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Phone 541) 687 -0051 SUM 400 Other Offices <br /> FAX (541) 344 -0562 99 W. 101h Avenue Poniard (503) 222.6060 <br /> info@eugene.econw.com Eugene, Oregon 97401 -3001 Seailfe (208) 622 -2403 <br /> August 9, 2007 <br /> TO: Mikel Hansen <br /> FROM: Terry Moore, Bob Parker, and Beth Goodman <br /> SUBJECT: ANALYSIS OF IMPACTS OF A COMPREHENSIVE PLAN <br /> AMENDMENT AND ZONE CHANGE AT TIME ASSOCIATED GROCERS <br /> SITE <br /> SUMMARY <br /> Sabey Corporation is submitting an application for a Comprehensive Plan Amendment and <br /> zoning change on the 64 -acre Associated Grocers site. The analysis in this memorandum <br /> supports that application by addressing specific questions that the City has raised about the <br /> proposed changes. This section (two pages) summarizes our answer to those questions; the <br /> memorandum that follows this summary provides supporting data and analysis. <br /> CONTEXT <br /> The subject property is in Tukwila's Manufacturing Industrial Center (MIC). Its plan designation <br /> and zoning is MIC/H (Heavy Industrial). Sabey Corporation is requesting a change to Light <br /> Industrial (LI), which would allow for the development of office, commercial, and retail space as <br /> well as other light industrial uses. Sabey Corporation is planning to develop the property for <br /> office, retail, and light 'industrial. <br /> The City of Tukwila is concerned that the type of development proposed for the subject property <br /> could (1) discourage or be incompatible with existing uses in the MIC, (2) increase pressure for <br /> conversions from heavy industrial to commercial land, (3) decrease the amount of land available <br /> for industrial growth, and (4) compete or take market share for retail and commercial <br /> developments in Tukwila's Urban Center. <br /> IMPACTS TO INDUSTRIAL LAND <br /> 1. Will the proposed Comprehensive Plan Amendment significantly impact future <br /> industrial development on parcels near the subject property in the MIC? No. The <br /> majority of land near the subject property is already being used for commercial or light <br /> industrial uses. <br /> 2. Will the proposed uses on the subject property be compatible with existing and <br /> expected industrial uses in the MIC? Yes. Regional trends and local forecasts indicate <br /> that manufacturing employment is growing slowly or decreasing. Official regional, long- <br /> term employment forecasts suggest the majority of employment that Tukwila can expect <br /> 109 <br />