HomeMy WebLinkAboutPCD 2021-02-01 Item 1A - Discussion - Tukwila South Multi-Family Design Guidelines and Code Amendments
City of Tukwila
Allan Ekberg, Mayor
INFORMATIONAL MEMORANDUM
TO: Planning and Community Development Committee
FROM: Jack Pace, Director Community Development
BY: Max Baker, Senior Planner
CC: Mayor Ekberg
DATE: February 1, 2021
SUBJECT: Zoning Code amendments to TMC 18.41 and new design guidelines for multifamily
development in the Tukwila South Overlay (TSO) district.
ISSUE
New multifamily design guidelines must be adopted and existing multifamily development standards amended
to allow residential development on certain lands covered by the Tukwila South Overlay (TSO) district. Staff is
requesting direction from the PCD Committee to forward this issue to the Planning Commission for a public
hearing and review.
BACKGROUND
Tukwila South Master Plan and Development Agreement
The Tukwila South 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‐5 on the west and the Green River on the east. Segale Properties
intends to develop the property consistent with the Tukwila South Master Plan (Ordinance 2234) as adopted
with the Development Agreement (Ordinance 2233). Per the Master Plan and accompanying environmental
analysis, a mix of uses is anticipated to be developed, including office, commercial, retail, and approximately
1,900 residential units. While the Master Plan provides some conceptual locations for specific types of land uses
within the project, it does not define specific areas for such uses and limits on any one kind of use. The intent of
the Master Plan is to provide for land use flexibility and intense use of developable areas to create a “live, work,
play” mixed‐use district within Tukwila South.
Zoning (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 is
covered by the Tukwila South Overlay (TSO), and the related development standards supersede 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.”
Requirements for Adoption of Multifamily Design Guidelines
Per TMC 18.41.090.A.2 and Table 18‐6, the development of residential dwelling is permitted on lands other than
those with the underlying LDR zoning in the TSO district only after additional standards and residential design
manual with criteria for approval is adopted. In 2018, the City adopted standards that apply only to multi‐family
development in the underlying Low Density Residential (LDR) zone of the TSO district. Since the design manual
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INFORMATIONAL MEMO
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does not apply to lands other than those with the underlying LDR zoning, multifamily development is not
permitted in these areas until design guidelines and standards are adopted.
Other Existing Codes and Design Guidelines
Commercial and industrial development uses permitted in the TSO district are reviewed using the existing
standards in TMC 18.41.090 and the TSO District Design Manual, adopted April 13th, 2009.
DISCUSSION
Proposed Code Amendments and Design Guidelines
The applicant has proposed draft Zoning Code text amendments that revise the existing multifamily residential
standards, and new draft multifamily design guidelines for the entire Tukwila South Overlay (TSO) district. The
code amendments provide guidance on the following:
Development area
Heights
Setbacks
Vehicle parking
Recreation space
The Design Guidelines would provide guidance on overall design intent and criteria for evaluating new
multifamily developments within the TSO district, including but not limited to pedestrian/vehicular access,
building layout, recreation space design, etc.
The proposed code amendments and design guidelines would apply to all lands and underlying zoning within the
TSO district, including replacing those adopted in 2018 for the underlying LDR zone.
City + Consultant Review
As part of the City’s review, DCD staff have been working with an urban design consultant, NBBJ, to provide a
peer review of the proposed standards and guidelines. Staff will be incorporating NBBJ’s comments in the staff
recommended version of the proposed guidelines and standards that will brought forward to the Planning
Commission.
NEXT STEPS
Amendments to TMC Title 18 and adoption of design guidelines are legislative decisions. This will first require a
public hearing and review by the Planning Commission. Staff will bring the Planning Commission’s
recommendations back to the Planning and Community Development Committee who will then forward them
to the City Council for a public hearing, review, and adoption.
FINANCIAL IMPACT
None.
RECOMMENDATION
Forward the proposed code amendments and design guidelines for multifamily development in the TSO area to
the Planning Commission for a public hearing, review, and recommendation.
ATTACHMENTS
A. Current zoning map of the area
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Tukwila South Overlay and Underlying Zoning
Tukwila Technology Services
King County
City Limits
Buildings
Parcels
Overlay Areas
Zoning
LDR Low Density Residential
MDR Medium Density Residential
HDR High Density Residential
MUO Mixed Use Office
O Office
RCC Residential Commercial Center
NCC Neighborhood Commercial Center
RC Regional Commercial
RCM Regional Commercial Mixed Use
CLI Commercial Light Industrial
LI Light Industrial
HI Heavy Industrial
MIC/L Manufacturing Industrial Center/Light Industrial
MIC/H Manufacturing Industrial Center/Heavy Industrial
TVS Tukwila Valley South
TUC-P Tukwila Urban Center - Pond
TUC-RC Tukwila Urban Center - Regional Center
TUC-CC Tukwila Urban Center - Commercial Corridor
TUC-WP Tukwila Urban Center - Workplace
TUC-TOD Tukwila Urban Center - Transit Oriented Development
Potential Annexation Areas
1/25/2021, 1:43:37 PM
0 0.3 0.60.15 mi
0 0.45 0.90.23 km
1:20,000
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