HomeMy WebLinkAboutReg 2019-05-06 Item 5B - Quasi-Judicial Hearing - Amendment to Comprehensive Plan and Zoning Maps Designation from Low Density Residential to Tukwila Urban Center-Commercial Corridor for Tukwila View Estates (17301 Southcenter Parkway)COUNCIL AGENDA SYNOPSIS
MeetingDate
Prepared by
Mayor's rev' iv
Council review
05 06/19
NG
t
ITE
NFORMATION
ITEM No.
5.B. & 6.B.
STAFF SPONSOR: NORA GIERLOFF
ORIGINAL AGENDA DATE: 5/6/19
AGENDA ITFNI TITLE A Comprehensive
(LDR)
Estates
Plan and Zoning map change request from
to Tukwila Urban Center Commercial Corridor (TUC
property at 17301 Southcenter Parkway.
Low Density
-CC) for the Tukwila
Residential
View
CA I I:.G ORY Disci/is/on
II ftg Date
Motion
Date 5/6/19
[1] Resolution
ill ts, Date
0 Ordinance
il Its Dale
Ell Bid Amard
Mg Date
0 Other
Aftg Date
'I2 Public Heanns
Mtg
ANDate 5/6/19
SPONSOR Council EAlayor [1] R DCD EFinance flFire 71S P/iR Police PW Gird
SP ONsoie S Tukwila may amend its Comprehensive Plan/Zoning map once per year. All of the
SUMMARY applications received during the previous year are assembled and heard at the same
meeting. A property owner submitted a request for a map change from LDR to TUC -CC.
Following the required public hearing, the City Council may approve, modify or deny the
request.
Rkvt MUD BY E C.O.W. Mtg.
0 Trans &Infrastructure
DATE: NA
CDN Comm
El Finance
[1] Parks
Comm. E Public Safety Comm.
Comm. D Planning Comm.
CHAIR:
Arts Comm.
COMNIII1EE
RECOMMENDATIONS:
SPONSOR/ADMIN.
CONINIEITEE
Department of Community Development
Quasi -Judicial Item, no Committee
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
$0 $ $
Fund Source:
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
05 06/ 9
MTG. DATE
ATTACHMENTS
05/06/19
Staff Report o City Council dated 4/29/ 9 with Attachments
107
108
Allan Ekberg, Mayor
Department of Community Development - Jack Pace, Director
STAFF REPORT TO THE CITY COUNCIL 4/29/19
Hearing Date: May 6, 2019
Notification: Mailed to properties and residents within 500' radius
Site Posted: 3/25/19
Notice published in the Seattle Times
File Numbers: E18-0015 SEPA
L18-0107 Comprehensive Plan Amendment and Rezone
Applicant: Brad Decker
Project Name: Tukwila View Estates
Request: Change Comprehensive Plan and zoning designation from Low
Density Residential (LDR) to Tukwila Urban Center Commercial
Corridor (TUC -CC)
Location: 17301 Southcenter Boulevard (Tax Parcel # 262304-9135)
Comprehensive Plan: Low Density Residential (LDR)
Zoning: Low Density Residential (LDR)
SEPA Determination: Determination of Non -Significance issued April 22, 2019
Staff: Nora Gierloff, Deputy Director of DCD
Attachments: A. Applicant's response to Decision Criteria
B. Vicinity Map
C. Wetland, Watercourse & Buffer Map SW 26/23/04
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
109
L18-0107 Staff Report
Page 2
FINDINGS
Background
This application is part of the 2018-2019 annual docket for amendment of the Comprehensive
Plan (the "Plan"). The purpose of an annual docket is to ensure that changes to the City's Plan
are only considered once a year and that they are considered collectively for impact to the
Plan.
The Applicant is seeking to rezone 57,456-square feet of an 86,172-square foot lot located at
17301 Southcenter Boulevard (Tax Parcel # 262304-9135) (the "Subject Site") from Low
Density Residential (LDR) to Tukwila Urban Center Commercial Corridor (TUC -CC), with
corresponding Comprehensive Plan and Zoning map amendments, in preparation for future
development. This non -project proposal is a quasi-judicial change to the land use designation
on the Tukwila Comprehensive Plan and Zoning Code maps. If the rezone is approved, any
TUC -CC use would be permitted subject to all City regulations. The Applicant has discussed
plans for a parking lot or creating additional retail space.
A Comprehensive Plan and Zoning Map depicting the Subject Site is below. The map shows
existing Comprehensive Plan and Zoning designations with the Subject Site highlighted and
the portion to be rezoned called out as "SITE". Existing LDR zoning is yellow, and existing
TUC -CC zoning is pink.
Figure 1 - Comprehensive Plan and Zoning Map
110
L18-0107 Staff Report
Page 3
Site Information
The Southcenter Subarea adjoins a steep, wooded slope up to the 1-5 Freeway that is zoned
LDR. The Applicant is requesting that the southern part of a parcel on this slope be rezoned to
match the adjacent commercial zoning, TUC -CC. This portion of the Subject Site appears to
have been graded in the past and has a more gradual slope than property to the North, South
and West.
The Subject Site sits behind the row of existing buildings, has limited visibility and is accessed
from a private easement between Chick-fil-a and Vitamin Shoppe. A portion of the western
property line of the Subject Site is adjacent to the City of SeaTac. Utilities are available at the
property line.
The Subject Site contains environmentally sensitive areas, including a Type 3 watercourse
with an 80-foot buffer (shown on the map below in blue ovals) that covers a large portion of the
area to be rezoned. The Subject Site are contains Class 2 — Moderate landslide areas and
Class 3 — High risk landslide areas.
Figure 2— Map with Watercourse Buffers and Landslide Hazard Areas
Zoning History
This general zoning pattern —with the steeper portions of the hillside having residential zoning
while the valley floor was zoned for commercial uses —has been in place, with varying
boundaries, since at least 1977. When the Comprehensive Plan and city-wide zoning were
revised in 1995, the entire hillside was zoned Low Density Residential and the flat portion was
zoned Tukwila Urban Center. In 2014, the Southcenter Plan was adopted and the TUC zoning
was split into subdistricts with the area along Southcenter Parkway zoned TUC -CC.
111
L18-0107 Staff Report
Page 4
Public Comment
On April 17, 2019, staff held a public information meeting for residents and property owners
within 500 feet of the site. No one attended and no public comments were submitted during
the comment period.
Land Use
The land uses to the east of the Subject Site reflect the zoning in a mix of retail and
restaurants. The Subject Site and adjoining hillside properties are vacant.
Photo 1 - Onsite looking west toward 1-5
112
L18-0107 Staff Report
Page 5
Photo 2 - Onsite looking east to Southcenter Parkway
Photo 3 - View of the Subject Site at the end of the access road
Comprehensive Plan and Zoning Map Amendment Criteria
The Applicant's response to the decision criteria is attached hereto as Attachment A.
1. The proposed amendment to the [Comprehensive Plan and] zoning map is
consistent with the goals, objectives, and policies of the Comprehensive Plan
113
L18-0107 Staff Report
Page 6
The Southcenter Element of the Comprehensive Plan defines the western boundary of the
Southcenter District as the "toe of (the) west valley wall." The goals, policies and development
standards for the subarea do not address the steep, wooded hillside where the Subject Site is
located.
The Natural Environment Element has the following goals:
Watercourses and their buffers, ...., are protected from
encroachment and degradation and improved through
mitigation, enhancement, and restoration projects. (Goal 4.6)
Potential impacts and liabilities associated with development in
areas of potential geologic instability and coal mine hazard
areas are minimized, erosion is prevented, and natural surface
water features are protected from loss, disruption or
channelization. (Goal 4-11)
The mapped watercourse buffer constrains the majority of the area adjacent to the access
road, see Attachment C. Developing the Subject Site in accordance with the more intensive
proposed commercial zoning could create a conflict with the goal of protecting the watercourse
and its buffer.
In his response, the Applicant does not address the watercourse and landslide issues. Rather,
the Applicant focuses on his belief that the Subject Site "has never been looked at properly,"
and "should not be zoned LDR" because there are no residential amenities within two miles of
the Subject Site. However, Tukwila Pond Park is located a half mile away and the Green
River and its trail are one mile away. The nearest school is Thorndyke Elementary which is
two miles away and there are three grocery stores within a mile. In addition, the Applicant
cites to Comprehensive Plan Policy 10.2.8, regarding ensuring adequate parking supply, but
the Applicant has not pointed to a need for additional parking within this area.
2. The proposed amendment to the Zoning Map is consistent with the scope and
purpose of this title (the Zoning Code) and the description and purpose of the
zone classification applied for.
The proposed TUC -CC zoning would allow "auto -oriented retail and services in a manner
similar to the existing patterns of development in the area." (TMC 18.28.040.B.4). As seen in
the surrounding area, this development type is typically larger in size, taller in height, much
more impervious and significantly more intensive than the single-family homes permitted in
LDR.
In contrast, the purpose of the Low Density Residential (LDR) district is "... to provide low -
density family residential areas together with a full range of urban infrastructure services in
order to maintain stable residential neighborhoods, and to prevent intrusions by incompatible
land uses." (TMC 18.10.010)
Residential uses do not have the same need as retail for visibility from the street and its
potential customers so the location 375 feet back from the Southcenter Parkway R-O-W with
only a narrow view corridor between existing buildings better suits residential zoning. In
114
L18-0107 Staff Report
Page 7
response to this criteria, the Applicant again cites to Comprehensive Plan Policy 10.2.8,
regarding ensuring adequate parking supply, but has not pointed to a need for additional
parking within this area.
3. There are changed conditions since the previous zoning became effective to
warrant the proposed amendment to the Zoning (and Comprehensive Plan) Map
In 2014, the Comprehensive Plan and Zoning map were amended by dividing the Southcenter
District into subareas and adopting new zoning standards. At that time, housing was allowed
more widely throughout the District and 644 residential units have since been developed or are
under construction. While these units are located to the north of Subject Site, the increase in
residents will support additional residential amenities nearby, supporting the existing LDR
zoning.
In his response, the Applicant states that "the original zoning was done before any idea of
mass transit or housing being built in the urban core of Tukwila;" however, the designation of
the Southcenter Area as a PSRC-recognized Urban Center in 1995 was based on just those
principles of dense, mixed use, transit served development. Furthermore, the Applicant has
failed to identify any changed conditions since the current zoning became effective in 2014.
4. The proposed amendment to the [Comprehensive Plan and] 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 neighborhoods, nor
be injurious to other properties in the vicinity in which the subject property is
located.
The Applicant provided a geotechnical report for a nearby project, but it was located on a
nearly flat site and did not address the stability of the hillside. Therefore, geotechnical issues
constraining development of the Subject Site are unknown. Any sort of commercial
development on the Subject Site would require grading, paving and likely tree removal.
The parking stalls that the Applicant identified as a potential development option on the
Subject Site would be at least 400 feet away from the entrances to the nearest buildings with
no safe pedestrian pathways to connect them to those sites. Even if a parking lot were well lit,
the adjacent buildings do not have windows facing that direction and it would be set back so
far from the public street that it would have very little visibility to deter crime. The Applicant has
not provided a conceptual site plan of the proposed parking lot or discussed how Crime
Prevention Through Environmental Design principles could be applied to prevent this parking
from posing a danger of personal and property crime to its users.
In his response, the Applicant argues that the disruptive market forces currently affecting the
retail sector would be partially offset by the flexibility of having additional parking available on
the Subject Site. However, the Applicant has not provided any support for these assertions to
demonstrate that the public health, safety, comfort, convenience, and general welfare will be
furthered by the rezone.
115
L18-0107 Staff Report
Page 8
CONCLUSIONS
1) Consistency with Comprehensive Plan
The extension of the Southcenter District onto the adjacent hillside is inconsistent with the
description and intent of the Southcenter Element of the Comprehensive Plan. The Subject
Site is constrained by landslide hazards and a regulated watercourse that would be negatively
impacted by more intensive development, conflicting with the Natural Environment Element of
the Plan. The applicant did not address the environmentally sensitive areas in his response.
2) Consistency with Zone
The LDR zone permits a low level of development intensity consistent with a wooded hillside
containing a regulated watercourse hidden from the street by existing buildings. The effect of
the proposed upzoning to an auto -oriented development pattern would be at odds with the
environmental constraints of the Subject Site.
3) Changed conditions
While there is a contrast between the types of development permitted on the Subject Site and
the adjacent properties to the east, this has been the case for decades and the Applicant has
not identified changed conditions that would justify the rezone. In fact, the housing that has
been built in Southcenter over the last 5 years improves the residential climate in the area and
supports retaining the Low Density Residential zoning.
4) Benefit to community
A rezone of the Subject Site from LDR to TUC -CC to potentially use for new retail or parking
has not been shown to be in the furtherance of the public health, safety, comfort, convenience,
and general welfare, and could actually injure adjacent environmentally sensitive areas.
Potential development suggested as an option by the Applicant of a distant, low use parking lot
with poor visibility and no safe pedestrian access paths could invite car prowls and other
crimes and not benefit customers or employees in the Southcenter area. The Applicant has not
documented a parking shortage for the surrounding businesses that would be addressed by a
new parking lot in this location.
RECOMMENDATION
Staff recommends denying the rezone request, thereby retaining the existing Low Density
Residential (LDR) zoning and Comprehensive Plan designation on the Subject Site.
116
Comp Plan Amendment L18-0107
DECISION CRITERIA (TMC 18.84.020) The burden of proof that a change to the
Comprehensive Plan and Zoning Maps are warranted lies solely upon the proponent.
The greater the degree of change proposed, the greater will be the burden of showing
that the change is justified. This is a type 5 decision. It is a quasi-judicial decision made
by the City Council who will decide your request using the criteria listed below. It is
essential that you describe in a clear and precise manner why the change should be
approved. You may submit other documentation in support of your proposal. Provide a
written response that demonstrates how each of the following circumstances justifies a
map change for your property:
1. The proposed amendment to the Comprehensive Plan and Zoning map is
consistent with the goals, objectives, and policies of the Comprehensive Plan;
This property, we believe, has never been looked at properly. It is currently zoned LDR
(Low Density Residential) and we are requesting a change to TUC -CC (Tukwila Urban Core —
Commercial Corridor). Changing from LDR to TUC -CC would help achieve the comprehensive
plan's goals expressed in the following Sections:
10.2.7, "Development standards will consider the needs of land owners, developers,
businesses, and the community."
10.2.8 "Parking. Ensure an adequate supply of parking for visitors, employees, residents and
customers. Provide a variety of flexible regulations, strategies and programs to meet parking
demands. On -going needs will also be assessed to ensure appropriate parking requirements
and to encourage efficient and effective use of land in parking design."
This site should not be zoned LDR. This is not in a single-family neighborhood district as shown
on the map on page 145 (see attached) of the Comprehensive Plan. This site is within the
Commercial Corridor District as defined in the District Map (see attached). There are no
residential developments anywhere near this project nor are there any parks, schools, or family
amenities within the two miles of the site This district was not intended to have any residential
and should be rezoned to come into alignment with the Commercial Corridor District.
2. The proposed amendment to the Comprehensive Plan and Zoning map is consistent
with the scope and purpose of the TMC Title 18, Zoning Code, and the description and
purpose of the zone classification applied for;
Yes. This rezone to TUC -CC will allow this site to fall within the surrounding zoning arid
the intention of the designated Commercial Corridor as described in section 18.28.040, 8, 4
"TUC -CC" Commercial Corridor District. Southcenter Parkway will continue to feature auto -
oriented retail and services in a manner similar to the existing patterns of development in that
area" and as shown on District Map Figure16 (See attached map) and help achieve goals
10.2 7 and 10.2.8 of the Comprehensive plan.
3. There are chanaed conditions since the previous zonina ber:A.M.P_effentivP
warrant the proposed amendment to the [Comprehensive Plan and] Zoning Map;
117
The original zoning was done before any idea of mass transit or housing being built in
the Urban Core of Tukwila and the zoning did not change when the Comprehensive Plan was
created. The Comprehensive Plan specifically calls out for this area to be a "Commercial
Corridor District" in the Tukwila Urban Core. The Comprehensive plan prescribes only Transit
Orientated development (TUC-TOD) in the TUC. The current zoning conflicts with vision
statement of section 10 of the Comprehensive plan: "...areas of high quality housing near water
amenities and within walking distance of the Sounder commuter rail/Amtrak Station and the new
bus transit center.". The location is over 1.8 miles from the train, this is not "Transit Orientated".
This zoning also creates a conflict with Section 3 and the goals of Family Sized Housing as
detailed in the Comprehensive Plan, "with access to transit and proximity to schools, parks, and
other child -oriented infrastructure". This site is more than 2.5 miles from the closest school and
park and is only accessible through a private retail driveway and Southcenter Parkway, which is
a designated Commercial Corridor. This, is far from "child oriented infrastructure".
Furthermore, this site is an anomaly on Southcenter Parkway and in the Tukwila Urban
Core (TUC) due to its Low Density Residential (LDR) zoning. The development of family
housing in this area would create a micro neighborhood that does not fit with the character of
the Commercial Corridor or the TUC and is in direct conflict with goals:
7.1.1 "Maintain a comprehensive land use map that supports the preservation and
enhancement of single-family and stable multi -family neighborhoods; eliminates incompatible
land uses; and clearly establishes applicable development requirements through recognizable
boundaries.",
7.5.3 "Support single-family residential in -fill housing that is in harmony with the existing
neighborhood...",
7.8 "Noise Abatement.. Residential neighborhoods are protected from undue noise
impacts, in order to ensure for all residents, the continued use, enjoyment and value of their
homes, public facilities and recreation, and the outdoors." And
18.28.040, B. 4 "TUC -CC: Commercial Corridor District, Southcenter Parkway will
continue to feature auto -oriented retail and services in a manner similar to the existing patterns
of development in that area".
4. The proposed amendment to the Comprehensive Plan and Zoning map will be in the
interest of and 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.
The current zoning calls for low density family housing, this would cause a conflict with
the surrounding neighborhood that would adversely affect the retailers and the families that
would be living in direct proximity to each other. Family residential mixed with traffic orientated
retail would not be in interest of the public safety or improve the general welfare of the
neighborhood.
The change would best meet the public needs by expanding the retail opportunities for
the TUC -CC area. This land is directly adjacent to the retail corridor and surrounded by retailers.
The change in zoning would benefit the surrounding parcels by providing the flexibility for
Tukwila to save its retail businesses. All Tukwila retail is adversely affected by, "The Amazon
Effect", shoppers can go to a store and touch an item of furniture or clothing and then use their
phones to purchase the same item on Amazon for less than the store can afford to sell it.
Tukwila must be able to provide the retail stores what they need to be successful. Market
forces are causing-EariTdiord's to diVIdeTaTger b-ulkise-sPaCes into smaller regular retail spaces
118
to accommodate service sector tenants who are Amazon resistant. Landlord's need the
flexibility to provide parking for a restaurant or to go from bulk retail to regular retail in order to
lease the space to successful retailers. The area is in a rapidly changing retail environment and
Tukwila must be able to respond quickly to meet the needs of its Landlord's and their retailers.
Landlords have watched the vacancy signs go up in large spaces and remain vacant for
years due to zoning restrictions. We recognize the impact this has on the tax revenues for
Tukwila. Landowners need more flexibility to attract the types of regional retailers that the
comprehensive plan outlines. This property is zoned LDR which is a waste of valuable retail
land. A change of zoning will allow landowners to develop this area into retail appropriate uses
and thus enable the flexibility to lease to a larger pool of national and local retailers.
119
120
Districts
Commercial Corridor
tt Pond
TillYerra
Regional Center
Transit Oriented Development
Workplace
Southcenter Plan Boundary
I
it
I :7
•• I •
I ;
I !
I ;
I t
178 L
• -1
,„„..;;;;;" • i '
• --„„ t•
:\-t•Ct
to t
BOt,h,S1,-1 I t
I
-
; tscons_
• i. rk i :
* , t
' i I
,,,.....................Tr.4, t,
". I I • i
Eittons Black Dr.....„. ;
1•:'-- ,:. ; t i rt., .., cr • t:. ,—,' Itt "
4.,;-;::-••:=„.•:_. ,... co 1 ,:t..; ,,
akar' BlYa t tz• ; o.• "t", - —7' ''''''''''7' ''''''''''', r-r"='4, i
I 1 ri
' 1 ' c1-1 tE'l'—'-"- tt ' i 1 ,,
:
- ; •; I I' 1
; • !i..„. ; t ,-,. ` A` L
t >. r...) t t rt,, . •
7..:, I
t ..
itlt
::i!.,,..tt-....Icittt,te.,,61v,..d....t,t, tttz3. ttt
L • `
0
•
kodt5. n
; OutAtatnisn Rumor
--1 ,••
• ; -45 • t ;
; 1 t • ;
ktinier Blvd
!' !•
Upland pt
t;
r
i • t i ti; : l. t .,
• t
! Midlani4j5f7-1" '
Costa° Dr
iott ;
TiitaniiDrtt
• -„Lt_t_Htt„:„...::::•%;.;;;-7:-:: -t ; i; i: tt, t
: : i t ; I , ttt• .!
to/Y
tt;:tit8,0.01S1 „„,
\T: ,
•••ripale: Park Or t •.„_.,
3„!htt.tt•tts•it.it
„„et,of
Figure16 DistrictMap--
AdoptedTMC18.28_Formatted.docx
Page 9
06/03/2014
121
S 128th St
, BoeirtgAccPss
Be
7th
`..-S 116th St -,
- buytoi.At'
A*,
S 120th:Pl,
t•te '
S:430th St — - •
-- .,--..s. -- , - - --(,,vrnc,, .'e_,:,,,,,,? r'„'i.,t-" ^- •*^,',/4,.,,7^,;
lie^ t,ttf4.
, , ,,t4 il?,^^,„0"ty;Pott • -4 ^",
1^^131th St
14001 tt
^^!iliAitiNVII10,""r1,11,1046114#41,40;'''.,t4^
.1"1^444h^
Li [ S
REISDENI [AL
NEGH tORHOODS
rtt, ; ."."111,1•0
• In S 152nd St ft%
..c.,t4thee0erEtivit' f ''K't ' '-'
SIS6th St
$158tti: St ' ""
•-•Tati'VillaPkwt
:S 160th St
ViiVal'/e4,7, CO ; tt
i - - ..b. .!
,, , , „...... ‘
... (t' ' -, 7,_liz,;93h '5,1b---aTi. ("z!›,-,,,,,a.i.).Elya• I
1640 v..1 „tt,... . ".- : „,0 - ,.: -
trarlder Blvd
\ I
Tr e c k Or:, ; 1
t
:
- c;1 .3Nigiiivtf- ''%!, ---
kL- c)
ro Ti I
...= '
0-
•Mtnler Blvd -,1! -..,,,...' - ---0 f
I -0 . ...., , Por4"; '
TUKWILA COMPREHENSIVE PLAN - 2015
122
PAGE 7-5
VICINITY MAP
LEGAL DESCRIPTION
REZONE TO TUG -GC
THAT PORTION OF PARCEL B, CITY OF TUKWILA BOUNDARY LINE ADJUSTMENT
NUMBER LOS-05, RECORDED UNDER KING COUNTY RECORDER'S FILE NUMBER
20061025c100010, RECORDS OF KING COUNTY, WASHINGTON, LYING SOUTHERLY
OF THE FOLLOWING DESCRIBED LINE:
BEGINNING AT THE SOUTHWEST CORNER OF SAID PARCEL B;
THENCE N 00'50'36" E ALONG THE WEST MARGIN OF SAID PARGEL B, 111.&3 FEET
TO THE BEGINNING OF SAID LINE;
THENCE N 67°2613q" E, 31.0q FEET;
THENCE N 76°32115" E, 61.22 FEET;
THENCE N 11°13'40" E, 6q.36 FEET;
THENCE S 8q °02'O2" E, 50.10 FEET;
THENCE N 51 °06'45" E, 31.62 FEET;
THENCE N 45 ° I3'21 " E, 32.72 FEET;
THENCE N 35°Oq'Iq" E, q.51 FEET;
THENCE 5 57°42'03" E, 11.33 FEET
TO A POINT OF INTERSECTION WITH THE EASTERLY MARGIN OF SAID PARCEL B,
AND THE TERMINUS OF SAID LINE, SAID MARGIN BEING A CURVE CONCAVE TO
NE SOUTHEAST HAVING A RADIUS OF 440.2& FEET, SAID POINT BEARING N
57°42'03" W FROM ITS RADIUS, AND LYING NORTHEASTERLY ALONG SAID CURVE
THROUGH A CENTRAL ANGLE OF 1'01'34 AN ARC DISTANGE OF 7.&& FEET FROM
THE SOUTHWESTERLY CORNER OF PARCEL A OF SAID CITY OF TUKWILA
BOUNDARY LINE ADJUSTMENT NUMBER L06-05 THEREOF,
123
`i-Tukwila City Limits
0 00 Type 2 Stream
Type 2 Stream in Pipe
Type 3 Stream
Type 3 Stream in Pipe
Type 4 Stream
Type 4 Stream in Pipe
Type 2 Watercourse Buffer (100')
Type 3 Watercourse Buffer (80')
Type 4 Watercourse Buffer (50')
NW 35/23/04
Potential Wetlands
Type 1 Wetland
Type 2 Wetland
Type 3 Wetland
Type 1 Wetland Buffer (100')
Type 2 Wetland Buffer (80')
Type 3 Wetland Buffer (50')
SW Quarter
26/23/04
City of Tukwila
Wetland, Watercourse
& Buffer Maps
Printed July 15, 2006
The mapping of areas of potential geologic instability is approximate.
On site verification of topography & geology is necessary. Wetland
sizes & locations are approximate only & watercourses shown on
this map have not been surveyed.
NE 35/23/04
1'=400'
December 13, 2004
124
2018-2019 Comprehensive Plan Docket
ap Change Request
ap Change Review Criteria
Site of Proposed Map Change
Site of Proposed Map Change
Background
• The west hillside has had residential zoning
while the valley floor has had commercial
zoning since at least 1977
• In 1995 the hillside was zoned Low Density
Residential and the valley floor was zoned
Tukwila Urban Center
• In 2014 subdistricts were zoned within the TUC
• The request is to create split zoning with the
southern, flatter portion of the parcel rezoned
Environmentally Sensitive Areas
W
-10141144,2020814
Environmentally Sensitive Areas
View of the Subject Site from Southcenter Parkway
W
Analysis
ap Change Review Criteria
ap Change Review Criteria
it
r
Staff Recommendation