HomeMy WebLinkAboutPlanning 2020-11-05 COMPLETE AGENDA PACKETCHAIR HEIDI WATTERS; VICE-CHAIR LOUSIE STRANDER; COMMISSIONERS DENNIS
MARTINEZ, SHARON MANN, KAREN SIMMONS, DIXIE STARK AND ANDREA REAY
CITY OF TUKWILA
PLANNING COMMISSION VIRTUAL
MEETING VIA MICROSOFT TEAMS
NOVEMBER 5, 2020 - 6:30 PM
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I. CALL TO ORDER
II. ATTENDANCE
III. ADOPT MINUTES - 9-24-20 and 10-22-20
IV. DELIBERATE: Tukwila International Boulevard land use code amendments
10-22-20 public hearing continuance
V. DIRECTOR’S REPORT
VI. ADJOURN
CITY OF TUKWILA
PLANNING COMMISSION (PC) PUBLIC HEARING
MINUTES
Date: October 22, 2020
Time: 6:30 PM
Location: Virtual meeting via Microsoft Teams
Present: Vice Chair Louise Strander; Commissioners Dennis Martinez, Sharon Mann,
Karen Simmons, Dixie Stark, and Andrea Reay
Absent: Chair Heidi Watters
Staff: Department of Community Development (DCD) Deputy Director Minnie
Dhaliwal, Planning Supervisor Lynn Miranda and Planning Commission
Secretary Wynetta Bivens
Protocol: Minnie Dhaliwal explained the protocol for the virtual meeting. She also went
over the purpose of the continuation.
Agenda: Continuance of the April 23, 2020 Public Hearing on Zoning Code Amendments.
Adopt Commissioner Mann disclosed that she received an email from Greg
Minutes: and Vanessa Zaputil regarding corrections to two of the three motions in the
9/24/20 minutes. Commissioner Mann moved that the recorded minutes be
reviewed, and the minutes be adopted at the next meeting. Commissioner Stark
abstained due to absence on 9/24/20. Commissioner Martinez seconded the
motion. Motion passed.
Upon review of the recording, the two motions were revised to verbatim motions.
Vice-Chair Strander opened the public hearing for:
CASE NUMBER: L20-0015
PURPOSE: Consider zoning code amendments restricting or prohibiting certain auto-
oriented and lodging uses currently prohibited by Ordinance 2620, to
implement the Tukwila International Boulevard (TIB) element of the
Comprehensive Plan.
LOCATION: Neighborhood Commercial Center (NCC) and Regional Commercial (RC) zones
in the TIB study area
Lynn Miranda, Planning Supervisor, DCD, gave the presentation for staff. She said the intent of
the public hearing is for the PC to continue deliberations on the April 23 public hearing on the
amendments to Table 18-6, Land Uses allowed in the NCC and RC zoning districts in the TIB
study area to replace the need to renew the moratorium on auto-related services and lodging uses.
This will ensure that future development in the TIB area is consistent with and supports a walkable
TIB District as envisioned in the Comprehensive Plan.
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PC Public Hearing
10/22/20
Page 2
She said in April there were some concerns about the difficulty regarding providing notice of the
hearing to the public during the pandemic. She said for tonight’s’ virtual hearing and virtual on-
line open house held on October 20th staff put extra effort into notification. The code requires
notification of occupants and property owners within 500 ft. and to publish notice in the
newspaper, which was done. Additionally, 11,300 post cards were mailed to all existing
businesses, residents, and property owners located in the City excluding Southcenter, Tukwila
South and properties located in the Manufacturing Industrial Center (MIC) zone which is mainly
Boeing. Emails were sent with post cards attached to a list of 337 interested parties with a sentence
in five different languages that said, “this information is very important to your community please
ask someone to translate for you.” She noted that an earlier incorrect draft of the postcard was put
in the staff report, but she assured the Commission that the correct postcard was mailed out. Staff
also hand delivered notification flyers to all the business in the RC and NCC zoning district in the
TIB study area on Thursday October 15th. She explained the intent of the open house was to
answer questions on the interim proposed changes so that people could be well prepared for
tonight’s hearing and the upcoming City Council public hearing. Four people attended open house
and one person had difficultly joining but staff was able to help her successfully participate on-
line.
She provided a brief overview of items covered in April. She talked about what planning efforts
have been happening in the TIB area to date, the kinds of changes the City has been proposing to
the City’s zoning code and why. In 2015, the City Council adopted a 20-year vision for the area
that called for transforming the TIB from a highway serving regional traffic to more of a walkable
main street with businesses serving the residences located nearby. The long-term vision also called
for new houses and commercial uses at more urban density within walking distance of the TIB
Light Rail Station. In 2017, the City, in partnership with the Congress New Urbanism (CNU),
held a 3-day community workshop on how to make the vision happen. There were two key actions
recommended to the City Council after the workshop, 1) the rechannalization of TIB to add on-
street parking and bike lanes to slow down traffic and improve safety for all uses and to provide
parking for businesses by their front door, and 2) update the zoning standards code to attract and
support the types of new development that create a walkable main street. In 2017, the Council
adopted a moratorium that prohibited any new auto oriented and lodging uses or expansion of the
existing uses so the type of development wouldn’t occur that would conflict with the vision for
TIB safe and walkable main street. Explanation was provided of other intents of the moratorium.
Ordinance 2620 was renewed by Council in July, and the PC recommendations on the interim
zoning code amendments are needed now for the Council to adopt them prior to expiration of the
current moratorium in January 2021.
Staff’s Recommendations
A walkthrough was provided of staff’s recommended changes to the land use table, which are
listed on page 17 of the October 17, 2020 staff report.
It was noted that no changes are being proposed for the allowable densities, heights, parking
standards or other development standards affecting building size or lot design, which will be
brought to PC and City Council at a later date.
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PC Public Hearing
10/22/20
Page 3
The PC asked clarifying questions.
Written Public Testimony
Lynn Miranda read the written public comments received prior to 5 PM, on 10/22/20 from the
following individuals:
- Jimmy K
- Brian Kennedy
- Rune Harkestad
- John McCullough, McCullough Hill Leary, ps., for Sterling Realty Organization (SRO)
Minnie Dhaliwal, Deputy Director, facilitated virtual public testimony.
Virtual Public Testimony
Adul Yusef, General Manager, Eastside for Hire, thanked the Commission for their service and
staff for taking note and doing a good job with outreach for this hearing, and for the continuation
of the April 23 public hearing. He said in April they were in support of the TIB changes taking
place and even though they were not aware of the moratorium they would have not opposed it.
He said the COVID virus caused a lot of change to their business, and they are 90% down.
Therefore, they rented out their shop for auto repair, and at the time were not aware of the
moratorium. He said he met with David Cline the City Administrator and Jack Pace, and they
tried to help but were unable to because of the moratorium. He said they told him about tonight’s
hearing, and it was where he could address the issue. He requested temporary use of their
property for auto repairs for a couple of years, which he said they cannot do under the current
code. He asked for a chance to mitigate the problem while things are coming back from COVID.
He asked the Commission to take that into consideration. He said that the City Administration
have shown them tremendous respect and looked into every possible way that they could
accommodate them. He said nobody could have anticipated that the world would change this
much, and that they would need to use the property for auto repair. He asked the Commission to
take note when making their recommendations to the City Council and to accommodate their
needs because the moratorium was not designed to punish those businesses there but to make the
community and TIB better.
Traci Granbois said she encourages the commission to support the alternative proposal and
allow existing uses of the businesses to continue.
Chris Vandyke, Eastside for Hire, Assistant General Manager, said he wanted to echo Adul
Yusef’s comments and underscore that businesses have been entirely turned upside down as of
the Governor’s stay at home order on March 13 or 15. He said they have taken a body blow and
they don’t know how much time it will take to recover, to put them back in the position where
the long range plans for the company are back in place. He said they are the largest minority
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PC Public Hearing
10/22/20
Page 4
owned business on the west coast with about 600 drivers and they are completely shut down. He
said they are scrambling for things to get better and they need time to get back on track. He said
however the Commission decides to go forward they need flexibility in the grandfathering of
existing uses. He said there is a legal dispute issue regarding whether the repair shop has been in
use continually. He said they would like to continue in the use for a limited time period so the
City can continue with its long use plan. And that COVID has upset their plans and makes it
much less possible to not just accommodate the plan for the district improvements but to be a
cooperative part of the plan.
There were no additional public comments.
Vice-Chair Strander gave the Commissioners the opportunity to ask clarifying questions.
PC Questions / Comments
See the attached table for a detailed list of comments, and questions the PC requested that staff
return with answers.
Vice-Chair Strander closed the public hearing.
A meeting was scheduled for November 5th, and at that time staff will provide the Commission
with answers to their questions. Then the PC will deliberate on the amendment proposals before
them.
Director’s Report
Adjourned 9:30 pm
Submitted by: Wynetta Bivens
Planning Commission Secretary
4
Planning
Commissioner
Land Use Item
PC Comments
Mann 1.Automobile, recreational vehicles or travel
trailer or used car sales lots (no dismantling
of cars or travel trailers or sale of used parts
allowed).
For pre-existing uses, can we require screening of parking lots from public
frontage?
Mann 3. Automotive services For pre-existing uses, can we require screening of outdoor storage from public
frontage?
Mann 3. Automotive services Does not want wholesale distribution of fuel facilities in NCC or RC zones
permitted in TIB study area.
Strander 3. Automotive services Does Fire Dept have concerns about placing gas pumps behind the building, as
required in the proposed footnote?
Mann & Martinez 3. Automotive services Does not want stand-along electric car charging stations on in NCC or RC zones in
TIB study area. Should be an accessory use.
Mann 4. Commercial Parking Clarify that b. in the footnote applies to surface parking lots.
Martinez 4. Commercial Parking Why are surface-level commercial parking lots (use of land or structure for the
parking of motor vehicles as a commercial enterprise for which hourly, daily, or
weekly fees are charged) required to be 175' from street? How deep are the
parcels on TIB? Should this required distance be less?
Note: Commissioner Mann is in favor of keeping 175'.
Reay 5. Extended Stay Hotel/motel The minimum of 100 rooms requirements seems arbitrary. Consider using the
minimum room requirement used by the Seattle Southside Regional Promotion
Authority Tourism Promotion Area (TPA) in determining application of lodging
charges.
Reay 5. Hotel The minimum of 100 rooms requirements seems arbitrary. Consider using the
minimum room requirement used by the Seattle Southside Regional Promotion
Authority Tourism Promotion Area (TPA) in determining application of lodging
charges.
5
Mann 8. Restaurants including drive through, sit
down, cocktail lounges in conjunction with a
restaurant
Wants to allow drive-thru restaurant facilities in NCC
Simmons 8. Restaurants including drive through, sit
down, cocktail lounges in conjunction with a
restaurant
Consider a requirement for drive-thrus to exit on to side street instead of TIB to
decrease opportunities for vehicular and pedestrian conflicts.
Simmons 9. Retail sales Consider a requirement for drive-thrus to exit on to side street instead of TIB to
decrease opportunities for vehicular and pedestrian conflicts.
Simmons 10. Financial, banking, mortgage, other
services
Consider a requirement for drive-thrus to exit on to side street instead of TIB to
decrease opportunities for vehicular and pedestrian conflicts.
Simmons 10. Financial, banking, mortgage, other
services
Pawnbrokers and payday lenders do not add value to the neighborhood. Consider
prohibiting these uses in the RC zone.
6
STAFF REPORT TO THE PLANNING COMMISSION
ADDENDUM #3
Prepared October 28, 2020
FILE NUMBERS: L20-0015 Code Amendments, PL20-0021
REQUEST: Amend the zoning code to prohibit or restrict certain auto-oriented and
lodging land uses currently prohibited by the moratorium (Ordinance 2631)
in the NCC and RC zoning districts located in the Tukwila International Blvd
(TIB) district study area.
PUBLIC HEARING: A Notice of Public Hearing was originally published in the Seattle Times on
April 9, 2020, and a public hearing was held on April 23, 2020. The public
hearing was continued on October 22, 2020 and additional notice was
provided.
LOCATION: Neighborhood Center Commercial (NCC) and Regional Commercial (RC)
zones located in the Tukwila International Boulevard (TIB) study area
SEPA: Covered by Addendum to SEPA checklist for 2015 Comprehensive Plan Update
STAFF: Lynn Miranda, Planning Supervisor, AICP
ATTACHMENTS:
A. Staff Response to Planning Commission Questions from Oct. 22, 2020 Hearing, dated 10.27.20
B. Summary of Staff Recommended Changes to Table 18-6 Land Uses Allowed by District
Background
On October 22, 2020 after closing the public hearing on L20-0015, the Planning Commission continued
their deliberations on the various options for modifying specific land uses currently prohibited by the
moratorium (Ordinance 2631). Commissioners requested additional information, research, and
modifications to the staff-recommended changes to Table 18-6 Land uses Allowed by District. An
additional Planning Commission meeting is scheduled for November 5, 2020 for the Commissioners to
review staff responses, conclude their deliberations and make recommendations which will be
forwarded to the Council of the Whole for a public hearing on November 23, 2020
7
L20-0015 Staff Report Addendum #3
October 28, 2020
Page 2
Summary of proposed changes
Attachment A contains staff responses to the Planning Commission’s questions, comments, and
suggested modifications regarding the staff-recommended changes to Table 18-6 from the October 22
meeting.
Attachment B is a detailed summary of the revised staff-recommended modifications to Table 18-6 in
response to the Planning Commission questions. Note that Motels is a use currently allowed by code
and is not allowed under the proposed modifications. Minor language clarifications are proposed to
current regulations for Commercial Parking to address comments from the Planning Commission.
For the other eight uses, staff used Attachment A to modify the footnotes (in Staff Report Addendum
#2) to address recommendations from the Planning Commission, such as requiring uses with drive-
throughs on a corner or with access to an alley to exit to a side street, and linking the minimum number
of rooms required for hotels to the threshold used by the Seattle Southside Regional Promotion
Authority Tourism Promotion Area (TPA) in determining application of lodging charges. Staff’s
recommendations also include Commissioners’ comments to prohibit pawnshops and payday lenders in
the RC zone. Staff did not make any changes to current code regulations limiting drive-through
restaurants in the NCC zone.
Adoption of these proposed changes will eliminate the need to renew the moratorium in January 2021.
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12
Summary of Staff Recommended Changes to Table 18-6 Land Uses Allowed by District
(Language changes in strikeout/underline)
Land Uses Currently Prohibited by the Moratorium (PX) Permitted
w/footnote
NCC
zone
RC
zone
Automobile, recreational vehicles or travel trailer or used car sales lots
(no dismantling of cars or travel trailers or sale of used parts allowed).
P1
Rental of vehicles not requiring a commercial driver’s license. P2
Automotive services, gas (outside pumps allowed), washing, body and
engine repair shops (enclosed within a building), and alternate fueling
station (not wholesale distribution facilities).
P3 P3
Commercial parking (Commercial parking is a use of land or structure for
the parking of motor vehicles as a commercial enterprise for which hourly,
daily, or weekly fees are charged (TMC 18.06.613)
P4
Extended-stay hotel/motel P5
Hotels P5
Motels P
Restaurants including drive-through, sit down, cocktail lounges in
conjunction with a restaurant
P6
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
P6 P6
Financial, banking, mortgage, other services P6 P6
Other Recommended Changes to Table 18-6
Pawnbroker/payday lender P
FOOTNOTES (PC-suggested changes to staff-recommended footnotes in strikeout/underline)
1. Automotive sales must have an enclosed showroom with no outdoor storage of vehicles.
Existing uses in the RC zone in the TIB study area on the effective date of the ordinance are exempt
from the enclosed showroom requirement, provided the use is limited to the existing parcel(s)
currently occupied on the date of the ordinance.
Pre-existing legally established automotive sales where existing parking lots abut the public frontage
must provide effective visual screening of the parking lot from sidewalks (or street if no sidewalk
currently exists) using Type II landscaping when any of the following occurs: a proposed expansion
or structural alteration, a change of ownership, or when the business is vacated or abandoned for
more than 24 months and a new business is proposed.
13
2. Automotive rentals must have an enclosed showroom with no outdoor storage of vehicles.
Existing uses in the RC zone in the TIB study area on the effective date of the ordinance are exempt
from the enclosed showroom requirement, provided the use is limited to the existing parcel(s)
currently occupied on the date of the ordinance.
3. Outdoor storage of vehicles, tires, or other materials used for service is not permitted.
Gas stations are permitted if the pumps and parking are located behind the building and the pumps
meet the setback requirements and comply with building and Fire codes. Queuing lanes are not
permitted between buildings and back of sidewalk. Wholesale distribution and storage of fuel (e.g.
natural gas, propane, gasoline) are not permitted in the TIB study area. Pre-existing legally
established automotive service uses with outdoor storage or parking abutting the public frontage
must provide effective visual screening of the parking and outdoor stored materials from sidewalks
(or street if no sidewalk currently exists) using Type II landscaping when any of the following occurs:
a proposed expansion or structural alteration, a change of ownership, or when the business is
vacated or abandoned for more than 24 months and a new business is proposed.
4. Provided it is either: a. a structured parking facility 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. a surface parking facility 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.
5. Allow extended stay hotel (not motel) if the following are provided: with a full-service
restaurant and a Class A liquor license, 24-hour staffed reception, all rooms accessed off interior
hallways or lobby, and a minimum 10090 rooms.
6. Drive-through facilities are permitted when located behind a building. Queuing lanes are not
permitted between buildings and public frontage sidewalks. Where the use is located on a corner or
with access to an alley, drive-throughs must exit to a side street or an alley that connects to a side
street, where feasible.
14