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HomeMy WebLinkAboutReg 2023-11-06 Item 6A.2 - Ordinance - Rezone 6250 South 153rd Street / Property East of Terra ApartmentsCOUNCIL AGENDA SYNOPSIS Initials Meeting Date Prepared by Mayor's review Council review 11/6/2023 67 ITEM INFORMATION ITEM No. 5.B. & 6.A. (2) STAFF SPONSOR: NORA GIERLOFF ORIGINAL AGENDA DATE: 11/6/2023 AGENDA ITEM TITLE Request for rezone from Low Density Residential to Medium Density Residential at 6250 S. 153rd St. This is a quasi-judicial matter and any and all discussion related to this issue should occur during the meeting. CATEGORY ❑ Discussion Mpg Date ® Motion Mtg Date 11/6/23 ❑ Resolution Mtg Date ® Ordinance Mtg Date 11/6/23 ❑ Bid Award Mtg Date ® Public Hearing Mtg Date 11/6/23 ❑ Other Mtg Date SPONSOR ❑ Council ❑ Mayor ❑ Admin Svcs ® DCD ❑ Finance ❑ Fire ❑ P&R ❑ Police ❑ PW SPONSOR'S SUMMARY Tukwila has received an application to change the zoning and Comprehensive Plan map for one parcel, current zoning Low Density Residential (LDR) to proposed zoning Medium Density Residential (MDR). REVIEWED BY ❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ❑ Planning & Community Dev. ❑ LTAC DATE: ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm. COMMITTEE CHAIR: RECOMMENDATIONS: SPONSOR/ADMIN. Department of Community Development COMMITTEE COST IMPACT / FUND SOURCE EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED Fund Source: Comments: MTG. DATE RECORD OF COUNCIL ACTION 11/6/2023 MTG. DATE ATTACHMENTS 11/6/2023 Informational Memorandum dated 10/31/2023 Draft ordinance Staff Report with attachments 45 46 TO: FROM: BY: City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM Committee of the Whole Nora Gierloff, Department of Community Development Director Max Baker, Development Supervisor CC: Mayor Ekberg DATE: October 31, 2023 SUBJECT: Request for Rezone and Comprehensive Plan Map Change QUASI-JUDICIAL ISSUE Conduct a public hearing for a rezone and Comprehensive Plan map change request from Low Density Residential to Medium Density Residential. This is a quasi-judicial matter and any and all discussion related to this issue should occur during the Council meeting. Please do not communicate on this topic outside of the meeting. BACKGROUND Tukwila has received an application for a rezone from Low Density Residential (LDR) to Medium Density Residential (MDR) on a parcel located at 6250 S. 153rd St. If the zoning is changed, any MDR use would be permitted, subject to all City regulations. DISCUSSION See attached Staff Report along with Attachments A through E for detailed description of the proposal and findings of fact for the decision. FINANCIAL IMPACT N/A RECOMMENDATION Staff recommends approval of the rezone from Low Density Residential (LDR) zoning and Comprehensive Plan designation to Medium Density Residential (MDR). ATTACHMENTS Staff Report with Attachments A — E. 47 48 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, REZONING CERTAIN REAL PROPERTY LOCATED AT 6250 S. 153RD STREET, TUKWILA, FROM LOW DENSITY RESIDENTIAL (LDR) TO MEDIUM DENSITY RESIDENTIAL (MDR); PROVIDING FOR SEVERABILITY; AND ESTABLISHING AN EFFECTIVE DATE. WHEREAS, in 1995 the City of Tukwila adopted the Zoning Code and Map based on consideration of existing conditions and long-term community goals, and these documents may be reviewed and updated as appropriate; and WHEREAS, as part of the City's 2022-2023 Comprehensive Plan docket of potential amendments, the City received an application for consideration of a change to the Comprehensive Land Use and Zoning Maps for the property located at 6250 S. 153rd Street (the "Property"); and WHEREAS, the zoning of the Property is currently Low Density Residential; and WHEREAS, the Applicant seeks to rezone the entirety of the Property to Medium Density Residential; and WHEREAS, on May 10, 2023, the City mailed a Notice of Application to the surrounding property owners and tenants, and on May 17, 2023, held the required public meeting regarding the proposed rezone and change to the Zoning Code Map; and WHEREAS, the City of Tukwila has complied with the requirements of the State Environmental Policy Act by making a determination on September 25, 2023 that no significant environmental impact would occur as a result of the Zoning Code Map change; and WHEREAS, notice of the public hearing was timely published in "The Seattle Times," posted onsite, and mailed to surrounding properties; and CC:\Legislative Development\Rezone 6250 S 153rd 10-30-23 B. Jayger A.Youn Page 1 of 3 49 WHEREAS, on November 6, 2023, the City Council held a public hearing and, after receiving and studying staff analysis and comments from the public, has recommended approval of the rezone application, and has made and entered Findings and Conclusions thereon in support of that recommendation; and WHEREAS, after due consideration, the City Council concurs with the Findings and Conclusions and determines the public interest will be served by approving the rezone application, which is in compliance with the City of Tukwila Comprehensive Plan's Land Use Map; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, HEREBY ORDAINS AS FOLLOWS: Section 1. Findings and Conclusions Adopted. The City Council hereby adopts Findings and Conclusions, attached hereto as Exhibit A and incorporated by this reference as if fully set forth herein. Section 2. Rezone Approved. The Property is located at 6250 S. 153rd Street, Tukwila, Washington. The site is further identified as King County tax parcel 3597000341. The site is hereby approved to be rezoned from Low Density Residential to Medium Density Residential across the entire parcel, as shown in the attached Exhibit B and incorporated by this reference as if fully set forth herein. Section 3. Map Amendment Authorized. The Department of Community Development Director, or their designee, is hereby authorized to amend the City's official Zoning Code Map to show the zoning change as authorized in Section 2 of this ordinance. Section 4. Corrections by City Clerk or Code Reviser Authorized. Upon approval of the City Attorney, the City Clerk and the code reviser are authorized to make necessary corrections to this ordinance, including the correction of clerical errors; references to other local, state or federal laws, codes, rules, or regulations; or ordinance numbering and section/subsection numbering. Section 5. Severability. If any section, subsection, paragraph, sentence, clause or phrase of this ordinance or its application to any person or situation should be held to be invalid or unconstitutional for any reason by a court of competent jurisdiction, such invalidity or unconstitutionality shall not affect the validity or constitutionality of the remaining portions of this ordinance or its application to any other person or situation. Section 6. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City and shall take effect and be in full force five days after passage and public as provided by law. PASSED BY THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this day of , 2023. CC:\Legislative Development\Rezone 6250 S 153rd 10-30-23 B. Jayger A.Youn Page 2 of 3 50 ATTEST/AUTHENTICATED: Christy O'Flaherty, MMC, City Clerk Allan Ekberg, Mayor APPROVED AS TO FORM BY: Filed with the City Clerk: Passed by the City Council: Published: Effective Date: Ordinance Number: Office of the City Attorney Attachments: Exhibit A, Staff Report (Findings and Conclusions) Exhibit B, Revised Zoning/Comprehensive Plan Map CC:\Legislative Development\Rezone 6250 S 153rd 10-30-23 B. Jayger A.Youn Page 3 of 3 51 52 APPLICANT: REQU EST: LOCATION: City of Tukwila Allan Ekberg, Mayor Department of Community Development - Nora Gierloff, AICP, Director STAFF REPORT TO THE TUKWILA CITY COUNCIL HEARING DATE: November 6, 2023 NOTIFICATION: 5/10/2023: Mailed to properties within 500' radius 5/10/2023: Site Posted 5/17/2023: Public Information Meeting Notice of hearing published in the Seattle Times FILE NUMBERS: L22-0137 - Rezone E23-0005 - SEPA Izabella Henry Change Comprehensive Plan map and zoning designation from Low Density Residential (LDR) to Medium Density Residential (MDR) 6250 S. 153rd St., Tukwila, WA (APN: 3597000341) CURRENT COMPREHENSIVE PLAN/ZONING DESIGNATION: Low Density Residential (LDR) SEPA DETERMINATION: STAFF: ATTACHMENTS: Determination of Nonsignificance issued September 25, 2023 Breyden Jager, Associate Planner A. Site + Current Zoning Map B. Proposed Zoning Map C. Applicant Response to Criteria D. MDR Zoning Development Standards (TMC 18.12) E. Public Comments Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 53 L22-0137 Rezone and Comprehensive Plan Amendment Staff Report Page 2 of 10 BACKGROUND/PROPOSAL Summary of Proposed Actions The applicant has submitted a proposal to amend the City of Tukwila Comprehensive Plan Map and the Tukwila Zoning Map to rezone a 0.58-acre parcel located at 6250 S 153rd St. from Low Density Residential (LDR) to Medium Density Residential (MDR). The applicant has stated that this rezone proposal, in conjunction the with the applicant's proposed Boundary Line Adjustment (L21-0124) would eliminate the nonconforming condition of having apartment parking on an LDR-zoned property, creating a more logical, vertical boundary between the MDR and LDR zones —allowing for preservation of the single-family use with a more recognizable boundary. Upon approval of the rezone from MDR to LDR, the rear property line could be redrawn without creating nonconforming LDR/MDR split -zoning and allowing for the existing Terra Apartments parking lot to be located entirely on adjacent parcels 3597000346 and 3597000350. 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 zoning is changed, any MDR use would be permitted, subject to all City regulations. The proposed action does not meet the exemptions from review under the State Environmental Policy Act (SEPA) listed under WAC 197-11-800. Rezone requests that require a Comprehensive Plan amendment are subject to SEPA review. A Determination of Nonsignificance was issued on September 25, 2023. Land Use - Comprehensive Plan and Zoning The site is classified as Low Density Residential (LDR) in the Tukwila Comprehensive Plan and the Tukwila Zoning Ordinance. To the immediate north, east, and south of the subject parcel are properties also zoned LDR. To the west of the property are two parcels zoned Medium Density Residential (MDR) and to the southwest of the property is a parcel zoned High Density Residential (HDR). Allowed uses under the existing LDR zoning are enumerated in TMC Table 18-6, and primarily include detached single-family dwellings, garages, greenhouses, and domestic shelters. Allowed uses under the proposed MDR zoning are largely similar, with the notable addition of detached zero lot line dwellings, duplexes, triplexes, fourplexes, daycare centers, senior housing, and townhomes with up to four attached units. The addition of these use allowances on the subject parcel is not generally expected to have an adverse effect on the environment. Development within the environmentally critical areas and their associated buffers on the subject property is regulated by TMC Chapter 18.45 'Environmentally Critical Areas'. Prior to any development proposal, an applicant would be required to submit a critical areas study to the Department of Community Development for review and approval of proposed mitigation measures. 54 91292023, 11 44.1t AM = Parsecs 0 City Limits Buildings Addresses (Tukwila) Zoning LDR Low Density Residential MDR Medium Density Residential CDR Mgt Density Residential L22-0137 Rezone and Comprehensive Plan Amendment Staff Report Page 3 of 10 t:564 CAM ml IImine 3y. se OM Del emasu�mos iese Nfu xu� -RUYxaN./.4 On Ma feenaraman, *manta C Gann Fal4 Map we an mem, Figure 1: Zoning Map Site and Vicinity Conditions The subject site is located along South 153rd Street, between 62nd Avenue South and 64th Avenue South. The site contains a single-family home located near the northwest corner of the parcel, accessed by a driveway off of S 153' St. The site includes areas of grass and landscaping, with a paved driveway running along the west side of the lot, to a paved parking lot in the northern portion, behind the house. The property is situated on a moderate slope to the south. The site is bordered to the north by a category IV wetland and includes a Type Ns (intermittent) stream running along the northeast corner of the property. To the east is a single-family home. To the west is the Terra Apartments complex. To the south is the cottage creek apartment complex and single-family homes. Public Services and Utilities A review by City of Tukwila Development Review Engineering staff was completed and noted that project design considerations will be evaluated for feasibility at the time of any subsequent development permitting. No relevant comments pertaining to the rezone action itself were received. 55 L22-0137 Rezone and Comprehensive Plan Amendment Staff Report Page 4 of 10 Environmental Conditions Topography Site topography generally descends to the north/northwest with a total elevation change of approximately 20 feet occurring within the property. The Tukwila environmentally sensitive areas map classifies the southern portion of the site as having a Class 3 (High) landslide potential. Environmentally Critical Areas The City of Tukwila's iMap data indicates the presence of a category IV wetland bordering the subject property, with an associated buffer extending partially across the northern portion of the property. Additionally, iMap data suggests the presence of a Type Ns (intermittent) stream extending across the northeast corner of the property. Development within the environmentally critical areas and their associated buffers on the subject property is regulated by TMC Chapter 18.45 'Environmentally Critical Areas'. Prior to any development proposal, an applicant would be required to submit a critical areas study to the Department of Community Development for review and approval of proposed mitigation measures. " I. musikvivi 81i 1D/13,2623, 3:45:61 FM Para. _ _ = Csgory u_ZGum�an Wauene tanwesse Hazard Free Class 3•MgM1 AFtermwee Stream Mader �_�r�everyly , [ I� Wawa ffirler - r.mpory ni_lam&mtr' 1C„W __iCelegory l[I_1:A09u1[e['-..CefegeryN2Don9N[n- Type Ns Stream fln[em 1WMl 1 551 ant 0 ant 11.61 OW. Figure 1: Environmentally Critical Areas Map 56 L22-0137 Rezone and Comprehensive Plan Amendment Staff Report Page 5 of 10 Development Regulations Comparison, LDR vs. MDR Height The rezone action would not result in an increase in maximum height allowance for the existing parcel. The maximum height of 30 feet in the MDR zoning district is consistent with the existing 30-foot height limit in the LDR zoning district. Unit Density Per TMC 18.10.060, the LDR zoning district requires a minimum lot size of 6,500 SF. Therefore, if subdivided under the existing LDR zoning, a total of 3 new parcels could be created. Each parcel in the LDR district allows a total of one single-family home, as well as one accessory dwelling unit (ADU), equating to 6 total potential dwelling units. If rezoned to MDR, based on the size of the parcel, the site would allow up to 8 primary housing units, recognizing that the final number of units could be fewer to accommodate space needed for roads or other utilities. This number does not account for ADUs, and per TMC 18.50.220(2), ADUs may only be permitted on parcels containing a single-family dwelling, not multi -family uses. Scale and Design It is expected that a modest increase in bulk and scale could result from a multi -family dwelling proposal on the subject parcel under MDR zoning. However, due to the minimal difference in magnitude of these impacts relative to what could occur under existing conditions, the impact is not expected to be significant. Bulk and scale impacts of any project developed pursuant to the proposed rezone will be addressed by the City's design review process and environmentally critical areas ordinance. Specific scale and design impacts of proposed development will be determined at the time of project review, pursuant to TMC 18.12.070. Transportation The proposed rezone will increase development capacity on the subject parcel. Projects developed pursuant to the proposed rezone may generate higher volumes of traffic and have greater transportation impacts than projects proposed under the current zoning. The subject parcel is approximately 0.58 acres, and it is not possible to accurately determine the location and/or intensity of individual projects that may be proposed under MDR zoning. As described previously, the proposed rezone would allow for up to 8 housing units, an increase of 5 housing units from what the existing LDR zoning permits. The subject site lies along S 153rd St, which currently serves vehicular, bike, and pedestrian traffic from both single - and multi -family developments in the immediate Tukwila Hill neighborhood. A sidewalk is provided along the north side of the street for the entire subject parcel's frontage. The nearest transit stop is the RapidRide line along Southcenter Blvd, approximately 0.18 miles down the hill from the property. It is not expected that the number of housing units allowed under MDR zoning would result in a significant impact on traffic and transportation. However, the transportation impacts of individual projects developed subsequent to a rezone to MDR would be evaluated through SEPA and construction permitting at the time of project level permit applications. A traffic concurrency review would be required for any new proposed housing units and findings would result in traffic impact fees under the authority of TMC 9.48.010. The traffic concurrency program is a mechanism to charge and collect fees to ensure that new development bears its proportionate share of the capital costs of transportation facilities necessitated by new development. 57 L22-0137 Rezone and Comprehensive Plan Amendment Staff Report Page 6 of 10 Public Comment Public notice for this rezone proposal was posted on site and mailed to property owners within 500 feet of the subject property on May 10th, 2023. On May 17th, 2023, staff held a public information meeting for residents to ask questions and provide feedback to the applicant. Comments received as a result of the public comment period are contained in attachment E. The key issues raised include: • Traffic impacts to the neighborhood. It should be noted that this rezone request is not tied to any specific project proposal and no approval or denial of any development plan would be granted or denied by the approval of this rezone request. Any impacts to site layout, traffic, etc. would be reviewed as part of any future project review. FINDINGS Comprehensive Plan and Zoning Map Amendment Criteria Four broad -reaching objectives are the basis for the elements, goals and policies for Tukwila's Comprehensive Plan. The Comprehensive Plan's primary objective is preserving and enhancing Tukwila's neighborhoods. The following will summarize the elements, goals, and policies the applicant has cited to support their rezone request, along with a staff response. The applicant's response to the decision criteria is attached hereto as Attachment C. 1. The proposed amendment to the [Comprehensive Plan and] zoning map is consistent with the goals, objectives and policies of the Comprehensive Plan. Element 3: Housing Goal 3.2.1: Provide zoning that allows a variety of housing throughout the City to allow for diverse, equitable neighborhoods. Goal 3.2.2: Encourage a full range of housing opportunities for all population segments, including very low-income households earning less than 30% AMI, through actions including, but not limited to, revising the Tukwila's zoning map and development codes as appropriate, which would enable a wide variety of housing types to be built. Element 7: Residential Neighborhoods Goal 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. • Applicant Statement: The proposed amendment is consistent with and will further the goals and policies of the Comprehensive Plan —particularly Element 3 (Housing) and Element 7 (Residential Neighborhoods). The City's Housing Element notes that the City will need to accommodate an additional 5,568 households over the next twenty years and emphasizes that this new housing will need to be affordable and diverse. Aging single-family housing, such as the house on the subject parcel, is typically more expensive to 58 L22-0137 Rezone and Comprehensive Plan Amendment Staff Report Page 7 of 10 maintain. In addition, rezoning the property from LDR to MDR will allow the existing single-family home on the parcel to remain indefinitely, but it will also allow for the conversion of the property to a slightly more dense, affordable housing type. The rezone proposal will eliminate the nonconforming condition of having apartment parking on an LDR-zoned property, creating a more logical, vertical boundary between the MDR and LDR zones —allowing for preservation of the single-family use with a more recognizable boundary. And again, if the market supports a transition to slightly more dense housing in this location, the MDR zoning would support it. • Staff Response: Western Washington is experiencing a housing shortage that will worsen if housing production within Tukwila, and across the region, is not increased. Housing scarcity leads to higher housing costs and limited options for residents. Construction of new housing creates more energy efficient units built to higher standards, provides more options for residents, and also encourages other investment in the community. This rezone proposal would increase the residential density potential of the subject parcel. Under the existing LDR zoning, based on the size of the parcel, the site could accommodate up to 6 housing units, if subdivided. If rezoned to MDR, based on the size of the parcel, the site would allow up to 8 housing units, recognizing that the final number of units could be fewer to accommodate space needed for environmentally critical areas, roads and other utilities. The proposed MDR zoning district would allow for a greater range of housing types to be constructed than currently allowed under LDR zoning. Housing units permitted in the LDR district include single- family homes and accessory dwelling units (ADUs). Housing units permitted in the MDR district include single-family homes, ADUs, detached zero -lot line units, duplexes, triplexes, fourplexes, and townhouses with up to four attached units. Multifamily homes are, on average, more affordable than single family homes, primarily due to the ability to share land costs between units and their smaller unit sizes. As stated previously, this rezone proposal, in conjunction the with the applicant's proposed Boundary Line Adjustment (L21-0124) would rectify an existing nonconforming land use caused by a parking lot for a multi -family complex being partially located on a single-family property in the LDR district. Upon approval of the rezone from MDR to LDR, the rear property line could be redrawn without creating nonconforming LDR/MDR split -zoning, thus allowing for the existing Terra Apartments parking lot to be located entirely on adjacent parcels 3597000346 and 3597000350. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of this title and the description and purpose of the zone classification applied for. Per TMC 18.26.010, the purpose of the MDR zoning district is, "...intended to provide areas for family and group residential uses, and serves as an alternative to lower density family residential housing and more intensively developed group residential housing and related uses. Through the following standards this district provides medium -density housing designed to provide: 1. Individual entries and transition from public and communal areas to private areas; 2. Building projections, level changes and so forth to effectively define areas for a variety of outdoor functions as well as privacy; and 3. Landscaping and open space to serve as extension of living areas." (Attachment d) 59 L22-0137 Rezone and Comprehensive Plan Amendment Staff Report Page 8 of 10 The proposed MDR zoning is consistent with the neighborhood character and uses in the site's vicinity. MDR zoning would allow development that is moderately more intensive than some neighboring single-family homes, but of similar or lesser intensity than nearby multi -family residential properties. See Attachment C for applicant response to criteria. 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the Zoning Map • Applicant Statement: Since the previous zoning became effective, the current owner has acquired the subject parcel and the adjacent Terra Apartment complex, whose parking is partially located on the northern part of the subject parcel. The rezone is necessary to make the entire assemblage MDR, creating a more logical boundary with the adjacent LDR zoning and allowing an adjustment of the property lines that will result in the Terra Apartments parking area becoming part of the same lot as the Apartments themselves. Without this rezone, the boundary line adjustment cannot occur (because BLAs cannot adjust lines across parcels with different zoning). • Staff Response: There have been no zoning changes in this area since 1995 when the current zoning was instituted. However, staff also recognize that the subject parcel has been purchased by a new owner since the Terra Apartments complex was originally constructed. The new property owner has a reasonable interest in separating the apartment parking lot from their single-family property, which cannot be accomplished under current zoning conditions, as the City cannot approve Boundary Line Adjustment applications which result in split -zoning. Since 1995, fewer housing units have been constructed in the City of Tukwila than have been set by our housing goals. Under the Washington Growth Management Act (GMA), King County is required to assign housing targets to each jurisdiction in order meet current and projected housing demands. For the period between 2019 to 2044, the housing target for production of new net housing units in Tukwila is 6,500 units. Based on the rate of housing development in Tukwila from 2019 to present, it will be necessary to build approximately 250 net units each year until 2044 to meet this target. However, from 2006 to 2018 Tukwila grew by only 130 housing units. King County recommends the City of Tukwila take reasonable measures to achieve additional housing growth, including taking "action to encourage and/or incentivize residential development". One way to incentivize residential development is to permit rezones on undeveloped properties to higher residential densities. 4. The proposed amendment to the 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. • Applicant Statement: Since the previous zoning became effective, the current owner has acquired the subject parcel and the adjacent Terra Apartment complex, whose parking is partially located on the northern part of the subject parcel. The rezone is necessary to make the entire assemblage MDR, creating a more logical boundary with 60 L22-0137 Rezone and Comprehensive Plan Amendment Staff Report Page 9 of 10 the adjacent LDR zoning and allowing an adjustment of the property lines that will result in the Terra Apartments parking area becoming part of the same lot as the Apartments themselves. Without this rezone, the boundary line adjustment cannot occur (because BLAs cannot adjust lines across parcels with different zoning). • Staff Response: A rezone from LDR to MDR would increase the potential for small multifamily buildings to be constructed on the property. Increasing housing capacity is in the furtherance of public health, safety, comfort, convenience, and general welfare. Residential development is unlikely to adversely affect the surrounding neighborhood, which is largely dominated by other residential uses of similar intensities. Additionally, higher residential densities provide additional support to local businesses, and promote pedestrian scale neighborhoods within walking and biking distance of major transit stops and a large commercial core. CONCLUSIONS Criteria 1: Consistency with Comprehensive Plan: • The rezone is consistent with the following Comprehensive Plan goals: o Goal 3.2.1: Provide zoning that allows a variety of housing throughout the City to allow for diverse, equitable neighborhoods. o Goal 3.2.2: Encourage a full range of housing opportunities for all population segments, including very low-income households earning less than 30% AMI, through actions including, but not limited to, revising the Tukwila's zoning map and development codes as appropriate, which would enable a wide variety of housing types to be built. o Goal 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. ■ This rezone proposal would enable a wider variety of housing types to be built in an established neighborhood, increasing housing opportunities. Multifamily homes are, on average, more affordable than single family homes, primarily due to the ability to share land costs between units and their smaller unit sizes. ■ Increased housing options provide an avenue for home ownership to be enjoyed by buyers of a wider age range, on average. Construction of new housing also creates more energy efficient units built to higher standards, provides more options for residents, and also encourages other investment in the community. ■ This rezone proposal, in conjunction the with the applicant's proposed Boundary Line Adjustment (L21-0124) would rectify an existing nonconforming land use caused by a parking lot for a multi -family complex being partially located on a single-family property in the LDR district. Criteria 2: Consistency with Zone: • The proposed MDR zoning is consistent with the neighborhood character and uses in the site's vicinity. MDR zoning would allow development that is moderately more intensive than some neighboring single-family homes, but of similar or lesser intensity than nearby multi -family residential properties. Criteria 3: Changed conditions: • There have been no zoning changes in the vicinity since the LDR zoning was instituted in 1995. 61 L22-0137 Rezone and Comprehensive Plan Amendment Staff Report Page 10 of 10 • The subject parcel has been purchased by a new owner since the Terra Apartments complex was originally constructed. The new property wishes to separate the apartment parking lot from their property, which cannot be accomplished under current zoning conditions. • Since 2006, Tukwila has, according to King County, produced housing at a rate 94% slower than is necessary to meet our 2035 housing growth target. • Since 2015, the median sale price of a single-family home in Tukwila has increased 97%, from — $303,000 to —$594,000. The median sale price of a unit in a multi -family home in Tukwila has increased 182%, from "111,000 to —$313,000. • Tukwila's housing production has been determined by King County to be the lowest of all jurisdictions within the core metropolitan area, both in total number and in percentage of growth target. Criteria 4: Benefit to community: • The proposed rezone would positively affect the community by providing needed housing capacity on an undeveloped parcel in a location near an existing commercial core and a variety of single- and multi -family structures. RECOMMENDATION Staff recommends approving the rezone from Low Density Residential (LDR) to Medium Density Residential (MDR). 62 Current Zoning Map LDR f St HDR 10/27/2023, 1:47:22 PM Parcels Zoning LDR Low Density Residential • S 153rd St LDR S aAV 41179 LDR MDR Medium Density Residential 0 HDR High Density Residential 0 0 Office 0.01 ti 0.01 1:1,128 0.01 0.013 0.03 mi H 0.05 km City of Tukwila, King County Sources: Esri, Airbus DS, USGS, NGA, NASA, CGIAR, N Robinson, NCEAS, NLS, OS, NMA, Geodatastyrelsen, Rijkswaterstaat, GSA, Geoland, FEMA, Intermap and the GIS user community King County Web AppBuilder for ArcGIS 63 64 Current Zoning Map LDR f St HDR 10/27/2023, 1:47:22 PM Parcels Zoning LDR Low Density Residential • S 153rd St LDR S aAV 41179 LDR MDR Medium Density Residential 0 HDR High Density Residential 0 0 Office 0.01 ti 0.01 1:1,128 0.01 0.013 0.03 mi H 0.05 km City of Tukwila, King County Sources: Esri, Airbus DS, USGS, NGA, NASA, CGIAR, N Robinson, NCEAS, NLS, OS, NMA, Geodatastyrelsen, Rijkswaterstaat, GSA, Geoland, FEMA, Intermap and the GIS user community King County Web AppBuilder for ArcGIS 65 66 MCCULLOUGH HILL PLLC TO: Breyden Jager, Associate Planner City of Tukwila FROM: Courtney Flora DATE: September 14, 2023 RE: Terra Apartments, 6250 S 153' Street Revised Comprehensive Plan Amendment/Rezone Narrative (L22-0137) and SEPA (E23-0005) This memorandum provides additional clarification and justification for the applicant's request to rezone the subject parcel (#3597000341) from Low Density Residential ("LDR") to Medium - Density Residential ("MDR"). The application was deemed complete on April 5, 2023, a neighborhood meeting was held on May 17, 2023, and we understand the City Council hearing is scheduled for October 23, 2023. The parcel proposed for rezone is circled below in red. It is currently zoned LDR and developed with one single-family home and a parking lot used by the adjacent Terra Apartments, which are held under common ownership with the subject parcel. The Terra Apartments are zoned MDR. Rezoning the subject parcel to MDR will create a more logical MDR boundary and will advance the City's housing goals, as explained in more detail below. 23 2 IS 24 4 !46 F21 F22 6214 6214 A 6214 Ba 6214 D 15 54 Ell 6208 19 24 1 254 E22 15232 6208 1 T fs212 23 15 6208 6208 6212621221 15232 1523213 20 20 6210 6201. D3 14 6206 12 6206 OT 6210 06 26 B12 620E CO 6206 6210 6210 J i 08 621E 309 6216108 6216 107 6216 201 6250 OFF MDR. 6212 Ar'.aa as r'1911 02 C 6402 S 1 53RD—S-T 111 701 Fifth Avenue • Suite 6600 • Seattle, Washington 98104 • 206.812.3388 • Fax 206.812.3389 • www.mhseattle.com 67 September 29, 2023 Page 2 of 3 The proposal complies with the approval criteria in Tukwila Municipal Code ("TMC") 18.84.020. 1. The proposed amendment to the Zoning Map is consistent with the goals, objectives, and policies of the Comprehensive Plan; The proposed amendment is consistent with and will further the goals and policies of the Comprehensive Plan —particularly Element 3 (Housing) and Element 7 (Residential Neighborhoods). The City's Housing Element notes that the City will need to accommodate an additional 5,568 households over the next twenty years and emphasizes that this new housing will need to be affordable and diverse. Aging single-family housing, such as the house on the subject parcel, is typically more expensive to maintain. In addition, rezoning the property from LDR to MDR will allow the existing single-family home on the parcel to remain indefinitely, but it will also allow for the conversion of the property to a slightly more dense, affordable housing type. This proposal will advance the following Housing Policies in Element 3: • 3.2.1 Provide zoning that allows a variety of housing throughout the City to allow for diverse, equitable neighborhoods. • 3.2.2 Encourage a full range of housing opportunities for all population segments, including very low-income households ... through revising the City zoning map and development codes as appropriate, which would enable a wide variety of housing types to be built. The proposal will advance the following Residential Neighborhood Policy in Element 7: • 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. The rezone proposal will eliminate the nonconforming condition of having apartment parking on an LDR-zoned property, creating a more logical, vertical boundary between the MDR and LDR zones —allowing for preservation of the single-family use with a more recognizable boundary. And again, if the market supports a transition to slightly more dense housing in this location, the MDR zoning would support it. 2. The proposed amendment to the Zoning Map is consistent with the scope and purpose of TMC Title 18, "Zoning Code," and the description and purpose of the <one classification applied for; The proposal seeks to rezone one parcel from LDR to MDR. According to Chapter 18.10 of the TMC, the purpose of the LDR zone 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.A. The LDR zone allows a maximum of 6.7 units/acre. The MDR zone is similarly intended to provide areas for family and group residential uses and serves as an alternative to lower density family residential housing and 68 September 29, 2023 Page 3 of 3 more intensely developed group residential housing and related uses. TMC 18.12.010. It allows a slightly higher density than LDR-14.5 units/acre. The LDR and MDR are compatible zones and abut each other throughout the City. Rezoning this parcel to MDR will provide a more logical boundary between the current MDR and adjacent LDR zoning and is consistent with Title 18. 3. There are changed conditions since the previous honing became ffective to warrant the proposed amendment to the Zoning Map; and Since the previous zoning became effective, the current owner has acquired the subject parcel and the adjacent Terra Apartment complex, whose parking is partially located on the northern part of the subject parcel. The rezone is necessary to make the entire assemblage MDR, creating a more logical boundary with the adjacent LDR zoning and allowing an adjustment of the property lines that will result in the Terra Apartments parking area becoming part of the same lot as the Apartments themselves. Without this rezone, the boundary line adjustment cannot occur (because BLAs cannot adjust lines across parcels with different zoning). 4. The proposed amendment to the 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 neighborhood, nor be injurious to other properties in the vicinity in which the subject property is located. The proposed rezone will further the public interest by creating a more logical zoning boundary and allowing an existing apartment parking space to become part of the lot of the apartment it serves. The rezone will not impact the physical characteristics of the property or create any impacts beyond the status quo. The existing single-family home is anticipated to remain. There would be a theoretical opportunity to develop the parcel to MDR zoning in the future, but that development/density would be consistent with the Comprehensive Plan, Title 18, and surrounding property uses. 69 70 Return to Title Page Return to Chapter 18.10 TITLE 18 — ZONING CHAPTER 18.12 MEDIUM DENSITY RESIDENTIAL (MDR) DISTRICT Sections: 18.12.010 Purpose 18.12.020 Land Uses Allowed 18.12.030 Recreation Space Requirements 18.12.060 Design Review 18.12.070 Basic Development Standards 18.12.010 Purpose A. This district implements the Medium Density Residential Comprehensive Plan designation, which allows up to 14.5 dwelling units per net acre. It is intended to provide areas for family and group residential uses, and serves as an alternative to lower density family residential housing and more intensively developed group residential housing and related uses. Through the following standards this district provides medium -density housing designed to provide: 1. Individual entries and transition from public and communal areas to private areas; 2. Building projections, level changes and so forth to effectively define areas for a variety of outdoor functions as well as privacy; and 3. Landscaping and open space to serve as extension of living areas. B. Certain MDR properties are identified as Commercial Redevelopment Areas (see Figures 18-10 or 18-9) to encourage aggregation with commercial properties that front on Tukwila International Boulevard. Aggregation and commercial redevelopment of these sites would implement the Pacific Highway Revitalization Plan and provide opportunities to redefine and create more uniform borders between the commercial corridor and adjacent residential neighborhoods. C. Certain MDR properties are located in the Urban Renewal Overlay (see Figure 18-15). Existing zoning and development standards will remain in place, although multi -family buildings would be permitted. The overlay provides additional alternate development standards that may be applied to development within the Urban Renewal Overlay upon request of the property owner and if the development meets certain qualifying criteria. Urban Renewal Overlay district standards would implement the Tukwila International Boulevard Revitalization Plan through more intensive development. (Ord. 2257 §6 (part) 2009; Ord. 1865 §8, 1999; Ord. 1758 §1(part), 1995) Produced by the City of Tukwila, City Clerk's Office Page 18-40 71 Return to Title Page Return to Chapter 18.12 TITLE 18 — ZONING 18.12.020 Land Uses Allowed Refer to TMC Chapter 18.09, "Land Uses Allowed by District." (Ord. 2500 §5, 2016) 18.12.030 Recreation Space Requirements In the MDR zoning district, any proposed multiple -family structure, complex or development shall provide, on the premises and for the use of the occupants, a minimum amount of recreation space according to the following provisions: 1. Required Area. a. For each proposed dwelling unit in the multiple - family development and detached zero -lot -line type of development, a minimum of 400 square feet (100 square feet for senior citizen housing) of recreation space shall be provided. Any multiple -family structure, complex or development shall provide a minimum of 1,000 square feet of total recreation space. b. Townhouse units shall provide at least 250 square feet of the 400 square feet of recreation space as private, ground level open space measuring not less than 10 feet in any dimension. c. The front, side and rear yard setback areas required by the applicable zoning district shall not qualify as recreation space. However, these setback areas can qualify as recreation space for townhouses if they are incorporated into private open space with a minimum dimension of 10 feet on all sides. 2. Indoor or Covered Space. a. No more than 50% of the required recreation space may be indoor or covered space in standard multi -family developments. Senior citizen housing must have at least 20% indoor or covered space. b. The Board of Architectural Review may grant a maximum of two square feet of recreation space for each one square foot of extensively improved indoor recreation space provided. Interior facility improvements would include a full range of weight machines, sauna, hot tub, large screen television and the like. 3. Uncovered Space. a. A minimum of 50% of the total required recreation space shall be open or uncovered, up to 100% of the total requirement may be in open or uncovered recreation space in standard multi -family developments. Senior citizen housing allows up to 80% of recreation space to be outdoors and has no minimum outdoor space requirement. b. Recreation space shall not exceed a 4% slope in any direction unless it is determined that the proposed space design clearly facilitates and encourages the anticipated use as endorsed by the Director. c. The Board of Architectural Review may grant a maximum credit of two square feet of recreation space for each one square foot of outdoor pool and surrounding deck area. 4. General Requirements. a. Multiple -family complexes (except senior citizen housing, detached zero -lot -line and townhouses with nine or fewer units), which provide dwelling units with two or more bedrooms, shall provide adequate recreation space for children with at least one space for the 5-to-12-year-old group. Such space shall be at least 25% but not more than 50% of the total recreation space required under TMC Section 18.12.030 (1), and shall be designated, located and maintained in a safe condition. b. Adequate fencing, plant screening or other buffer shall separate the recreation space from parking areas, driveways or public streets. c. The anticipated use of all required recreation areas shall be specified and designed to clearly accommodate that use. (Ord. 2525 §2, 2017) 18.12.060 Design Review Design review is required for all new multi -family structures, mobile or manufactured home parks, developments in a Commercial Redevelopment Area that propose the uses and standards of an adjacent commercial zone, and in the shoreline jurisdiction, if new building construction or exterior changes are involved and the cost of the exterior work equals or exceeds 10% of the building's assessed valuation. Multi -family structures up to 1,500 square feet will be reviewed administratively. (See TMC Chapter 18.60, Board of Architectural Review.) (Ord. 2368 §7, 2012; Ord. 2251 §16, 2009; Ord. 2005 §1 2002; Ord. 1865 §11, 1999; Ord. 1758 §1 (part), 1995) foduced by the City of Tukwila, City Clerk's Office Page 18-41 Return to Title Page Return to Chapter 18.12 TITLE 18 — ZONING 18.12.070 Basic Development Standards Development within the Medium Density Residential District shall conform to the following listed and referenced standards: MDR BASIC DEVELOPMENT STANDARDS Lot area, minimum 8,000 sq. ft. (Applied to parent lot for townhouse plats) Lot area per unit (multi -family) 3,000 sq. ft. (For townhouses the density shall be calculated based on one unit per 3000 sq. ft. of parent lot area. The "unit lot" area shall be allowed to include the common access easements). Average lot width (min. 20 ft. street frontage width), minimum 60 feet (Applied to parent lot for townhouse plats) Setbacks, minimum: Applied to parent lot for townhouse plats • Front -1st floor 15 feet • Front - 2nd floor 20 feet • Front - 3rd floor 30 feet (20 feet for townhouses) • Second front - 1st floor 7.5 feet • Second front - 2nd floor 10 feet • Second front - 3rd floor 15 feet (10 feet for townhouses) • Sides - 1st floor 10 feet • Sides - 2nd floor 20 feet (10 feet for townhouses unless adjacent to LDR) • Sides - 3rd floor 20 feet (30 feet if adjacent to LDR; 10 feet for townhouses unless adjacent to LDR) • Rear -1st floor 10 feet • Rear - 2nd floor 20 feet (10 feet for townhouses unless adjacent to LDR) • Rear - 3rd floor 20 feet (30 feet if adjacent to LDR; 10 feet for townhouses unless adjacent to LDR) Refer to TMC Chapter 18.52, "Landscape Requirements," Table A, for perimeter and parking lot landscaping requirements. Townhouse building separation, minimum • 1 and 2 story buildings 10 feet • 3 story buildings 20 feet Height, maximum 30 feet Development area coverage 50% maximum (75% for townhouses) Recreation space 400 sq. ft. per dwelling unit (1,000 sq. ft. min.) Off-street parking: • Residential See TMC Chapter 18.56, Off-street Parking & Loading Regulations. • Accessory dwelling unit See TMC Section 18.50.220 • Other uses See TMC Chapter 18.56, Off-street Parking & Loading Regulations (Ord. 2678 §24, 2022; Ord. 2581 §3, 2018; Ord. 2199 §12, 2008; Ord. 1976 §23, 2001; Ord. 1758 §1(part), 1995) Produced by the City of Tukwila, City Clerk's Office Page 18-42 73 74 Breyden Jager From: Bonnie Wong <auntybon@gmail.com> Sent: Tuesday, May 16, 2023 1:23 PM To: Breyden Jager Subject: Re: 6250 S 151st Place Thank you for the clarification. A cross walk is needed there for middle schoolers or the bus route pick up in the morning should be the same as the pm drop off. Increase traffic is inevitable! Bjw On Tue, May 16, 2023 at 12:09 PM Breyden Jager <Breyden.Jager@tukwilawa.gov> wrote: Hello Bonnie, I hope I can offer some clarity here. The meeting tomorrow is for a different rezone application, for the Terra Apartments complex at 6214 S 153rd St. This is not the same as the Hopper rezone application to the north of your address on 151' St. The owner of Terra Apartments is interested in rezoning the smaller parcel to the east, which their leasing office currently occupies. Their intent for the rezone is to match the existing MDR zoning of the larger multi -family parcel to the west, so that they can process a lot consolidation to turn the site into one contiguous parcel. At this time, there are no parking implications related to this rezone, as no new development is proposed for the site. The Tukwila Municipal Code requires that the public information meeting be held at least 5 days prior to the close of the public comment period, which ends on 6/1. The date of 5/17 was selected in order to give the community ample time to provide public comments following the information meeting, if they would like to do so. I hope that this information helps answer your questions, but please feel free to reach out should you require any additional information. Thank you, Breyden Jager I Associate Planner Pronouns: He/Him/His 1 75 Department of Community Development I City of Tukwila 6300 Southcenter Blvd, Suite 100 I Tukwila, WA 98188 Breyden.Jager@tukwilawa.gov 1206.431.3651 Tukwila: The City of opportunity, the community of choice. From: Bonnie Wong <auntybon@gmail.com> Sent: Tuesday, May 16, 2023 11:44 AM To: Breyden Jager <Breyden.Jager@TukwilaWA.gov> Subject: 6250 S 151st Place Dear Mr Jager, I am posting this email even though attempts to email you are not going through at this time. Today is May 16, I received the notice about Rezoning, in yesterday's yesterday's mail. I hope this was not intentional about the meeting which is to happen tomorrow, May 17! Public opinion and concerns have not changed which includes street traffic,parking and mitigating major traffic at the bottom of the hill. THIS IS A PLANNING ISSUE! PARKING WILL BE ANOTHER ISSUE AS SCHOOL BUSES AND FIRE VEHICLES HAVE TO MAKE A WIDER TURN AT THE TOP OF THE HILL. Many of the parents walking their children to and from school are seen on the sidewalks NOW because there are no parked cars. PARENTS , CHILDREN AND MIDDLE SCHOOLERS HAVE NO CROSSWALKS . WHAT IS THE PLAN BEFORE THE REZONING? IN ADDITION TO MY QUESTIONS, I AM INCLUDING A COPY OF THE EMAIL I RECEIVED REGARDING WHEN THE REZONING MEETING WOULD TAKE PLACE. 0 Breyden Jager Breyden.Jager@tukwilawa.gov to me Hello Bonnie, 2 76 Thanks for providing your comments. I will ensure that they are entered into the public record, and they will be read during the public hearing, likely in early August. Thank you, Breyden Jager I Associate Planner Pronouns: He/Him/His Department of Community Development I City of Tukwila 6300 Southcenter Blvd, Suite 100 !Tukwila, WA 98188 Breyden.Jager(cr�tukwilawa.gov 1206.431.3651 Thank you for your time. Please submit my ongoing concerns about safety issues that have not been addressed. Bonnie J. Wong 206-683-5513 resident since 1989 CAUTION: This email originated from outside the City of Tukwila network. Please DO NOT open attachments or click links from an unknown or suspicious origin. Disclaimer The information contained in this communication from the sender is confidential. It is intended solely for use by the recipient and others authorized to receive it. If you are not the recipient, you are hereby notified that any disclosure, copying, distribution or taking action in relation of the contents of this information is strictly prohibited and may be unlawful. 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