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HomeMy WebLinkAboutReg 2023-11-06 Item 6A.3 - Ordinance - Rezone 13536 52nd Avenue South (Kovach Architect)COUNCIL AGENDA SYNOPSIS Initials Meeting Date Prepared by Mayor's review Council review 11/6/2023 IG ITEM INFORMATION ITEM No. 5.C. & 6.A. (3) STAFF SPONSOR: NORA GIERLOFF ORIGINAL AGENDA DATE: 11/6/2023 AGENDA ITEM TITLE Request for rezone from Low Density Residential to High Density Residential at 13536 52nd Avenue S. This is a quasi-judicial matter and any and all discussion related to this issue should occur during the meeting. CATEGORY ❑ Discussion Mtg 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 High Density Residential (HDR). REVIEWED BY ❑ Trans&Infrastructure Svcs ❑ Community Svcs/Safety ❑ Finance & Governance ❑ Planning & Community Dev. ❑ LTAC ❑ Arts Comm. ❑ Parks Comm. ❑ Planning Comm. DATE: 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 79 80 TO: FROM: BY: City of Tukwila Allan Ekberg, Mayor INFORMATIONAL MEMORANDUM Committee of the Whole Nora Gierloff, Department of Community Development Director Isaac Gloor, Associate Planner 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 High 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 High Density Residential (HDR) on a vacant parcel located at 13536 52'd Ave S. The rezone would permit any use permitted in the HDR zoning district, subject to all City regulations. DISCUSSION See attached Staff Report along with Attachments A thru 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 High Density Residential (HDR). ATTACHMENTS Staff Report with Attachments A — E. 81 82 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUKWILA, WASHINGTON, REZONING CERTAIN REAL PROPERTY LOCATED AT 13536 52ND AVENUE S., TUKWILA, FROM LOW DENSITY RESIDENTIAL (LDR) TO HIGH DENSITY RESIDENTIAL (HDR); 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 13536 52nd Avenue S. (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 High Density Residential; and WHEREAS, on May 9, 2023, the City mailed a Notice of Application to the surrounding property owners and tenants, and on May 23, 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 July 18, 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 13536 52'd Ave S 10-30-23 I. Gloor A.Youn Page 1 of 3 83 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 13536 52nd Avenue S., Tukwila, Washington. The site is further identified as King County tax parcel 0003000005. The site is hereby approved to be rezoned from Low Density Residential to High 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 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 publication 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 13536 52'd Ave S 10-30-23 I. Gloor A.Youn Page 2 of 3 84 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 13536 52nd Ave S 10-30-23 I. Gloor A.Youn Page 3 of 3 85 86 APPLICANT: REQU EST: LOCATION: HEARING DATE: NOTIFICATION: City of Tukwila Allan Ekberg, Mayor Department of Community Development - Nora Gierloff, AICP, Director STAFF REPORT TO THE TUKWILA CITY COUNCIL November 6, 2023 5/9/2023: Mailed to properties within 500' radius 5/9/2023: Site Posted 5/23/2023: Public Information Meeting Notice of hearing published in the Seattle Times FILE NUMBERS: L22-0127 - Rezone and Comprehensive Plan Amendment E23-0003 - SEPA Andrew Kovach, Kovach Architects Change Comprehensive Plan and zoning designation from Low Density Residential (LDR) to High Density Residential (HDR). 13536 52nd Avenue S, Tukwila, WA (Tax Parcel 0003000005) CURRENT COMPREHENSIVE PLAN/ZONING DESIGNATION: Low Density Residential (LDR) SEPA DETERMINATION: STAFF: ATTACHMENTS: Determination of Nonsignificance issued July 18, 2023 Isaac Gloor, Associate Planner A. Site + Current Zoning Map B. Proposed Zoning Map C. Applicant Response to Criteria D. HDR Zoning Development Standards (TMC 18.14) E. Public Comments Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov 87 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 2 of 19 BACKGROUND/PROPOSAL Summary of Proposed Actions The applicant requests an amendment to the Comprehensive Plan and Zoning map designations from Low Density Residential (LDR) to High Density Residential (HDR) on a vacant lot approximately 13,494 square feet in area, located at 13536 52nd Avenue South, Tukwila. (Attachment A) 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 HDR use would be permitted, subject to all City regulations. In 2016, an application was reviewed and denied by the City Council to rezone this property from Low Density Residential (LDR) to Regional Commercial Mixed Use (RCM). Under the current LDR zoning the lot proposed for rezoning is large enough for possible division into two legal residential lots with a single-family home on each. 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 Non -Significance was issued on June 15, 2023. Land Use - Comprehensive Plan and Zoning The property became part of Tukwila in 1989 as part of the Foster annexation. At the time of annexation, the property was zoned Professional Office to reflect the prior King County zoning. When the Comprehensive Plan and city-wide zoning were reviewed in 1994, the area was not considered appropriate for continued office designation, primarily due to poor visibility from Interurban Avenue, the narrow 10-to-15-foot residential access streets, and residential sized lots. Medium -Density Residential designation was considered, but Low -Density Residential was ultimately chosen. Vicinity and Site Information The proposed rezone site is located approximately 325 feet from Interurban Avenue. The site is close to bus routes with rapid access to Tukwila International Boulevard Light Rail Station, Downtown Seattle, and Southcenter. Parcels zoned LDR are adjacent to the property to the north, south, and west. RCM zoning is located immediately east and along Interurban Avenue. The DRA Professional Center, a 4-story office building, is located across 53rd Avenue South. Transportation The subject site lies along 52nd and 53rd Avenues South, which currently serve vehicular, bike, and pedestrian traffic from both single- and multi -family developments in the immediate vicinity. The property has no sidewalks along its frontage. The nearest transit is a King County Metro bus stop served by Route 150, approximately 450 feet from the site. 88 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 3 of 19 LIR 9.722023. Zoning Map N. A. .3i+'maTT,,� , 125153 351 35 12313 .11619 RCM �> IMO "\ ; \ \ \ DU 5 135Ri1 15596] LAR0310 .5312 36111 • I 5306. \ \ MAR !I n nn5nn 2 eS •� �.. 135- — ISS35 1M1I - 'LOP 1361I - 1 - I361f .�` e ' LAR ,.�.• 6�'P LAR fig�. lat. 1.3.2.22 PM = Pepe M. Medium Density 192292 UUI oS PUP.* RCM R9m5210/enrt,Ulal255225e 110191115p9 CLI Cammertlal 1.10911r01291951 reeremm/ryL.alei Dore Y e 220513 LOR Law omaNae+amllel a ov B 'OMB 0.01 0.03911 d 1.01 m 0.29 0050m w555 w. _r.aFiw.mM, '_cv. w,n.waB,n..,. Figure 1: Existing Zoning Map Environmental Conditions The proposed rezone site is a vacant, sloping lot with grass, some trees and shrubs and a concrete retaining wall on the north and east sides of the lot. There are several non -conforming residential uses in the vicinity, including a six -unit apartment building and a small tri-plex north across 52nd Avenue South. The site is in the vicinity of the reported Tukwila Coal Mine, according to the City of Tukwila's Abandoned Underground Coal Mine Hazard Assessment Area Report. Per the City of Tukwila Geologic Hazard maps, the property includes slopes between 15 and 40 %. Most of the property is shown as having landslide potential per the City of Tukwila's geologic hazard maps. The eastern portion of the site is mapped showing Class 3 areas (high landslide potential), with portions of the western side shown as Class 2 (moderate landslide potential). See Figure 2. No sensitive habitats are known to exist on site. It is expected that there would be no major issues with developing this site that would arise from critical areas; that said, the responsibility is on the landowner to verify site conditions. 89 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 4 of 19 Critical Areas Map 13525 13616 UN/T 2 13616 UNI1 1 13622 UNIT 1 13622 UN-I'13612 1350 613/ 13634 8/7/2023, 2:20,23 PM 'Parcels • Addresses (Tuk (Tukwila) ^ •:icy LirniMdme Hazard Area Buildings FEMA Flood6lain 100yr area 202 Landslide Hazard Area Class 2 • Moderate 13710 6 13710 137104 137105 13705 A100 13712 1 ` 13745 B307 19445 84a2 13745 8100 13745 0201 1,2,257 o 001 0.03 0.05 mi 0 0.02 0.04 0.00 km CUq4ruw,n...1 =s°'"'t E t. r o , usas Iron weermpatuararawts Ps�camrnunrorar.,c«.tnourns., erReno. NI,.Co , WAS. Pan,MS, 0perewreeu.eu, hticnnoti.E., HERE. cem.m saanam.rxurern.ulwe Inc ET IMP., uses. aureall a Land UartoUemeM, EPA. t+Ps. US COW. Bureau. USI. Figure 2: Environmentally Critical Areas Map 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 Design Review, Project SEPA, and development permitting. No relevant comments pertaining to the rezone action itself were received. Development Regulations Comparison: LDR vs. HDR Height: A structure built within the LDR zoning district may reach a maximum height of 30 feet. If the parcel were to be rezoned to HDR, a potential future structure could reach the height of 45 feet, an increase of 15 feet from current standards. Unit Density: Per TMC 18.10.060, the LDR zoning district requires a minimum lot size of 6,500 SF. Therefore, under the existing LDR zoning, the property could be divided into 2 parcels. Each parcel in the LDR district allows a total of one single-family home, as well as one accessory dwelling unit (ADU), equating to 4 total potential dwelling units. If the parcel was rezoned to HDR, which requires 2000 sf of lot space per residential unit, the lot size would permit 6 dwelling units, an increase of 2 units from the current standards. However, the final number of units could be fewer to accommodate space needed for roads or other utilities; the maximum number of units is dependent on all development standards being met. Scale and Design: The LDR zoning district does not restrict the bulk or scale of a single-family home beyond height restrictions. The HDR zoning district permits taller buildings, up to 45 feet, but requires that they, along with the remainder of all 90 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 5 of 19 development on the site, occupy only 50% of the parcel. This is a reduction in development coverage from the LDR zoning district, which allows development on 75% of the parcel. Additionally, development of a single- family home is not subject to design review, while a multi -family building would be required to comply with the City's design review requirements. Bulk and scale impacts of any project developed pursuant to the proposed rezone would be addressed by the City's development standards, design review requirements, and tree protection, planting, and landscaping codes. Specific scale and design impacts of proposed development will be determined at the time of a future project review, should a proposal be submitted to the City. Transportation: The proposed rezone will increase the development capacity on the subject parcel from 4 residential dwelling units to 6 residential dwelling units. Projects developed pursuant to the proposed rezone may generate a proportionate volume of traffic, which may be higher than projects developed pursuant to the current zoning. It is not expected that the number of housing units permitted under the HDR zoning district would result in a significant impact on traffic and transportation. However, the transportation impacts of individual projects developed subsequent to a rezone to HDR would be evaluated through 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. Public Comment On May 23, 2023, staff held a public information meeting for residents and property owners within 500 feet of the site. Staff received written comments from three nearby residents. (Attachment E) The key issues raised include: • potential view impacts from a structure achieving the maximum height permitted in the HDR zoning district. • lack of privacy if the site is developed to the maximum permitted density. • noise impacts from additional residents. • traffic impacts to the neighborhood. • the potential displacement of trees, birds, squirrels, and other wildlife living on the site. • property tax impacts on neighboring properties from a future development. Additionally, comments were made regarding a proposed structure that the owner of the property submitted in the documentation as part of this rezone request. These comments related, in part, to the proposed impervious surface coverage, the amount of parking proposed to be provided, the landscaping plan, and the adverse impact on low-income residents in the neighborhood due to perceived property tax increases from nearby new development. While these comments are included in the attachments for this application, 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. Development specific items would be addressed if/when a project proposal is submitted to the city. 91 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 6 of 19 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. 1. The proposed amendment to the zoning map is consistent with the goals, objectives and policies of the Comprehensive Plan Applicant cites the following Comprehensive Plan elements: Element 1: Community Image and Identity Goal 1.1: A community of inviting neighborhoods and vibrant business districts. Policy 1.1.2: Strengthen the image and character of Tukwila's distinct areas and neighborhoods. o Applicant Statement: ■ Direct existing sidewalk access to the adjacent public transit facilities encourages non - motorized modes of transportation in alignment with the "Walk and Roll" objectives. The Project site is situated across the street from apartment dwellings, strategic park -and - ride facility, a professional office building, and adjacent to single family residential neighborhoods. The prominent intersection of diverse uses and occupancies benefits from the convenient location of additional residential housing. The local residential identity is enhanced by a small multifamily project that serves as a transition between the adjacent mixed use office/residential building and the neighborhood. o Staff Response: ■ The neighborhood, in particular parcels immediately across 52'd Ave S and 53rd Ave S, is home to structures with diverse uses and scale including a 4-story commercial structure and a small multifamily building. A use consistent with the development standards of the proposed HDR zoning district would not appear out of character with these uses. If it were to be developed to the greatest density permitted in the HDR, it has the potential to achieve 6 residential units, roughly similar to the existing apartment complex across 52" Ave S. Element 2: Economic Development Page 2-3: Encourage growth into certain areas through the use of zoning and developmental regulations. o Applicant Statement: ■ Changing the present zoning of the subject property to compliment the adjacent RCM zoning will bring additional economic opportunity to a long standing vacant lot with the introduction of additional neighborhood accessible residential housing that will bring new tax base opportunities to the neighborhood. The connection to and use of city utilities will add city revenue and the provision of available parking will enhance the functionality and viability of adjacent DRA Office Building who's (sic) occupancy of professional services are available to the surrounding community. 92 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 7 of 19 o Staff Response: ■ The applicant cites no goal or policy. Policy 2.1.18 directly relates to the City promoting development, however, it is meant to refer to the Southcenter area. Element 3: Housing Goal 3.1: The City of Tukwila provides the City's fair share of regional housing. Policy 3.1.1: Provide sufficient zoned housing potential to accommodate future single- and multi- family households to meet the regional growth target of 4,800 new housing units by 2031. Policy 3.1.2: Work with residents and property owners to consider housing options that meet current and future needs. o Applicant Statement: ■ The proposal is consistent with planning goals by providing a transitionary project of higher residential density and housing option type in an area compatible and complimentary to adjacent multifamily residences and commercial office development. o Staff Response: ■ This rezone would increase the residential development potential of this parcel, from the current potential maximum of two single family units, to a potential maximum of 6 units in a multifamily structure. This parcel lies between commercial properties zoned Regional Commercial Mixed Use (RCM), developed with commercial uses, and the LDR zoning district, developed with single-family homes. The City utilizes higher density residential zoning districts as transitional areas between single-family neighborhoods and commercial districts in other areas of Tukwila Hill. For example, an HDR zoned parcel near the intersection of 58th Ave S and S 142nd street lies between the LDR and the RCM districts, and is developed with a 3 story, 13-unit building. Similar scenarios occur along Interurban Ave S, extending to its intersection with Southcenter Boulevard. This rezone would be similar in nature to those existing transitional housing zones, which provide a tapering in use intensity from Interurban westward. .-` eciOaLon overlay,. e \e� lion, `+ y��e� Figure 3: Existing HDR Zoned Parcel on Tukwila Hill (1408158th Ave 5) 93 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 8 of 19 Figure 4: Existing HDR Zoned Parcels on Tukwila Hill (East of 62nd Ave 5) Goal 3.2: The City of Tukwila has safe, healthy and affordable homes for all residents in Tukwila. Policy 3.2.1: Provide zoning that allows a variety of housing throughout the City to allow for diverse, equitable neighborhoods. o Applicant Statement: ■ The proposal is consistent with planning goals by providing housing type options in an area compatible and complimentary to adjacent multifamily and single family residences. o Staff Response: ■ A zoning of HDR would increase the development capacity of the parcel and allow for additional mixing of housing types in this neighborhood which traditionally has featured both single-family homes and small multifamily residences. 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. ■ Additionally, Tukwila's single family home stock is less diverse than its multi -family home stock. Approximately 57% of Tukwila's single-family homes are occupied by households that identify as white, exceeding the percentage of Tukwila's overall white population (33%). While approximately 19% of Tukwila identifies as Black or African American, households with that racial identity occupy only 8% of Tukwila's single-family homes. These statistics highlight historic inequities as well as current economic factors that put single family homes, on average the most expensive form of housing, out of reach for many of Tukwila's residents. Policy 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. 94 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 9 of 19 Policy 3.2.3: Provide sufficient appropriate zoning for housing of all types, including government - assisted housing, housing for low-income families, manufactured housing, multi- family housing, and group homes and foster care facilities, subject to conditions that appropriately integrate them into existing neighborhoods. o Applicant Statement: ■ The proposal is consistent with Policies 3.3.2 and 2.2.3 by providing smaller housing units in an area predominated by larger single family residences. Proximity to a major transit facility, live work options, and integrated secure parking and tenant storage add to the affordability and diversity of the housing proposal. o Staff Response: ■ As stated previously, homes in multifamily structures are on average more affordable than homes in single family buildings, primarily due to sharing land costs between all residential units on a parcel and smaller unit sizes. Homes in multifamily structures typically also have lower energy costs and require less infrastructure per housing unit. Element 4: Natural Environment Goal 4.8: Surface water generated by urban development does not exceed pre -development discharge rates. Policy 4.8.2: Require that all proposed development applications identify hydrologic features, both on and off -site, that could be impacted by the project. Evaluate and prevent project impacts on on -site and off -site watercourses, wetlands, drainage features and springs to avoid adverse impacts to existing sensitive area hydrology. o Applicant Statement: ■ The proposal is consistent with Policies 4.8.2 by providing project storm drainage analysis and developing a storm drainage management plan constant with the policies of the City of Tukwila and State Codes. o Staff Response: ■ Any future development proposed will be required to comply with all aspects of the Tukwila Municipal Code, including those regarding critical areas. This is true whether this rezone application is approved or denied. Goal 4.12: Trees are recognized by Tukwila citizens, businesses, City staff and decision -makers for their benefits to the environment, urban infrastructure and their aesthetic value. Policy 4.12.1: Develop a formal urban forest management plan to promote and guide preservation, restoration and maintenance of a sustainable urban forest, using the goals and policies of this chapter as a basis for guidance. o Applicant Statement: ■ The proposal is consistent with Policies 4.12.1 by providing street trees on two street frontages along common property boundary lines and within the open space servicing the residential component of the project. 95 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 10 of 19 o Staff Response: ■ Any future development proposed will be required to comply with all aspects of the Tukwila Municipal Code, including those regarding tree retention, planting, and landscaping. This is true whether this rezone application is approved or denied. Element 6: Parks, Recreation, and Open Space Goal 6.1: Safe, Convenient and Connected System — Parks, recreation opportunities and open spaces that are close to home and/or work and that are interconnected by safe streets, off-street trails and public transportation. Policy 6.1.3: Link parks to neighborhood gathering spots and other destinations in the community and region such as schools, neighboring jurisdictions, regional parks and natural areas, and major employment centers. Policy 6.1.12: Maximize potential and capacity of existing parks and recreation resources to offset existing and future demand. Implementation Strategy: Consider the street sidewalk system as a link in the connecting network, when necessary. o Applicant Statement: ■ The proposal is consistent with Policies 6.1.3 and 6.1.12 by new sidewalks per City of Tukwila development standards that will help link the neighborhood to nearby parks and recreation facilities within walking and bicycling distances benefiting both future tenants and existing neighborhood residents. o Staff Response: ■ A multifamily development would be allowed under the proposed zoning of HDR. If one were to be developed, TMC would require sidewalks to be installed on the property's frontages. Those sidewalks would provide greater circulation of pedestrians in the neighborhood. Alternatively, should the site remain within the Low -Density Residential zoning district, it could be split via the short plat process into two lots, each with single-family homes and Accessory Dwelling Units. The TMC does not require either single-family homes or two lot land divisions to install street improvements- in this scenario, no sidewalks would be required. Goal 6.2: A Network of Green Spaces — Recreational amenities, historical sites, rivers, wetlands, creeks, and other natural resources that are connected to each other and neighboring networks of lands. This network defines Tukwila as a Northwest city, and includes visually significant bands of vegetation that contrast with the built environment. Policy 6.2.1: 6.2.1 Recognize that the City's open space network will be made up of public and private lands that provide or have the potential to provide the following functions: o Passive recreational resources; o Non -motorized transportation links between network lands; o Flood control functions and stormwater detention; o Water quality enhancement, such as biofiltration; 96 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 11 of 19 o Preservation of and public access to community landmarks that help make up the City's identity, including the river and historic sites; o Urban forest preservation and enhancement, and vegetated corridors; o Wildlife habitat and opportunities for salmon habitat enhancement; and/or o Other public benefit. o Applicant Statement: ■ The proposal is consistent with Policies 6.2.1 by providing 3,200 sf of landscaped passive open space creating wildlife habitat and opportunities for rest and relaxation in a natural environment. o Staff Response: ■ This rezone request is not tied to any specific project proposal. No review has been made of any specific development, and the amount of required landscaping and open space will be determined upon submittal of a development project that complies with the requirements of the zoning district of the property. Any future development proposed will be required to comply with all aspects of the Tukwila Municipal Code, including those regarding open space and landscaping. This is true whether this rezone application is approved or denied. Element 7: Residential Neighborhoods (Tukwila Hill) Goal 7.3: Neighborhood Quality: Stable residential neighborhoods that support opportunities for improved educational attainment, employment, engagement, economic security, and personal safety. Policy 7.3.2: Improve the public infrastructure in all neighborhoods to an equivalent level of quality, with an emphasis on sidewalks. o Applicant Statement: ■ The project is consistent with Policy 7.3.2 by providing new sidewalk, curb, and gutter along two street frontage ROW's currently either unimproved or marginally improved. o Staff Response: ■ This rezone request is not tied to any specific project proposal. No review has been made of any specific development, and the required sidewalks, curbs, and gutters along the frontages of this property will be determined upon submittal of a development project that complies with the requirements of the zoning district of the property. However, properties developed with multi -family structures are often subject to additional infrastructure improvements than those developed with single-family structures, such as requirements to install frontage improvements including curb, gutter, and sidewalks. Goal 7.4: Neighborhood Sustainability: Continuing enhancement and revitalization of residential neighborhoods to encourage long-term residency and environmental sustainability. Policy 7.4.2: Decrease greenhouse gas emissions through land use strategies that promote a mix of housing, employment and services at densities sufficient to promote walking, bicycling, transit and other alternatives to auto travel. 97 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 12 of 19 o Applicant Statement: ■ The proposal is consistent with Policy 7.4.2 by providing a smaller apartment housing option in contrast to the neighborhoods predominately single family residential nature at a density sufficient to promote walking, bicycling, transit and other alternatives to auto travel. New sidewalks and landscape planters will be provided as a (sic) part of the development plans. o Staff Response: ■ Rezoning this property to the HDR zoning district would permit housing at a higher density than is currently allowed, within short walking distance of major transit stops and on a designated bicycle route. The site is within 450 feet of a transit stop served by King County Metro Route 150, which provides 15-minute frequencies throughout the day, 7 days a week, to destinations north as far as downtown Seattle via 1-5, and destinations south as far as Kent Station via the Tukwila Urban Center and Southcenter Mall. The site is also less than 500 feet from the Duwamish River Trail, a critical route providing pedestrian and bicycle access throughout Tukwila and into neighboring communities. Goal 7.5: Neighborhood Development: Tukwila's residential neighborhoods have a high -quality, pedestrian character with a variety of housing options for residents in all stages of life. Policy 7.5.1: Encourage resident identification with the neighborhood through physical improvements and programs including neighborhood gathering spots, landmark designation and improvement, and streetscape improvements. Policy 7.5.2: Ensure that residential development, when applicable, reflects high design quality in harmony with identified, valued features of the natural environment and historic development. Policy 7.5.3: Support single-family residential in -fill housing that is in harmony with the existing neighborhood as a means of achieving adequate, affordable and/or diverse housing. Policy 7.5.4: Encourage single-family residence design to foster a sense of safety and security. Policy 7.5.5: Develop neighborhood -specific single-family regulations that encourage compatibility with the existing scale of residential structures in the neighborhood; provide an appropriate relationship of lot area, building scale and building siting; and maintain a sense of community (e.g., mature trees, pedestrian scale, sensitive transition between public and private spaces). o Applicant Statement: ■ The proposal is consistent with Policy 7.5.1-7.5.5 and Implementation Strategies by providing location sensitive design features that include high quality materials, appropriate modulation to the residential neighborhood, pedestrian scale use of materials and architectural detailing, employing measures to minimize building height, canopy to shade and conceal open parking stalls, below grade parking, parking exceeding twice code requirement, below grade tenant storage to increase efficiency of residential units, abundant landscape screening, canopy, visual interest, and color and limiting exposure to adjacent residential properties to two stories with well defined transitions between public and private space. Extra parking helps relieve current neighborhood over -demand for parking and helps encourage less residential on -street parking uses. 98 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 13 of 19 o Staff Response: ■ This rezone request is not tied to any specific project proposal. No review has been made of any specific development, and the required design standards, sidewalks, curbs, gutters, and other frontage improvements for this property, will be determined upon submittal of a development project that complies with the requirements of the zoning district of the property. However, properties developed with multi -family structures are often subject to additional infrastructure improvements and design standards than those developed with single-family structures, such as requirements to install frontage improvements including curb, gutter, and sidewalks. Policy 7.5.10 Ensure that all multi -family residential developments contribute to a strong sense of community through: • site planning focused on neighborhood design integration; • building design architecturally linked with the surrounding neighborhood and style; • streetscapes that encourage pedestrian use and safe transition to private spaces, with trees reducing the effects of large paved areas; • recreational spaces and facilities on site; • creative project design that provides a diversity of housing types within adopted design criteria, standards and guidelines; and • operational and management policies that ensure safe, stable living environments. o Applicant Statement: ■ The project is consistent with Policy 7.5.10 by providing unique but neighborhood sensitive architectural design and style, pedestrian friendly courts, sidewalks, seating areas, abundant canopy trees surrounding parking and sidewalks, residential open space areas in addition to viewing decks, and residential units that offer a compact and convenient alternative to nearby single family residences. o Staff Response: ■ This rezone request is not tied to any specific project proposal. No review has been made of any specific development, and the required design standards will be determined upon submittal of a development project that complies with the requirements of the zoning district of the property. However, properties developed with multi -family structures are subject to additional design standards than those developed with single-family structures. GOAL 7.6: Neighborhood -Supportive Commercial Areas : Neighborhood -supportive commercial areas, including Residential Commercial Centers, that bring small commercial concentrations into and adjacent to existing residential neighborhoods to improve existing residential areas while providing products and services to nearby residents. Policy 7.6.1: Link commercial areas located within approximately one -quarter -mile of residential areas with high -quality pedestrian and bicycle access facilities. Policy 7.6.3: Employ appropriate design elements to blend in with the character of the residential neighborhood. Policy 7.6.4: Encourage new construction rather than converting existing residential structures to commercial uses. 99 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 14 of 19 Policy 7.6.6: Create a logical and harmonious division between commercial or industrial uses and residential uses by using changes in topography and through appropriate development standards, including street design. Policy 7.6.7: Ensure appropriate structural transitions between commercial and residential zones. o Applicant Statement: ■ The project is consistent with Policy 7.6.1-7.6.7 by providing a small scale high quality apartment project with approachable street frontage with sensitive design transitions to office and residential occupancies through architectural detail and material choices, both being sympathetic to the scale and complexity of surrounding residential homes, apartment buildings, and commercial development. Ample landscaping is proposed to help soften and buffer the transition to adjacent single family residence. The natural slope of the property maintains two story exposure to adjacent single family residential lots with daylight basement exposure to commercial property, apartments, and street frontages. o Staff Response: ■ This rezone request is not tied to any specific project proposal. No review has been made of any specific development, and the required frontage improvements and landscaping will be determined upon submittal of a development project that complies with the requirements of the zoning district of the property. However, properties developed with multi -family structures are subject to additional frontage improvement requirements and landscaping standards as set forth in Tukwila Municipal Code Chapter 18.52: Landscape Requirements; single-family developments are not held to the requirements of 18.52. Chapter 18.52 works to establish requirements for landscaping to accomplish the following: o Implement the Urban Forestry Comprehensive Plan goals and policies by increasing tree canopy throughout the City to improve air quality; promote the health of residents, visitors and employees; and reduce heat islands and storm water flows. o Support the low impact development goals of the Comprehensive Plan and the City's National Pollution Discharge Elimination System permit. o Promote safety. o Provide screening between incompatible land uses. o Mitigate the adverse effects of development on the environment. o Improve the visual environment for both residents and nonresidents. o Regulate the protection of existing landscaping. o Establish requirements for the long-term maintenance of required landscaping. o Establish procedures for modifying landscaping requirements and penalties for violations of the landscaping code. Element 13: Transportation Goal 13.1: General Transportation Policies Policy 13.1.2: Focus on transportation efficiency by maximizing the movement of people with streets that are designed to be safe for all transportation modes, accommodating existing land uses while designing for the future. 100 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 15 of 19 o Applicant Statement: ■ Development of the subject property with the provision more than double code required parking and implementing shared parking strategies will help reduce local neighborhood on -street parking promoting pedestrian and transportation safety consistent with the goals of this policy. Alternative transportation options such as walking, bicycling, transit, and live/work opportunities are available to project users by way of convenient proximity to city bicycle and walking trails, park -and -ride, and transit lines. On -site and nearby employment opportunities will help reduce traffic load to local streets lessening the need for congesting on -street parking and promoting transportation efficiency and safety. o Staff Response: ■ This goal and policy does not apply to private development utilizing right of way. Additionally, this rezone request is not tied to any specific project proposal. In association with the permitting process of new multi -family development, the City levies traffic concurrency fees proportional to the impact that the proposal will have on the transportation system to fund infrastructure improvements. Policy 13.1.11: Encourages supporting electric vehicle charging stations and other alternative fuel sources, as available. Use of the subject property that includes parking can include an electric vehicle charging station consistent with this policy. o Applicant Statement: ■ The project development plan includes electric vehicle charging stations at a 1:3 ratio of stations to residential units. o Staff Response: ■ This rezone request is not tied to any specific project proposal. Goal 13.2: Street Network Policies Policy 13.2.10: Evaluate street improvement projects for the inclusion of features that support the Complete Streets policy and the Walk and Roll Plan in order to encourage walking, bicycling and transit use. o Applicant Statement: ■ The proposal is consistent with strategy goals by providing street improvements at a strategic intersection that will include new sidewalks, curbs, planting strips, and proper street drainage that will provide needed linkages for City Bicycle Friendly Routes, and the Walk and Roll Non -motorized Transportation Plan Routes. Project residential occupants as well as surrounding neighborhood and transit center users will benefit from improved and safer access to these City provided programs and use will be encouraged. 101 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 16 of 19 o Staff Response: ■ These goals and policies do not apply to private development utilizing right of way. Additionally, this rezone request is not tied to any specific project proposal. Policy 13.2.11: Design intersections and sidewalks to promote pedestrian safety and foster walking as a viable mode of transportation. Policy 13.2.12: Include roadside plantings whenever feasible for street and road improvement projects on slopes to help mitigate the land used for roadway and sidewalk improvements. o Applicant Statement: ■ Development of the subject property will include street ROW sidewalks and plantings consistent with policy 13.2.10, 13.2.11, and 13.2.12. The currently unimproved southwest corner of 52nd Ave. S and 53rd Ave. S intersection will have improved accessibility and safety providing better linkage to City walking and bicycling trail systems. o Staff Response: ■ These goals and policies do not apply to private development utilizing right of way. Additionally, this rezone request is not tied to any specific project proposal. Policy 13.4.8: Encourage and support public transportation services. The project is consistent with this policy by helping to extend safe access routes to nearby park and ride and public transportation. Goal 13.6: Non -Motorized Transportation Policies Policy 13.6.1: Consider and provide for all users of the roadway, including pedestrians and bicyclists, as appropriate, when new streets and street improvements are made. Policy 13.6.3: Include pedestrian and bicycle improvements in street improvement projects, as appropriate. The prioritized list of missing sidewalk linkages and the Bicycle Friendly Routes map adopted with the Walk and Roll Non -motorized Transportation Plan is the priority network to connect schools, employment centers, parks, shopping and other local and regional destinations. Policy 13.6.6: Construct neighborhood links by providing additional sidewalks and trails as opportunities and development occur. o Applicant Statement: ■ Rezoning and development of the subject property to include street frontage improvements will provide additional linkage consistent with goals of policies 13.6.1, 13.6.3 and 13.6.6. Planned pedestrian and bicycle friendly routes pass alongside the subject property. o Staff Response: ■ This rezone request is not tied to any specific project proposal. 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. • Staff Analysis: TMC 18.14.010, regarding the purpose of the High Density Residential (HDR) district, states 102 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 17 of 19 "..intended to provide a high -density, multiple family district which is also compatible with commercial and office areas." (Attachment D) The proposed HDR zoning would allow development that is more intensive than some neighboring single-family homes, but of similar or lesser intensity than nearby commercial and 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 • Staff Analysis: There have been no zoning changes in this area since 1995 when the current zoning was instituted. Only one new building —the DRA Professional Center-- has been constructed nearby, in the RCM zone, in 2011. There has been no change to the existing LDR zone since the previous zoning became effective. Since 1995, fewer housing units have been constructed in the City of Tukwila than have been set by our housing goals. King County sets Countywide Planning Policies and growth targets, and reports that "Since 2006, Tukwila has grown at 6% of the pace needed to achieve its 2035 housing growth target of 5,626 units. During this period, the total number of housing units in Tukwila grew by roughly 2%. At this current rate, Tukwila is under the production pace needed to meet its 2035 growth target and needs to grow at an annual rate of 3.2% to reach its remaining target by 2035." 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. • Staff Analysis: A rezone from Low -Density Residential to High -Density Residential would increase the potential for a small multifamily building 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 dominated by other residential uses of similar intensities. Additionally, higher residential densities provide additional support to local businesses, such as the commercial building located across the street from this property, and increases those living within close walking distance of transit. 103 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 18 of 19 CONCLUSIONS Criteria 1: Consistency with Comprehensive Plan: • The rezone is consistent with the following Comprehensive Plan policies: o Policy 3.1.1: Provide sufficient zoned housing potential to accommodate future single- and multi -family households to meet the regional growth target of 4,800 new housing units by 2031. ■ This rezone proposal would increase zoned housing potential. o Policy 3.2.1: Provide zoning that allows a variety of housing throughout the City to allow for diverse, equitable neighborhoods. ■ This rezone proposal would permit additional variety of housing in a neighborhood that historically has been home to both multifamily and single-family housing. o Policy 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. ■ This rezone proposal would enable a wider variety of housing types to be built in an established neighborhood, increasing housing opportunities. o Policy 3.2.3: Provide sufficient appropriate zoning for housing of all types, including government - assisted housing, housing for low-income families, manufactured housing, multi- family housing, and group homes and foster care facilities, subject to conditions that appropriately integrate them into existing neighborhoods. ■ This rezone proposal would help provide appropriate zoning for multifamily housing in a neighborhood that historically has been home to both multifamily and single-family housing, in a transitional parcel between commercial and single-family uses. Criteria 2: Consistency with Zone: • The High -Density Residential zoning district would allow a small multi -family structure on the site, in scale with existing nearby multi -family structures and of lesser intensity than the neighboring commercial structure. Criteria 3: Changed conditions: • A 4-story commercial structure was constructed across the street from this parcel, in 2011, in the Regional Commercial Mixed Use zoning district. • There have been no zoning changes in the vicinity since the LDR and RCM zoning was instituted in 1995. • 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. 104 L22-0127: Rezone and Comprehensive Plan Amendment Staff Report Page 19 of 19 • 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 transit rich location near existing businesses and other multi -family structures. RECOMMENDATION Staff recommends approving the rezone from Low Density Residential (LDR) to High Density Residential (HDR) with no conditions. 105 106 Current Zoning Map 1s3501 �XCP.Otkirt Ar Go 10/26/2023, 11:35:02 AM Parcels City Limits Buildings Addresses (Tukwila) Zoning LDR Low Density Residential RCM Regional Commercial Mixed Use Overlay Area 1:1,128 0 0.01 0.01 I i 0.02 mi 0 0.01 0.02 0.04 km City of Tukwila, King County, King County, Sources: Esri, HERE, Garmin, FAO, NOAA, USGS, © OpenStreetMap contributors, and the GIS User Community Web AppBuilder for ArcWeb AppBuilder for Arlin 7 Tukwila Technology Services I City of Tukwila, King County i King County I Esri Community Maps Contributors, City of Renton, King County, WA State Parks GIS, © OpenStreetMap, Microsoft, E r, 108 Proposed Zoning Map 10/2612023, 11:35:02 AM Parcels City Limits Buildings • Addresses (Tukwila) Zoning L LDR Low Density Residential R M Regional Commercial Mixed Use a AeA Overlay Area HDR High Density Residential 1:1,1 6 0 001 001 0A2 mi 0 0.01 0.02 0.04 km CiY of Tukaaa, FCiig County, King Count, Sources: Esri, HERE, Garvin, FAO, NOVA, USGS, h: Opal -Gimp -Amp oonIrGutors, and Ina GIS uso• C mmunity Wet. ppE Li Icier tptArW15 "Lawn T'.r.Fnringy Scrnrrs I Cty of TtJ iL , YCng Counnj I King County I Exn Canvniru y Maps Cantrihulnrx, City o' Renton. King Cowry, Wit Stara Parks GIS, Q CmonEITn 1Map. M¢rosoll, Exri, 109 110 E. 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; 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; 3. There are changed conditions since the previous zoning became effective to warrant the proposed amendment to the [Comprehensive Plan and ] Zoning Map; and 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. Response Submittal: (1) The proposed project and amendment to the zoning map is consistent with the goals, objectives, and policies of the Comprehensive Plan by the following examples: Element 1 COMMUNITY IMAGE AND IDENTITY GOAL 1.1 A community of inviting neighborhoods and vibrant business districts. POLICIES Page 1 of 12 111 1.1.2 Strengthen the image and character of Tukwila's distinct areas and neighborhoods. Implementation Strategies: • Continue to implement the "Walk and Roll" Plan. • Support residential neighborhood identity where appropriate. Proposal consistency with the City's Comprehensive Plan: Direct existing sidewalk access to the adjacent public transit facilities encourages non motorized modes of transportation in alignment with the "Walk and Roll" objectives. The Project site is situated across the street from apartment dwellings, strategic park - and -ride facility, a professional office building, and adjacent to single family residential neighborhoods. The prominent intersection of diverse uses and occupancies benefits from the convenient location of additional residential housing. The local residential identity is enhanced by a small multifamily project that serves as a transition between the adjacent mixed use office / residential building and the neighborhood. Element 2 ECONOMIC DEVELOPMENT - Encourages growth into certain areas through the use of zoning and developmental regulations. The following are potential tools available to the City to enhance economic development in the City: v Industrial revenue bonds for certain areas Multi -family property tax exemption Changing the present zoning of the subject property to compliment the adjacent RCM zoning will bring additional economic opportunity to a long standing vacant lot with the introduction of additional neighborhood accessible residential housing that will bring new tax base opportunities to the neighborhood. The connection to and use of city utilities will add city revenue and the provision of available parking will enhance the functionality and viability of adjacent DRA Office Building who's occupancy of professional services are available to the surrounding community. Element 3 HOUSING GOAL 3.1 The City of Tukwila provides the City's fair share of regional housing. POLICIES 3.1.1 Provide sufficient zoned housing potential to accommodate future single- and multi -family households to meet the regional growth target of 4,800 new housing units by 2031. Page 2 of 12 112 3.1.2 Work with residents and property owners to consider housing options that meet current and future needs. The proposal is consistent with planning goals by providing a transitionary project of higher residential density and housing option type in an area compatible and complimentary to adjacent multifamily residences and commercial office development. GOAL 3.2 The City of Tukwila has safe, healthy and affordable homes for all residents in Tukwila. POLICIES 3.2.1 Provide zoning that allows a variety of housing throughout the City to allow for diverse, equitable neighborhoods. The proposal is consistent with planning goals by providing housing type options in an area compatible and complimentary to adjacent multifamily and single family residences. 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. 3.2.3 Provide sufficient appropriate zoning for housing of all types, including government- assisted housing, housing for low-income families, manufactured housing, multi- family housing, and group homes and foster care facilities, subject to conditions that appropriately integrate them into existing neighborhoods. The proposal is consistent with Policies 3.3.2 and 2.2.3 by providing smaller housing units in an area predominated by larger single family residences. Proximity to a major transit facility, live work options, and integrated secure parking and tenant storage add to the affordability and diversity of the housing proposal. Implementation Strategies: • Promote mixed -use developments with ground -level commercial space and residences, at and above the street level in specified areas. • Explore and develop incentive zoning, a housing trust fund, density bonuses, parking exemptions, deferred or reduced payment of impact fees, multi -family tax exemptions, and/or other tools to develop or maintain affordable housing that meets the needs of the community, specifically units sized and priced for low- and very -low- income residents. Element 4 NATURAL ENVIRONMENT Page 3 of 12 113 POLICIES GOAL 4.8 4.8.2 Require that all proposed development applications identify hydrologic features, both on and off -site, that could be impacted by the project. Evaluate and prevent project impacts on on -site and off -site watercourses, wetlands, drainage features and springs to avoid adverse impacts to existing sensitive area hydrology. The proposal is consistent with Policies 4.8.2 by providing project storm drainage analysis and developing a storm drainage management plan constant with the policies of the City of Tukwila and State Codes. GOAL 4.12 Trees are recognized by Tukwila citizens, businesses, City staff and decision -makers for their benefits to the environment, urban infrastructure and their aesthetic value. Urban Forestry POLICIES 4.12.1 Develop a formal urban forest management plan to promote and guide preservation, restoration and maintenance of a sustainable urban forest, using the goals and policies of this chapter as a basis for guidance. The proposal is consistent with Policies 4.12.1 by providing street trees on two street frontages along common property boundary lines and within the open space servicing the residential component of the project. Element 6 PARKS, RECREATION AND OPEN SPACE GOAL 6.1 Safe, Convenient and Connected System - Parks, recreation opportunities and open spaces that are close to home and/or work and that are interconnected by safe streets, off-street trails and public transportation. POLICIES 6.1.3 Link parks to neighborhood gathering spots and other destinations in the community and region such as schools, neighboring jurisdictions, regional parks and natural areas, and major employment centers. 6.1.12 Maximize potential and capacity of existing parks and recreation resources to offset existing and future demand. Implementation Strategies: Consider the street sidewalk system as a link in the connecting network, when necessary. The proposal is consistent with Policies 6.1.3 and 6.1.12 by new sidewalks per City of Tukwila development standards that will help link the neighborhood to nearby parks and recreation facilities within walking and bicycling distances benefiting both future tenants and existing neighborhood residents. Page 4 of 12 114 GOAL 6.2 A Network of Green Spaces - Recreational amenities, historical sites, rivers, wetlands, creeks, and other natural resources that are connected to each other and neighboring networks of lands. This network defines Tukwila as a Northwest city, and includes visually significant bands of vegetation that contrast with the built environment. POLICIES 6.2.1 Recognize that the City's open space network will be made up of public and private lands that provide or have the potential to provide the following functions: Passive recreational resources; The proposal is consistent with Policies 6.2.1 by providing 3,200 sf of landscaped passive open space creating wildlife habitat and opportunities for rest and relaxation in a natural environment. Element 7 RESIDENTIAL NEIGHBORHOODS (Tukwila Hill) NEIGHBORHOOD ACCESS Ideally, the built, natural and social environments in neighborhoods combine to provide opportunities for residents to interact, experience nature, enjoy leisure and physical activities, and to easily access food and other retail opportunities. However, many of Tukwila's neighborhoods lack sidewalks, paths and other amenities such as retail and services within walking distance. This limits residents' ability to enjoy their community and to get around without a motor vehicle. Tukwila's current regulations only require the construction of sidewalks for short plats/ single-family development projects of five or more contiguous lots. Sometimes, this has the inadvertent effect of discouraging maximum lot creation due to the increased cost of infrastructure (i.e., developers may create four lots when they have enough land for five). POLICIES 7.3.2 Improve the public infrastructure in all neighborhoods to an equivalent level of quality, with an emphasis on sidewalks. Implementation Strategies • Require sidewalks adjacent to all new development or participation in a no -protest LID with all new residential development in specified areas, in support of implementation of the Walk and Roll Plan • When possible, create flexible development standards to provide creative solutions to infill challenges for short plats or smaller developments, when development meets or exceeds the goals established by the Code and neighborhood groups and the Page 5 of 12 115 neighborhood outreach process but may not exactly conform to the written standards. The project is consistent with Policy 7.3.2 by providing new sidewalk, curb, and gutter along two street frontage ROW's currently either unimproved or marginally improved. GOAL 7.4 Neighborhood Sustainability: Continuing enhancement and revitalization of residential neighborhoods to encourage long-term residency and environmental sustainability. POLICIES 7.4.2 Decrease greenhouse gas emissions through land use strategies that promote a mix of housing, employment and services at densities sufficient to promote walking, bicycling, transit and other alternatives to auto travel. Implementation Strategies • Development of a variety of new housing, including single-family homes. • Require sidewalk and landscape planter for both sides of residential streets and on two-lane street improvements, where appropriate. • Require sidewalk and landscape planters in front of all multi -family developments, where appropriate. The proposal is consistent with Policy 7.4.2 by providing a smaller apartment housing option in contrast to the neighborhoods predominately single family residential nature at a density sufficient to promote walking, bicycling, transit and other alternatives to auto travel. New sidewalks and landscape planters will be provided as as part of the development plans. GOAL 7.5 Neighborhood Development: Tukwila's residential neighborhoods have a high -quality, pedestrian character with a variety of housing options for residents in all stages of life. GENERAL POLICIES 7.5.1 Encourage resident identification with the neighborhood through physical improvements and programs including neighborhood gathering spots, landmark designation and improvement, and streetscape improvements. 7.5.2 Ensure that residential development, when applicable, reflects high design quality in harmony with identified, valued features of the natural environment and historic development. 7.5.3 Support single-family residential in -fill housing that is in harmony with the existing neighborhood as a means of achieving adequate, affordable and/or diverse housing. 7.5.4 Encourage single-family residence design to foster a sense of safety and security. 7.5.5 Develop neighborhood -specific single-family regulations that encourage compatibility with the existing scale of residential structures in the neighborhood; provide an appropriate relationship of lot area, building scale and building siting; and maintain a sense of community (e.g., mature trees, pedestrian scale, sensitive transition between public and private spaces). Page 6 of 12 116 Implementation Strategies • Encourage off-street parking and garage and carport standards that reduce auto dominance, such as requirements for less visually prominent garages and/or front yard setbacks for garages. The proposal is consistent with Policy 7.5.1-7.5.5 and Implement Strategies by providing location sensitive design features that include high quality materials, appropriate modulation to the residential neighborhood, pedestrian scale use of materials and architectural detailing, employing measures to minimize building height, canopy to shade and conceal open parking stalls, below grade parking, parking exceeding twice code requirement, below grade tenant storage to increase efficiency of residential units, abundant landscape screening, canopy, visual interest, and color and limiting exposure to adjacent residential properties to two stories with well defined transitions between public and private space. Extra parking helps relieve current neighborhood over -demand for parking and helps encourage less residential on -street parking uses. MULTI -FAMILY RESIDENTIAL DEVELOPMENT POLICIES 7.5.10 Ensure that all multi -family residential developments contribute to a strong sense of community through: • site planning focused on neighborhood design integration; • building design architecturally linked with the surrounding neighborhood and style; • streetscapes that encourage pedestrian use and safe transition to private spaces, with trees reducing the effects of large paved areas; • recreational spaces and facilities on site; • creative project design that provides a diversity of housing types within adopted design criteria, standards and guidelines; and • operational and management policies that ensure safe, stable living environments. The project is consistent with Policy 7.5.10 by providing unique but neighborhood sensitive architectural design and style, pedestrian friendly courts, sidewalks, seating areas, abundant canopy trees surrounding parking and sidewalks, residential open space areas in addition to viewing decks, and residential units that offer a compact and convenient alternative to nearby single family residences. GOAL 7.6 Neighborhood -Supportive Commercial Areas : Neighborhood -supportive commercial areas, including Residential Commercial Centers, that bring small commercial concentrations into and adjacent to existing residential neighborhoods to improve existing residential areas while providing products and services to nearby residents. Page 7 of 12 117 POLICIES 7.6.1 Link commercial areas located within approximately one -quarter -mile of residential areas with high -quality pedestrian and bicycle access facilities. 7.6.3 Employ appropriate design elements to blend in with the character of the residential neighborhood. 7.6.4 Encourage new construction rather than converting existing residential structures to commercial uses. 7.6.6 Create a logical and harmonious division between commercial or industrial uses and residential uses by using changes in topography and through appropriate development standards, including street design. 7.6.7 Ensure appropriate structural transitions between commercial and residential zones. Implementation Strategies • On -street parking along the street front, behind or beside buildings. • Continue to apply multi -family and commercial design guidelines, with an emphasis on buffering residential uses from commercial and industrial uses. The project is consistent with Policy 7.6.1-7.6.7 by providing a small scale high quality apartment project with approachable street frontage with sensitive design transitions to office and residential occupancies through architectural detail and material choices, both being sympathetic to the scale and complexity of surrounding residential homes, apartment buildings, and commercial development. Ample landscaping is proposed to help soften and buffer the transition to adjacent single family residence. The natural slope of the property maintains two story exposure to adjacent single family residential lots with daylight basement exposure to commercial property, apartments, and street frontages. GOAL 13.1 GENERAL TRANSPORTATION POLICIES 13.1.2 Focus on transportation efficiency by maximizing the movement of people with streets that are designed to be safe for all transportation modes, accommodating existing land uses while designing for the future. Development of the subject property with the provision more than double code required parking and implementing shared parking strategies will help reduce local neighborhood on -street parking promoting pedestrian and transportation safety consistent with the goals of this policy. Alternative transportation options such as walking, bicycling, transit, and live/work opportunities are available to project users by way of convenient proximity to city bicycle and walking trails, park -and -ride, and transit lines. On -site and nearby employment opportunities will help reduce traffic load to local streets lessening the need for congesting on -street parking and promoting transportation efficiency and safety. Page 8 of 12 118 13.1.11 Encourages supporting electric vehicle charging stations and other alternative fuel sources, as available. Use of the subject property that includes parking can include an electric vehicle charging station consistent with this policy. The project development plan includes electric vehicle charging stations at a 1:3 ratio of stations to residential units. Implementation Strategies • Implement Safe Routes to School. The proposal is consistent with strategy goals by 1. Helping to reduce on -street parking by providing additional off-street parking. 2. Providing safe pedestrian travel with new sidewalks and street improvements as part of the development improvements of the now vacant parcel. 13.2 STREET NETWORK POLICIES 13.2.10 Evaluate street improvement projects for the inclusion of features that support the Complete Streets policy and the Walk and Roll Plan in order to encourage walking, bicycling and transit use. The proposal is consistent with strategy goals by providing street improvements at a strategic intersection that will include new sidewalks, curbs, planting strips, and proper street drainage that will provide needed linkages for City Bicycle Friendly Routes, and the Walk and Roll Non -motorized Transportation Plan Routes. Project residential occupants as well as surrounding neighborhood and transit center users will benefit from improved and safer access to these City provided programs and use will be encouraged. 13.2.11 Design intersections and sidewalks to promote pedestrian safety and foster walking as a viable mode of transportation. 13.2.12 Include roadside plantings whenever feasible for street and road improvement projects on slopes to help mitigate the land used for roadway and sidewalk improvements. Development of the subject property will include street ROW sidewalks and plantings consistent with policy 13.2.10, 13.2.11, and 13.2.12. The currently unimproved southwest corner of 52nd Ave. S and 53rd Ave. S intersection will have improved accessibility and safety providing better linkage to City walking and bicycling trail systems. Page 9 of 12 119 13.4.8 Encourage and support public transportation services. The project is consistent with this policy by helping to extend safe access routes to nearby park and ride and public transportation. GOAL 13.6 NON -MOTORIZED TRANSPORTATION POLICIES 13.6.1 Consider and provide for all users of the roadway, including pedestrians and bicyclists, as appropriate, when new streets and street improvements are made. 13.6.3 Include pedestrian and bicycle improvements in street improvement projects, as appropriate. The prioritized list of missing sidewalk linkages and the Bicycle Friendly Routes map adopted with the Walk and Roll Non -motorized Transportation Plan is the priority network to connect schools, employment centers, parks, shopping and other local and regional destinations. 13.6.6 Construct neighborhood links by providing additional sidewalks and trails as opportunities and development occur. Rezoning and development of the subject property to include street frontage improvements will provide additional linkage consistent with goals of policies 13.6.1, 13.6.3 and 13.6.6. Planned pedestrian and bicycle friendly routes pass alongside the subject property. (2) That 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; HDR Zone Table 18-6: Land Uses Allowed by District Permitted Uses (1758 §1 (part), 1995)-The following uses are permitted outright within a High density residential zoning designation, subject to compliance with all other applicable requirements of the Tukwila Municipal Code: Dwelling -Multi-family Permitted Use in HDR Zone. The proposed project is consistent with the City's development regulations set forth in the City Municipal Code and specifically Title 18 - Zoning Code HDR classification in consideration of: a. The type of land use of the proposed project and rezone; The proposed Residential occupancies are permitted outright per code under the sites proposed rezoning change to HDR. b. The level of development, such as units per acres or other measures of density or use; Page 10 of 12 120 The small scale 7 unit proposal will have minimal impact to personnel or public service requirements by the rezone to HDR and the eventual construction of the proposed project. The project size is limited to 7 dwelling units per the total parcel square footage. c. Availability of infrastructure, including public facilities and services needed to serve the development; Adequate infrastructure and public services are available to the site in a similar fashion to the adjacent existing DRA Professional Office Building. Net increase in public service requirements by the proposed rezone and building development will be typical of a building of the proposed size and occupancy and within the service capacity of present utility systems. d. The character of development, including compliance with Title 18 and all other provisions of this City Municipal Code. The proposed rezone and proposed improvements are intended to compliment the existing RCM zoned DRA Professional Center while meeting all requirements of Title 18 relative to a multi -family building and provides a smooth transition and integration into the existing adjacent LDR zoned neighborhood. (3) That there are changed conditions since the previous zoning became effective to warrant the proposed amendment to the zoning map; Since the current zoning became effective, the DRA Professional Center adjacent to the subject property has been fully developed but parking is an issue as a result of area wide parking difficulties, acerbated by the often overflowing nearby park -and -ride facility. The requested rezone to HDR and subsequent additionally available shared parking would lessen the current parking issue and compliment the recently completed residential build -out of the DRA building, (4) That 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 amendment to the zoning map allowing the development of the proposed multifamily building will: 1. Improve pedestrian and traffic safety by reducing present neighborhood on -street parking issues by providing below building parking and open parking and though shared parking and surplus parking. 2. Improve safety of pedestrian and bicycle connections to local transit centers, parks, businesses, schools, neighborhoods, and for existing and future City trail programs and routes by providing new sidewalks and street frontage improvements. Page 11 of 12 121 3. Help transition between RCM and LDR zones by maintaining sensitivity to neighborhood scale, use of high quality pedestrian scale building materials and architectural details, provide building massing sympathetic to both residential and commercial features of surrounding structures. The rezone to compliment the adjacent RCM zone is a natural extension of existing developments with no adverse impact to the surrounding neighborhood. 4. Street frontage and development of the existing vacant lot will add value to neighboring properties by upgrading the area. The opportunity of providing denser smaller scale housing will add interest and diversity helping to promote interaction and encourage community building. Page 12 of 12 122 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) CHAPTER 18.14 HIGH DENSITY RESIDENTIAL (HDR) DISTRICT Sections: 18.14.010 Purpose 18.14.020 Land Uses Allowed 18.14.030 Recreation Space Requirements 18.14.060 Design Review 18.14.070 Basic Development Standards 18.14.010 Purpose A. This district implements the High -Density Residential Comprehensive Plan designation, which allows up to 22.0 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to provide a high -density, multiple -family district which is also compatible with commercial and office areas. Certain HDR properties are identified as Commercial Redevelopment Areas (see Figures 18-9 or 18-10) to encourage aggregation and redevelopment of 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. B. Certain HDR properties are located in the Urban Renewal Overlay (see Figure 18-15). Existing zoning and development standards will remain in place. 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 §7 (part), 2009; Ord. 1865 §12, 1999; Ord. 1830 §1, 1998; Ord. 1758 §1 (part), 1995) 18.14.020 Land Uses Allowed Refer to TMC Chapter 18.09, "Land Uses Allowed by District." (Ord. 2500 §6, 2016) 18.14.030 Recreation Space Requirements In the HDR 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 provisions of TMC Section 18.14.030, subparagraphs 1 through 4. In the TSO zone with underlying LDR zoning on land that adjoins the City of SeaTac, recreation space shall meet the provisions of TMC Section 18.14.030, subparagraphs 2 through 4, in addition to the minimum required area as specified in TMC Section 18.41.090.A.1. Produced by the City of Tukwila, City Clerk's Office Page 18-42 123 Return to Title Page Return to Chapter 18.14 TITLE 18 — ZONING 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 18.14.030 (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. 2580 §2, 2018; Ord. 2525 §3, 2017) 18.14.060 Design Review Design review is required for all 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 §9, 2012; Ord. 2005, §2, 2002; Ord. 1865 §15, 1999; Ord. 1758 §1 (part), 1995) 18.14.070 Basic Development Standards Development within the High -Density Residential District shall conform to the following listed and referenced standards: HDR BASIC DEVELOPMENT STANDARDS Lot area, minimum 9,600 sq. ft. (Applied to parent lot for townhouse plats) Lot area per unit (multi -family, except senior citizen housing) 2,000 sq. ft. (For townhouses the density shall be calculated based on one unit per 2000 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) • Front— 4th floor 45 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) • Second front— 4th floor 22.5 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) • Sides — 4th floor 30 feet (20 feet for townhouses unless adjacent to LDR) flygaluced by the City of Tukwila, City Clerk's Office Page 18-43 Return to Title Page Return to Chapter 18.14 TITLE 18 — ZONING • 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) • Rear— 4th floor 30 feet (20 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 and 4 story buildings 20 feet Height, maximum 45 feet Development area coverage 50% maximum (except senior citizen housing), (75% for townhouses) Recreation space 400 sq. ft. per dwelling unit (1,000 sq. ft. min.) Recreation space, senior citizen housing 100 sq. ft. per dwelling unit Off-street parking: • Residential (except senior citizen housing) See TMC Chapter 18.56, Off-street Parking & Loading Regulations. • Accessory dwelling unit See TMC Section 18.50.220 • Other uses, including senior citizen housing See TMC Chapter 18.56, Off-street Parking & Loading Regulations Performance Standards: Use, activity and operations within a structure or a site shall comply with (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants, (2) TMC Chapter 8.22, "Noise", and, (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW 43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated. (Ord. 2678 §25, 2022; Ord. 2581 §4, 2018; Ord. 2199 §14, 2008, Ord. 1976 §27, 2001; Ord. 1830 §3, 1998; Ord. 1758 §1 (part), 1995) CHAPTER 18.16 MIXED USE OFFICE (MUO) DISTRICT Sections: 18.16.010 Purpose 18.16.020 Land Uses Allowed 18.16.060 On -Site Hazardous Substances 18.16.070 Design Review 18.16.080 Basic Development Standards 18.16.010 Purpose This district implements the Mixed -Use Office Comprehensive Plan designation which allows up to 14.5 dwelling units per net acre. Senior citizen housing is allowed up to 60 dwelling units per acre, subject to additional restrictions. It is intended to create and maintain areas characterized by professional and commercial office structures, mixed with certain complementary retail and residential uses. (Ord. 1830 §4, 1998; Ord. 1758 §1 (part), 1995) 18.16.020 Land Uses Allowed Refer to TMC Chapter 18.09, "Land Uses Allowed by District." (Ord. 2500 §7, 2016) 18.16.060 On -Site Hazardous Substances No on -site hazardous substance processing and handling, or hazardous waste treatment and storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use. On -site hazardous waste treatment and storage facilities shall be subject to the State siting criteria (RCW 70.105). (See TMC Chapter 21.08.) (Ord. 1758 §1 (part), 1995) 18.16.070 Design Review Design review is required for all projects located within the shoreline jurisdiction that involve new building construction or exterior changes if the cost of the exterior changes equals or exceeds 10% of the building's assessed valuation, for commercial structures 1,500 square feet or larger outside the shoreline jurisdiction, for all structures containing multi -family dwellings and all structures in the Tukwila International Boulevard corridor. Commercial structures between 1,500 and 5,000 square feet, multi -family structures up to 1,500 square feet, and all buildings up to 1,500 square feet in the Tukwila International Boulevard corridor will be reviewed administratively. Design review is also required for certain exterior repairs, reconstructions, alterations or improvements to buildings over 10,000 square feet. (See TMC Chapter 18.60, Board of Architectural Review.) (Ord. 2368 §11, 2012; Ord. 2005 §3, 2002; Ord. 1758 §1 (part), 1995) Produced by the City of Tukwila, City Clerk's Office Page 18-44 125 126 Attachment E: Public Comments Comment 1: Emily Sarah Gendler Zisette From: Emily Sarah Gendler Zisette <ezisette@yahoo.com; Sent: Friday, May 19, 2023 2:06 PM To: Isaac Gloor Cc: CityCouncil Subject: Please Read (this one) L22-0127 / E23-0003 Hello. I am including City Council in this message because the issues pertaining to this re -zone application have broader implications for the entire city. I live at 13600 53rd Ave S. across the street from the proposed re -zone L22-0127 I E23-0003. I have several important concerns about how the proposal will impact this community and wildlife. Reading the SEPA I see several errors mostly regarding vegetation and habitat value. Several mature exceptional trees are on the property and right next to it (Big Leaf Maple. Western Red Cedar. and another large conifer believed to be on the neighbor's property but could harmed from construction without drip line protection.) These are not noted on the SEPA or marked on the proposed site plans. These must be preserved and protected during construction. This should require a site visit with an independent ISA certified arborist for tree assessment and protection plan. The applicant did not mark any presence of animals, which is false. I regularly see eagles, hawks, ravens, flickers and many different species of songbirds on the property. There is very lush. dense vegetation which makes it impossible to note all species without trespassing on the property. The lot is currently providing much wildlife value. and would increase without construction as more native tree species have been naturalizing and increasing in size the past several years. The proposed construction plan will prevent that. There will be substantial impact to existing wildlife if existing trees are not protected. if shrubs and brush are cleared during nesting and fledging. and if the proposed plan for 90% impermeable surface is not amended for more vegetation. including large trees. The proposed plan does not provide habitat for wildlife. or enough landscape for the health of the community. The proposed 90% impermeable surface is incredibly concerning. even more -so without a green infrastructure stormwater plan (which does not exist for this plan). Impermeable surfaces contribute to the urban heat island effect, contributing to hotter and more dangerous neighborhoods. Trees have been proven many times over to be vital for the mental and physical health of a community and public safety. The size and species of trees matters. the positive impact of larger trees. especially conifers. cannot be compared to smaller trees in terms of impact on pollution. urban heating and wildlife. We need large trees in our urban environment. The site plan has only a 10' buffer for street trees. which are by definition not very big. (plus some negligible 'open space') ....this is not enough space to adequately provide wildlife habitat and space for a landscape that can provide benefit to the people in this community. Especially considering the current lot is almost fully covered with vegetation. I speak as someone who lives here. and a professional gardener. Tukwila has some of the worst air quality in the county. We need way more than 10% impermeable surface vegetation for our health. PARKING: The plan notes 7 proposed units. with 2 parking spaces required per unit. meaning 14 parking spaces. 127 The proposed 25 parking stalls in unnecessary. excessive. and will negatively impact the community with increased pollution. traffic. noise. impermeable surface... if the plans included just the 14 parking spaces as needed per code, more space could be designated for larger trees and more vegetation that would have a positive impact on community health and wildlife and result in actually aligning with the city comprehensive plan. If the parking stalls on the south side of the proposed above -ground lot were instead turned into landscape, this would provide the buffer needed to the adjacent homes as well. A 10' buffer with sparse trees is not enough buffer for the neighbors when the parking stalls aren't even needed. There is major transit, a park and ride. and an additional parking lot just a block away. There is no need for all this parking. There is no current 'over demand' for parking in the neighborhood. as the proposal notes. I have never seen the parking lot for the DRA building full. and I pass by all the time (in car and on foot with my dogs). I have never witnessed congested street parking on 52nd or nearby. There is a large parking lot below the DRA building which is also empty, across from the park and ride. There is a major transit bus stop a block away. I was present at the past meetings years ago for a re -zone application -- the applicant made the same argument then that they needed to rezone the lot to provide more parking for their existing building. The overwhelming response from the community then was against the argument for more parking even if people did not disagree with a change in zoning. The application is misleading with statements such as "abundant landscape screening" etc. This is clearly not true if they are also stating 90% impermeable surface with only 10' buffers. especially without noting proposed tree species or landscape plans. It is disheartening the proposal doesn't indicate it will be for low-income housing. I will write more on this later. We need more low-income housing. The impact of this proposal on existing low-income residents should be analyzed and considered. I know of people who can't continue to afford the increase in property tax that is coming with so much 'development'. We cannot let developers continue to push low income residents out. I have not witnessed any investment in. or care for this community by the property owner. I've never seen them. never heard of how they contribute to the community...they don't even pick up the trash that accumulates along the lot. I regularly pick up the trash myself. as do several other residents. While their motivation for this rezone is for their financial profit. I hope you listen to and factor in the contributions of the people who care about the people and wildlife in this community. future and present. Emily 128 Comment 2: Emily Sarah Gendler Zisette From: Emily Sarah Gendler Zisette <ezisette@yahoo.com> Sent: Monday, May 22, 2023 9:06 AM To: Isaac Gloor Cc: CityCouncil Subject: Re: Please Read (this one) L22-0127 / E23-0003 Good Morning. Please read the email I sent on 5/19. Some of what it covers are: the errors in the SEPA application. lacking tree protection plan, inadequate landscaping, and the very negative impact the excessive parking lot will have on the people and wildlife in this community. Only 14 parking spaces are required per code for the 7 units, the proposal includes 25. with 16 being above ground with negligible landscape barrier. There is ample parking in the area and major transit. both a block away. The applicant notes 90% of the lot will be impermeable surface. Please see my email sent 5/19. I am not against housing and believe the rezone would be more beneficial if it was to be low-income housing. The excessive parking is a problem. One thing left out of my original message is the additional pollution and negative impact the parking lot will have on this community because of increased use of leaf blowers. Before you laugh at me. I'm not exaggerating this issue. There is plenty of data and well -researched information out there. Here is one article in case you are unaware: https://www.cleana ircollective.net/post/why-are-gas-powered-leaf-blowers-so-bad The increase in car emissions from the parking lot is already bad, but such a large parking lot will add so much more emissions and noise from the blowers. which can be even more toxic than cars. We already deal with more of this than most residential neighborhoods in Tukwila because of the existing commercial and apartment building the applicant also owns. There is excessive use of blowers...this weekend they were there blowing dust (they were blowing forever. so I went and checked at it was literally dust). Even electric blowers. though better than gas, present problems. https://www.audubon.org/magazine/spring-2021/why- cities-are-taking-action-limit-loud-and Leaving leaf litter is actually incredibly important to support native habitat and the health of the plants that drop the leaves. My email on 5/19 notes the importance of trees (please read my email)....the understory. what is planted underneath the trees, is also extremely important, and how the landscape is maintained. I'm trying to make it to the meeting this week. I'm not sure I can make it. please read my comments. Thanks. Emily 129 Comment 3: Nathan Dolejsi From: Nathan Dolejsi <nathandolejsi yahoo.com> Sent: Monday, May 29, 2023 8:43 PM To: Isaac Gloor Subject: Land use application questions Follow Up Flag: Follow up Flag Status: Flagged Hello. This is in reference to: 13536 52 Ave. S tukwila WA 98168 L22-0127 - Rezone I own the property directly across the street at 13533 52nd Ave. S and I received the notice for a zoning change of the above referenced property. I had planned to attend the meeting on May 23rd but was unable to. I have looked at the plans on line and can't tell for how many total units the application is for. Please advise if possible. Also, if this application and development go through I am wondering if my property (currently 6 units) would be eligible for increased density/units. Also, I didn't see it on your site but if there is a best way for me to stay apprised of the above application, other than what I see on your site, I would appreciate knowing. Thanks for you help. Nathan Dolejsi 130 Comment 4: Barbara Combs From: Barbara Combs <barb@gravityshack.com> Sent Thursday, May 25, 2023 12:07 PM To: Isaac Gloor Subject: Notes from community meeting on Rezone to HDR on 52nd Ave S Hi Isaac, Thank you for hosting the community meeting on Tuesday afternoon. I'm anxious about this situation of course since I live next door and our property abuts this lot so it's important to me to be as informed as possible about the process and what is on the line. You really had a calm, intelligent manner at the meeting and I appreciated it a lot. Below are some recap notes of my concerns about the rezone application. Please reach out if you have any questions or would like any more info as the council considers this rezone decision. • The building itself: The height is really my major worry in terms of build. If the full 45' height allowed is used, I will lose my view and just see the back of the building. Losing a view and privacy is a big deal to me. I'm aware the projected plan is not at all being considered right now and it's just a rezone decision but of course I'm looking at worst case scenario to see what the impact could be. More units = less privacy, more noise, and more traffic which is more impactful on the neighborhood. Note: when the street improvement project on my street (53'd Ave s) happened, they first made the street a one-way which I loved because the traffic was so much lower and of course I hadn't lost my front property yet so the cars were further from my house and front door. Also my neighbors to the south, Adjua and Waymon have a little girl named Gwen with Downs Syndrome. She has gotten away from her mom and grandma a couple of times and run laughing and screaming into the road. She doesn't get that it's dangerous. The city then made the street wider so it could be two-way and told us it's an arterial so has to be that way. The traffic is constant and even though the city added speed humps, people literally fly over them. What I'm saying is, we're already nervous about the fast cars so close to our houses and with a special needs kid it's even scarier. Adding more residents could definitely impact that even more. • Existing trees and wildlife: I know I keep saying this but I realized you mentioned the council has not reviewed any of the proposed plans but as we said in the meeting, the application filled out by the architect states there are no trees on the property and no birds or wildlife. There is a really big maple on the property just for one. And there are SO MANY birds in the big trees. Every day I see tons of crows and little birds like hummingbirds and maybe swallows? I don't see eagles every day but I do see them. Also there are rabbits living on that property and squirrels. I'm not sure what else but there is definitely some life there. I like to request a survey of the property so the council can be informed of what actually is under the hammer so to speak. • Financial impact: I would like to know what the property tax impact would be for us residents near this property with HDR vs LDR. Just the street improvements in front of my house (in which 4' of my property is now gone since the road used part of the easement) caused my property taxes to go up sharply. I'm on a fixed income and rising property taxes are already a concern...having this project makes me nervous they will go way higher if the HDR is approved. This may not be something easily discovered but it's a real worry. • Community involvement: There was no signage posted on the lot in question to alert residents about this meeting and the rezoning request. Unless there is one behind all the growth and brush there? There used to be a sign but I believe it was the one from several years ago about the last development request. I feel people could've missed the postcard in their mail (until we got the bank of multi -mailboxes, my 'highly secure' mailbox was broken into so many times I had to 131 get a PO Box) and so might not even know about this recent request. I talked to people around my house but there may be many other residents who don't even know this decision is on the horizon. Another mailing? Some other outreach? Thanks again, Barbara Combs 206-818-3661 13535 53rd Ave S Tukwila 98168 132