Annual Land Use Regulatory Code Update

Staff Contact:	Wesley Rhodes, Senior Planner, wrhodes@tacoma.gov
Subject Site:	8615 McKinley Ave E 1 Parcel: ~2.25 Acres 8717 McKinley Ave E 2 Parcels: ~2.2 and ~2.2 Acres (~4.4 Total) 8801 McKinley Ave E 1 Parcel: ~0.36 Acres The McKinley Potential Annexation area is located to the east of McKinley Ave E., south of E. 86th Street and north of E. 90th Street. This approximately 7-acre area is within both an Urban Growth Area (UGA) and the Parkland/Spanaway Potential Annexation Area (PAA), as designated in both the City of Tacoma’s and Pierce County’s comprehensive plans.	(click to enlarge)
Current Land Use and Zoning:	Regulated under Pierce County’s “Compact Urban” Land Use Designation and “Middle Housing” zoning, currently the properties have single-family residential use.
Planning Commission DRAFT Proposal:	In response to a property owner-initiated annexation proposal the Planning Commission is considering appropriate Land Use Designations and Zoning for the subject site, to take effect upon completion of the annexation process. Current proposal is for the four parcels to be designated as Low-Scale Residential in the Comprehensive Plan with the Urban Residential – 1 Zoning (UR-1) District. Upon finalization of the annexation process, the UR-1 Zone would guide the types of use and development that could occur on the properties. Exhibit A

FAQs

1. What steps are required for completion of the annexation?
   • Initiating parties draft, circulate, and file a Petition, per RCW 35.13.130
   • Pierce County Assessor evaluates the legal sufficiency of the Petition
   • Staff analysis, utility agreements (if necessary), engagement
   • City Council may hold a Public Hearing on the Petition, per RCW 35.13.140
   • City Council Resolution of intent to annex
   • Boundary Review Board review
   • City Council Ordinance, to set conditions of annexation and the effective date
   • Notifications and engagement

2. What kinds of development are allowed in the UR-1 Zoning District?

3. What impacts will the annexation have?
   This is considered a “non-project” proposal, meaning no specific development is being permitted as a result of the annexation. Any development proposal would still need to apply for permits and meet all applicable City standards. At that time, the proposed project’s impacts would be assessed and mitigated.

FAQs

1. What does “special needs housing” mean and who is it for?
   Special Needs Housing means any housing licensed by the state to provide accessible living for people with disabilities, the elderly, and those with chronic conditions. These types of facilities often include on-site staff to assist with activities of daily living or other types of care. Assisted living facilities, nursing homes, dementia care facilities, and continuing care retirement communities are examples of Special Needs Housing.
2. Why is the City considering these changes?
   There are several reasons these changes are being considered. First, State law was recently changed to require local jurisdictions to allow emergency shelters in any zoning district where hotels/motels are permitted. This requires that we make some limited amendments to the City’s zoning to allow for these shelters in certain zoning districts. Second, the City Council directed staff to consider changes to the City’s zoning and use definitions to address certain types of special needs housing that include behavioral health care, that were not identified or considered previously in the City’s zoning districts. Finally, these changes are also broadly in response to the City’s policies to ensure that the full range of housing needs within our City can be met. There continues to be growing demand for special needs housing and these proposals would remove some barriers to meeting this demand.
3. Will these code amendments have any environmental impacts?
   These code proposals are not associated with a specific development project. As such, they are not expected to have any significant environmental impacts. Development Projects are reviewed at the time of permit application for compliance with all City standards and to ensure that impacts are appropriately mitigated.

FAQs

1. What does the City consider a “minor” amendment?
   “Minor” amendments are largely technical in nature and intended to keep information current, address inconsistencies, correct errors, and improve clarity. They can also include changes that improve provisions that are found to be unclear or not fully meet their intent, consistent with existing policy. Amendments that exceed this “minor” classification would need to be considered as a separate amendment item.
2. What are some examples of minor amendments that are being considered?
   The various amendments have been organized into six topic areas, listed below followed by an example from each.
   • Definitions and terms
      Ex) Move definition of “blank wall” from the Building Design Standards section to Definitions section.
   • Permitted uses and standards
      Ex) Add “personal services” as a permitted use within the Transitional (T) zoning district. Examples of personal services include beauty salons, tailors, self-service laundries, and dance studios.
   • Urban Residential zoning development and design standards
      Ex) Exempt pipestem lots from certain building design standards related to building orientation, parking location/access, and habitable space.
   • Non-Urban Residential zoning design standards
      Ex) Improve ways for building design to meet “mass reduction” design standards, including the addition of a new option.
   • Corrections
      Ex) Replace outdated references to R-1, R-2, and R-3 zoning districts with references to the correct Urban Residential zoning districts.
   • Clarifications
      Ex) Add footnotes to use tables pertaining to uses prohibited within the South Tacoma Groundwater Protection District (STGPD).

FAQs

1. Why is the City updating standards for Day Care Facilities?
   There is growing concern that the supply of new day care facilities is not keeping up with demand, resulting shortages, lack of access, and rising costs. In response, the State legislature adopted new mandates that all local jurisdictions must allow day care facilities in all zoning districts, the only exception being for industrial areas where hazardous uses may pose a direct health or safety impact. The City of Tacoma is currently in the process of updating the zoning and development standards for day care facilities to come into compliance with these new state standards.

2. What is a binding site plan and how is it used?
   A binding site plan is simply a process for the subdivision of land. It is an alternative to the traditional platting and subdivision process that is often used for larger commercial and industrial projects. A binding site plan offers a method to meet City standards across the entirety of the development site, rather than for each individual lot that is created. It is also frequently used for projects that may require phasing of the development over a longer term than a typical permit and construction project.

3. Will these code amendments have any environmental impacts?
   These code proposals are not associated with a specific development project. As such, they are not expected to have any significant environmental impacts. Development Projects are reviewed at the time of permit application for compliance with all City standards and to ensure that impacts are appropriately mitigated.