HomeMy WebLinkAboutCDN 2019-03-26 Item 2D - Development Agreement - Riverton Heights Mixed-Use ProjectCity of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
To: Community Development and Neighborhoods Committee
Fnmnn: Jack Pace, Director DCD
By: Moira Bnadehavv, Senior Planner
Copy: Mayor Ekberg
CJmta: March 2O.2019
Subject: Proposed Riverton Heights Mixed Use Project andOave|npnnentAgreennant
Request (File #L1S-0031)
Issue
Should the City Council consider a Development Agreement with Rune Harkestad to develop a
mixed use, 6 story building in the Tukwila International Boulevard (TIB) neighborhood?
Bachwound
The applicant owns six parcels outlined in pink at the northwest corner of TIB and S. 1441h
Street. The two specific parcels tobeused for the proposed project front on37mAvenue 8.and
are outlined inblack.
The site is zoned Neighborhood Commercial Center (NCC) and is within the Urban Renewal
Overlay District.
��M
ik
09
Discussion
The DevelopmentAo,eemants chapter ofthe Citv's Zoning Code (TM{}18.88) stipulates the
development standards that may be modified (TMC 18.66.020) the procedures to be followed
M8.80.O5O.)and the conditions ofapproval [TK8C18.00.000] The purpose Ofgdevelopment
agreement is to:
1. achieve public benefit,
2. respond tochanging community needs, or
47
INFORMATIONAL MEMO
Page 2
3. encourage modifications that provide the functional equivalent oradequately achieve the
purposes nfotherwise applicable City standards.
Proposal
The applicant's plans (Attachment B) show an approximate 250 foot deep by 64 foot wide
building with 43dwelling units. The unit mix includes 0studios (1496). 15- 1 b8dn]O[OS (}596);
10-2bedrooms (3796)and 8-3bedrooms (1496). Two below grade parking decks are
proposed for parking for the residential units.
5,235square feet ofcommercial space is proposed for the ground level of the building.
Standards fluxbi|0tv
The project must be consistent with standards to the fullest extent possible; however, standards
such as permitted uses, residential densities, building heights, setbacks, storm drainage,
landscaping, recreation space, parking, etc. may bemodified. The Applicant's requested
modifications are attached aawell oosummarized below. (Attachment A)
1AV
05 subject tncriteria'
Ile
0otohee/70'
�
Recreation Space
2OOsq. ft. per unit
Residential
Parking
2per unit
(86 stalls)
Retail Parking
Same as NCC
1 per bedroom +.5for every
additional bedroom subject
to criteria
(57 stalls)
30sq. ft. per uni
(1.290oq. ft.)
stall per unit
(43ota|b)
Applicant has
provided a Parking
Utilization Study
(Attaohnnent[)
1per 400oq. ft.
(14 stalls)
Landscaping
Front —10'
Side —{7
Rear —0'
All setback areas shall be
landscaped
Front —5'
Side -0'
Lot Area required
per unit
None
No action required
/OD0criteria —utleast lOOfeet offrontage ouTO3; the ground floor along T[8contains active uses and design and
amenities that encourage pedestrians, such as sidewalks through site, art, landscaping; adherence to a transportation
management plan; car sharing program; secure covered bicycle parking for every 4dwellings; 75Y6ofrequired
parking inastructure that ioscreened from view;
' The number of dwelling units is determined by other building standards subject to a limit on studio unit average
Page 2 of 3
48
INFORMATIONAL EMO
Page 3
Setbacks
6' front
6' front
6' front (west
The closest
10' side
10' side
edge)
residential district is
10' rear
(increase to 10' —
20' when any part
of yard is within 50'
of LDR, MDR,
10' rear
0' side (north and
south edges)
0' rear (east edge)
across the street,
37th Avenue S.,
which is 55 feet
wide.
HDR)
Conditions Imposed
The Council may impose any conditions to mitigate impacts or procedural requirements, such
as phasing, that it deems appropriate.
Discretionary, Legislative Act
The Council may approve, condition, or reject the proposal, must hold a public hearing and
decide on the proposal through an ordinance.
Required Elements
• An ordinance
• A site plan for the entire project showing: any sensitive areas, required open space,
perimeter buffers, location and density of dwellings, and location and size of any
commercial uses;
• The time frame for build -out
• Project specific mitigation conditions such as streets, utilities, schools, parks
• Dimensional standards
• Any other item considered necessary by the City Council
Financial Impact
The value of the project has not been provided to evaluate the financial impact.
Next Steps
1. If the CDN Committee agrees, the Department of Community Development will negotiate
the details of the proposed agreement with the applicant and prepare a recommendation
for the City Council on the standards to be modified. Staff will draft a development
agreement and accompanying ordinance.
2. CDN would then review the proposed modifications, development agreement and draft
ordinance and when they are satisfied, forward to Committee of the Whole for a public
hearing, deliberation, and decision.
Recommendation
CDN Committee approval to proceed with a development agreement for the site and the
project.
Attachments
A. Development Agreement Request
B. Project conceptual plans
C. Parking Study
Page 3 of 3
50
February 25, 2019
Moira Bradshaw
City of Tukwila
Department of Community Development
6200 Southcenter Blvd
Tukwila, WA 98188
RE: Riverton Heights Mixed Use Development Agreement
PREI 7-0012 37th Ave S, / 14223 Tukwila Inel Blvd, Tukwila, WA 98168
Request for Modifications of Standards
Dear Moira,
This letter is to discuss the Riverton Heights Mixed use project and identify a short list
of modifications of standards we would like to pursue in preparation of developing the
referenced project.
1. Building Height: Increase the maximum building height from NCC zone
standards of 45 feet to 70 feet as measured from the grade plane to be
consistent with Building Code standards and ordinance 2330. Increase stories
to 6 with 5 residential stories over 1 commercial story with below grade garage
under the commercial.
2. Recreation Space standards: Provide 30 s.f. per unit of interior recreation /
amenity space. Exterior recreation space is available across the street to the
west. Proximity to recreation space to include existing park amenities, similar
to parking analysis taking into account available transit and light rail
infrastructure proximity.
3. Parking Supply Standard: 1 stall per residential dwelling unit.
2.5 stalls / 1000 sl for retail space.
The proximity of the site to light rail and transit support the concept of parking
reduction for this project.
4. Landscaping:
North Property line — 0'
East Property line — 0'
South Property line — 0'
West Property line — 5' (street)
8383 158th Ave NE, Suite 250
Redmond, WA 98052
425-636-8006
51
5. Lot area per Unit: no minimum; density to be determined by other standards,
such as parking, height, landscaping, etc.
6. Setbacks:
North: Underground Parking Garage up to 6'-O" above adjacent
residential finished floor elevation: 0 feet
Retail and Residential above ground: 10'-0"
East: Underground Parking Garage up to 6'-0" above the
adjacent residential finished floor elevation: 0 feet
Retail and Residential above ground: 10'-0"
South: Underground Parking Garage: 0 feet
Retail and Residential above ground: 0 feet
West: Underground Parking Garage up to 6'-0" above adjacent
residential finished floor elevation: 0 feet
Retail and Residential above ground: 10'-0"
Do not hesitate to call should you have any questions on these items.
Sincerely,
Partners Architectural Design Group, Inc.
-*‘
Eric E. Koch
Principal
8383 158th Ave NE, Suite 250
Redmond, WA 98052
425-636-8006
2
+318.5
1
6
7.2
+319
+317.5
+317
17.5
RESIDENTIAL
PARKING
18 STALLS
+311
+314
4
+312.5
DOWN
TO
RESIDENTIAL
PARKING
APARTMENT
BUILDING
2
0
+308.5
+311
PARCEL
199.00
N.T.5
+311
0
+310.5
0
0
I COMMERCIALII
LEASE AREA
5,235 SF
+311
0
21'-3"
1
311
310.5
0.5
+308.5
RETAIL
PARKING
0
+301,75
A
+306.75
+307.5
DOWN
TO
RESIDENTIAL
�RAR KI NG
308
0
BARTELL DRUGS
BUILDING
ERVICE
ELEVATOR
COMMERCIAL/
RESIDENTIAL
TRASH ENCLOSURE
RETAIL.
PARKING
320
RESIDENTIAL
PARKING
42 STALLS
+301
1
7.25
6
V
+316
+317.5
+317
17.5
+3141
+313.5
+314
+311
+311
+312.5
+311
oink
noo
0 2' 10' 20'
+311
0.5
310.5
310.5
310.5
+308.5
0
+301
+301.5
+306.75
+307.5
+306
/2/
N,T,S
111" IOW W W
4318
774
1
-4, 5
444, 45455 5,54555e
-14
Ti
4 44,4:: €4442
+31
+317.25
I
+319
LI
L
.NNE.
0 2' 10' 20'
COMMERCIAL
LEASE AREA
1,000 SF
+320
+316
+317.5
+317
7.5
+313.5 +313.5
=
14= 5444,
RESIDENTIAL UNITS
STORAGE UNITS
+320
/441/4 -54
+314
+313.5
+314
+311
+311
+311
€4,4 444
+311
+312.5
22& 1/4"
+311
TS
ENNEN
0 2' 10' 20'
4€4
-5€4744 55_1
+311
+310.5
0.5
54-44-54, 454445444445"
44-444-4- 4-554-4,e' ,445455,544-44- 545, 4 5541, 4€€€€€
rar
54,5,45
4, 44
5,,/, 45\45544
\ 5 45-45,45
€4-'5'54's ii-€4 4554€
-455 5 ,4il 55
-€54f/ 454,55,"
/44,44,4444€44,4,,
+311
--€45*-55, 5,514554
0.5
0.5
f5'5,?5,4
+309
+308.5
455-54/44 \ 4,544,
54,555s,
6„;"1-1f1
/5444
0 .75
+306.75
+307.5
55,
44444 44-4
RESIDENTIAL
7=lx (7) STUPIO
20 = 1 x (20) 1DEPROOM
30 = 1.5 x (20) 2 EROOM
16 = 2 x (8) 3 DEPROOM
PARKING REQ P - 73 55 UNITS
PARKING PROVIDED - 59 (GARAGE)
14 (ON -SITE)
+306
1
COMMERCIAL
6,2 5 5- X 41'000 SF
KI\G
12AKI
EQ = 25 5 ALS
G ROVI)EP - 28 5 ALL5
-s=
i-3=
RtA'VtW,.,
0 &JEST ELEVATION
SCALE: I/O' • l'-0"
JI1iiii
•
i=
s+r
+343'-0"
-is::32.0170"
-s=
-,913111'±:Y:
MATERIAL SCHEDULE
COMPOSITE TRIM
2, COMPOSITE PANEL
3, 1-1R-36 METAL PANELS (VERTICAL)
4, COMPOSITE LUINDOUJ TRIM
S. METAL CORNICE COPING
6, HR-36 METAL PANELS (HORIZONTAL)
7. CONCRETE
13- STEEL CHANNEL
0 STEEL GUARDRAIL
10VINYL WINDOW
II, ANODIZED ALUMINUM STOREFRONT SYSTEM
12, HOLLOW METAL DOOR
13. GARAGE DOOR
14, INTEGRAL COLOR GROUND FACE GNU
IS, HORIZCBITAL STEEL CANOPY
lil I II
E '
0 EA5T ELEVATION
SCALE, I/OT • P-O"
PAINT COLOR
PI - SYCAMORE TAN, BO 26165
P2- UNIVERSAL KHAKI, SW 61S0
P3- MATTE BLACK
CMU
111 - KHAKI (GROUNDFACE)
CONCRETE
CI - NATURAL GRAY
FINIS1-4E1) METAL
Fl AEP SPAN,
COOL METALLIC
CHAMPAGNE
F2 - BLACK ANODIZED
ALUMINUM
VINYL
VI - BLACK
11FJri
II
2 a
uUTACTF,
FBATTFT ;,WTHat
+37340"
OOF
+36340"
EVEL L-5
'REVEL L-4
+3431-0"
EVEL L-2
+3231-0"
4'1 EVEL L-1
+320-0
EV E L -L-1
+311-0"
ARKING LEVEL 1
ARKING LEVEL 2
-4444444--
4444,
4.44444444,44-'44-
CDSOUTI-I ELEVATION
I/6" •
44-4 -444A, :4*5-:444-14-444
444,4, "44 44-44-411114 447444-147444-4444a
414-4444-4
- _
- - -
In
°NORTH ELEVATION
174:414;
1.444144i
1=1
F I
- 4-444.14-
4,4444-44-444---444-444444'!444-44-7d :44444 ",-4 -44 " 44-
4444-44 4444 44.474 44444444441474-4 4-4 47'
Ji
11
00;35, tt ;-i-43,1•4
- El 414721 4W-44f. tZ,Mi
arg,74 - fen "y-
744-4 44,474,4444 7-
ADJACENT GRADE 315.8
APPROXIMATELY FINISHED FLOOR OF
ADJACENTAPARTMENT TO THE NORTH
APPROXIMATELY EXISTING GRADE AT
APARTMENT TO THE NORTH
44444-4,441644.7 3444.4.
4,4
731-0"
OOF
0"
EVEL L-5
+3531-0"
EVEL L-4
`PtEVEL L-3
EVEL L-2
,.+3231-0"
4.LEVEL L-1
- +32040"
RKI NG LEVEL
PARKING OCCUPANCY AND UTILIZATION STUDY
Riverton Heights
14227 Tukwila International Blvd, Tukwila, WA 98168
Ab INVESTMENT AND CONSULTING GROUP
Aklilu Gebreyesus, CPP
410 0U 6:9 co m
January 4, 2019
59
INTRODUCTION
SEG 56th LLC has retained Ab Investment & Consulting Group, to assess the parking lot located
at 14227 Tukwila International Blvd, Tukwila, WA 98168 (Riverton Heights). The goal of this
study was to document the current demand and utilization of parking lot.
Ab Investment & Consulting group conducted parking occupancy surveys three days a week for
four weeks between the hours of 10 AM to 10 PM. These collection periods provided data from
different demand times so that the study group can establish a peak, weekday and weekend
utilization period for the study area.
The total parking supply is defined as the number of
available stalls within the study area.
A total of 158 stalls were included in the survey for this
study — designated loading stalls were not surveyed.
Parking occupancy rates are calculated in this report
for an average weekday and weekends. A parking
occupancy rate can be defined as the percentage of
the parking supply that is observed to be occupied
during a given period. Parking occupancy is reported
on an hourly basis.
PARKING OCCUPANCY STUDY
The purpose of this study was to derive a
comprehensive and objective understanding of
parking occupancy and utilization in the study area
during peak days.
METHODOLOGY
A complete survey of parking use (occupancy) was
conducted on three "typical days" representing
parking activity when the lot is busy. The study was
conducted in December 2018, and 84 sample data
were collected (table 1)
Ab Investment and Consulting Group I
BASICS OF PARKING UTILIZATION
PARKING UTILIZATION LOOKS AT THE
UMBER OF PARKING SPACES THAT ARE
OCCUPIED VERSUS THOSE AVAILABLE AT
CERTAINPOINTS OF THE DAY, THIS IS
GENERALLY DESCRIBED USING THE
PERCENT OF PARKING CAPACITY THAT IS
OCCUPIED. FOR INSTANCE, A PARKING
LOT WITH 100 PARKING SPACES AND 30
PARKED VEHICLES HAS PARKING
UTILIZATION RATE OF 30-PERCENT.
IN THE CASE OF OFF-STREET PARKING,
THE OPTIMAL UTILIZATION RATE IS
GENERALLYACCEPTEDTO BE 90-
PERCENT. THE EXAMPLE LOT DESCRIBED
ABOVE WOULD HAVE 10 EMPTY SPACES.
ABOVE 90-PERCEIT„ PARKING IS BEYOND
THE FUNCTIONAL CAPACITY OF THE LOT
AND MANY DIVERS WOULD CONSIDER IT
FULL
THE ON -STREET PARKING OPTIMAL
UTILIZATION RATE IS 85- PERCENT AT
THIS POINT, A DRIVER CAN EXPECT TO
FIND 1 FREE SPACE FOR EVERY 7
OCCUPIED, ABOVE 85-PERCENT,
OCCUPANCY IS BEYOND FUNCTIONAL.
CAPACITY CAUSING DRIVERS TO CIRCLE IN
SEARCH OF A VACANT SPACE
1206.717.5680
60
|norder tnensure the 'snapshot acquired through this study was erepresentative ofgeneral
parking conditions, field assessment was conducted by our senior staff to select an appropriate
and representative time and days before the data collection phase started.
STUDY AREA
The map below provides a layout of the parking locations. The lot has 158 available parking
stalls and is utilized by the patrons and employee of the business.
Image - shows the study area
AhInvestment and Consulting Group | 1 206717.5680
61
DATA COLLECTION
Parking occupancy counts were performed over a four -week period between December 5,
2018, and December 29, 2018, during the following times:
• Wednesday through Saturday, between 10:00 A.M. and 10:00 P.M.,
In addition, the parking supply of the study area was confirmed.
PARKING UTILIZATION
Occupancy surveys were conducted from December 5th — December 29th during different hours
for the designated area. The average hourly counts (occupancy) are summarized below in
tablel.
12/5/2018
12/7/2018
12/8/2018
12/12/2018
01-4 12/14/2018
12/15/2018
if49100PMA
40 71 78
112 118 76
59 71 83
77 80 70
85 94 71
6:00PM
102
83
96
SO 33
56 37
49 29
59 56 32
63 45 27
89 83 95 110 78 55
12/19/2018 31 72 74 85 86 68 42
12/21/2018 27 64 70 83 87 70 46
12/23/2018 40 61 93 88 106 62 54
12/26/2018 54 70 96 70 83 56 37
12/28/2018 31 48 83 93 72 66 22
51
61
31
55
40
59
12/29/2018 31 52 75 84 89 58 46
Average OCCLI pancy 43 69 84 81 86 60 38
Lowest Occupancy 27 40 70 70 59 45 22
HighestOccupancy 61 112 118 95 110 78 55
Tablel- shows data collected during the duration of the study.
Ab Investment and Consulting Group I ww,,,v,abk:A,corn I 206.717.5680
62
Occupancy levels reached their peak at 2 PM, where 118 of the 158 total spaces (75%) were
occupied.
i
I
I
2
I
s�m�m o��o�x zn�opw
The utilization profiles subsection explores and compares utilization based on the time of day
and day of the week through parking utilization profile charts (below). These profiles show how
many spaces are occupied and how many are available, providing a visual representation for
comparing occupancy and availability etdifferent points inthe day
nm
160
pm
zm
xm
80
60
40
20
n
^
-Average Occupancy - Lowest Occupancy 1111--l" Highest Occupancy -Capacity
63
CONCLUSION
The parking occupancy for the lot was observed
to be occupied at the peak of approximately 75
percent during 2:00 p.m. period on Friday.
Based on this study the occupancy is well below
the demand on a peak day.
AN 85% OCCUPANCY RATE IS A WIDELY
-
ACCEPTED INDUSTRY STANDARD FOR
OPTIMAL ON -STREET PARKING
OCCUPANCIES AND 90% FOR OFF-STREET
PARKING FACILITIES THESE ARE TARGET
RATES FOR PREVENTING THE ADDITIONAL
AND UNNECESSARY TRAFFIC CIRCLING
FOR A SPACE WHILE STILL MAKING GOOD
USE OF THE PARKING SUPPLY AND
ATTRACTING CUSTONIERS,
Ab Investment and Consulting Group I www„,*cg,,c(„ml I 206.717.5680
64