HomeMy WebLinkAboutPlanning 2019-05-23 ITEM 4 - STAFF REPORT - MULTI-FAMILY USES ZONING CODE AMENDMENT1111111111111111111111111
Department of Community Development - Jack Pace, Director
STAFF REPORT TO THE PLANNING COMMISSION
Prepared May 13, 2019
FILE NUMBERS: L19-0051 Code Amendments
REQUEST:
Allan Ekberg, Mayor
Zoning Code amendments to clarify that multifamily dwellings
permitted in the Tukwila South Overly (TSO) zone include
duplexes, triplexes, fourplexes, and townhouses. Planning
Commission will hold a public hearing on the proposed
amendments and make recommendations to the City Council for
review and adoption.
PUBLIC HEARING: May 23, 2019. The Notice of Public Hearing was published in the
Seattle Times.
LOCATION: Tukwila South Overlay District (TSO).
S E PA:
Tukwila South Project Draft Environmental Impact Statement
(DEIS) was issued April 5, 2005. The Final EIS was issued on July
7, 2005. An Addendum to the Final EIS was issued on September
23, 2005.
STAFF: Lynn Miranda, Senior Planner
ATTACHMENTS:
A. Map of Tukwila South Overlay (TSO) area and underlying zoning
B. Tukwila South Project Master Plan (May 2009) — Excerpt from
Ordinance 2234, Exhibit A, Land Use Elements, page 9
C. Adopted TMC Table 18-6: Land Uses Allowed by District
D. Proposed Revisions to TMC 18 Table 18-6: Land Uses Allowed by
District
BACKGROUND
The City of Tukwila, the applicant, requests amendments to Title 18 Zoning of the
Tukwila Municipal Code (TMC) to clarify the types of multifamily dwellings permitted in
the Tukwila South Overlay (TSO) zone.
The entire Tukwila South Project area consists of approximately 400 acres generally
bounded by S 180th Street on the north, S. 204th Street on the south, Orillia Road and I -
Tukwila City Hat'1 * 6200 Svuthcenter Bout'evard • Tukwila, WA 98188 • 206-433-1€3 • Website. Tukwvii'aWA. ov
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5 on the west and the Green River on the east. (see Attachment A). The Tukwila South
area contains several zoning designations, which include: Low Density Residential
(LDR); Tukwila Valley South (TVS); Heavy Industrial (HI); and Mixed -Use Office (MUO).
The entire Tukwila South area includes an overlay which supersedes the underlying
zoning (TMC 18.41.010). As referenced in TMC 18.41.010, "the [overlay] may be
applied by the City Council to any property lying within the Comprehensive Plan's
Tukwila South Master Plan.
The property owner, Segale Properties, intends to develop the property consistent with
the Tukwila South Master Plan (Ordinance 2234) as adopted with the Development
Agreement (Ordinance 2233). The Master Plan calls for approximately ten million
square feet of development that would be accommodated in a combination of a campus
style research and office environments with a mix of other supporting uses such as
retail, residential, commercial, hotel and flex tech.
The Master Plan also sets forth the expectation that residential development will occur
in a wide variety of low to high-rise multifamily structures, including a mix of townhouses
and flats above retail (see Attachment B). To implement the Master Plan, TSO zone and
standards were adopted in 2009 in TMC Title 18, Table 18-6: Land Uses Allowed by
District. The zoning standards allow multifamily, multifamily units above office and retail
uses, senior citizen housing, and assisted living facilities for seniors to be permitted in
the TSO zone after a residential design manual with criteria for approval is adopted by
ordinance (see Attachment C).
Other types of multifamily development envisioned in the Tukwila South Master Plan,
including townhouses, duplexes, triplexes, and fourplexes, are listed in Table 18-6 but
not identified as allowed uses in the TSO zone.
Zoning standards and design criteria for multifamily development were not adopted in
2009 because Segale Properties' focus at the time was on developing commercial,
office and industrial uses. It was expected that these standards would be adopted later.
DISCUSSION OF PROPOSED CHANGES
I. Clarify the types of multifamily development allowed in the TSO zone by
revising TMC Title 18, Table 18-6: Land Uses Allowed by District.
Tukwila Municipal Code defines a multifamily dwelling as follows:
TMC 18.06.247 "Multi -family dwelling" means a building designed to contain two or
more dwelling units. Duration of tenancy in multi -family dwellings is not less than one
month.
Some multifamily housing types meeting the above definition and envisioned in the
Tukwila South Master Plan were not included as allowable uses when TSO zoning
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standards were adopted in 2009. To ensure consistency between envisioned uses
in the Master Plan and those allowed in the Zoning Code, staff recommends revising
Table 18-6 to allow the following in the TSO zone:
• Dwelling — Duplex, triplex or fourplex or townhouse up to 4 units
• Dwelling — Townhouses
Note 14 in Table 18-6 will also apply to the above uses, consistent with current
requirements for multifamily development in the TSO zone:
• 14. Allowed on those lands in the TSO with underlying zoning of LDR,
which immediately adjoin lands located in the City of SeaTac to the east
of Interstate 5. Allowed on all other lands in the TSO after a residential
design manual with criteria for approval is adopted by ordinance.
Attachment D is the underline/strikeout version of the proposed code amendments.
REQUESTED ACTION
Hold the public hearing on the proposed changes, review each proposed change, and
make recommendations to the COW.
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