Loading...
HomeMy WebLinkAboutPlanning 2025-04-24 Item 7.2 - Community Residential Rezone Map and Code AmendmentCity of Tukwila HEARING DATE: FILE NUMBERS: APPPLICANT: STAFF REPORT TO THE PLANNING COMMISSION Prepared April 14, 2025 April 24, 2025 L25-0030 - Community Residential Rezone E25-0009 — Environmental Review City of Tukwila Thomas McLeod, Mayor REQUEST: Code amendment proposal to amend regulations in TMC 18.08 and Figure 18-10 LOCATION: Policies apply throughout land currently zoned Low Density Residential or Medium Density Residential within the City of Tukwila NOTIFICATION: Hearing Notice was published in the Seattle Times on April 10, 2025, and posted on the City of Tukwila website on April 10, 2025. SEPA DETERMINATION: An environmental determination will be issued prior to City Council consideration. STAFF: Neil Tabor, AICP, Senior Planner, and Isaac Gloor, Senior Planner BACKGROUND HB 1110 requires jurisdictions fully planning under the Growth Management Act (GMA), such as the City of Tukwila, to comply with expanded allowances for middle housing development in zoning districts that permit single-family development. The City of Tukwila currently has numerous zoning districts that permit single-family development. By land area, the Low Density Residential (LDR) zoning district is the most prominent zone permitting single-family development ; the LDR zone has limited other permitted uses. The Medium Density Residential (MDR) zone permits slightly denser housing types, including many housing forms qualifying as middle housing in HB 1110. There is far less land area within the City of Tukwila zoned as MDR compared to LDR. SUMMARY OF PROPOSED CHANGES To comply with legislative requirements to permit more middle housing development, the City has elected to consolidate the Low Density Residential (LDR) zoning district with the Medium Density Residential (MDR) zoning district. For clarity and consistency, it is proposed that the City's official zoning map be updated to reflect this change, and the list of "Use Districts" found in TMC 18.04.010 also reflect this change. Complete changes proposed can be seen Attachments A and B of the staff report. Page 2 ANALYSIS Staff Report Criteria TMC 18.82.030 requires that staff reports for proposed amendments to development regulations address the five criteria listed in this section. As criteria pertain to both privately initiated code amendment applications and those proposed by staff, some criteria may not be as relevant for all code amendment proposals. Criteria and staff responses are listed below. 1. An evaluation of the application materials; Staff Response: Not applicable 2. Impact upon the Tukwila Comprehensive Plan and Zoning Code; Staff Response: The proposed code amendment is consistent with the comprehensive plan and does not require an amendment to the comprehensive plan. 3. Impact upon surrounding properties, if applicable; Staff Response: Not applicable. 4. Alternatives to the proposed amendment; and Staff Response: The proposed amendment aligns the updated zoning districts and the official zoning map with the consolidation of the Low Density Residential and Medium Density Residential zones into the Community Residential zone. Not making this amendment would leave incongruencies between sections of code. 5. Appropriate code citations and other relevant documents. Staff Response: See the attached documents.Staff Response: See the attached documents. Decision Criteria TMC 18.82.020, Decision Criteria provides criteria for the final City Council decision on proposed code amendments. Decision criteria are as follows: 1. Is the amendment consistent with the Comprehensive Plan? 2. Does the amendment meet at least one of the following criteria: a. Eliminates conflicts between TMC and the Comprehensive Plan; or b. Accomplishes policy directives of the Council or Administration; or c. Corrects an error or errors in the TMC. REQUESTED ACTION Staff is requesting that the Planning Commission forward a recommendation for adoption of the draft code amendments to the City Council. Page 3 ATTACHMENTS A. Proposed Code Amendments (Redlined) B. Proposed Code Amendments (Changes Accepted) C. Proposed Code Amendments Exhibit A, Figure 18-10 (Redlined) 54 Sections: 18.08.010 18.08.020 18.08.030 18.08.040 18.08.050 18.08.010 Use Districts CHAPTER 18.08 DISTRICTS ESTABLISHED - MAP Use Districts Unclassified Areas Official Zoning Map Rules of Interpretation Title Compliance In order to classify, segregate and regulate the uses of land, buildings, and structures, the City is divided into the following use districts: -MR ,.,,,,,Me CR. .....aa, Community Residential HDR High Density Residential MUO Mixed Use Office O Office RCC Residential Commercial Center NCC Neighborhood Commercial Center RC Regional Commercial RCM Regional Commercial Mixed -use TUC Tukwila Urban Center C/LI Commercial/Light Industrial LI Light Industrial HI Heavy Industrial MIC/L Manufacturing Industrial Center/Light MIC/H Manufacturing Industrial Center/Heavy TSO Tukwila South Overlay TVS Tukwila Valley South PRO Public Recreation Overlay SOD Shoreline Overlay SAOD Sensitive Areas Overlay UROD Urban Renewal Overlay 18.08.020 Unclassified Areas A. All lands not classified according to the classification in TMC 18.08.010 on the official zoning map, and all lands, if any, of the City not shown on the official zoning map, shall be considered unclassified and, pending future classification, shall be subject to the restrictions and regulation of the h- CR District. 18.08.030 Official Zoning Map A. The boundaries of the use districts as outlined in TMC 18.08.010 are shown on the official zoning map (Figure 18-10) which, together with all explanatory matters thereon, is hereby adopted by reference and declared to be a part of this title. The regulations of this title governing the uses of land, buildings and structures, the height of buildings and structures, the sizes of yards about buildings and structures, and other matters set forth in this title are hereby established and declared to be in effect upon all land included within the boundaries of each and every district shown upon said zoning map. 655 B. The boundaries of the use districts shall be determined and defined or redefined from time to time, by the adoption of district maps covering the City showing the geographical area and location of the districts. Each district map shall be, upon its final adoption, a part of this title, and the map and all notations, references and other information shown thereon, thereafter shall be made a part of this title as though all matters and information set forth on the map were fully described herein. C. The official zoning map shall be identified by the signature of the Mayor, attested by the City Clerk and shall bear the seal of the City of Tukwila. The original of the official zoning map shall be retained in the office of the City Clerk. See Zoning Map, Figure 18-10. 18.08.040 Rules of Interpretation A. When uncertainty exists as to the boundaries of any use district shown on the official zoning map, the following rules of interpretation shall apply: 1. Where district boundaries are indicated as approximately following the centerline of streets, alleys, highways, structure or railroad tracts, the actual centerline shall be construed to be the boundary; 2. Where district boundaries are indicated as running approximately parallel to the centerline of a street, the boundary line shall be construed to be parallel to the centerline of the street; 3. Where district boundaries are indicated on such map as approximately following the lot or tract lines, the actual lot or tract lines shall be construed to be the boundary of such use district; 4. Where a district boundary on the official zoning map divides a tract in unsubdivided property, the location of the use district boundary, unless the same is indicated by dimensions thereon, shall be determined by use of the scale appearing on the official zoning map; 5. Unmapped shorelands shall be considered to be within the same land use district as the adjacent upland as shown on the official zoning map; 6. Where a public street or alley is officially vacated or abandoned, the regulations applicable to the abutting property to which the vacated portion reverts shall apply to such vacated or abandoned street or alley; 7. Where a district boundary line divides a lot which was in single ownership at the time of passage of this title, the Hearing Examiner may permit, as a special exception, the extension of the regulations for either portion of the lot not to exceed 50 feet beyond the district line into the remaining portion of the lot; 8. In case uncertainty exists which cannot be determined by application of the foregoing rules, the Hearing Examiner shall determine the location of such use district boundaries. Applications for such special exceptions shall be a Type 3 decision processed pursuant to TMC 18.108.030. 18.08.050 Title Compliance A. Except as provided in this title: 1. No building or structure shall be erected and no existing building or structure shall be moved, altered, added to or enlarged, nor shall any land, building, structure or premises be used, designed or intended to be used for any purpose or in any manner other than a use listed in this title as permitted in the use district in which such land, building, structure or premises is located. 2. No building or structure shall be erected, nor shall any existing building or structure be moved, reconstructed or structurally altered, to exceed in height the limit established by this title for the use district in which such building or structure is located. 3. No building or structure shall be erected, nor shall any building or structure be moved, altered, enlarged or rebuilt, nor shall any open spaces surrounding any building or structure be encroached upon or reduced in any manner, except in conformity with the building site requirements and the area and yard regulations established by this title for the use district in which such building or structure is located. 4. No yard or other open spaces, provided about any building or structure for the purpose of complying with the regulations of this title, shall be considered as providing a yard or open space for any other building or structure. 57 Sections: 18.08.010 18.08.020 18.08.030 18.08.040 18.08.050 18.08.010 Use Districts CHAPTER 18.08 DISTRICTS ESTABLISHED - MAP Use Districts Unclassified Areas Official Zoning Map Rules of Interpretation Title Compliance In order to classify, segregate and regulate the uses of land, buildings, and structures, the City is divided into the following use districts: CR Community Residential HDR High Density Residential MUO Mixed Use Office 0 Office RCC Residential Commercial Center NCC Neighborhood Commercial Center RC Regional Commercial RCM Regional Commercial Mixed -use TUC Tukwila Urban Center C/LI Commercial/Light Industrial LI Light Industrial HI Heavy Industrial MIC/L Manufacturing Industrial Center/Light MIC/H Manufacturing Industrial Center/Heavy TSO Tukwila South Overlay TVS Tukwila Valley South PRO Public Recreation Overlay SOD Shoreline Overlay SAOD Sensitive Areas Overlay UROD Urban Renewal Overlay 18.08.020 Unclassified Areas A. All lands not classified according to the classification in TMC 18.08.010 on the official zoning map, and all lands, if any, of the City not shown on the official zoning map, shall be considered unclassified and, pending future classification, shall be subject to the restrictions and regulation of the CR District. 18.08.030 Official Zoning Map A. The boundaries of the use districts as outlined in TMC 18.08.010 are shown on the official zoning map (Figure 18-10) which, together with all explanatory matters thereon, is hereby adopted by reference and declared to be a part of this title. The regulations of this title governing the uses of land, buildings and structures, the height of buildings and structures, the sizes of yards about buildings and structures, and other matters set forth in this title are hereby established and declared to be in effect upon all land included within the boundaries of each and every district shown upon said zoning map. 659 B. The boundaries of the use districts shall be determined and defined or redefined from time to time, by the adoption of district maps covering the City showing the geographical area and location of the districts. Each district map shall be, upon its final adoption, a part of this title, and the map and all notations, references and other information shown thereon, thereafter shall be made a part of this title as though all matters and information set forth on the map were fully described herein. C. The official zoning map shall be identified by the signature of the Mayor, attested by the City Clerk and shall bear the seal of the City of Tukwila. The original of the official zoning map shall be retained in the office of the City Clerk. See Zoning Map, Figure 18-10. 18.08.040 Rules of Interpretation A. When uncertainty exists as to the boundaries of any use district shown on the official zoning map, the following rules of interpretation shall apply: 1. Where district boundaries are indicated as approximately following the centerline of streets, alleys, highways, structure or railroad tracts, the actual centerline shall be construed to be the boundary; 2. Where district boundaries are indicated as running approximately parallel to the centerline of a street, the boundary line shall be construed to be parallel to the centerline of the street; 3. Where district boundaries are indicated on such map as approximately following the lot or tract lines, the actual lot or tract lines shall be construed to be the boundary of such use district; 4. Where a district boundary on the official zoning map divides a tract in unsubdivided property, the location of the use district boundary, unless the same is indicated by dimensions thereon, shall be determined by use of the scale appearing on the official zoning map; 5. Unmapped shorelands shall be considered to be within the same land use district as the adjacent upland as shown on the official zoning map; 6. Where a public street or alley is officially vacated or abandoned, the regulations applicable to the abutting property to which the vacated portion reverts shall apply to such vacated or abandoned street or alley; 7. Where a district boundary line divides a lot which was in single ownership at the time of passage of this title, the Hearing Examiner may permit, as a special exception, the extension of the regulations for either portion of the lot not to exceed 50 feet beyond the district line into the remaining portion of the lot; 8. In case uncertainty exists which cannot be determined by application of the foregoing rules, the Hearing Examiner shall determine the location of such use district boundaries. Applications for such special exceptions shall be a Type 3 decision processed pursuant to TMC 18.108.030. 18.08.050 Title Compliance A. Except as provided in this title: 1. No building or structure shall be erected and no existing building or structure shall be moved, altered, added to or enlarged, nor shall any land, building, structure or premises be used, designed or intended to be used for any purpose or in any manner other than a use listed in this title as permitted in the use district in which such land, building, structure or premises is located. 2. No building or structure shall be erected, nor shall any existing building or structure be moved, reconstructed or structurally altered, to exceed in height the limit established by this title for the use district in which such building or structure is located. 3. No building or structure shall be erected, nor shall any building or structure be moved, altered, enlarged or rebuilt, nor shall any open spaces surrounding any building or structure be encroached upon or reduced in any manner, except in conformity with the building site requirements and the area and yard regulations established by this title for the use district in which such building or structure is located. 4. No yard or other open spaces, provided about any building or structure for the purpose of complying with the regulations of this title, shall be considered as providing a yard or open space for any other building or structure. 61 Zoning Districts and Overlays CR - Community Residential HDR - High Density Residential MUO - Mixed Use Office O - Office RCC - Residential Commercial Center NCC - Neighborhood Commercial Center RC - Regional Commercial District RCM - Regional Commercial Mixed -Use C/LI - Commercial/Light Industrial I1 LI - Light Industrial HI - Heavy Industrial MIC/L - Manufacturing Industrial Center (Light) MIC/H - Manufacturing Industrial Center (Heavy) TVS - Tukwila Valley South TUC-P - Pond TUC -RC - Regional Center TUC -CC - Commercial Corridor TUC-WP - Workplace TUC-TOD - Transit Oriented Development Tukwila South Overlay Urban Renewal Overlay Manufacturing Ind. Center Overlay Public Recreation Overlay I//1 i_ _ i Potential Annexation Area City of Tukwila Zoning Map Figure 18-10 0 Created 4/9/2025 I .Fri: 0A63 1 Mi