identified as tax parcels 3348401800,
3348401810, 3348401820 and 3348401860, and as legally described and shown in the
attached Exhibit C. The site, which contains parcels A through D, is hereby rezoned
from Low Density Residential (LDR) to High Density Residential (HDR), as shown on
the attached Exhibit A, subject to the following conditions:
1. 47th Avenue S. between S. Ryan Way and S. 109th Street, and S. 109th Street
between the site and 47th Avenue S., shall be improved with curbs, gutters,
sidewalks, street illumination, and storm water facilities, in accordance with the
City's Infrastructure Design and Construction Standards Manual in effect at the
time of building permit application, prior to receiving a certificate of occupancy for
the development on the site.
2. The sanitary sewer line that serves the development on the site shall be
extended to 47th Avenue S. at the time of the development in accordance with
the City's Infrastructure Design and Construction Standards Manual in effect at
the time of building permit application.
3. On S. Ryan Way, a westbound (WB) left -turn pocket, and on 47th Avenue S., a
northbound (NB) left -turn pocket, shall be installed prior to receiving a certificate
of occupancy for development on the site.
4. Within 60 days of passage of this ordinance, the applicant shall record against
the site a covenant or other document, approved by the City, requiring
compliance with the stated conditions.
5. The applicant must apply for a development permit for the proposed project
within 36 months of the effective date of this ordinance.
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Page 2 of 3
6. Failure to comply with the conditions set forth herein shall cause the change to
the Zoning Map to be null and void, and the subject property shall revert to the
zoning immediately preceding passage of this ordinance.
Section 3. Map Change Authorized. The Department of Community
Development Director, or his designee, is hereby authorized to amend the City's official
Zoning Map to show the zoning change for the Vintage@Tukwila site as authorized in
Section 2 of this ordinance.
Section 4. Corrections by City Clerk or Code Reviser. Upon approval of the
City Attorney, the City Clerk and the code reviser are authorized to make necessary
corrections to this ordinance, including the correction of clerical errors; references to
other local, state or federal laws, codes, rules, or regulations; or ordinance numbering
and section/subsection numbering.
Section 5. 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 6. 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
five days after passage and publication as provided by law.
PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at
a Regular Meeting thereof this day of , 2018.
ATTEST/AUTHENTICATED:
Christy O'Flaherty, MMC, City Clerk
APPROVED AS TO FORM BY:
Rachel B. Turpin, City Attorney
Allan Ekberg, Mayor
Filed with the City Clerk:
Passed by the City Council:
Published:
Effective Date:
Ordinance Number:
Exhibit A — Zoning Map / Site Map
Exhibit B — Findings and Conclusions Staff Report (File #PL16-0063)
Exhibit C — Legal Description
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Page 3 of 3 139
140
r
Map Change Site
LDR to HDR
c
CLI
Parcel D
Tax ID 334840-1860
LDR
Parcel C
Tax ID 334840-1820
Parcel B Tax ID 3
LD
G
Pa
cel A Tax ID 334840-1
181C
0
1 EXHIBIT A
r' 1
LDR
1
LDR
HE
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O
141
142
Request
City of Tukwila
Allan Ekberg, Mayor
Department of Community Development Jack Pace, Director
Findings
Exhibit B
The applicant requests an amendment to the Comprehensive Plan's Land Use Map and a
corresponding rezone from Low Density Residential (LDR) to High Density Residential (HDR) on
four adjacent undeveloped lots totaling 10.5 acres.
If the Comprehensive Plan's Land Use and the Zoning map changes are approved, the contract
purchaser proposes to construct 247 Senior Housing units in a four-story structure on the four
southerly parcels A - D. (Figure 1). Changing the Comprehensive Plan and Zoning maps are no
guarantee that the project would be built as initially proposed but is provided as an example of a
potential future development. The Comprehensive Plan and Zoning Designations and the
subject site are outlined in green. Existing LDR zoning is shaded in yellow, High Density
Residential located along 51 Avenue S. in brown, Commercial Light Industrial in purple and
Office in blue.
Comprehensive Plan Amendment and Rezone Decision Criteria (TMC 18.84.020):
The City Council's decision to grant a Comprehensive Plan map change and rezone shall be
supported by written findings and conclusions showing specifically that all of the following
conditions exist. Approval of the map changes requires the adoption of an ordinance.
143
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Tax ID 334840-
1860
186,001 sq.ft.
LDR
Parcel C
Tax ID 334840-
1820
158,558 sq.ft.
Parcel B' -•
Tax ID 334
1810
39,390 sq.ft
_ Parcel A
- TaK ID 3348401,1
-71,874-sq. ft.
LDR
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Background
Annexation History
The subject property became part of Tukwila in 1989 as part of the Fire District #1 annexation.
At the time of annexation, the property was zoned to reflect the prior King County zoning. When
the Comprehensive Plan and city-wide zoning were subsequently reviewed, no changes were
proposed to the original King County designations.
Public Comment
On May 2, 2017, staff held the required public information meeting for residents and property
owners within 500 feet of the site. Several property owners attended the meeting to ask
144
Page 2 of 12 05/29/2018
questions. One written comment was received that stated opposition to additional traffic on
47Avenue S. because of safety concerns for local children and provided the opinion that 47
Avenue S. is not capable of handling the additional traffic volume. They requested that access to
the proposed multi -family development site be from Martin Luther King Junior Way South
(MLKJWS). The City Engineer responded that MLKJWS is designated by Washington State
Department of Transportation as limited access and therefore not available for ingress/egress.
The City Engineer has requested that at the time of a future development proposal that
additional traffic analysis be provided.
Because of the lapse in time since the required public meeting in May of 2017, and the initiation
of neighborhood -wide meeting in November of 2017 (see "Ryan Hill Neighborhood Study"
section below), staff held a second public meeting using an expanded mailing. There were no
citizens or comments received at the May 9, 2018 public meeting.
Ryan Hill Neighborhood Study
Staff initiated a neighborhood -wide study that looked at existing conditions, potential
development scenarios and surveyed property owners and residents. The study revealed a
number of things that were unknown.
The residents and property owners have differing opinions about the future of the neighborhood.
Opinions generally depend on where they live or own property within the neighborhood. Higher
residential density and housing options are more desirable to property owners north of the
Seattle City Light right of way than south of the right of way.
Additionally, there was overall support for a neighborhood retail node that would provide
additional neighborhood services. Neighborhood input also indicated that the neighborhood's
existing characteristics were an asset as it was described as a "rural oasis in the city."
Except for the approximate 15 -acre Raisbeck property located along the west side of the
neighborhood and bordering MLKJRWS, which is the subject of this rezone request, future
development is likely to be small scale (short plats) and developed incrementally. Development
of less than 4 lots does not require frontal improvements nor would a through connection be
financially feasible for most short plat developers.
The lack of regional stormwater facilities and the difficulties associated with on-site storm
infiltration and/or detention on steep slopes impacts the near term developability of many
properties. In areas where redevelopment is more feasible, the needed water and sewer
infrastructure improvements identified in the study can be incrementally installed. The
incrementally added infrastructure will be able to support the long-term service objectives
outlined within the study.
Enhancing and improving the circulation system is feasible from an engineering standpoint but
not likely from a financial standpoint. The 1,200 -foot -long dead end road (twice the length of the
City's maximum standard) can be eliminated by connecting between the 109th/48th and
Page 3 of 12 05/29/2018
145
146
110th/49th Avenue S intersections. The City, however, has many street projects, and this new
connection is unlikely in the near future as a public project.
Finally, the Raisbeck property, which is the Vintage@Tukwila site, is a linchpin for extending
sewer service to properties north of the Seattle City Light right of way and south of S. 107th
Street.
Vicinitv/Site Information
The subject site is in the Ryan Hill neighborhood and is primarily characterized by
environmentally sensitive features located on or in its vicinity. The topographic survey provided
by the applicant gives details on vegetation, watercourse and wetlands as well as topographic
lines.
Landslide
Class 2 — Moderate and Class 3 - High landslide areas with topographic slopes that range from
15 — 40%.
Wetlands and Stream
The wetland and watercourse delineation report that was prepared for this application identified
the following:
Type 3 watercourse — Ryan Hill Stream. (Stream A) is located to the north of the site and
bisects the northeast corner of Parcel D.
Most of the wetlands are located around the periphery of the site but whose buffers extend onto
the site. The exception is Wetland B. Wetland B is a type IV located in the center of the
project site and requires 50 foot buffers. From the Tukwila Municipal Code: "Category IV
wetlands have the lowest levels of functions (scores less than 30 points) and are often heavily
disturbed. While these are wetlands that should be able to be replaced or improved, they still
need protection because they may provide some important functions. Any disturbance of these
wetlands will be considered on a case by case basis." (TMC 18.45.080 Wetlands Designations,
Ratings and Buffers)
Any future development will need to be setback from the wetlands and their buffers. Wetlands A
and AA are category II and are located along Ryan Hill Stream and are required to have 100 foot
buffers. Wetland C, a category III wetland, which has an 80 foot regulatory buffer, is located on
the south of the site and extends onto the Seattle City Light property.
There are two other category III wetlands, on the parcel north of the site. (Wetlands E & F —
Topographic Survey)
Page 4 of 12 05/29/2018
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Page 5 of 12
05/29/2018
147
148
Access
The local circulation map, Figure 3, shows the street system that exists in the Ryan Hill
neighborhood. Sidewalks exist along S. Ryan Way and intermittently on 51 Avenue S. Bicycle
facilities are also in place on 51 Avenue S.
King County Metro Route 107 is between 1/4 and 1/2 mile to the east and runs along 51 Avenue S.
and Route 124 on E. Marginal Way S. is about a mile to the west.
The Rainier Beach Link Station is 1.3 miles to the north.
Page 6 of 12 05/29/2018
Land Use/Development History
There are 26 lots adjacent to 47tH/109th/48th onto which the subject properties will access, 8 of
which are developed with a single family home. The Tots range in size from 3,500 square feet to
41,765 square feet. All but three homes, addressed as 10709, 10719, and 10729 47th Avenue
S., were built pre -1964. The three addresses listed were built in 2003 and 2001 and are hooked
up to the City's sewer system. The remaining five homes are on septic systems. A review of
King County Assessor's property reports shows that they have designated that area as having
moderate to high traffic noise. In this area, the assessed value of the developed single family
homes range from $200,000 to $373,000.
Also within this specific 26 lot area, four lots were acquired by King County for property owner
failure to pay property tax, two of which have since been sold at auction, which is evidence of
the instability in ownership in this area.
City Council Decision (TMC 18.84.030)
The City Council has the authority to deny, approve, or approve with conditions and safeguards
as it deems necessary to protect or enhance the health, safety, and welfare of the surrounding
area, and to ensure that the rezone fully meets the findings set forth in the Decision Criteria
(TMC 18.84.020,) which are outlined below.
1. The proposed amendment to the Zoning Map is consistent with the goals,
objectives, and policies of the Comprehensive Plan. (TMC18.84.020 - Criteria)
During the 2015 Comprehensive Plan update process, there was considerable interest in the
need to maintain and enhance residential neighborhoods, while providing housing choices.
The Comprehensive Plan describes LDR as follows:
Low -Density Residential: Areas primarily characterized by
detached single-family residential structures and their
accessory uses, along with educational, institutional, and
recreational uses. Density may vary by neighborhood and for
projects proposing innovative housing types such as cottage
housing. These uses and densities are modified where covered
by the Commercial Redevelopment, Urban Renewal, Tukwila
South, and Public Recreation Overlays.
The Comprehensive Plan describes HDR as follows:
High -Density Residential: Areas characterized by larger and
higher density multi -family buildings and their accessory uses,
along with educational, institutional, and recreational uses.
Although not stated, high density neighborhoods have typically been located adjacent to and
along major transportation corridors. They have been used to separate noisier uses and areas
from the single family areas and to provide housing in neighborhood and regional centers of the
City.
Page 7 of 12 05/29/2018
149
150
The Comprehensive Plan's highest priority objective is the following:
Objective. "To improve and sustain residential neighborhood quality and livability."
Numerous goals and policies clarify and support this objective. Some representative examples
from the Housing and Residential Neighborhoods elements follow:
Housing Goal 3.1 The City of Tukwila provides the City's fair share of regional housing.
Housing Policy 3.6.1 Encourage long-term residency by improving neighborhood quality, health
and safety.
Residential Neighborhoods Goal 7.1 Residential Land Use Pattern: A land use pattern that
encourages a strong sense of community by grouping compatible and mutually supportive uses
and separating incompatible uses.
Residential Neighborhoods Goal 7.4 Neighborhood Sustainability: Continuing enhancement
and revitalization of residential neighborhoods to encourage long-term residency and
environmental sustainability.
Residential Neighborhoods Implementation strategies support retaining LDR zoning and
encourage infrastructure improvements as follows:
• Continued emphasis on existing land use patterns to protect and preserve residential
uses
• Investment in public works and infrastructure improvements.
• Continue to develop and implement the Residential Street Program in the CIP.
• Development of a variety of new housing, including single-family homes.
Residential Neighborhood and Sub -Area Vitality
City -planned utility improvements and extensions place priority on improving and sustaining
residential neighborhood quality and livability. Utility investments affect neighborhood quality of
life and the ability to realize established visions for specific sub -areas. (City of Tukwila
Comprehensive Plan, 2015)
Tukwila functional plans
Tukwila parks and open space do not exist in this neighborhood. The Parks Recreation
and Open Space (PROS) Plan has identified the need for a neighborhood park but
implementation is shown beyond 2023. A "Ryan Hill Park" is planned "following the upgrade of
the local sewer service in the area, which would drive additional housing demand." (Tukwila
Parks, Recreation, and Open Space Plan; 2013)
Sanitary sewer service. The Ryan Hill neighborhood encompasses 116 acres with less
than a mile of sewer. The capital plan for Sanitary Sewer identifies a $1.9 million sewer
revitalization for the area but the timeline is beyond 2022. The justification for the project are the
existing septic systems that are failing and creating public health hazards.
Comprehensive Plan policy 12.1.22
Serve all existing and potential residences and businesses with a sewer utility.
The Capital Facilities Plan identifies a $1.9 million sewer project for the neighborhood with the
justification that septic systems are failing in the area.
Page 8 of 12 05/29/2018
The proposed project would extend sanitary sewer from MLKJWS on the site and then per the
City's Infrastructure Design and Construction Standards Manual extend it to the east property
line. Bringing the sewer an additional 100 feet to the adjacent right of way would provide an
opportunity for future extensions and hook-ups to the sanitary system.
Tukwila water service is available to serve the higher intensity land use; however,
because the system is not looped the pressure is not adequate for larger buildings.
Construction will likely require modifications to structure size to accommodate the lower
pressure.
Access in the neighborhood is via two neighborhood arterials — Ryan Way and 51st
Avenue S., which have adequate capacity but are not complete streets. Ryan Way does not
have bicycle facilities and 51st Avenue S. has sporadic pedestrian facilities. The local access
street, 47th Avenue S., meets the minimum street right of way width standard of 50-60 feet, is
over 1,000 feet in length and does not contain a turn -around. 600 feet is the City standard for
cul-de-sacs the City standard for neighborhood block size is no more than 1,000 feet on one
side and double loaded lots on the width.
On the other lots along 47th Avenue S., future single family development is likely to be through
individual single family home construction permits and short plats that do not typically result in
sidewalks or public street improvements.
The condition of the street however is not adequate for a higher density project. For example,
the pavement width and shoulders are uneven.
Financial Planning Model Policy
FP -6 — The financing of limited benefit capital improvements (i.e. private development)
should be borne by the primary beneficiaries of the improvement. The principle
underlying limited benefit is that the property is peculiarly benefited and therefore the
owners do not in fact pay anything in excess of what they receive by reason
of such improvement.
Policy FP -7 — Each Enterprise Fund shall be reviewed annually and it must have a
rate structure adequate to meet its operations & maintenance and long-term capital
requirements.
The program manager for the Sewer Comprehensive Plan stated that developers must
bear the burden of extending sewer into this area.
2. The proposed amendment to the Zoning Map is consistent with the scope and
purpose of TMC Title 18, "Zoning Code," and the description and purpose of the zone
classification applied for. (TMC 18.84.020 Criteria)
If approved, the requested map change would rezone approximately 10.5 acres from Tukwila's
Low Density Residential to the High Density Residential designation/zone. The Comprehensive
Plan states that high-density residential areas are characterized by larger and higher density
multi -family buildings and their accessory uses, along with education, institutional and
recreational uses. The HDR District (TMC 18.14.010) implements the Comprehensive Plan
designation of high density residential. The Zone is used to designate areas that allow up to
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152
22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per
acre, subject to additional restrictions. It is intended to provide a high-density, multiple -family
district that is also compatible with commercial and office areas.
Consideration was given to the land uses and development standards in the two different zones.
The difference between the two zones in terms of land use are that in HDR the following uses
are permitted and are not allowed in LDR: boarding homes; convalescent, assisted living and
nursing homes for up to 12 patients; townhouses and multifamily (22 units per acre;) and senior
housing (at 60/units per acre;) libraries, museums, and public art galleries; and manufactured
home parks. If the property were rezoned as HDR, and did not redevelop as currently proposed
by the applicant, the range of other uses listed above could be developed as permitted uses.
3. There are changed conditions since the previous zoning became effective to
warrant the proposed amendment to the Zoning Map; (TMC 18.84.020(3)) and
In November of 2016, central Puget Sound voters approved a funding package that includes the
construction of a new light rail station within a mile of the site. The Station is scheduled for
completion in the 2030s and provides access to a high capacity transit system. One half mile is
the usual walk shed for rail systems but bus routes are rerouted to provide feeder service to the
stations. Boeing Access Road and S. Ryan Way will be a major route to serve the station. The
opportunity to have high quality transit access was not funded until 2016.
The current economic impact on the regional housing market was not expected. The price of
homes is rising faster in the Seattle area than anywhere else in the nation. Since the downturn
in 2007, home prices are up 23.9%. Seattle leads the nation in year over year and month over
month home price growth. The applicant proposes an affordable senior housing project.
A major initiative to fund, build and replace City buildings (Public Facilities Plan, Tukwila 2016)
will impact the overall Capital Improvement Program and likely delay any identified
neighborhood infrastructure improvements thereby delaying upgrades and public infrastructure
in this neighborhood. Development is and will be expected to continue to pay for itself.
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 neighborhood, nor be injurious to other properties in the
vicinity in which the subject property is located. (TMC 18.84.040(4))
The City's Capital Facilities Plan shows the need for urban infrastructure improvements in this
neighborhood for a neighborhood park and a sewer system to serve the area. Timing and
funding for these facilities, however, has not been identified. The lots that are south of S. 107th
Street and west of 50th Avenue S. are dependent on access to the sanitary sewer line in
MLKJWS.
The rezone will allow a project that will provide affordable housing, provide new construction that
could serve to anchor the area and create a higher standard of design quality as required by the
City's rigorous design review process. Development of the site would improve the infrastructure
for the neighborhood and make sanitary sewers possible in the near term for property owners.
Page 10 of 12 05/29/2018
CONCLUSIONS
Below are the four decision criteria in bold and the conclusions drawn from the findings above.
1. The proposal is consistent with the goals, objectives and policies of the
Comprehensive Plan.
The 2015 Comprehensive Plan update reaffirmed Tukwila's highest priority objective, "To
improve and sustain residential neighborhood quality and livability." This neighborhood is a
challenging area because of the lack of public facilities and environmentally challenging land of
slopes and water. The subject site, although it borders the interstate and MLKJWS on the west,
has no access except through a local access street that is bordered by single family homes.
The public facilities identified to support and serve this area are not funded in the near or mid-
term. The proposal would be able to pay for urban services and amenities that would support
the overall livability and quality of this residential neighborhood. Specifically, access to the site is
via 47th Avenue S. and S. 109 Street west of 47th Avenue S, which are not adequate for higher
density travel, would need to be improved. Their improvement would improve overall
neighborhood quality; therefore, the City Council concludes that as part of the future project and
as a condition of this rezone, the applicant should make street improvements that meet the
City's infrastructure standards including sidewalks.
Sanitary sewer would be extended as part of the future project from MLKWJS onto the site and
to the east property line. To benefit the neighborhood, the extension of the sewer to the
adjacent public right of way would also fulfill the Comprehensive Plan's goal of improving
neighborhood quality and livability and fulfilling the policy of serving all residences with sewer
service. The City Council concludes that conditioning the rezone to require the extension of the
sewer line to the right of way to the east will increase the access and the feasibility and decrease
the total system cost for sanitary sewers in the neighborhood and therefore meet the criteria.
2. The proposal is consistent with the scope and purpose of the Zoning Code and the
description and purpose of the HDR zone.
High density development lends itself to clustering and thereby preserving sensitive areas and
open space. The entire property would be under one owner and manager thereby limiting the
incremental impacts typical of individual homeowners on trees, wetlands and streams.
3. There are changed conditions since the previous zoning became effective to
warrant the amendment to the Map.
Residents of the City have stated that they are struggling and being displaced due to the impact
of rising rents and the high cost of homeownership. The unprecedented economic impact
caused by the regional demand for housing is hurting members of the community who are
economically challenged. The proposal could provide affordable housing for seniors as well as
basic public facilities that would support the surrounding property owners.
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4. The proposal shall be in the interest of furthering the public health, safety, comfort,
convenience and general welfare and will not adversely affect the neighborhood or
be injurious to the properties in the vicinity.
Of benefit to the neighborhood with the project would be the opportunity to connect to sanitary
sewer and a reduced overall cost because of the approximate 800 linear feet that would be built
by the project developers. Development of the subject site requires the applicant to bring the
sewer line onto the property and to the east property line. The City Council concludes that in
order to meet the criteria the rezone should be conditioned with the requirement to bring the
sewer line an additional 100 feet to 47th Avenue S. to assist with the availability of the system for
expanded neighborhood use.
Comment from emergency service providers and the results of the traffic analysis indicate that
left turning movements are difficult onto S. Ryan Way and would be a concern with increase in
trips associated with the rezone. In order to further the interests of public safety, comfort and
convenience, the City Council concludes that the rezone should be conditioned to require left
turn pockets to facilitate and assist in maintaining adequate level of service and safety in
entering and exiting 47th Avenue S. from S. Ryan Way.
The City Council concludes that redesignating the site to HDR would be in the best interest of
the neighborhood subject to specific conditions that would support the Comprehensive Plan's
priority of creating high quality residential neighborhoods and further the public's health, safety
and comfort.
Page 12 of 12 05/29/2018
05-24-18
VINTAGE @ TUKWILA
LEGAL DESCRIPTION:
PARCEL A:
EXHIBIT C
LOT 165, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE
CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF
RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING
COUNTY, WASHINGTON;
EXCEPT PORTIONS CONDEMNED BY THE CITY OF SEATTLE FOR
TRANSMISSION LINE PURPOSES IN SUPERIOR COURT CAUSE NO. 469557 AS
CONTEMPLATED BY ORDINANCE NO. 82986;
AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF
WASHINGTON FOR PRIMARY STATE HIGHWAY NO. 1, BY DEED RECORDED
MARCH 07, 1963 UNDER RECORDING NO. 5552941, RECORDS OF KING
COUNTY;
AND EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF
WASHINGTON FOR PRIMARY STATE HIGHWAY NO, 1 BY RECORDING NO.
5695665;
AND EXCEPT THAT PORTION THEREOF IF ANY LYING WITHIN STREET.
TAX ACCOUNT NO.: 334840-1800-07
PARCEL B:
LOT 166, BLOCK 18, C.D. HILLMAN'S MEADOW GARDENS ADDITION TO THE
CITY OF SEATTLE, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF
RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING COUNTY,
WASHINGTON;
EXCEPT THAT PORTION THEREOF CONVEYED TO STATE OF WASHINGTON FOR
PRIMARY STATE HIGHWAY NO. 1 BY RECORDING NO. 5552940.
TAX ACCOUNT NO.: 334840-1810-05
PARCEL C:
LOTS 167 TO 170,
GARDENS ADDITION
ACCORDING TO THE
PAGE 82, RECORDS
INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW
TO THE CITY OF SEATTLE DIVISION NO. 2,
PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS,
OF KING COUNTY, WASHINGTON;
155
EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY
MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING
COUNTY SUPERIOR COURT CAUSE NUMBER 597316.
TAX ACCOUNT NO.: 334840-1820-03
PARCEL D:
LOTS 171 TO 173, INCLUSIVE, BLOCK 18, C. D. HILLMAN'S MEADOW
GARDENS ADDITION TO THE CITY OF SEATTLE DIVISION NO. 2,
ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 12 OF PLATS,
PAGE 82, IN KING COUNTY, WASHINGTON;
EXCEPT THAT PORTION THEREOF LYING WESTERLY OF THE EASTERLY
MARGIN OF PRIMARY STATE HIGHWAY NUMBER 1 AS CONDEMNED IN KING
COUNTY SUPERIOR COURT CAUSE NUMBER 601962.
TAX ACCOUNT NO.: 334840-1860-04
156
Comprehensive Plan
Land Use and Zoning
Maps change
Vintage@Tukwila
June 4, 2018
01
00
LDR
cress �d srRamp
.St
yr
Tax ID 334840 -
Map Change Site
Parcel C
Tax ID 334840-
820
58,558 sq.ft.
Parcel B
Tax ID 334
1810
39,390 sq.ft.
1
ID'S 3348401:00
,874 -sq:
LDR
LJ
Decision Criteria
1. The proposed amendment
to the Zoning Map is consistent
with the goals, objectives, and
policies of the Comprehensive
Plan. (TMC 18.84.020(1))
N Decision Criteria
2. The proposed amendment to
the Zoning Map is consistent with
the scope and purpose of TMC
Title 18, "Zoning Code," and the
description and purpose of the
zone classification applied for. (TMC
18.84.020(2))
Decision Criteria
3. There are changed
conditions since the previous
zoning became effective to
warrant the proposed
amendment to the Zoning Map;
and (TMC 18.84.020(3))
Decision Criteria
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 neighborhood, nor be
injurious to other properties in the
vicinity in which the subject property is
located. (TMC 18.84.020(4))
Attachment D
L
LDR
Parcel D
Tax ID 334840-1860
LDR
Condition 3. Add Left turn lanes
LDR
Condition 2. Extend sewer to public r.o.w.
Change Parcels A -D from
LDR to HDR
Parcel C
Tax ID 334840-1820
Condition 1. Improve 47 Ave. S.
arcel B Tax ID 3
X40-18"1
Pal cel A Tax ID 334840-18 )0
Recommendation
Staff recommends approval of the request for a
change to the Comprehensive Plan's Land Use
and the Zoning map from Low Density
Residential to High Density Residential for
Vintage@Tukwila subject to the following
conditions:
Conditions
1. 47th Avenue S. between S. Ryan Way and
S. 109th Street, and S. 109th Street between
the site and 47th Avenue S., shall be improved
with curbs, gutters, sidewalks, street
illumination, and storm water facilities, in
accordance with the City's Infrastructure Design
and Construction Standards Manual in effect at
the time of building permit application, prior to
receiving a certificate of occupancy for the
development on the site.
Conditions cont'd.
2. The sanitary sewer line that serves the
development on the site shall be extended to
47t" Avenue S. at the time of the development in
accordance with the City's Infrastructure Design
and Construction Standards manual in effect at
the time of building permit application.
Conditions cont'd.
3. On S. Ryan Way, a westbound (WB) left -
turn pocket, and on 47th Avenue S., a
northbound (NB) left -turn pocket, shall be
installed prior to receiving a certificate of
occupancy for development on the site.
4. Within 60 days of passage of this
ordinance, the applicant shall record against the
subject property a covenant or other document
approved by the City, listing the development
conditions associated with the site.
Conditions cont'd.
5. The applicant must apply for a
development permit for the proposed project
within 36 months of the effective date of this
ordinance.
6. Failure to comply with the conditions set
forth herein shall cause the change to the
Comprehensive Plan Land Use Map to be null
and void, and the subject property shall revert
to the zoning immediately preceding passage of
this ordinance.
Attachment D
L
LDR
Parcel D
Tax ID 334840-1860
LDR
Condition 3. Add Left turn lanes
LDR
Condition 2. Extend sewer to public r.o.w.
Change Parcels A -D from
LDR to HDR
Parcel C
Tax ID 334840-1820
Condition 1. Improve 47 Ave. S.
arcel B Tax ID 3
X40-18"1
Pal cel A Tax ID 334840-18 )0
tAction
Council move the Draft ordinances to amend the
Comprehensive Land Use Plan and the Zoning
Code maps to the consent agenda of your June
18, 2018 Regular meeting.
VINTAGE
HOUSING
Vintage at Tukwila
Senior Living Community
VINTAGE
� c Ili Providing affordable rental
1 housing to seniors and families
HOUSING
We specialize in the development and operation of affordable housing.
We currently have communities in California, Washington, Nevada, Oregon and
Idaho.
We are able to offer attractive apartment homes to income qualified families
and active seniors.
We are committed to the construction of quality affordable homes that provide
opportunity for an enhanced life for families and retirement living for seniors.
Vintage Housing's services also include on-site property management services,
arrangements for grocery delivery, pharmacy delivery, monthly newsletters, a
wellness program administered by visiting physicians, and organized activities
and trips in conjunction with local senior citizen organizations and controlled
building entry for enhanced resident security.
The City of Tukwila provides an ideal
setting for our project...
m Tukwila is located in a Central location
m Access to City Amenities
m Proximity to Seattle, Bellevue & Tacoma
m Access to commercial & retail services
Proximity to Southcenter Mall
m Proximity to 1-5
Access to Mass Transit (Light Rail/Park & Ride)
m Proximity medical facilities
m Proximity to Airport
w Safe Neighborhood
m Project site allows for secure environment for the neighborhood
m Diversity
Tukwila is Growing!!
COMPREHENSIVE
PLAN AMENDMENT
N. Proposal to change the
zoning of 4 parcels from
LDR to HDR
HDR land use
designations serve to
provide property that can
support affordable multi-
family housing
The project proposes to
develop the site with
affordable senior housing
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Current Housing Conditions in Tukwila
w Puget Sound Regional Council estimates that Tukwila will need 4,800 new
homes by 2031 and 5,568 new homes by 2035.
w Per the TCP more and more households in Tukwila are struggling to meet
their housing costs.
w Almost half of city residents are burdened by housing costs, paying more
than 30% of their income for housing.
w Less than half of the housing units in Tukwila are apartments, but almost 60%
of the housing units in the City are renter -occupied.
w Per the TCP the current range of housing options does not accommodate
residents in all stages of life, including older adults hoping to "age in place"
and older adults looking to downsize.
Vintage at Tukwila
Senior Living Community
im Proposed 4 -story Senior housing development
Approximately 247 units
Above Grade Parking
Common Courtyard w/ Community Garden
Fitness Facilities
Large interior Community Room
Food Service
Van Service to reduce Traffic
Public Sewer infrastructure improvements
Public Sidewalk & Roadway improvements
Intersection signalization improvements
VINTAGE
ti
HOUSING
I1 ART I N L KING J R WAY
SOUTH
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How is the proposed zoning
change consistent with the goal
objectives and policies of the
Tukwila Comprehensive Plan ?
TCP Goal 3.1
The City of Tukwila provides the City's fair share of regional housing
w Provide sufficient zoned housing potential to accommodate to meet the regional growth target
of 5,568 new homes by 2035
w Consider flexible zoning standards to promote housing options that meet current and future
needs
TCP Goal 3.2
The City of Tukwila has safe, healthy and affordable homes for all residents in Tukwila
w Provide zoning that allows a variety of housing through the city to allow for diverse, equitable
neighborhoods.
w Encourage a full range of housing opportunities for all population segments... through actions
including, but not limited to , revising the Tukwila's zoning map and development codes as
appropriate.
w Partner with for-profit developers to construct and maintain permanent affordable housing and
support services
TCP Goal 3.5
The City of Tukwila includes a full range of housing for persons in all stages of life and for
all members of our community
m Designating and zoning these vacant lands to HDR would provide significant opportunity to add
to the senior housing stock in the City. The City has deemed the housing stock for the aging
population to be inadequate.
How is the proposed amendment
to the Zoning Map consistent with
the scope and purpose of TMC Title
18, "Zoning Code" and the
description and purpose of the
zone classifications applied for.
CO
W
LDR Zoning
w Intended to provide low-density family residential areas
Intended to provide a full range of urban infrastructure services in or to maintain stable residential
neighborhoods.
Primarily characterized by detached single family residential structures.
HDR Zoning
w Allows up to 22 dwelling units per net acre.
w Senior housing is allowed up to 60 dwelling units per acre subject to additional restrictions.
w Intended to provide high-density, multiple family district which is also compatible with
commercial and office areas (CLI to the North).
This Project
im The parcels subject to this proposal are large and remain undeveloped. Such that re -designation
to HDR will render them capable of supporting more housing units than LDR.
w Project is for senior housing which allows a greater density and helps advance Housing Policies
3.1.1 and 3.2.1 (Provide zoning that allows for a variety of housing and to accommodate the
regional growth target of 4,800 units by 2031)
The site constraints are challenging to overcome and would not adequately support LDR
development to the maximum density.
Would provide a buffer in-between the single family residences to the east and north east and
the highway to the west.
Existing public infrastructure is lacking; Public infrastructure upgrades (sewer, Road improvements)
would not be economically feasible for an LDR development
Are there changed conditions
since the previous zoning
became effective to warrant
the proposed amendment to
the zoning map?
Aging population, rise of housing cost
and increase in homelessness
m Aging population Per the 2010 Census King County was population was
made up of 12.3% seniors (65 and over). King County projects that the
County's elder population comprise nearly 25% of the population by 2025
King county population growth increased 11.52% from 2010 to 2017
w The median list price fro homes in King County have increased substantially
from $350,000 in 2015 to $575,000 in 2017.
m The median sale price has increased over 15% in the past year for all
homes.
m At the beginning of 2012 the average rental list price for homes was $1,500
a month. In early 2018 it is estimate to be $2,400 a month.
m Approximately 50% of the homeless population is over the age of 50.
m The highest percent of households with older adults at or below 200% of the
federal poverty line are in South King County (27%).
How is the proposed amendment to
the zoning map in the interested of
furtherance f the public health,
safety, comfort, convenience and
general welfare, and will not
adversely affect the surrounding
neighborhood, nor be injurious to
other properties in the vicinity in which
the subject property is located?
m The area would receive upgrades to the existing wastewater transmission
system to serve areas that were previously not served.
m The city right of way would receive improvements on S 109th street and 47th
Ave S. Improvement would include sidewalk, curb & gutter, roadway and
landscaping.
m Transportation improvement would be provided including re-channelization
of S. Ryan Way to the North.
w The re -designation would allow for affordable senior housing. The cities
comprehensive plan recognizes the need for housing stock beyond single-
family as well as the need for affordable housing.
m Creates a land use designation that would provide a residential buffer to
the nearby highway for the existing low density residential housing to the
east.
m The density proposed is high and the site is compact. This would help avoid
the sprawl of low density development.
m Stimulate private economic development within the City, add to the city
tax base.
Sources
m WSU Center for Applied Research & Extension
"Moving Toward Age -Friendly Housing in King County" (January 2018)
w City of Tukwila
"City of Tukwila Comprehensive Land Use Plan" (2015)
OMR
IMILifikall IF
11